Why we’re celebrating 2016 [Video]

The team at OfficeSpace.com wishes you a Happy Holiday! 2016 flew by, and we want to thank you for helping us have our best year yet! Millions of tenants used OfficeSpace.com, hundreds of thousands of broker-to-tenant connections were made, and tens of thousands of brokers got exposure nationwide.

We put together a video to recap the amazing year we had at OfficeSpace.com:

OfficeSpace.com A Year in Review (2016)


Re-imagine your prospecting with OfficeSpace.com


It’s been a great first quarter here at OfficeSpace.com! With over 200,000 unique tenants searching every month, we’re on pace to make hundreds of thousands of broker-to-tenant connections this year.

As the fastest growing CRE website, OfficeSpace.com is helping thousands of brokers re-imagine their prospecting strategies and connect directly with tenants. Our latest video recaps the amazing growth that we’re seeing and summarizes our service and users.

Click here to view it on Youtube.

Hello, is it tenants you’re looking for?

Our Tenant Connect program continues to flourish, and we’re happy to say that 2015 has been an exciting year for the overall growth of the program. Since our last update 11 months ago, OfficeSpace.com has gone nationwide and we’ve more than doubled the number of participating brokers in our Tenant Connect program.

Much of the program’s success can be attributed to the strong year we’ve had as a whole. We’ve seen record traffic numbers and have continued to track growth on all fronts:



Recap: The Program

Tenant Connect is our broker marketing platform which we’ve designed specifically for Tenant Rep Brokers. This platform allows Tenant Rep brokers to connect with prospective tenants who are actively searching for available spaces on OfficeSpace.com. These connections happen via email or phone and are tracked in our system and relayed directly to the broker. As a Tenant Rep, you simply have to qualify and respond to inquiries (something you all do currently).

This platform has truly proved to be beneficial to both the Tenant and the Tenant Reps.

An updated snapshot of what we’ve seen in our program:

– Over 14,000 contacts directly delivered to the broker.
– Over 157% growth in the number of participating partners over the past 10 months.
Tenant rep partners are averaging over a 4x return on their spend.
– Over 75% of our users are tenants searching without representation, and 68% are searching for spaces over 1,000SF.

What Participants Are Saying

We recently turned to one of our Tenant Connect veterans, Scott Driver, to ask how the program has personally impacted him:

Q: How does Tenant Connect compare to other online referral/lead sources?

Scott DriverThere are no other lead resources for Tenant Rep Brokers.

Q: To date, what has been your most memorable tenant contact from OfficeSpace.com

Scott Driver: A contact that resulted in a $15,879.75 commission check for an office lease.

Q: What has been the biggest impact for you as a result of joining Tenant Connect?

Scott DriverAdditional income was $30,000 in 2014 (4 months), and $57,000 2nd quarter of 2015 with many deals in the pipeline. There’s also an additional peace of mind knowing that leads will be received at least weekly if not more often.

Q: Do you have any advice for new members or for those that are interested in joining?

Scott Driver: Contact the leads via email as quickly as possible, followed by a phone call to determine the specifics of the requirement, how “real” it is, and the probability of closing a transaction. Also, show the space as soon as possible.

Q: Anything else you’d like to add?

Scott Driver: Anyone who does not benefit from this lead program isn’t getting up in the morning.

The Next Steps

As we diligently add new listings and drive more traffic, we are continuing to see new opportunities in most of our markets to add more Tenant Rep partners who are hungry to grow their business and understand the value of online marketing.

Contact us below for more information and don’t miss out on reserving a spot to represent yourself as the local tenant expert in your market:


Brokers, we want to hear from you!

We’re interested in hearing from you, brokers! As we continue to grow, it’s important to us that any changes that we implement – however big or small – are always for the betterment of our users’ experience. That said, your feedback is critical every step of the way.

We invite you to participate in this short survey; it will take no more than 5 minutes of your time, we promise! Tell us how we’re doing, where we can improve, and most importantly, what we can provide to help you:

Take the Survey

So don’t be shy, we want to hear from you! You can also reach us at (800) 560-3544 or feedback@officespace.com.

Startups, Get Your Finances in Order Before Leasing Office Space

This post was authored by Nathan Smith, a commercial real estate consultant and owner of Austin Tenant Advisors


As a startup or new business owner it’s important to be financially prepared before starting the process of looking for and leasing office space. Gathering your financial information and making your startup look financially strong in the eyes of a Landlord takes longer than you think so you want to do this well in advance. By preparing in advance you better your chances of gaining the Landlord’s confidence in your tenancy and increase your chances of negotiating better office lease concessions such as tenant improvements, rental abatements, etc.

Similar to how banks preapprove you for a loan, Landlords want to make sure you are financially qualified before they lease you office space, especially in hot markets like Austin, TX.   They will be investing time, resources, tenant improvements and other lease concessions in your tenancy so it’s imperative that you prove your financial ability & stability to pay any upfront costs and rent for the duration of the lease term.

Proving that your startup company is financially qualified takes more than a great business idea, having a large 401k, or a big expensive house.

  • If you are a startup company that has been around for a few years Landlords want to see current profit & loss statements, cash flows, balance sheets, and/or other sources of financing and funding. Depending on the landlord’s perception of your financials you may need to securitize the lease with a security deposit, letter of credit (LOC), personal guaranty or a combination of the latter. Your financial strength, lease term length, total lease amount, tenant improvement costs, & lease commissions will determine the amount needed to securitize the lease.
  • If you are a brand new startup with no track record or you’re an existing one with weak financials Landlord’s will probably want the person signing the lease to provide 2-3 years of personal tax returns and/or a personal financial statement. Depending on the Landlord’s perception of those personal financial statements they may require that the lease be personally guaranteed, need a larger security deposit, or need a letter of credit (LOC) that will cover the landlords up front costs to do the deal (e.g. tenant improvements, lease commissions, etc.).

Before you begin the search for office space, make sure you have your financials in order and have them ready to show Landlords. You might also consider having your business plan and pro-forma available to show your current and future financial projections.

Do all that you can to put your best foot forward, however because you are a startup Landlord’s still may require you to sign a personal guarantee, pay a larger security deposit, or have a letter of credit (LOC). You only get one shot at making a good impression! The more prepared you are and the better your finances look the better chance you have at proving to the Landlord that you can pay rent AND in receiving office lease concessions.



Nathan Smith specializes in helping startups companies find, lease and/or purchase office space in Austin, TX. He has advised over 300 companies in finding the best office locations, negotiate new leases and lease renewals, facilitate relocations and expansions. Outside the office Nathan enjoys hanging out with his wife and two children in Bee Cave, TX and is an avid runner and cyclist that participates in many local triathlons and running events.

Lookin’ for Tenants in All the Wrong Places

The Destination

It has been 18 months since we launched our pilot program for Tenant Rep Brokers and I’m thrilled to say that it has been an overwhelming success!  In fact, since we launched, others have tried to copy our model which is further validation of the market opportunity.  However, their captive audience isn’t necessarily tenants that are searching for space and is reflected in the quality of those leads.

2012 and 2013 were record years for us over multiple metrics and 2014 seems to be on the same overall trajectory, if not better:OfficeSpaceUserGrowthOfficeSpace.com continues to be the premier destination for tenants that are actively looking for space.

The Program

Tenant Connect is our broker marketing program specifically designed for tenant representation brokers from the ground up.  Our platform allows prospective tenants to reach out to our Tenant Connect Brokers directly as they are searching for available spaces while on OfficeSpace.com.  These inquiries or contacts can happen via email or phone and are tracked in our system and relayed directly to the broker.  It is truly a platform that works for both the Tenant and the Tenant Reps.  Best of all, as a tenant rep, you don’t have to do anything to source the clients, you just have to qualify and respond to the inquiries…something you all do currently.

Overall results for the past 18 months:

  • Approximately $500,000 in commission revenue generated for the broker
  • Over 6,500 contacts directly delivered to the broker
  • Over 115 closings with a large pipeline
  • Our broker churn rate is flat at 0%, everyone is seeing the value

The Journey

All our current tenant connect brokers are reaping the benefits of adopting early as they are all generating commissions and have secured their spot in their respective markets.  All our pilot cities are currently full but we are always building out wait lists.  Additionally, we make proactive changes to our tenant connect broker pools based on performance and user reviews, which helps us improve our tenant experience.

What some of our Tenant Connect Brokers have to say:

Overall – the use of OfficeSpace.com has enhanced my ability as a broker tenfold – I truly cannot imagine getting going without a tool like this.  My interest in inbound leads and how to qualify, nurture and then cultivate them has proven a great asset to Colliers –and an invaluable learning experience with your tool.  I look forward to many more years of successful partnership – and would encourage any and all feedback you have for me in the future. — Sam Devorris (Colliers, Denver)

(in 4 months) Have received over $30,000 in commissions my efforts have generated from the leads so obviously it has worked for me! — Scott Driver (Scott Driver & Company, Seattle)

The main reason for enjoying the TC Broker Program over the last two years is the ease of quality inbound leads and income, not just the immediate 5 figure deals but the future 5/6 figure deals when leases roll/renew/relocate.  I have never done a six-figure lease with Office Space yet, but in 2013 and 2014 so many deals were in the five-figure range. I also have a 62 month deal in the highest priced building in all of San Diego County today from an Office Space lead – anyone can call me about it, and I will note how easy it was to get.

In our competitive commercial real estate environment to have so many office leads come in that are coming from areas that you would otherwise have to be LinkedIn, be introduced, or network to meet the President or CEO, OfficeSpace.com is able to cut right to the front of the line.  

I recommend OfficeSpace.com to all tenant reps, the only problem is not all tenant reps can become a member, so I tell them in minutes to sign up or get back to LinkedIn, be introduced, or network. — Michael Mazzotta (XREIT, San Diego)

The Opportunity

We’ve learned over the past few years how to attract and keep prospective users on the site and we will continue to listen, learn, and refine our services.  The team at OfficeSpace.com is aggressively expanding our listing base throughout the nation and this will allow us to bring this platform to many more markets in the near future.

If you are interested in being a leader with entrepreneurial foresight, contact us for more information and reserve your spot as we offer this platform in your market:

Don’t miss out like so many brokers in our pilot markets did, by letting the herd mentality take over.  Many of those that missed out was simply due to waiting to see who would join the program.

After all, where else can you tap into a steady profitable stream of prospective tenants actively looking for your help?

Where are you looking to find tenants?

Meet, Eat and Learn with OfficeSpace.com!

What can I do to enhance my listings on OfficeSpace.com? Am I utilizing all of the services offered with my membership? How do I edit my listings and follow up on tenant leads? If you’ve ever asked yourself any of these questions or simply just want to learn how Officespace.com can help you as a real estate professional, we encourage you to attend our Lunch & Learn! We hold one monthly in the hope of providing professionals with additional education on our Broker tools and services. The hour long session covers everything from website navigation to services and tools that we’ve put in place to help you gain better access to active tenants and data. While we’re always available to provide support by phone or online, we understand the importance of face-to-face demonstrations – sometimes you just have to see it to understand it! And the best part? Lunch is on us!

For more information on our monthly Lunch & Learn, see below:

When: The last Wednesday of every month (mark your calendars for May 28th to attend the next one!)

Time: 12 PM-1:30 PM

Where: 1301 5th Ave, Suite 1717

RSVP Required? Yes. To RSVP, please send an email to heimb@officespace.com confirming that you’d like to attend anytime before the day of the session.

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If you have any specific topics that you’d like us to cover in our next session, send them our way! We’ll make sure to add it to our agenda if it isn’t already included.

Broker Banter Q&A – Part II (The Denver Chapter)


This week we have the pleasure of sharing another Q&A for our Broker Banter series, featuring Denver Broker Jason Bollhoefner.  Similar to our previous conversation with Portland broker Kristi Ricker, we connected with Jason to get more insight into some key things that tenants should know before touring potential sites, selecting a space, and negotiating a lease.

OfficeSpace: What are some things that tenants typically overlook when looking for new space that they should be paying attention to?

Jason:  Commercial leasing is a complex process, fraught with significant potential risks and liabilities, and should only be handled by a representative that has both the necessary experience and your best interests in place.  I have found tenants tend to overlook the importance of their creditworthiness and the time required to bring a commercial lease transaction to close.  Leasing commercial space is very comparable to getting a loan from a bank.  Tenants should be prepared to share financial statements and to appropriately collateralize the lease transaction.

Commercial real estate transactions, even for a seemingly “simple” deal, may take a considerable amount of time to successfully complete.  Having adequate time to identify, tour, design, price, negotiate terms on, construct or improve, and move into suitable commercial space helps to shift negotiating leverage to the tenant’s benefit.  Start the process 4-8 months before you need to occupy your new space.

OfficeSpace: What are the best practices to selecting the best space?

Jason: The best space is the space which meets unique criteria that vary by industry, property type, the nature of the user’s business and their business plan, and location.  I ensure a successful process by taking the time to understand the intricacies of my clients and their businesses up-front so the real estate supports these needs and requirements.

OfficeSpace: What are the best practices in negotiating my lease?

Jason: The best practices in negotiating a lease are summarized into 4 critical path items as follows:

  1. Start your needs analysis and discussion well before the need is estimated to commence.
  2. Engage an expert commercial real estate broker with proven experience and leverage their knowledge; we are here to help you starting with the needs analysis and continuing from occupancy throughout your lease term.
  3. Always have a solid back-up option at hand, especially in an improving real estate market. Being prepared to walk away is a very powerful aspect of successful negotiation.
  4. Engage a real estate attorney to provide counsel and revise the lease document.

OfficeSpace: What are the hidden costs in a lease?

Jason: Your real estate broker should be well versed and provide assistance in mitigating latent/hidden costs within the lease agreement.  The primary area of hidden costs arise from Operating Expenses or Common Area Maintenance (CAM) charges and maintenance obligations.  Other potential pitfalls include Tenant Restoration requirements, Tenant Alteration processes, landlord administrative markups, and property management fees. My experience  negotiating thousands of lease agreements is invaluable to my clients in these areas.

OfficeSpace: What’s the best way to compare offers?

Jason: The best way to compare offers is on a Net Present Value (NPV) basis and $/RSF basis with a matrix for a side by side comparison.  This analysis should also take into account intangibles such as building image, proximity to employees and clients, ease of ingress/egress, and the true cost of occupancy including any tenant contributions to build-out and relocation costs.

Jason Bollhoefner joined Corum Real Estate Group as a Leasing Agent in January 2001 and was promoted to Senior Leasing Agent in 2007 and to his current position as Assistant Vice President in 2008.

Find office, retail or industrial space by visiting: http://www.officespace.com/Denver-CO

Brokers, This Leads For You.

You may not always be aware your listings are with OfficeSpace.com as your brokerage often utilizes 3rd party marketing groups to maximize your exposure! However, when you receive a lead from us, please take it seriously. Here are a few more details to familiarize you with the way our lead system works.
1. All leads sent from OfficeSpace.com are qualified and should be answered as soon as possible.
2. There is no hidden fee to access your leads or contact details from OfficeSpace.com
3. If multiple brokers are on one listing, the lead is sent to all involved. (*Please Note: All responses to this lead email are also viewed by the tenant so be sure to begin new correspondence with fellow brokers on said listing.)
4. See copy of sample broker lead below.

Remember to add your listings to OfficeSpace.com to reach tenants searching for office, retail and industrial spaces. Should you have any questions regarding listings, leads or how to receive the most effective exposure with our service please don’t hesitate to reach out:

Close Encounters of the CRE Kind.


The OfficeSpace team had the pleasure of hosting it’s first home town event for the CRE community in Seattle this past week. It was an intimate evening with an open format for answering questions on our broker services, product demonstrations, all of course while engaging with everyone on the latest commercial real estate talk in the Pacific NorthWest.

Perhaps the most surprising comment of the evening was how fantastic it was to speak with our team in person. More than once we heard “How often do you get to speak to a website face to face?”.  Being in the internet game with our heads down, working hard to make our site as efficient and user-friendly as possible for both the broker and the tenant communities, we sometimes forget how important that face time really is.

It’s a recurring theme in the tech start-up community as we “Eat. Sleep. Breath.” with our computers  and our “Eat. Drink. Learn” event was a great reminder to stop, drop everything and talk…in person.  We look forward to continuing this trend as we grow and continue to answer your questions – face to face, over the phone and of course, online.

A generous thank you once again to our sponsors, Gateway Construction and Complete Office Furniture who provided some fantastic give-aways and support of the evening.

We even managed to snap a few shots of the evening’s festivities as posted below.