How is a tenant's broker paid?

In many Florida commercial leases the landlord's listing agreement provides a commission to the broker who brings the tenant. How BreakThru Realty is paid for your search is agreed with you in writing before it starts.

What is the difference between NNN and gross rent?

Under a triple net (NNN) lease you pay base rent plus your share of the property taxes, insurance and common area maintenance. Under a gross or full-service lease those costs are included. Always compare total annual cost per square foot, not the quoted rate.

How much space do I need?

It depends on how you work: private offices or open plan, storage, customer areas, and room to grow over the lease term. We work it out from your headcount and operations before the search, and check it against the real floor plans.

Can you check whether my business is allowed in a space?

We check the listing's zoning against your use and flag what needs confirming. Confirm the permitted use with the city or county zoning office, and make the lease conditional on getting your certificate of use and permits.

For Tenants

Commercial Tenant Representation in Florida

Name: Tenant Representation
Brand: BreakThru Realty

The right space should help your business succeed, not hold it back.

Lease the office, retail, industrial, flex or restaurant space your business needs, anywhere in Florida, on terms you understand before you sign. A licensed BreakThru Realty agent works for you, not the landlord: we find the spaces that fit, compare them on what they will really cost, and negotiate the terms before your attorney reviews the lease.

Find Space for My Business · (786) 914-1017

BreakThru Realty · Founder and Broker of Record: Tyson E. Sam, Florida License 3565210

Your first step: Space Requirements Consultation

Start With a Space Requirements Consultation

Location, permitted use, build-out, parking and the lease terms decide whether a space helps your business or holds it back. We work through what you need before we search, then compare the spaces that fit on what they will really cost to occupy.

What you receive

A written requirements brief: size, use, location, parking, timing and budget
A tailored search of listed and off-market space, with the total cost to occupy compared
What the zoning and the certificate of use allow at each option
Negotiation of the letter of intent before your attorney reviews the lease
How tenant representation is paid for, explained in writing before we start

What happens next

Tell us about the business and the space it needs.
A commercial agent prepares the brief and the first set of options.
We reply within one business day with the options and a time to talk.
Tour the ones that fit. There is no obligation to lease through us.

Free to the tenant in most cases: the landlord's side usually pays the leasing commission. The arrangement is set out in writing before we start, so there are no surprises.

Find Space for My Business · Cost-to-occupy calculator

Defining What You Need

Size, layout, location, parking, loading, power, signage, the zoning your use requires, your budget and your move date. Getting these right first keeps the search short and stops you touring space that can never work.

Finding the Space

We search every commercial lease listing in the MLS, ask landlords' brokers about space coming available before it is listed, and set up tours of the ones worth seeing. For a franchise or multi-location concept, see our franchise site selection and tenant representation pages.

Comparing Spaces on Total Cost

Two spaces quoted at the same rent can cost very different amounts. We compare them on total occupancy cost.

Base rent and its annual increases over the full term
Taxes, insurance and common area maintenance under a triple net lease
Utilities, parking and after-hours air conditioning
Build-out: the improvement allowance against what your space needs
Free rent and other concessions, spread over the term

Negotiating the Lease

We negotiate the letter of intent: rent and increases, free rent, the improvement allowance, the term, renewal and expansion options, an exclusive-use clause for retail, early termination, and the size of any personal guarantee. Your Florida real estate attorney then reviews the lease before you sign.

Questions you may be asking

Why not go straight to the landlord's broker?: The landlord's broker works for the landlord. We work for you: we compare the space against the alternatives, including ones that broker does not list, and negotiate the terms on your side of the table.
What will the space really cost?: Base rent is the start. Common-area charges, taxes, insurance, utilities, build-out, parking and annual increases decide the real figure. We compare each option on the total cost to occupy over the term.
How long does leasing take?: From first tour to keys, commonly two to four months for a space that needs little work and longer where a build-out or a permit is involved. We set the timeline from your move date backwards.

Find Space for My Business

Call or text (786) 914-1017 or email sales@breakthrurealty.com. A licensed BreakThru Realty agent follows up within one business day.

Frequently Asked Questions

How is a tenant's broker paid?: In many Florida commercial leases the landlord's listing agreement provides a commission to the broker who brings the tenant. How BreakThru Realty is paid for your search is agreed with you in writing before it starts.
What is the difference between NNN and gross rent?: Under a triple net (NNN) lease you pay base rent plus your share of the property taxes, insurance and common area maintenance. Under a gross or full-service lease those costs are included. Always compare total annual cost per square foot, not the quoted rate.
How much space do I need?: It depends on how you work: private offices or open plan, storage, customer areas, and room to grow over the lease term. We work it out from your headcount and operations before the search, and check it against the real floor plans.
Can you check whether my business is allowed in a space?: We check the listing's zoning against your use and flag what needs confirming. Confirm the permitted use with the city or county zoning office, and make the lease conditional on getting your certificate of use and permits.