You need to move your business

The problem

Moves almost always take longer than people expect. Finding the space, negotiating, permits, the build-out and the move itself can easily run past a year. Start too late and you end up signing the first space that’s available, paying holdover rent at the old place, or paying two rents at once while the new space gets built.

What I do about it

I work backwards from your lease end date, so the search starts early enough to have choices. I search every brokerage’s listings, plus space that isn’t advertised yet, compare the short list on real cost, and get several landlords competing for you. Then I stay on the permits and build-out timing until you have the keys.

What your landlord wants

A new landlord wants a tenant who’ll pay reliably, look after the space and stay a long time. A longer term and a solid covenant are what make them generous with free rent and improvement allowances. Your current landlord wants either to keep you or to know early, so they can re-lease the space.

Where everybody wins

The new landlord gets a strong tenant on a sensible term. You get the right space, an allowance that covers a real share of the build-out, and enough time to move without paying double. Your old landlord gets fair notice.

The trick is giving each side what it actually values.

Start with the deadline and work backwards

Your move date is set by your current lease, not by when you find a space. Count back: notice to your landlord, the build-out or renovation, permits, the lease negotiation, the search. For an office or shop that needs work, that chain is often a year or more.

How the search works

1. Requirements. We pin down size, area, budget, parking, power, loading, signage, hours and anything unusual about your business.
2. Market survey. I pull listings from every brokerage on the MLS and the commercial listing sites, and I send a short “wanted” notice describing your requirement to other commercial agents and landlords, so space that’s coming up reaches us too.
3. Shortlist and tours. You see a short list, with notes on each space’s real cost and its problems. I’d rather tell you the power is only 100 amps before you fall in love with the windows.
4. Proposals. I ask two or three landlords for written proposals at the same time, so they compete for you.
5. Negotiation and offer to lease. We negotiate rent, free rent, tenant improvement allowance, term, renewal options and your exit rights, then put it in an offer to lease with conditions that protect you.
6. Conditions and lease. You and your lawyer review the lease, permits get checked, and conditions come off only when you’re ready.

What a move really costs

Rent is one line. Add moving costs, build-out above the landlord’s allowance, overlapping rent, IT and signage. I can put these on one page so you can compare real totals.

The lease calculator is a good place to start.

Your current lease still matters

Before you sign anything new, check your current lease for restoration obligations (putting the space back the way you found it), notice requirements and any holdover terms. Those can cost real money on the way out.

Questions people ask

How long does it take to find and lease commercial space in Vancouver?

The search and negotiation alone often take three to six months, and build-out and permits can add many more. Start 12 to 18 months before your lease ends if you can.

Can you show me spaces listed by other agents?

Yes. I work for you, not for a listing, so I show you any suitable space no matter which brokerage lists it, plus space I hear about before it’s advertised.