Austin Office Space Rental Company
Looking to rent office space in Austin, Tx? You've come to the right place! Austin Tenant Advisors specializes in helping tenants & buyers find space for lease, rent, or sale within your ideal location, size, & budget. We help in the search, selection, and negotiation to ensure you find the right space for your business and that you get the best possible deal.
Find Austin Office Space For Lease Easier With Our Help
Let us assist you with your search. Our service does not cost you anything and you will save time & money with our help. To get started call 512-861-0525 to discuss your needs or fill out our form.
- We do all the legwork to identify only those spaces that meet your needs (call landlords, agents, & building owners, search our online data bases, and drive around to preview properties).
- You will receive a PDF report that will include a map overview, details, & pricing.
- Together we will review all of the options and create a short list of the best alternatives.
- We will call all of the landlords to schedule times to tour each location with you.
- After touring each business space we will help you select the top 3-5 and draft proposals to present to the landlords
- Finally we negotiate on your behalf, help coordinate vendors, contractors, move in, etc.
Our Office Search Listing Data Is Better Than Loopnet
Office space in Austin can be hard to find on your own especially when you are not familiar with the area or when online commercial listing sites such as Loopnet have inaccurate or outdated data, or don't provide all the info necessary to make an informed decision. We actually do the research to ensure you have up to date real time information on available office space rentals, comparable lease rates, and on the kind of deals you can expect in any given market condition. We pay for FULL access to the most widely used commercial listing databases, keep our own data base of available buildings for rent, and have relationships with all of the property owners, landlords, and landlord representatives in town. What that means is you will know what is available, at what price, at any given time, even before they hit the market!
Whether you are a startup, small business, or a large existing business we can help. Our company has over 11 years of experience in locating commercial office properties, negotiating lease renewals & expansions, subleasing, and purchasing office condos & buildings for sale in the Austin, Texas metro area.
Tips For Renting Space
Renting office space for the first time is exciting for a business however just picking any office is a mistake. It's important that you select one that will support your employees job functions and personal needs and allow your business to to expand and grow when ready. Below are a few things to consider before searching for space for the first time.
- Determine If You Really Need One - In the past office space was necessary for businesses to operate. Today entrepreneurs and startups are just fine working in executive suites, co-working spaces, or from home, especially with the technology available to us. You could save a ton of money if your business could operate in remote environments
- Get Help From Experts - The process of searching for and looking for office space is overwhelming, especially if you are new to an area and/or don't have the time to do it on your own. However if you work with a local tenant representative who is familiar with the properties in your ideal area, they can make the process much easier as well as help you negotiate the best deal possible.
- Don't Take More Than You Need - Too many small businesses rent more space than they need. Consider hiring a space planner to determine your ideal needs then use that program as a guideline as you tour buildings.
- Know Your Future Needs - If you plan on growing make sure the space or the building can accommodate your future growth. If not then search elsewhere. Nobody has a crystal ball however it's really important that you have an idea where your business will be and how many employees you will have in 3-5 years.
- Office Layout - Do you want an open layout or a bunch of hard walled offices? Think about the job functions of the employees. If their job requires a lot of concentration then an office will make them more productive. Don't just assume that everyone can function productively in an open office layout.
- Keep to a Budget - If you are a startup company you might want to stick to lower cost value space unless you have investors with big pockets that are ok with you splurging a bit. Before you start your search run some numbers so you can have some sort of budget in mind that will allow you to operate your business without putting you too far in debt.
- Lease Term Length - If you are a startup or brand new small business then it may make more sense for you find space that you can do a shorter term (e.g. 1-2 years). If you are more established then a longer lease will make more sense. Also keep in mind most landlords won't consider anything less than 3-5 year lease term if a space needs tenant improvements (new carpet, paint, new walls, demo, etc..). In the right market if a space can be taken "as is" then a building owner might agree to a 1-2 year.
- Find Work Space Near Employees - Attracting and retaining employees is tough these days especially when they have to deal with long commutes. Find space in a central area that makes it easy for your team to get to and from work so they can spend more time with their family. If you are a startup on don't have any employees yet then choose a location that is heavily populated with potential talent.
- Easy to Find & Access - Keep your clients and vendors in mind when choosing your work location. You want to consider how easy it is to access from major highways and to and from the airport. Also is there public transportation? Is it easy to find?
- Location & Image - Whether you like it or not the look of your office says something about your business. If you pick a run down building then clients or prospects may think you are struggling. If you rent the nicest most expensive office space in town then they may think that they are paying you too much for your services. At the end of the day find an office they portrays the image you want.
- What Amenities Do You Want? - Just like you don't want your employees to have long commutes you also want there to be a lot of banks, coffee shops, restaurants, doctors offices, and other conveniences nearby so they can take care of their personal matters without having to drive 40 minutes away.
- Know What Expenses You are Responsible For - Depending on the type of commercial office you are in your monthly rent could include a number of things. Who pays for the electric & janitorial? What about taxes and maintenance? Who pays for tax or operating expense increases? Who pays for the HVAC maintenance? What about lawn care?
- Understand What the Commercial Lease Means - There is a lot of legal jargon in offices leases and some are up to 50 pages long. Make sure you have read and understand the lease and how it effects your company. Don't just take the landlords word for it that utilities are included. Every business point needs to be clear to you and included in the contract.
- Know Who Is Responsible for Repairs & Maintenance - Some building owners include everything in your base rent & operating expenses. Others require you to pay for your own utilities and repairs. Again make sure you understand what the landlord is responsible for and that they take care of things in a timely manner. If you are responsible for repairs then make sure you keep a slush fund for them.
- Know How the Space Will Be Delivered - Don't assume the landlord will deliver the space exactly as you negotiated. Make sure that whatever you negotiated (e.g. new carpet, paint, demo walls, etc) is completed. Do a walk through of the space immediately before tenant improvements begin as well as after they are completed. Negotiate to ensure that the rent commencement will not begin until the space is delivered as promised on the contract.
- Know What Improvements You Are Allowed to Make - More than likely you will want to make some improvements to make your office match your brand. However most landlord don't want you in there knocking down walls and doing other construction on your own and/or without their approval. Before signing anything make sure you know what you are allowed to do and what level of experts you will be required to use.
- Parking - Make sure the building has plenty of parking spaces. If you are a call center then you will need at least 5 parking spaces per 1,000 sf. Most building have a ratio of 3/4 per 1,000. Downtown areas have ratios of 2/3 per 1,000 sf. Do you need covered parking? Parking for your team is critical so make sure your needs will be accommodated.
- Exist Strategy - Every company has great intentions to be successful however it's important to understand what will happen if things don't go the way you planned and you need to break your lease. Ensure that you are comfortable with any early termination penalties or fees
When Should You Start Your Search?
One of the most frequent questions we get is: "When is the best time to start my search?"
It really depends on a number of factors such as the size & availability & condition of the space, market conditions, construction process and timelines in your city, availability of contractors, etc.
You also need to understand that the process of finding, negotiating, and building out an office takes time if you want to have a stress free experience.
These timelines are not set in stone as the process and factors are all variable. However in general you should estimate the following timelines:
- 4-6 months if less than 10,000 sf
- 6-12 months if more than 10,000 sf
So if you determine that it will take 6 months to find, rent, and prepare a space, then you need to start your search 6 months before your ideal move in date. Keep in mind that it is possible to move earlier however all the factors listed above have to align perfectly.
How Much Office Space Do You Need?
Another question we often get is: "How much office space do I need?"
- More often than not small businesses and startups think they need more than they really do. Your ideal size depends on several things: type of business, whether you will have an open or hard-walled layout, employee amenities, building parking ratios, your future needs, etc.
- In general most companies only need 125 to 175 sf per usable sf per person according to researchers at https://hbr.org. These numbers vary based on any special needs such as extra large offices or conference rooms, however will work find with general office use.
We also have a calculator that can help give you square footage estimates also.
Where Are the Lease Expensive Office Spaces in Austin, Tx?
If you are looking for value office space Austin then you'll want to focus on the Northeast, North Central, South, and Southeast areas. There will find the lowest lease rates in Travis County. You can also consider flex space which are single story buildings with windows on the front that are typically in industrial business parks.
Should You Lease or Purchase Office Space?
We get this question a lot and it really depends on your existing business situation. If you are a new small business then it might make more sense to rent to give your company a little time
to generate some revenue. If you are an existing business and do not plan on needing more space or hiring a bunch of people in the next 10 years then buying might make sense. In most cases after a consultation our clients end up leasing, however if it makes business sense and you would like to look at condos for sale in Austin, Tx or other types of buildings then we can help you do that. If you not sure what to do feel free to giv
e us a call to discuss. We can create a lease / purchase analysis on any of your favorite properties to determine what makes sense for your business.
Why Use Us To Search For Office Space?
We Level the Playing Field - Listing Agents Represent Landlords
According to the Small Business Administration renting commercial office space is one of the biggest expenses incurred by new and expanding businesses which is why they suggest working with a broker to help you negotiate with the Landlord.
Landlord’s hire experienced commercial listing agents to help them negotiate AGAINST you. Yes they are friendly and helpful however their fiduciary duty (obligation) is to the landlord so don’t think for one minute they have your best interests in mind. They will tell you all about the property, amenities, and what's available, however they will not tell you insider information like whether or not the landlord will take a lower offer or give you rent or tenant improvement concessions. Negotiating leases and contracts can be tricky to navigate, especially if you don't know the ropes. By having us represent you in the search and negotiation we can level the playing field. We do this every day so we have the experience, tools, and resources needed to ensure that you get the best rates, terms, and conditions possible.
We Have 12 Years Of Experience in Negotiating Offices Leases
We have helped over 300 companies find & negotiate business rental space in Travis County, Williamson, Hays, Bastrop, & Burnet Counties, which are the 5 largest counties in Central Texas. Our clients have ranged from software & technology companies, doctors & dentists, attorneys & lawyers, franchises, non-profits, sales & marketing, engineering, mortgage companies, staffing firms, consultants, and many more. Our local expertise can help you QUICKLY find the right business rental. Whether your company needs large office space for rent, small, new or existing – we have the time, experience, and resources it takes to help you search for and find the best office properties and help you negotiate the lowest lease rates and best terms possible.
Our Office Space Search Service Cost You Nothing
Regardless of whether you have tenant representation or not full commissions are still being paid by the landlord to their listing agent. Landlord’s don’t have special lease rates for those who decide to represent themselves. We wish that were the case however it’s not, so there is really no reason why you would want to do all of this work on your own. Having us help you find small business space for rent does not have a negative impact on the deal you get. In fact we can help you do better.
We Only Represent Tenants & Buyers
Some brokerage firms represent both landlords and tenants. In some cases that’s fine, however in most cases it can be a conflict of interest. Suppose you hire an agent (tenant representative) to help you. The building you end up liking the best is being listed by the same company that your agent works for. So during negotiations you and your agent are negotiating against the listing agent who sits next to your agent at the same company. Seem Weird? We do not represent landlords or building owners, nor do we have our own listings. We don't like conflicts of interest so we only represent tenants and buyers who are looking for office space to rent or purchase.
You Will Save a Lot of Time
Why spend your own time driving around calling on "For Lease" signs only to find out that nothing is available? Also online listings are almost always outdated and/or inaccurate. Let us do all the heavy lifting for you. We will do all the driving around and talking to listing agents to confirm info on available commercial office real estate for rent. You don't have to spend a minute of your time doing the preliminary searching. We serve all the surrounding cities in the Austin metropolitan area including Pflugerville, Round Rock, Leander, Cedar Park, Lakeway, Bee Cave, Dripping Springs, and more.
Relocating Your Company Headquarters to Austin, Tx?
We love to work with companies who are moving to Austin from other areas. Because we have lived in Austin for over 20 years and have specialized in helping businesses find office space for lease in Austin for 12 years we are able to point out all of the best places to work as well as the features and amenities of each building. We can help you determine which locations have the best commute times to work, shopping, restaurants, and other amenities. If you are moving your company to Austin, Texas we welcome you.
Not Ready to Find Office Space Yet But Planning for the Future?
Not ready to rent business space now but planning for a future move? Call or email us to discuss. We would be happy to provide you any free market information to help you plan for a future need. Also take a look at the average lease rates for space in Austin, Tx, the most recent inventory of office space listings, and tools and calculators. Additionally you can learn about leasing on our blog. Also check out the shorter term office subleases in Austin here.
Do You Have Other Commercial Real Estate Needs in Austin?
We also specialize in helping companies with other types of business space for rent such as warehouse, retail, medical and other commercial real estate properties
How Are Austin Commercial Office Buildings Classified?
There is over 80 million sf of Austin Texas office space, and they come in various sizes, prices, and building classifications. Some are old converted houses, some are lower cost value options in the Northeast area, and others are modern office space properties in Downtown such as the Frost Bank Tower. The determination of Classes can be subjective depending on the marketplace or the landlord/broker listing a particular property, however the basic rules of thumb are as follows:
- Traditional Offices: Typically are multistory buildings with multiple tenants in different industries. Lobbies, hallways, & bathrooms are common to all tenants in the building. In most cases landlords take care of all the maintenance, repairs, and cleaning. Whether you want to lease in the downtown area or in the suburbs we can help find just what you need. The property definitions vary:
- Class C Definition: Class C buildings will generally have lower quality fit and finish to the internal and external decorations and furnishings. The design of such buildings will be basic and will typically demand the lowest rental charges. Such buildings are older than class A or B and lack functionality and modern technology, as well as located in less desirable locations.
- Class B Definition: These properties boast some but not all of the same features as Class A, although they generally come at a lower rental rate. The buildings are typically a little older than Class A buildings but well maintained, and have fewer high end finishes and amenities
- Class A Definition: Are typically the nicest & newest of all the buildings. They have the best looking finishes and more modern upgrades and technology features both inside and out. Such buildings will have the highest rental rates and include onsite amenities like covered parking, delis, fitness centers, and state-of-the-art technology and communications offerings.
- Flexible Space: Tend to be one-story, concrete tilt-wall buildings with windows on one side. They provide use flexibility between office, retail, light manufacturing, laboratory, warehouse, etc. Users will generally have their own exterior entrance, private restrooms, and sometimes overhead doors. Lease rates are typically lower than traditional office rates.
- Executive Suites: If you need short term and/or temporary, executive suites might be the way to go. They tend to be more expensive than however they are great for those who need month to month terms.
- Virtual Offices: If you don't need a physical presence however would like to have a corporate address and/or have a receptionist answer your phones, virtual space might be the solution for you.
Whether you are looking for small office space for rent, a large traditional office or retail space We can help you find and negotiate the most appropriate commercial real estate for lease to fit your means.
About Austin, Tx
Austin, Texas is the states Capital and the seat of Travis County that has a population of over 900,000 people and counting. It's located in Central Tx along IH 35 about 150 miles Northwest of Houston, 160 miles South of Dallas, and 75 miles North of San Antonio.
Population - It has the 4th largest population in Texas and the 11th largest population in the U.S. and continues to remain the fastest growing city in the United States with over 100 people moving here every day.
Austin is known for it's Hill Country with rolling hills as well as being the Live Music Capital of the World. Historically it was mainly a hot bed for Government and Education services however over the last decade the Tech industry has flourished.
Climate - Our climate mostly consists of long hot summers and short mile winters, however we do have an occasional freeze every now and then. Temperatures in the summer are in the high 90's up to triple digits and in the winter they average 60 to 65 degrees. Average rainfall is about 34 inches with May and June being the wettest months.