FREQUENTLY ASKED QUESTIONS

FAQs

Straight answers about tenant representation, costs, and how we work.

About the Process

What does it cost to work with Tenant Advisors?

Nothing. Landlords budget a brokerage commission into every office lease — typically split between the landlord’s broker and the tenant’s broker. If you negotiate without representation, the landlord’s side keeps the full amount; you don’t get a discount for showing up alone. Our fee comes out of that same budgeted commission, paid by the landlord at signing. You get experienced, conflict-free representation at no direct cost.

Why should I use a tenant rep if I’m just renewing?

Renewals are where tenants leave the most money on the table. Without competing alternatives, your landlord has no reason to offer better terms. We create that competition—even if you have no intention of moving.

How is Tenant Advisors different from a traditional broker?

Most brokerages represent both landlords and tenants. We only represent tenants—never landlords—so there’s no conflict of interest, no steering, and no divided loyalty.

Who will handle my account?

A co-founder—Tom Koelzer or Dave Ven Horst—is directly involved in every engagement. No junior staff, no handoffs.

How far in advance should I start?

Ideally 12–18 months before your lease expires. Larger requirements may need 18–24 months. Even if you’re 6 months out, call us—we can still help.

Do you handle office leases in Chicago’s CBD as well as the suburbs?

Yes. We cover the full Chicago metro. Our primary markets:

Chicago CBD
Northwest Suburbs — Schaumburg, Hoffman Estates, Palatine, Elgin, Rolling Meadows, Arlington Heights
O’Hare / Rosemont — Rosemont, Des Plaines, Park Ridge, Elk Grove Village
East-West Corridor — Oak Brook, Downers Grove, Naperville, Lisle, Oakbrook Terrace, Westchester
North Suburbs — Northbrook, Deerfield, Bannockburn, Skokie, Evanston, Glenview

Most of our assignments are in the suburban corridors, but we handle CBD requirements regularly and apply the same process regardless of submarket.

About Your Situation

What if I don’t want to move?

Most of our clients don’t move. But the key to a strong renewal is having real alternatives. We run a controlled process that creates competition—which forces better terms even if you stay put.

How do you determine how much space I need?

We start with headcount, growth projections, and workstyle. A general rule is 150–250 SF per person, but it varies. Professional space planning is available at no cost.

Will you damage my relationship with my landlord?

No. We deal with every landlord aggressively but professionally. Creating competition doesn’t mean burning bridges—it means making sure the landlord negotiates honestly.

What markets do you cover?

Chicago CBD, Northwest Suburbs, Schaumburg, Rosemont/O’Hare, East-West Corridor, and North Suburbs. If your office is in the greater Chicago area, we can help. View all markets →

About Cost & Terms

What’s the most common mistake tenants make?

Not developing alternatives. Once your landlord believes you’re not going anywhere, your leverage disappears.

What should I look for in my existing lease?

Escalation structures, renewal option deadlines, termination rights, sublease restrictions, and landlord obligations. Most tenants have exposure they don’t know about.

Can you help with a sublease?

Yes. Whether you need to sublease space you no longer need, or you’re evaluating a sublease as a cost-effective alternative, we handle both sides.

How is a commercial lease audit different from a standard lease review?

A lease review checks whether you understand what you signed. A lease audit goes further—it identifies financial exposure, missed deadlines, escalation traps, and landlord obligations that may not have been delivered. We look for leverage and risk, not just comprehension.

About Dual Agency

What is dual agency in commercial real estate?

Dual agency is when a single broker represents both the landlord and the tenant in the same transaction. Under Illinois law—225 ILCS 454/15-45 of the Real Estate License Act of 2000—a broker may represent both parties provided they obtain written consent from each side. The statute allows it. That is not the same as recommending it. A broker who has already negotiated on behalf of the landlord—or who manages the landlord’s other buildings—cannot fully advocate for you. We represent only tenants. We have never represented a landlord.

How do I know if my broker has a conflict of interest?

Ask directly: does your firm represent any landlords in the buildings I might lease space in? Most full-service brokerages represent landlords across the market. That means the broker showing you space may already be representing the landlord on the other side of your negotiation—and is legally required to keep that landlord’s information confidential from you. We have no landlord clients to protect, in any market, ever.

Does it really matter if my broker also represents landlords?

Yes. A broker negotiating your renewal who also represents your landlord already knows the landlord’s bottom line—what they’ll actually accept versus what they’re asking. They can’t share that with you. They can’t use it against the landlord. They can’t fight hard for better terms without jeopardizing a relationship that earns them more commissions long-term. You’re competing against someone with better information. That gap is where tenants overpay.

Still Have Questions?

We’d rather answer them on a call. Five minutes, no obligation.

No cost or obligation. Our fee is paid by the landlord as part of the transaction.