Services / Relocation & Site Selection
Chicago Office Relocation & Site Selection
Office relocation and site selection is the work of defining what space you need, finding every building that fits, comparing the full cost of each, and negotiating the lease before you commit to a move. Tenant Advisors runs relocations for companies across Chicago and the suburbs, from space planning through lease signing and move-in. We don’t own or manage buildings and never represent landlords, so the search covers the whole market with no building of our own to fill. The landlord pays our fee.
Who we help relocate
- Tenants whose current space is the wrong size, layout, or location for the next five to ten years.
- Companies consolidating several offices into one, or splitting a headquarters into hubs.
- Growing companies moving from coworking or executive suites into their own space.
- Tenants whose landlord won’t meet the market at renewal.
- Headquarters that want a better building at the same or lower occupancy cost.
Relocation timeline
- 18months outPlan the requirementSpace program and market survey; 24 months for 10,000+ SF.
- 12months outTour and request proposalsShortlist buildings, test fits, and pricing from landlords.
- 9months outSign the leaseLocks in time for design, permits, and construction.
- 6months outBuild-out underwayConstruction, furniture, cabling, and move vendors scheduled.
- 0move-inOccupancyOld space restored and returned under the lease terms.
Months before your current lease expires. Built-out space or a sublease can compress this to weeks.
How we run a relocation
Six steps from first call to move-in, led by a co-founder or an Executive Vice President.
Define the requirement
Headcount, growth, and work patterns turned into a space program. Most offices plan 150 to 250 SF per person.
Survey the market
Direct and sublease options across your target submarkets, mapped against where your people live.
Tour and shortlist
Tours of the buildings worth your time, narrowed to finalists you would actually sign.
Test fits and proposals
Landlord-paid layouts and pricing, compared side by side on total occupancy cost.
Negotiate the finalists
Two or more landlords in active negotiation through the lease, alongside your attorney.
Manage the build-out
Work letter, construction schedule, and our vendor network for furniture, cabling, and moving.
What a relocation lease should cover
New tenants carry the most leverage a landlord will ever see. These are the terms we press in the relocations we track and negotiate.
| Term | Landlord’s opening position | What we push for |
|---|---|---|
| Improvement allowance | A modest per-foot allowance | Commonly $35 to $65 per SF on longer terms in soft submarkets, or a turnkey build-out |
| Free rent | A few months | 1 to 2 months per year of term; 5 to 10 months on a 5-year lease |
| Construction risk | Tenant pays overruns | Landlord-controlled turnkey or a fixed price with schedule protection |
| Moving costs | Not addressed | Moving, cabling, and furniture allowances |
| Early access | At commencement | Rent-free early access for cabling and furniture installation |
| Old lease overlap | Your problem | Commencement timed to your expiration, or a takeover of remaining rent |
Ranges reflect the Chicago-area transactions we track and negotiate as of October 2026. Results vary by submarket, building, and credit.
Client example
A real engagement. The client’s name is withheld; the numbers are not.
A headquarters, right-sized into Class A
- Situation
- A headquarters tenant occupied dated space that was twice the size it needed after the pandemic.
- What we did
- We toured 12 Class A buildings across the target submarket, narrowed to 4 finalists, and ran a head-to-head bidding process. Rising construction costs became the lever that pushed the winning landlord to deliver a turnkey build-out.
effective net rent plus rent abatement, with the landlord funding extensive improvements during a period of rapidly rising construction costs.
Why it matters that we only represent tenants
A relocation is only as good as the list of buildings you see. Brokers who represent landlords or manage property have buildings they are paid to fill. Tenant Advisors has represented tenants only since 2004 and doesn’t own or manage office buildings, so every viable option in your submarket is on the table, and your current landlord stays in the running as one more competitor.
Frequently asked questions
How long does an office relocation take?
Plan on 6 to 12 months from search to move-in for a typical office with build-out, and longer for large or complex requirements. Built-out space, including subleases, can shorten that to weeks.
What does relocation and site selection help cost?
Nothing for the tenant. Landlords pay brokerage commissions on new leases whether or not you have representation, so a tenant representative adds market data, competition, and an advocate at no cost to you.
How much office space does my company need?
Most offices plan around 150 to 250 square feet per employee, depending on private offices, collaboration space, and how many people are in on a given day. A space program based on your real headcount and work patterns comes before any tour.
What concessions can new office tenants get in Chicago?
In the transactions we track and negotiate, competitive tenants are achieving 1 to 2 months of free rent per year of term, improvement allowances commonly in the $35 to $65 per SF range on longer terms in soft submarkets, and flexibility rights such as expansion and termination options.
Should I consider sublease space when relocating?
Yes. Sublease space is often built out, furnished, and priced below comparable direct deals, which can save money and months. It carries its own risks under the master lease, so we price both paths before you commit.
Request a Lease Review
Tell us where you lease and when it expires. A co-founder or an Executive Vice President will call within one business day with a read on your options. What you share stays between us.
- No cost and no obligation
- We never share your information with landlords
- Monday to Friday, 8am to 6pm
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Submissions go directly to Tom Koelzer. We respond within one business day.
Updated October 5, 2026. Written by Tom Koelzer and Dave Ven Horst, co-founders of Tenant Advisors, Inc., in Chicago office leasing since 1986 and 1985 and tenant-only since 2004. Tenant Advisors has negotiated more than 2,000 office leases from its office at 1515 E. Woodfield Road, Suite 116, Schaumburg, IL 60173.