Tenant representation
That is not a criticism — it is the agreement they signed. Bedford sits on the other side of the table, surveys the whole market rather than one portfolio, and negotiates the clauses that cost money three years from now. In most cases the landlord pays for it.
How it runs
01
Headcount now and in three years, the drive time your staff will actually accept, ceiling height, power, parking, the date you must be operating, and the budget you can defend to your bank. An hour here removes a month of touring.
02
Every candidate in the submarket — MLS, LoopNet, Crexi, and the buildings that are quietly available because we called the owner. A survey that only contains one brokerage’s listings is a sales pitch.
03
Base rent, operating expenses, escalations, free rent, tenant-improvement allowance and the cost of your own fit-out, discounted across the full term. Buildings that look $2 apart routinely land within pennies once the concessions are modelled.
04
We solicit letters of intent from more than one landlord at the same time. A landlord who knows you have alternatives negotiates differently from one who knows you do not.
05
Rate is the easy part. Assignment and sublease rights, CAM caps and exclusions, holdover rate, restoration obligation at expiry, HVAC responsibility, co-tenancy, and the option rate defined as a formula rather than "at market".
06
Construction milestones, commencement triggered by delivery rather than by a date, and a diary of your option and notice deadlines so you never lose a renewal right by missing a letter.
The part nobody reads
Rate is negotiated once and quoted forever. These are negotiated once and paid for every month of the term.
What you get
Every candidate building with the same fields filled in: rentable and usable area, load factor, quoted rate and structure, operating expenses with three years of history, parking count and cost, delivery condition, and the total occupancy cost per year across the term.
Then the recommendation, with the reasoning written down — including the buildings we ruled out and why.
Start here
Square footage if you know it, headcount if you do not. Where your people live, what you need the space to do, and the date you have to be operating. We will come back with a survey, not a listing.
FAQ
In nearly every commercial lease in this market, nothing. The landlord’s listing agreement already budgets a commission and typically splits it between the listing broker and a tenant’s broker. If you negotiate alone, the listing broker generally keeps both halves — the money does not come back to you as lower rent. Where a specific deal is structured differently, we tell you in writing before you spend any time.
Yes. That is the normal case. We can also represent you on LoopNet and Crexi listings, on for-sale-by-owner buildings, and on buildings that are not marketed at all.
Tell us straight away. Procuring-cause rules mean the first contact can determine who is owed the fee, and once you have engaged directly it can be difficult — sometimes impossible — to introduce a broker on your side. It is not always fatal, but it is always easier to handle before the tour than after.
From requirement to signed lease, typically 60 to 120 days for a straightforward suite, longer where the build-out is significant or where a rezoning or permit is involved. Start earlier than feels necessary: the worst leases are signed by tenants whose current lease expires in three weeks.
Often that is the right answer, particularly for an owner-occupier who will be somewhere for a decade. SBA 504 financing at around 10% down changes the arithmetic materially. We will run both and show you the comparison rather than steering you to the transaction that pays more.
