Office Tenant Representation Services
Every service we offer exists for one side of the table — yours. Tenant Advisors has negotiated 2,000+ office leases across Chicago and the suburbs since 2004, and because landlords pay the brokerage fee, our representation typically costs tenants nothing.
No landlord listings. No conflicts. No divided loyalty. No games.
Co-founders Tom Koelzer and Dave Ven Horst built Tenant Advisors on a single premise: office tenants deserve an advocate with no landlord listings, no property management, and no conflicts of interest. Whether your lease expires in six months or three years, the right service below is where leverage starts.
Five ways we put tenants first
Most engagements start with one of these. Many combine two or three — a renewal negotiation backed by a relocation analysis, or a downsizing paired with a sublease strategy.
Office Lease Renewal Negotiation
Renewing without representation is the most expensive mistake tenants make. We create real market leverage before your landlord knows you’re staying — reducing rent, winning concessions, and improving flexibility on the space you already occupy.
Office Relocation & Site Selection
From a full market survey across the Northwest Suburbs, O’Hare, East-West Corridor, North Suburbs, and downtown Chicago to final lease execution — we run the search, the tours, the financial comparisons, and the negotiation.
Renewal vs. Relocation Analysis
Stay or go? We build a side-by-side financial and operational comparison — all-in occupancy costs, construction, moving, downtime — so the decision is made on numbers, not landlord pressure.
Office Sublease & Disposition
Carrying more space than you need? We price, market, and negotiate the sublease or early termination of excess space, cutting your carrying costs while protecting your obligations to the landlord.
Office Lease Audit
Operating expense pass-throughs, escalations, and CAM charges are routinely miscalculated — in the landlord’s favor. We review your lease and billing history to recover overcharges and stop them going forward.
Not sure where to start?
Tell us where your lease stands and we’ll tell you what your options are worth — no cost, no obligation, no landlord ties.
The same process behind 2,000+ negotiated leases
Assess
We review your lease, your space needs, and your timeline — ideally 9–18 months before expiration.
Survey
Full market analysis of comparable buildings and the transactions we track across your submarket.
Leverage
We create genuine competition for your tenancy — the only thing landlords respond to.
Negotiate
Rent, concessions, TI dollars, flexibility rights — negotiated to final lease language.
Services FAQ
In nearly all cases, nothing. Landlords pay brokerage fees whether or not you have representation — without your own advisor, the landlord’s broker simply keeps the entire fee while representing the other side.
Ideally 9–18 months before your lease expires for spaces under 20,000 SF, and 18–24 months for larger requirements. Leverage takes time to build; landlords know exactly when it runs out.
No — the majority of our work is renewals, restructures, and rightsizing in place. A relocation is one outcome; often the analysis proves staying, on dramatically better terms, is the right answer.
Our core market is 3,000–50,000 SF office tenants across Chicago and the suburbs — professional firms, healthcare practices, nonprofits, and corporate offices.
Start with a conversation, not a commitment.
Tom Koelzer and Dave Ven Horst have represented tenants — and only tenants — for over 20 years.