Commercial Tenant Representation Services
Site selection, financial modeling, lease negotiation, and concession structuring for commercial occupiers in Houston, TX and Northern & Central New Jersey. We represent the tenant — meaning the landlord pays our commission at lease execution, and every negotiated term is aimed at your economics, not theirs.
9-24 Month Timelines
Best deals come from starting 12 – 24 months before your existing lease expires. We build a timeline that gives you leverage at every negotiation step.
No Direct Cost
In nearly all commercial lease transactions, the tenant-side broker is paid by the landlord out of the listing commission at lease execution.
Landlord-Aligned Deals
We are picking a partner for you as much as picking a building. Long-term operator quality matters more than headline rent.
Why Tenants Hire a Representation Broker
Every commercial landlord has a listing broker whose job — legally and economically — is to maximize the landlord’s position. When a tenant walks into a market tour without their own broker, every conversation, every LOI response, and every lease term skews toward the landlord’s outcome. Not because listing brokers are adversarial, but because the fiduciary duty runs to the party paying the commission.
Tenant representation flips that dynamic. Bulldog Broker Group works exclusively for the tenant on tenant-rep engagements — reviewing every LOI counteroffer, modeling every concession package against total occupancy cost, and driving the negotiation through lease execution. And in nearly every commercial deal, our fee is paid by the landlord out of the listing commission — meaning tenants get advocacy at no direct cost.
What Tenant Representation Includes
Six workstreams — the same treatment institutional occupiers get from national platforms, delivered locally.
Space Search & Market Tour
Full canvass of available product matching your criteria, including off-market and pre-market space. Coordinated tour schedule with drive time optimized.
Financial Modeling
Total-cost-of-occupancy analysis across every option — base rent, escalations, TI amortization, opex pass-throughs, free rent, and renewal economics.
LOI & Lease Negotiation
Letter of intent drafting, rent and concession negotiation, and lease redline management through execution — coordinated with your counsel.
Concession Structuring
TI allowances, free rent, expansion rights, options to extend, sublease rights, HVAC upgrades, exclusive-use clauses, signage — the full economic package.
Renewal Strategy
When you already occupy space, we run a parallel market to give the incumbent landlord real competitive tension before negotiating your renewal.
Post-Close Advocacy
We stay engaged through possession, TI construction, and the first year of occupancy — your original terms enforced without renegotiation later.
Who We Represent
Every asset class has its own leasing rhythm. We work across the commercial spectrum.
Corporate & Office Tenants
Growing companies leasing 3,000 – 100,000 SF of office space. We handle Class A trophy, boutique creative space, and suburban office campuses.
Retail Tenants
National franchises, regional chains, and independent operators. Site selection with demographic and traffic analysis, plus co-tenancy negotiation.
Industrial & Warehouse Occupiers
Distribution, manufacturing, 3PL, cold storage, and flex space users. Clear-height requirements, dock ratios, and yard planning built into the site selection process.
Medical & Professional Services
Physicians, law firms, financial services, wealth management — space that has to build out to a specific spec and often needs zoning verification before commitment.
How Angelo Runs a Tenant-Rep Engagement
Every engagement is quarterbacked by Angelo Mitlo — TREC Salesperson #842584 in Texas and New Jersey Broker Associate #0894102 — operating under Coldwell Banker Commercial Realty. That gives your occupancy strategy a licensed CRE broker in both states, access to the CBC vendor and referral network, and alignment with the largest commercial affiliate network in North America. No handoff to a rotating account manager — the broker you meet at the intake call is the broker at your lease closing.
Every engagement is tracked in CREOS — our internal transaction platform — so every LOI, financial model, lease redline, and communication is retained in one system. When we get to lease execution, you receive a bound engagement binder containing every option we canvassed, every underwriting spreadsheet we built, and every negotiated term with rationale. That’s the paper trail your CFO, board, or landlord counterparty needs.
Our 5-Step Tenant Representation Process
Needs Assessment
Space program, timing, geography, budget, and future growth requirements captured in a written brief before we go to market.
Market Survey
Full inventory search across our own listing pipeline, CoStar, LoopNet, Crexi, and the Coldwell Banker Commercial network — including off-market and pre-market inventory.
Tour & Shortlist
Coordinated tour, comparative site scoring, and shortlist of 3 – 5 finalists with side-by-side total-cost comparisons.
LOI & Negotiation
Multi-party LOI process with parallel negotiation on top choices to keep leverage. We drive the economic terms; your counsel handles legal.
Lease & Move-in
Lease redline coordination, TI package finalized, and move-in scheduled. We stay engaged through the first year of occupancy.
Markets We Cover
Houston, TX
Downtown, Energy Corridor, Galleria, Sugar Land, Katy, and every industrial submarket from the Ship Channel to the North Fwy / Tomball corridor.
Houston marketNorthern & Central New Jersey
Bergen, Essex, Hudson, Middlesex, Morris, Somerset, and Union counties. Turnpike-corridor industrial, waterfront office, suburban retail, mixed-use.
New Jersey marketCommercial Tenant Representation — FAQ
Related Services
Landlord Representation
On the other side of the desk — full leasing strategy for landlords and property owners.
Buyer Representation
Ready to own instead of lease? Acquisition support from search to closing.
CRE Consulting
Portfolio-level strategy for corporate occupiers with multiple leases and locations.
Ready to Start Your Space Search?
The best time to start a tenant-rep engagement is 12 – 24 months before your existing lease expires.