Tenant · Apr 14, 2026 · 5 min read
A renewal playbook for tenants who waited too long
If your lease comes up in less than 9 months and you haven't started, here's the order of operations to get back leverage. Specific to Atlanta sub-markets.
Rae Bellinger
Vice President · Office Leasing
Most companies start their office lease renewal 4–6 months before expiry. That's too late. By then, your landlord knows you don't have time to actually move — and they negotiate accordingly. If you've waited, here's how to get some leverage back.
Step 1 — Get a real market read fast
In one week, you should know: what your space is actually worth in current rents, what 3–4 alternative buildings would offer, and what concessions the market is giving. Your existing landlord is reading those same numbers.
Step 2 — Show, don't tell
Tour two real alternatives. Tell your landlord you've toured them. This works because it's true — you're not bluffing about a move, you're seriously evaluating one.
Step 3 — Trade term for terms
If you renew, give the landlord 5–7 years instead of 3. In exchange, ask for: 6+ months free, $25–40/SF TI for a refresh, a sublease right, and a market-reset clause at year 4.
- 6 months free on a 5–7 year renewal is standard right now.
- TI for a refresh ($25–40/SF) — even if your space is already fine — is largely free money you can use later or take as additional concession.
- Sublease rights protect you if your business shrinks. Get them written in.
- A market-reset clause caps your exposure if rates fall further.
“Even on a 6-month timeline, you can usually claw back 60–70% of the leverage of a full renewal cycle. Start tomorrow.”