This refers to how expenses are handled. In a full-service (FS) lease, you pay one gross rate and the landlord covers building operating costs (property taxes, insurance, maintenance, utilities are typically included). In a triple-net (NNN) lease, the rent is split into base rent + your share of taxes, insurance, and common area maintenance – meaning you’ll get additional billings for those expenses. Modified gross leases are a middle ground (some expenses included, others shared). In Denver, many downtown buildings quote full-service rents, whereas smaller buildings and flex spaces might use NNN. Always clarify which format any quoted rate is, and ask for an estimate of the total effective cost.

It depends on your business stability and goals. A short-term lease (1–3 years) offers maximum flexibility – good for young companies or uncertain headcount. It’s easier to change plans if needed, though you may not get as much in tenant improvements. A long-term lease (5–10 years) provides stability and can lock in a rental rate, which is great if you expect rents to rise. Landlords often reward longer commitments with better incentives (free rent, larger TI allowances), which can save you money. If you’re confident the space and location will serve you for the long run, a longer lease can be beneficial. Otherwise, you might start short with options to extend. In Denver 2025, many tenants are striking a balance: e.g. a 5-year lease with a termination option after 3 years, or a shorter lease with a right of first offer on a larger space if needed.

Rent abatement means free rent for a period of time. It’s usually given as a concession in negotiations – for example, “5 months free rent abatement” on a 5-year lease, often applied to the first months or spread over the term. This can significantly reduce your effective cost. Abatement might also kick in if your space is unusable (say, if a government shutdown prevents access, sometimes landlords agree to abate rent for that period). In 2025’s competitive market, free rent has become more common as a landlord incentive. Be sure any abatement deal is clearly stated in the lease (and whether you still pay operating expenses during free rent months, which is often the case in NNN leases).

A listing agent’s job is to fill vacancies for landlords, which means their loyalty and fiduciary duty lie with the building owner, not you. In contrast, a tenant rep broker is 100% on your side – our fiduciary duty is to you, the tenant. Here are some key benefits of using a tenant rep: (1) Market Expertise: We provide in-depth knowledge of rent comps, availability, and emerging opportunities across all submarkets, not just one building. This means you won’t miss out on a great space because you weren’t aware of it. (2) Time and Effort Savings: We do the legwork – researching options, setting tour schedules, and managing the process – which saves your team countless hours. (3) Better Negotiations: An experienced tenant rep knows the tricks of the trade and common lease pitfalls. We negotiate dozens of leases every year and use that experience to secure more favorable terms (e.g. lower rent, higher improvement allowances, free rent periods, protection against unforeseen expenses) than most tenants could on their own. (4) Protection and Advocacy: We ensure the lease contract protects your interests – for example, renewal rights, rights to expand, and proper expense protections. If any issues arise, we act as your advocate. (5) Landlord Pays the Commission: As mentioned, traditionally the landlord pays the tenant rep’s commission, so there’s no reason not to have an expert in your corner. In summary, having the right tenant rep broker working on your behalf will help simplify and expedite the process by having a dedicated real estate advisor and negotiator on your team. It levels the playing field, often delivering a better outcome (and experience) than you’d achieve otherwise.

Typically, the landlord will fund agreed-upon improvements via a Tenant Improvement (TI) Allowance – e.g. “Landlord to provide up to $40/SF for tenant’s build-out.” You then work with an architect/contractor (either landlord’s or your own) to plan the space and do the work, using that allowance. If you spend beyond the allowance, that’s on you (or you negotiate to amortize it into rent). Alternatively, some landlords offer a turnkey build-out where they deliver the space move-in ready to your spec at their cost. Other structures include build-out discounts (lower rent instead of TI money) or landlord-managed construction versus tenant-managed. Always clarify timeline and who controls the build process. In Denver, large downtown landlords usually manage construction using their contractors (with your input on design), whereas in smaller deals you might take a more active role. Make sure the lease details the scope of work or references an agreed plan, and addresses what happens if construction is delayed.

This varies by company and has changed post-pandemic. A rule of thumb used to be ~125–175 square feet per person for traditional offices. Today, because of hybrid schedules and new layouts, some companies plan closer to 100 SF per person for dense open offices, while others go up to 200+ SF per person to allow distancing and collaboration areas. In Denver, many tech firms have adopted open floor plans with shared “hot desks” for hybrid workers, which lowers the per-employee space. On the other hand, law firms and financial firms still tend to allocate larger private offices, keeping their ratios higher. Also consider shared spaces: do you need a big boardroom (rarely used but important occasionally) or can you use a building’s shared conference center on demand? In planning your square footage, list each function (workstations, offices, conference rooms, reception, kitchen, storage, etc.) and have an architect or space planner translate that into a square footage number. And remember future growth – if you expect to hire, build in some extra room or negotiate rights to adjacent space.

The average asking rent for office space in the Denver metro area is around  $30 per square foot per year (full-service). This is an overall average—actual rents vary widely by location and building class. For instance, Class A LoDo about $50 psf, whereas Class B space in southeast suburbs averages closer to $25 psf. In sought-after submarkets like LoDo or Cherry Creek, new construction can command $60+ psf. Our team keeps close track of rent trends in each submarket and can provide you with a free Office Space Market Report with the latest rates for the areas you’re considering. (Tip: When budgeting, remember quoted rents may be full-service (including utilities/janitorial) or triple-net (must add operating expenses to get to determine full-service) – we’ll help you compare apples-to-apples.)

It’s possible to find listings online and tour on your own by calling listing agents, but it’s not recommended. Having a tenant rep broker offers many advantages: they have access to more listings (some spaces you’d simply never know about), they can often schedule tours in a coordinated “tour day” efficiently, and they act as your advocate when dealing with landlords. A listing agent’s job is to get the best deal for the landlord – your broker’s job is to get the best deal for you. Also, brokers can filter out options that look good online but wouldn’t actually meet your needs (saving you time). Given that the landlord typically pays the brokerage fees, there’s little downside to using a broker. While you can tour without one, many landlords’ agents prefer working through a tenant broker because they know the deal is serious and the tenant is well-represented. In short, you’re likely to get a more favorable outcome and a smoother process with professional representation.

Commercial leases in Colorado are largely governed by freedom of contract – there is minimal government regulation on terms. For example, there’s no legal cap on rent or deposit, no mandatory grace periods, etc. The Colorado statutes that protect residential tenants (like security deposit rules, eviction protections) do not broadly apply to commercial leases. This means you must rely on the lease itself for protection. That said, general contract law and some specific laws do apply. Notably, ADA (Americans with Disabilities Act) compliance is required for commercial properties (the space must be accessible). Denver also has zoning and building codes – ensure your intended use is allowed and the space has a proper Certificate of Occupancy for office use. Colorado recently tightened some commercial broker disclosure laws – if a broker represents both sides (which a true tenant rep will not do), it must be disclosed. Also, while not unique to Denver, remember personal guarantees: many landlords will require a small business owner to personally guarantee the lease obligations, especially if the business has little credit history. You can try to negotiate this down (e.g. guarantee burns off after a couple of years of on-time payments). Finally, be aware of the eviction process: Colorado allows relatively quick eviction for non-payment (unlawful detainer in as little as a few weeks). There’s no “self-help” eviction though – landlords must go through court. It’s wise to have an attorney review any Denver lease to spot onerous clauses (like confession of judgment clauses, etc.). Overall, the law leaves it to you to negotiate a fair deal, so do your due diligence. The good news is Denver landlords are generally business-friendly and willing to strike deals that work for both parties in this market.

While it’s possible to find and lease office space on your own, using a tenant rep broker is highly recommended – and the Landlord pays the commission not you. A professional tenant representative will save you time, money, and headaches throughout the process. Consider that there are thousands of buildings and landlords in Denver, and many do not openly advertise availabilities. Our brokers have access to complete and up-to-date listings (beyond what you’ll see on public websites, which are often incomplete). Plus, we check availability by directly contacting our database of over 400 office brokers. We know the market conditions and going lease deals, so we can negotiate aggressively on your behalf to get better terms than a DIY approach might yield. Importantly, the landlord’s broker works for the landlord – if you go it alone, you’re essentially unrepresented in a major financial transaction. A tenant rep broker levels the playing field with an expert working exclusively for you. They handle property tours, detailed RFPs, proposals/counter proposals, and deal with landlord agents, shielding you from pitfalls and pushy sales tactics. And as noted, the landlord typically pays the broker’s fee. In short, you are not required to use a broker, but savvy tenants nearly always use one – it’s a smart business decision that often results in a better space on better terms.