A Guide to Finding Office Space to Rent for a Growing Business

April 20, 2022/in News /by officespace

Are you looking for office space but unsure where to start? Are you tired of googling the words “office space to rent near me” and finding yourself no closer to securing the space you need?

For many businesses, finding suitable office space isn’t just another nice-to-have — it’s mission-critical. But between employee commutes, commercial real estate availability, and simple aesthetics, the “find office space to rent” part of Business Planning 101 is often way easier said than done.

As a business owner, you don’t want to settle for just any office space. You need a space that’s capable of growing with your company. Read on to see how you can finally put those endless “office space for rent near me” searches to rest.

It Starts With Your Company’s Needs

Let’s say you’re in the “We need a new office space.” phase, but you’re not really sure what type of new office you’re looking for. There’s a quick fix for that — do an internal assessment before the search begins in earnest. On that note, here are some of our top tips:

1. Consider Your Current and Future Plans

At the start of the COVID-19 pandemic, many people were predicting that remote work was going to fundamentally change the way companies did business. But in 2022, Business Insider reported what many Americans had already started to suspect — just 5.5. percent of companies chose to downsize their office spaces after utilizing remote work.

If you’re making plans to rent office space, chances are that you’re not a company that’s aiming to be fully remote. However, if you have hybrid teams or long-term plans to offer flexible hours, you’ll want to think very seriously about whether the office spaces you’re looking at can accommodate your needs.

Are you planning to give people a telecommuting option? Do you need an office space that has virtual and in-person meeting capacity? With PwC’s 2021 survey reporting that 72 percent of remote-capable people want a reasonable mix of remote work and in-person work, you might have to consider these issues sooner rather than later.

And what you don’t want is to find yourself turning away top-tier candidates while saying things like, “We just don’t have the office space for that.”

2. Client Expectations

What do corporate law firms, banks, and high-end clothing stores have in common? Their clients all expect a certain aesthetic when they come to the physical building to do business.

And on a human level, this makes sense. A presentable space gives a sense of trust to the business that you will be working with. It shows good character and a sense of accomplishment.

As much as we’ve all learned that it’s the inside that counts, image matters when you’re choosing an office space.

For this reason, you’ll also want to audit your brand and the image that you want to put forward with people. Is your company a hip and youthful service provider? Do your customers tend to be older people with more conservative business sensibilities?

Landing clients is hard enough in the best of times. Don’t sign a multi-year commercial lease on an office space that leaves your current and future customers feeling uncertain about your capabilities.

3. Your Company Culture

As a manager who has made hiring decisions in the past, you’ve more than likely passed on candidates who had all the skills you needed on paper. Not because you thought their talents weren’t up to par, but because you knew that they weren’t a good personality fit.

When you’re evaluating office space, you’ll need to do a similar fit assessment for your company.

Consider the story you are telling your employees. Are you a collaborative fun place to work or more oriented to corporate formalities? There’s no right way or wrong way to do business. But you do want to avoid picking an office that doesn’t fully fit with your company culture.

Picture a traditional corporate firm full of staff members who frown upon Casual Fridays. Sure, the pool table and the spray-painted walls might look awesome, but these employees may look at the same setup and feel uncomfortable at the thought of working there.

In the same way that you wouldn’t want to purchase an office space that will make your customers reconsider doing business with you, it’s also important to make sure that you’re renting a place that your employees are comfortable with.

4. Your Budget

Most businesses deal with unexpected costs on a regular basis. Maybe that new product line was so popular that you needed to double your next run. Or maybe supply chain issues and skyrocketing material costs are wreaking havoc on your margins.

Although technically your lease is supposed to be a fixed expense, the dollar amount that you pay each month is rarely ever going to tell the whole story.

Even after you’ve covered the upfront cost of relocating and purchasing equipment, you may still find yourself paying for upkeep, insurance, and property taxes. And while a few hundred dollars here and there might not seem like a big deal at the moment, these costs can add up over the course of several years.

As such, you don’t want to be in the business of spending so much on rent that you’re not able to weather the unexpected. To that end, if your company is just starting out or your revenue sources are still getting established, that downtown property may need to wait.

What to Look For in an Office Space

When you get right down to it, selecting the best office space available is like finding a good business partner. This office is the place where you’ll woo clients, hire your next superstar employee, and spend over 40 hours a week for the next 12 months or longer.

As you search for the perfect office space, here are some factors that you’ll want to consider:

1. Location, Location, Location!

In residential real estate, your surrounding neighborhood can have a direct effect on your property value. And while property value might not be that important to an office lease, location is still an issue worth considering when it comes to your office space.

Here’s why:

An office space might be perfect for your needs on paper. It might have more room for your tech hardware than you expected, multiple meeting rooms, and a large parking lot for employees and clients, but if the new commute is too lengthy, the space is not manageable or welcoming, employees and clients may go elsewhere. Your company might not be able to function to its fullest capacity.

In addition, an inadequate office space location can come with its own financial downsides. If the office space is situated in an area that makes people feel unsafe, for instance, you could be forced to spend more on commercial insurance and security features.

2. Look for a Space That’s Future Proof

Techopedia defines future-proofed goods and services as things that are set up so well the first time that you don’t have to make changes to the system as time goes on. While nobody can predict the future, business owners can make educated guesses about where they see their companies in the next 5, 10, or 20 years. And this information is extremely important to your office search.

If you’re in the middle of a massive expansion phase, you’ll want to ensure that your office space will be able to grow with you throughout the term of your lease.

For most businesses, moving from office space to office space is extremely disruptive on a personal and a productivity level.

Any new office space should meet the short-term and medium-term needs of your business.

3. The Building Condition and Infrastructure

Similar to the location of your business, the condition of your building can also have consequences for your finances. Lack of amenities and the state of repair of the building can affect your bottom line.

If the space needs to be refitted so that it has a particular internet capability, is unsafe, or if your insurance company is concerned about the state of the infrastructure, you could be saddled with expenses that go well beyond the lease.

While this is an area where businesses may have to compromise, it’s important to know what you’re signing up for.

Are the necessary changes going to be expensive? Does the appearance of this office building negatively affect the company’s image? These are questions that are worth pondering as you assess the different office spaces you visit.

4. The Little Comforts

Little quirks in your new space that may seem like a nonissue at signing can augment over time, and leaving a multi-year lease often requires subleasing the space.

To that end, you have to make sure that the flaws in your proposed office space are ones that you’re prepared to live with for the foreseeable future.

If the color of the wall isn’t quite to your liking, you can probably fix that with a new coat or some strategically placed art. But if you’re a retailer who sees a lot of foot traffic, a quirky front door or a slightly unintuitive entrance could put a damper on your ability to do business.

And when these little issues and minor inconveniences add up, they have a way of really blowing up. As such, you’ll want to get the nitpicking out of your system before you sign the lease.

What Types of Office Spaces Are Generally Available?

Office spaces are generally broken down into three general classes (see The Balance):

Class A
Class B
Class C

We’re going to discuss each of these categories one by one.

1. Class A Office Spaces

Class A space is premium space.

These buildings are known for having high ceilings, updated HVAC, and world-class property management teams. Chances are that the building itself will be fairly new and characterized by excellent architecture, engineering, and amenities.

However, Class A rental rates are often high. Due to the required financials for leasing this type of space, many businesses will not be able to rentClass A office spaces.

2. Class B Properties

Class B, while not as prominent as a high-rise, still delivers a workable and nice option. You might not have the premium service or the jaw-dropping architecture associated with Class A spaces, but you will still get some services alongside a manageable building location. The building may be fantastic but located in suburbia.

As a general rule of thumb, Class B office buildings are often older than their Class A counterparts. As such, you may find yourself dealing with the usual concerns that come from doing business in an aging building.

3. Class C Properties

Class C is often functional and often not in a fancy part of town.

Class C properties are typically the most affordable. However, the key with Class C properties is that you need to understand why the rent is more affordable. Is this an excellent building that just happens to be further away from downtown? Or is the building aging to the point of needing major repairs?

In addition to this basic property class distinction, you can break things down even further in terms of open and traditional office layouts. But with these basic categories in mind, you’ll have a much easier time finding a building that makes sense for your business and your budget.

How to Negotiate a Lease Agreement

You’ve done your research and you’ve found an office space that everyone can be happy with. You want to sign the lease but you also want to make sure that the interests of your company have been represented.

Here’s how you can negotiate your lease like a pro:

1. Get a Feel for Your Future Landlord

Most landlords won’t lead with the red flags. Often your broker will have dealt with a particular landlord on numerous occasions and will have insight into their processes. Other areas of investigation might be

Does the common area look clean and well-maintained?
Are the amenities in working order?
Does this property management company have a solid reputation?

In the long run, you’ll be glad that you took the time to do this assessment.

2. Read the Fine Print

The terms and conditions that are listed in the lease will be what you are legally bound to. Your attorney can help you with the legal terms and your broker can guide you through the business terms.

Can you upgrade your office area without consulting the landlord? If a window gets broken or a door needs fixing, who’s responsible for the upgrades?

These complicated clauses can have a profound impact on your day-to-day operations and your insurance needs. You can never review these materials enough.

3. Consider Your Leverage

Your bargaining position is relatively low considering the size of your lease compared to the landlord’s portfolio, but your broker knows what your landlord will typically give and what the market rate is for similar offices in the area. Generally, the longer term and larger space you commit to, the better your negotiating power.

Questions You Should Ask Before Signing a Lease Agreement

Alright. You’ve read the fine print and everything seems to be in order. Is there anything else you need to do?

If you want to dot your i’s and cross your t’s, here are a few questions worth asking:

1. What Type of Lease Am I Signing?

Many people don’t realize right away that there are multiple types of commercial lease agreements, each of which determines the rent you pay differently.. Depending on the terms of your lease, you might be paying:

A gross rent or modified gross rent lease
A net, double net, or triple net lease
A percentage rent lease

Each type of lease will cover varying amounts of base rent, maintenance, insurance, and property management-related expenses.

2. Can I Make Changes to the Space?

Any changes you’d like to make to the space should be addressed upfront and baked into the letter of intent with the landlord. Some landlords will oversee construction, give a tenant improvement allowance or give their consent within the lease agreement.

If you can see yourself making any changes, you’ll want to discuss that with your landlord before you sign the lease.

“Is There Office Space to Rent Near Me?” Isn’t the Only Question You Should Be Asking

For many businesses, the search for office space is full of uncertainty.

“How much will we have to pay for this?”

“Will we ever find office space to rent?”

“Is there office space to rent near me?”

There’s always office space to rent. But finding suitable office space isn’t always so simple and in the Austin market today, you have to move quickly once you find that space. We get it.

That’s why we specialize in offering commercial tenant services that are designed to get you into your dream office in less time than you think. We can assist with landlord negotiations. And our services come at no additional cost to you.

What are you waiting for? Find the office space you’re looking for now.

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Shelby S.

We recently worked with Chad to find our new office space, and we couldn't be more pleased with the experience. From the start, he was incredibly kind and attentive, showing us a range of options to ensure we found the perfect fit. What stood out most was his honesty and realism— he didn't didn't just try to close a deal, but genuinely wanted us to be happy in our new space. He provided clear, balanced information about each location, outlining both the pros and cons so we could make an informed decision. We are thrilled with our new office and grateful for Chad's guidance throughout the process. Highly recommend!

Lexie K.

We had an excellent experience working with Chad Jewell! He was patient and kind, really taking the time to help us find the perfect office space. His knowledge of the market was spot-on, and he made the whole process feel easy and stress-free. Would highly recommend him to anyone looking for great commercial agent!!

Adrienne L.

Chad Jewell with Austin Office Space has successfully repped me on the lease of 2 different Central Austin office spaces within the past 8 years. He is an expert in every sense of the word, and all around just a really great person!! He knows the answer to every question I've ever had during the leasing process, there is 0% pressure working with him and he is my first and only resource for commercial space. 10/10!

Eric B.

We finalized a lease on ~5300sf of office space in NW Hills recently and Chad was integral in our success. I am a residential real estate broker and there is no way we would have found the space or had the good experience we did without Chad's expertise and guidance. Chad helped us find the space, negotiate the lease, and most imporantly, helped us understand what we should expect in the market and what is reasonable.Chad went above and beyond by providing guidance on an early termination with our previous lease, which was a frustrating situation, but which we were able to successfuly resolve. Chad is intelligent, knowledgeable, patient, and professional. I can't recommend Chad and his team at Austin Office Space highly enough!

Panos M.

Chad was outstanding in helping us find the perfect spot for our business. He made sure it was affordable and had everything we needed. In addition, he handled the lease negotiation and closing with the utmost professionalism. We will call on Chad again as we grow and scale up. Highly recommended!

Mike R.

This review has been due for months. Frankly, my staff and I have been so pleased and productive in our new office space, that we've been able to quickly position ourselves for growth, already justifying expansion to a large space very soon. Rest assured, Matt Watson at Austin Office Space will be my go-to Tenant Agent once again, and anytime in the future I need a true professional in my corner to negotiate the best deal possible, and coordinate all the finite details on my company's behalf.Matt is great to work with, always on-point, fully transparent and well-versed and credentialed in managing every detail of the entire process. We couldn't be happier with the building and the suite Matt found for us, and we're excited at the prospect of working with Austin Office Space again, now that we're adding several more employees and need to spread out a bit. Austin Office Space has earned my very highest praise and recommendation.

Kay R.

Chad high key knows his stuff. I gave him a list of what I need in a commercial space for two companies. He got the lease negotiated quickly for one company and performed a miracle on lease terms for the other company.I’m highly impressed with the level of service I’ve repeatedly received and recommend him to anyone looking for a new space.

Caitlin T.

Our firm has been working with Chad for several years now and he has made every lease transaction painless. No matter our size or what we have been looking for, AOS has been there for us. We can't recommend them highly enough!

steven L.

I sincerely enjoyed working with Chad Jewell at Austin Office Space. He was professional, knowledgeable, helpful, and a pleasure to work with. I would recommend him to business associates and family alike.

Ariella fraile S.

Chad and his team were invaluable in helping us find our new office building. They were very communicative and assisted us with all the details in helping us get move in ready. We appreciate his attentiveness to our needs and would definitely recommend Austin Office Space to anyone in the Austin area!

Charles W.

Chad at Austin Office Space has been our go to Broker in the Austin area for over 15 years since 2008. He has help our business find office spaces in 2008/2012/2016/2021. His knowledge and direct no-nonsense attitude is why we always have valued him as a valuable resource in the Austin area for commercial real estate. The time and effort he has showed us in helping with anything related to our leases is why we will always choose Austin Office Space as our premier choice. The quarterly updates on the health of the Austin market they provide have been very insightful as well.

Jens J.

The whole team at Austin Office Space were extremely responsive, attentive and great to work with. They provided excellent service. I can't recommend them enough

Bob D.

Don't let the name "Austin Office Space" make you think that this company cannot help you with other commercial real estate needs. I have been working with Matt Watson trying to find a location in the Austin market for our store. Matt has been great in pre screening and sending us pictures, layouts etc. which saves us time and money. I recommend giving Austin Office Space a call regardless of your commercial real estate needs. From retail to warehouses they will be available to help. Thanks from all of us at ConDecor Superstore.

Michael S.

Chad was fantastic. We had a very short timeline to find office space and move in so we could start a new firm on January 1. Even though we had a short timeline and specific needs, Chad made it happen. He was smart, responsive, resourceful and understood what we needed. He also helped us find vendors for furniture, internet, phones and other items. We got the space, moved in, and were up and running and open for business on January 1.

Katie C.

Chad is absolutely amazing!! He helped our company find an office space to lease when moving the business and our employees from Tampa FL, to Austin. Everything else about the move was stressful, but working with Chad made acquiring a space and moving into it super easy. Eventually, when we decided to sublease part of it out, Chad helped us find someone immediately. Now that our lease is officially coming to an end, we've decided to work with him again to find our new space. He is so patient, down to earth, and professional, and he has been working really hard to find a new spot that meets our needs and price range. He is a great negotiator, and he also brings a wealth of knowledge and makes himself very available to answer our questions. I'm so glad we found him!

Mark S.

Been working with AOS and Chad for nearly 3 years now - in that time, he's truly gone above and beyond to help out and find office spaces that match the changing needs of my company.Not only is Chad someone who takes great pride in his craft as a broker (he's worked some great deals for us), but he has genuinely done his best to take care of us and help us navigate the waters of commercial real estate with true integrity. He's helped us review documents, tour as many spaces as we wanted to look at, and been extremely helpful all along the way.Truly one of the best people I've ever done business with, and cannot possibly say enough good things about the services that he and AOS have provided to us over the years.If you're looking for a new space to build your business, AOS is the best guide possible.

Heather F.

Gentry and Chad were awesome to work with. We needed to move very quickly with very little notice. Gentry sent a long list of locations for me to review and Chad talked me through them and then met me to view the spaces I selected. We found a great spot and the whole thing took less than two weeks, start to finish. I highly recommend this team of friendly professionals.

Sebastien B.

Chad helped us find our commercial lease. He and his team were professional and responsive at every steps. They took the time to understand our project to provide us with the best choice and advices. I recommend Chad and Austin Office Space without reservation!

Eric W.

We had a good experience using Austin Office Space and Chad Jewell to handle our subleasing process. The level of communication during the process was good and we felt informed of developments throughout. Chad was easy to work with and understood the local market. I would recommend him.

Andrew S.

Working on a TV show in Austin and needed adequate space for our production. Austin Office Space was extremely helpful and worked fast for our quick turn around. Highly recommend reaching out to AOS for any office needs. Will use them again!

Mike S.

Chad at AOS was extremely helpful in quickly compiling a list of office spaces for us to consider. He even made up a document complete with pictures and locations that made it very easy to weigh our options. In addition, he even put me in touch with another company to find out what they had to offer. It was a very helpful experience.

Cindy Lo - RED VELVET (.

It's not easy shopping for commercial real estate in a hot market like Austin but Chad with Austin Office Space (AOS) was there for us as we patiently combed through multiple options (all shapes & sizes) as we were open to building new or renovating an existing space. But what won us over was that he used his contacts to help find us a space before it went out to the public and that's the key to beating out the competition in a hot market. Chad responded to all my emails day & night, and I appreciate his willingness to answer even the mundane questions since this was my first time to buy commercial.

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Great company, great representation, great leadership. You'll be pleased with the results.

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My thumb was completely green as this was my first real office. Chad helped me through the process and found me the perfect space. Highly recommended.

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Chad is an amazing person to work with. He is an extremely pleasant and professional person and has access to a great network to help you find the right office space. He definitely is the person who will go the extra mile to help you find the right location. We highly recommend working with him!

James B.

Chad Jewel is awesome. From the day I met him through negotiations for our new space, he has been wonderful. If you are looking for office space, you just can do better than Chad! Two Thumbs WAY up!!

John R.

Great service, client focused and delivered exactly the kind of space we needed. Best in the business! If you need space in Austin, this is the team that will help you find it.

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