Occupier advice with the whole number on the table
Stone Lane Group advises businesses across the Twin Cities on leasing, renewals and property decisions. We act for occupiers only, which means we never sit on both sides of a negotiation.
Tenant Representation
Finding and negotiating space, with total occupancy cost modelled across the full term before you shortlist rather than after you have chosen.
- Total cost modelled pre-shortlist
- Never act for the landlord
- Restoration obligations priced
- All fees disclosed in writing
Lease Renewal and Renegotiation
Renewals handled as a negotiation rather than a formality, with the option of not renewing kept genuinely open because your landlord knows we might move you.
- Alternatives genuinely explored
- Market evidence assembled
- Escalation terms challenged
- Leverage preserved until signature
Occupancy Cost Review
A standalone audit of what your current space actually costs you across the remaining term, including charges most occupiers never check.
- Sold standalone, fixed fee
- Operating expense charges audited
- Overpayments identified
- Report is yours to use
Lease Exit and Disposal
Sublease, assignment and negotiated exit, including an honest estimate of restoration costs before you commit to a strategy.
- Restoration cost estimated early
- Sublease market assessed honestly
- Negotiated surrender explored
- No incentive to favour one route
Space Planning Advisory
How much space you actually need, which is frequently less than you think and always less than a landlord-side broker will suggest.
- Requirement tested, not accepted
- Growth scenarios modelled
- Fit-out cost estimated upfront
- Independent of any designer
Portfolio Review
For occupiers with several sites, a consolidated read of total cost, lease expiries and the flexibility you actually hold across the portfolio.
- All leases modelled together
- Expiry profile mapped
- Break options identified
- Consolidation options costed
What total occupancy cost includes
Base rent and escalation across the term, compounded, which is where two apparently similar deals separate most.
Operating expenses and the base year. How they are calculated, what is included, and whether there is a cap on how fast they can rise.
Fit-out cost net of any allowance, including the portion you will fund yourself and the months you pay rent on space you cannot occupy.
Restoration and make-good. Estimated at the start, because it is a real liability that arrives at the end and is almost never provisioned for.
Parking, after-hours services and any recoverable charges, which in a Minneapolis winter are not incidental.
Ask what your space costs across the whole term
An occupancy cost review is fixed-fee standalone work and frequently finds charges nobody has checked since the lease was signed.
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