Process
The 8-step
engagement process.
Every retail, office, tenant-rep, and acquisition assignment runs through the same eight steps. Discrete, citable, and run by Daniel personally — no hand-offs, no junior brokers, no surprises at closing. Typical end-to-end timeline: 60–180 days depending on space condition.
Workflow
Eight steps, one broker.
Each step has a clear deliverable. You always know what's next, what's blocking, and where the leverage is.
- 01
Needs analysis
Deliverable · One-page requirement profileDocument use, headcount, parking, signage, customer drive-time, deliveries, and 3–5 year growth assumptions. - 02
Market survey
Deliverable · Ranked inventory listPull every available space in Keller, Grapevine, and Southlake that fits the profile — on-market and off-market — including pre-construction, sublease, and direct landlord inventory. - 03
Tour & shortlist
Deliverable · Side-by-side comparison matrixCoordinated property tours with comparison on base rent, NNN, TI allowance, free rent, escalation, term, exclusive-use, co-tenancy, and signage rights. - 04
Request for proposal (RFP)
Deliverable · Written RFP to each landlordRFPs sent to landlord finalists in parallel — driving competition on economics and concessions, not just price. - 05
Letter of intent (LOI)
Deliverable · Negotiated LOIDraft and negotiate the LOI: rent, TI, free rent, options to renew, options to expand, right of first refusal, exclusive use, co-tenancy, holdover, assignment, and personal-guarantee terms. - 06
Lease negotiation
Deliverable · Executed leaseCoordinate with your attorney on the long-form lease — operating expense pass-throughs, CAM caps, audit rights, relocation clauses, repair obligations, and surrender condition. - 07
Build-out & delivery
Deliverable · Rent-commencement-ready spaceVendor introductions for architect, GC, signage, and IT. Track landlord-work milestones against the rent commencement date. - 08
Renewal & relocation
Deliverable · Re-canvassed market 12–18 months outBefore expiration we re-canvass the market so your renewal is negotiated against real alternatives — not blind landlord renewal letters.
Timeline
How long it takes.
- 01
Days 0–14
Needs analysis + market surveyKick-off call, written requirement profile, and a full inventory list within two weeks. - 02
Days 14–30
Tours + shortlist + RFPsCoordinated tours, side-by-side comparison, and written RFPs to landlord finalists. - 03
Days 30–60
LOI negotiationMultiple LOI rounds in parallel to keep landlords competitive on economics and concessions. - 04
Days 60–120
Lease + build-outLong-form lease negotiation with your attorney, then build-out coordination through rent commencement.
FAQ
Frequently asked.
Common questions about this market and service. Don't see yours? Call (817) 559-1235.
- How long does a typical tenant-rep engagement take?
- From kick-off to lease execution: 60–120 days for second-generation retail and office, 120–180+ days for new construction or heavy build-out. The market-survey phase is usually 2–3 weeks; LOI negotiation is 2–6 weeks; long-form lease negotiation is another 3–6 weeks.
- Who pays the broker?
- On most lease assignments, the landlord pays the leasing commission per the listing agreement — at no out-of-pocket cost to the tenant. On sale assignments, the seller typically pays the commission split. Daniel discloses the commission structure in writing at engagement.
- Do I need an attorney?
- Yes — for any lease over a year or any sale, an experienced CRE attorney should review the long-form document. Daniel coordinates directly with your counsel and can refer experienced DFW CRE attorneys if you don't already have one.
- What's the most-skipped step?
- The re-canvass before renewal. Most tenants accept landlord renewal letters at face value — and overpay 10–20% as a result. Re-canvassing the market 12–18 months before expiration is the single highest-leverage step in the entire process.
Ready to talk?
Daniel personally runs every Keller, Grapevine, and Southlake assignment. Start with a 20-minute call.