The Service

The Landlord Has a Broker. You Should Too.

Every commercial landlord you’ll negotiate with has professional representation whose job is to maximize the rent you pay and minimize the concessions you receive. Commercial tenant representation puts that same expertise on your side of the table — and in nearly every Texas transaction, the landlord pays the fee, not you. There is no scenario where walking into a lease negotiation unrepresented saves you money.

Our tenant rep practice covers office, industrial, flex, retail, and medical space across Austin, Dallas-Fort Worth, San Antonio, Houston, and the Central Texas corridor — Georgetown, Round Rock, Cedar Park, Dripping Springs, and Bastrop County. We run the full cycle: defining your requirement, surveying the complete market (including spaces that never hit LoopNet), touring and shortlisting, issuing and negotiating requests for proposals across multiple properties simultaneously, and negotiating the lease document itself — base rent, escalations, tenant improvement allowance, free rent, renewal options, expansion rights, and exit flexibility.

The timing has rarely been better for tenants. Austin’s office vacancy remains elevated coming into 2026, and industrial vacancy across Central Texas sits at cyclical highs after a heavy construction pipeline. Elevated availability means real leverage: free rent periods, larger TI packages, and flexible terms are all achievable for tenants who negotiate from data instead of a single landlord’s asking sheet.

Whether you’re a first-location startup trying to find commercial space in Austin, a franchise group rolling out multiple Texas units, or an established operator with a lease expiring in eighteen months, the process starts the same way: a conversation about what the space needs to do for your business.

Why 7 Streams

What You Get With Our Tenant Rep

Tenant representation is only as good as the broker’s market access and negotiating discipline. Ours is built for operators who expect institutional rigor without national-firm handoffs.

✓ Tenant representation typically involves no direct out-of-pocket brokerage fee because the landlord commonly pays the commission. We explain fee arrangements and potential conflicts before an engagement begins.
✓ Full-market surveys including off-market and pre-market availability
✓ Multi-property RFP process that creates real competition for your tenancy
✓ Comp-driven negotiation on rate, TI, free rent, and renewal/expansion rights
✓ Senior broker on every requirement — 2,000 SF or 200,000 SF
✓ Coverage across Austin, Dallas-Fort Worth, San Antonio, and the Central Texas corridor

The Process

How a Tenant Rep Engagement Works

01

Requirement Definition

Size, layout, location, budget, timeline, and growth trajectory — documented before we tour a single property.

02

Market Survey & Tours

A complete availability survey, shortlisted to properties worth your time, toured on your schedule.

03

RFP & Negotiation

Simultaneous proposals to multiple landlords, negotiated against each other and against real market comps.

04

Lease Execution

Business-terms review of the lease document, coordination with your attorney, and delivery through move-in.

FAQ

Common Questions About Tenant Rep

Do I really pay nothing?

In virtually every Texas lease transaction, the landlord pays brokerage commissions out of a leasing budget set before you ever tour. If you arrive unrepresented, that budgeted fee stays on the landlord’s side — it doesn’t become your discount. Representation is a paid seat at the table that’s already yours; declining it just leaves the seat empty.

When should I start my search?

For straightforward requirements under 10,000 SF, start 9 to 12 months before your lease expires. Larger, specialized, or build-out-heavy requirements deserve 12 to 18 months. Time is the cheapest leverage in a negotiation — the tenant who can credibly walk away negotiates from a different position than the one whose lease ends in sixty days.

Can you handle a renewal, not just a relocation?

Yes — and renewals are where unrepresented tenants leave the most money behind. Landlords price renewals against your cost of moving. We price them against the market, run a parallel relocation track to create genuine alternatives, and routinely convert ‘standard renewal terms’ into meaningfully better ones.

What if I need space in more than one Texas city?

One engagement covers our whole footprint. We run multi-market requirements as a single coordinated search with consistent reporting, so a San Antonio suite and a Round Rock flex bay get negotiated with the same leverage and the same standard.

Verified Work