1. What is the best way to reach Sonal?

2. Why do I need Tenant Representation?

3. Why do you recommend a tenant sign an Exclusive Agreement with one specific commercial realtor?

4. What is an Exclusive Agreement? What do I agree to within it?

5. How is Sonal compensated for her services?

6. When is the right time to begin looking for new space?

7. How much space should I lease?

8. How do I get started?

9. What is the shortest lease length/term I can lease for?

10. If there is only one broker(listing broker), won't I get a better deal with the landlord?

11. Isn't the landlord's agent trying to get me the best deal possible so they will 'close the deal'?

12. We don't want to move and intend to renew our lease. Why do we need Sonal's help?

13. What's the most common mistake a tenant makes when negotiating office space?

1. What is the best way to reach Sonal?

Best way to reach her is via email, send relevant information like what locations are you considering, how much square feet do you need, do you need flex or office space, how long a lease are you looking for, what is your monthly budget. Please include a phone number where she may reach you.

Sonal carries a blackberry/laptop with her at all times and will respond within 24 hours, Monday to Friday.

2. Why do I need Tenant Representation?

For the same reason you would not have one attorney representing both parties in a legal matter. When so much is at stake financially and legally, you shouldn't have one commercial realtor representing both parties in commercial leasing transaction.

3. Why do you recommend a tenant sign an Exclusive Agreement with one specific commercial realtor?

Signing an Exclusive Agreement with a licensed commercial realtor ensures that you will have one realtor working hard to represent your company in the marketplace. He or she will take ownership of your company's needs and generate a competitive process among landlords for your company's lease. Talking to several commercial realtors simultaneously, without committing to work with any one specifically, does not provide any one person with an incentive to look out for your company's best interests.

4. What is an Exclusive Agreement? What do I agree to within it?

An Exclusive Agreement specifies that your company agrees to work with the commercial realtor exclusively regarding your flex/office lease, whether it is a renewal or a new space, for a specified amount of time. You now have someone to look out for your company's best interests.

5. How is Sonal compensated for her services?

You don't spend a penny to use our services. In most cases, the landlord pays their leasing agent a fee and the leasing agent will share that fee with Randall Hagner. In the event you do not have representation, the landlord will pay the entire fee to his leasing agent, but keep in mind where that leasing agent's loyalties lie when he represents a property. His job and fiduciary obligation are to get the best possible terms for his principal -- the landlord. A tenant representative's job and fiduciary obligation are to get the best possible terms for you.

6. When is the right time to begin looking for new space?

It depends on the market conditions and the size of your requirement. Typically, in a stabilized 90% occupied market, the best time to begin looking for a 1,000-5,000 SF requirement is 3-6 months before your lease expires; for 5,000-15,000 SF requirements, 6-12 months; and for requirements in excess of 15,000 SF, 12-18 months is the most effective time frame. When tenants have time on their side, they are not at the mercy of landlords and are not considered by them to be a "captive audience". The best deals are struck far in advance of the target lease commencement date. Many corporate executives miss the proverbial boat and all the potential incentives because they have begun negotiations too late in the process and have lost their position of strength. When landlords know your timing is tight they will almost always exploit this perceived weakness and capitalize on it by demanding their asking terms and being inflexible when negotiating the lease document.

7. How much space should I lease?

The first step in the office space leasing process, before you even start looking at space, is to determine the amount of space you will need. A general rule of thumb is to lease two hundred to two hundred and fifty square feet per person. However, this amount can vary greatly, and it is important to prepare a space plan program.

8. How do I get started?

The best way to get started is by determining your office space needs, reviewing current market conditions and obtaining a list of all available properties that meet your needs email us your requirements or call us at 703.318.1790 to begin the process immediately.

9. What is the shortest lease length/term I can lease for?

Most leases require a minimum of 3 years, sometimes a smaller landlord will accept a one or two year term. For short term leases sometimes it is best to look at Sub Lease Spaces. If you are looking for a space to rent for the weekend or for a month or three we will not be able to help you.

10. If there is only one broker(listing broker), won't I get a better deal with the landlord?

Actually, no. Tenant Representatives and co-brokers simply share in the landlord's agent's fee, which is already built in to the building's operating expenses. In fact, brokers for the Tenant can typically negotiate much more favorable deals for the tenant because they know the building's vacancy and projected future vacancy as well as what incentives are being offered in other buildings in the same market. Additionally, when a prospective tenant is represented by a broker, the landlord knows that the prospective tenant is considering other options and that the landlord needs to be competitive with their rates and incentives. The prospective client ends up getting a better deal when working with a representative because the client is shown numerous alternatives and will benefit from the broker's many years of experience regarding market conditions and negotiation terms.

11. Isn't the landlord's agent trying to get me the best deal possible so they will 'close the deal'?

Not really. The landlord's agent's job, enforced by a listing contract, is to get the best terms possible for the landlord. Landlords' agents can not simultaneously protect your best interest and not undermine their contracted client, the landlord. Many companies drive by buildings & respond to availability signs and solicit information from the internet. They think that by doing this themselves and not engaging an agent, they save money. In actuality, companies save money and time by utilizing the knowledge and experience possessed by a professional Tenant Representative.

12. We don't want to move and intend to renew our lease. Why would we need Sonal's help?

Landlords hire professional leasing agents to negotiate the highest returns for the investment in their building. If the agent or landlord can sign a tenant at a higher rate, it improves the landlord's bottom line.

The key to a successful renewal negotiation is creating competition between your current landlord and surrounding landlords in the area, while maintaining a controlled and organized process. Tenants need to have an experienced real estate professional providing the proper market research and negotiating skill that will create leverage for them. Sonal Anjaria specializes in tenant representation and can save you significant amounts of time and money on lease renewals.

Sonal is aware that you don't want to damage your relationship with the landlord. That's why Sonal deals with every landlord in an aggressive, yet fair and professional manner.

13. What's the most common mistake a tenant makes when negotiating office space?

The biggest mistake that tenants make is not developing legitimate alternatives to their first choice, whether they are interested in new space or a lease renewal. We often hear, "I don't want to move, and plan to renew my lease for another term". Even if you don't tell your landlord, he will often draw that conclusion from your actions. And once the landlord understands this, a tenant loses his negotiating leverage. Even tenants who have no reason to move must develop alternatives to their current situation. Otherwise they risk spending money needlessly because they have forfeited all leverage in negotiating the terms of their renewal.