Our Services
Office Relocation & Site Selection
A 6–12 month project with more moving parts than most companies expect. One team runs all of it — representing only you, never landlords — at no cost to you.
Full-Cycle Tenant Representation
The Entire Move. One Advocate.
Market survey, tours, competing proposals, lease negotiation, build-out, and the move itself — Tenant Advisors runs the entire relocation process for Chicago-area tenants. The landlord pays our fee, so it costs you nothing.
When Relocation Makes Sense
Companies relocate to right-size after growth or contraction, to upgrade building quality while the market favors tenants, to move closer to talent and clients, or because a renewal negotiation showed the landlord won’t meet the market. With suburban Chicago vacancy above 24% and no new office construction underway, motivated landlords are competing hard for creditworthy tenants — concession packages for new leases are among the strongest we’ve seen in two decades of tracking this market.
How We Run a Relocation
- Define requirements. Headcount and growth plan, square footage, layout, budget, submarket priorities, commute patterns, parking, and timing. Getting the size right matters most — overshooting by 20% costs real money every month for years.
- Survey the market. A complete picture of available space in your target submarkets, including sublease opportunities and space that is quietly available but not broadly marketed. Our market guides cover current conditions in each of the five Chicago-area markets we work daily.
- Tour and shortlist. We coordinate tours, cut through leasing-agent presentation, and pressure-test each building on the things that surface later: HVAC hours, operating expense history, landlord financial health, and build-out feasibility.
- Run a competitive process. Standardized RFPs to multiple landlords simultaneously, side-by-side economics, and negotiation on rate, free rent, tenant improvement allowance, and flexibility terms. Competition — not asking nicely — is what produces below-market deals.
- Negotiate and paper the lease. We work alongside your attorney through the work letter and lease so negotiated economics survive documentation.
- Coordinate the move. Space planning, construction oversight, furniture, phones/IT, and movers — we bring a proven network so your team isn’t project-managing a build-out on top of day jobs.
Timeline: Start 12–18 Months Out
A relocation with construction typically needs 6–12 months from search to occupancy; larger or heavily built-out requirements need more. Starting 12–18 months before your current lease expires keeps every option open — including using a credible relocation to force a better renewal. The full approach is on our How We Work page.
Common Questions
Frequently Asked Questions
Plan on 6 to 12 months from starting the search to occupancy for a typical office relocation with build-out, and longer for large or complex requirements. Spaces that are already built out and furnished, including subleases, can cut that to weeks.
Nothing for the tenant. Landlords pay brokerage commissions on new leases whether or not the tenant has representation, so tenant representation adds market data, competition, and an advocate at no cost to you.
Most offices today plan around 150 to 250 square feet per employee depending on layout, private office count, and conference needs. Right-sizing is one of the biggest savings levers in a relocation — a space program based on your actual headcount and work patterns comes before any tour.
In the transactions we track and negotiate, competitive tenants are achieving substantial free rent, tenant improvement allowances commonly in the $35 to $65 per square foot range on longer terms in soft submarkets, effective rents well below asking, and flexibility terms like expansion and termination options.
Yes. Sublease space is often built out, furnished, and priced below comparable direct deals, which can save both money and months. It carries its own risks in the master lease, so both paths should be priced before committing.
Start the Search With Real Numbers
Tell us your target area, square footage, and move-in timing — we’ll show you what landlords are actually conceding on deals we’re negotiating right now. No obligation. 2,000+ leases negotiated for Chicago-area tenants since 2004.
Prefer to talk? Call (847) 778-0296
Tenant Advisors, Inc. | 1515 E. Woodfield Road, Suite 116, Schaumburg, IL 60173 | tkoelzer@tenantadvisors.com | No cost to tenants.
When Does Your Lease Expire?
Most tenants start too late. Leverage is built 12–18 months before expiration. Talk with Tom Koelzer or Dave Ven Horst about your options — there’s no cost to tenants; the landlord pays our fee.