Property type
Office Space in South Florida.
Rentable versus usable square feet, the load factor, who pays for the build-out, and how the operating expenses really work.
What to check
Before you sign for office space.
Most office leases are lost in the arithmetic, not the negotiation. The quoted rate is rarely what you pay, and the difference is knowable before you sign.
- Rentable is not usable
You pay rent on rentable square feet, which includes a share of the building's common areas. The load factor is the gap between that and the space you can actually occupy, and it varies building to building. Compare deals on usable feet, not headline rate.
- Know which lease structure you are in
Full service, modified gross and triple net put wildly different costs on the tenant. A triple-net rate that looks cheaper can cost more once taxes, insurance and common area maintenance are added. Ask for the current operating expense figure in writing.
- Operating expenses get reconciled
In most structures you pay an estimate and settle the difference later. Ask how reconciliation has run for the last two or three years, and whether there is a cap on controllable increases.
- Build-out and free rent are part of the rate
Tenant improvement allowance, free rent and escalation are all negotiable and all trade against the face rate. A higher rate with a proper allowance is frequently the better deal.
Questions
Office Space, answered.
What is a load factor and why should I care?
It is the percentage added to your usable space to arrive at rentable space. Two suites with the same usable area and the same quoted rate can differ meaningfully in actual monthly cost because of it.
How long should I sign for?
Longer terms buy concessions but reduce flexibility. The right answer depends on how certain your headcount is over that period, which is a conversation worth having before we tour anything.
Is the rent I am quoted the total cost?
Rarely. Depending on the structure, add operating expenses, utilities, parking charges, and any applicable tax on commercial rent. Florida's tax on commercial rent has changed repeatedly in recent years, so confirm the current position with your accountant — it affects how two quoted rates actually compare.
By market
Office Space by city.
Fort Lauderdale
Office Space in Fort Lauderdale, Broward County.View →Boca Raton
Office Space in Boca Raton, Palm Beach County.View →West Palm Beach
Office Space in West Palm Beach, Palm Beach County.View →Pompano Beach
Office Space in Pompano Beach, Broward County.View →Deerfield Beach
Office Space in Deerfield Beach, Broward County.View →Delray Beach
Office Space in Delray Beach, Palm Beach County.View →Boynton Beach
Office Space in Boynton Beach, Palm Beach County.View →Coral Springs
Office Space in Coral Springs, Broward County.View →Get in touch
Looking for office space?
Square footage, use, market and timing is enough to start. I’ll reply personally, usually the same day.
6413 Congress Ave Ste 100
Boca Raton, FL 33487