租戶代表Tenant Representation
Your lease will outlast most business plans.Negotiate it that way.
Whether you're opening a first location, outgrowing your current space, or staring at a renewal notice, the asymmetry is the same: the landlord and their broker negotiate leases for a living, and you run a business. Every term you don't know to ask about — free rent, TI contribution, option language, exclusions, pass-through caps — is money the other side keeps.
Tenant representation puts someone with the repetitions on your side of the table, from the first market survey to the day the keys change hands.
What the work covers
The engagement, piece by piece
01
Requirement before real estate
Square footage, parking, power, plumbing, licensing, budget, timing — defined first, so you tour five spaces that could work instead of twenty that can't.
02
The full market, not just the listings
What's advertised is only part of what's available. Quietly-available space surfaces through direct canvassing and owner outreach — in both English and Mandarin, which matters when the owner across the table prefers to negotiate in their first language.
03
Leverage built from alternatives
You negotiate a lease with the strength of your next-best option. Annie keeps two or three live alternatives in play through the LOI stage — one of the most effective tools a tenant has.
04
TI and workletter, scrutinized
The difference between “landlord shall deliver in shell condition” and “turnkey per mutually approved plans” can be an entire construction budget. For medical and restaurant uses especially, the workletter is where deals are won or lost. Annie negotiates the business terms; your attorney drafts and reviews the lease itself — you should have both.
05
Renew or relocate, with the math shown
Before your option window, a side-by-side of staying versus moving — all-in occupancy cost, construction, downtime, and disruption — so the renewal negotiation starts from evidence instead of inertia.
Straight talk
How Annie gets paid — before you sign anything
Broker compensation is negotiable — it is not set by law or by custom, and arrangements vary by deal. In many lease transactions the landlord pays the tenant's broker under its own listing agreement; even then, that cost lives somewhere in the deal's economics, so “paid by the landlord” is not the same as free. Whatever your transaction looks like, Annie will put her compensation in writing before you commit to anything — and if she ever has a competing interest in a building you're considering, such as representing its owner, you'll hear about it immediately and decide how to proceed.
In Annie’s words
How I sit on your side of the table
You should never negotiate a lease with only one option in front of you. My job is to make sure you always have a real alternative — and that you know exactly how I'm paid before you commit to anything.
The other side negotiates leases for a living. When we're done, so did you.
— Annie Liu Williams · DRE# 02147335
Across four property types
Office · Medical Office · Industrial · Retail
Start the conversation
Thirty minutes, no paperwork
The first conversation — and the written read that follows it — is free and yours to keep. The engagement above begins only if you choose to proceed.
Annie Liu Williams | CA DRE# 02147335
Vismar Corporation | CA DRE# 02004333