Working with Onshore
Questions before your first search.
How Sam helps tenants compare space, handle uncertainty, and negotiate the lease.
We need space yesterday. Where do we start?
Tell me what you’re building, what you can spend, and when you need to be in. I’ll narrow the options, check the deal-breakers, and line up multi-stop tours. If timing is tight, we’ll focus on spaces you can use with minimal work. I’ll flag anything that could slow you down early.
We don’t know how big we’ll be in a year.
That belongs in the search brief. We’ll look at what you need now, what growth could look like, and how much space you can justify paying for today. I negotiate for shorter terms, room to expand, and subletting rights so the lease has a chance of keeping up with the company.
What if we outgrow the space before the lease ends?
We talk about that before you sign. Subletting rights are always on my negotiation list, along with expansion options where they’re available. The consent requirements and conditions matter as much as the headline. I work through those with you and your counsel while we still have room to negotiate.
Do I have to personally guarantee the lease?
I make that an early conversation with the landlord. Your personal exposure matters, especially when the company is still finding its footing. We’ll push to avoid a personal guarantee or limit its scope and duration, and have your counsel review the wording. I won’t promise a landlord will agree before we’ve negotiated it.
We’d rather spend our runway on the company.
Same priority here. We’ll compare the cash needed to move in and the monthly cost of being there: deposit, rent, operating charges, and any work the space needs. A lower asking rent can stop looking attractive once you add a buildout. I want you comparing the full commitment.
Will the space actually work for what we’re building?
A good-looking listing isn’t enough. For hardware teams, I screen power, loading, clear height, ventilation, and permitted use against your operation. For offices, it’s team size, meeting rooms, layout, and the work needed to move in. Anything that needs an electrician, engineer, or permitting professional gets flagged for verification.
We’ve never leased a space. Do we need a perfect brief?
No. Bring what you know, even if it’s just headcount, a few machines, a budget, and a deadline. I’m a startup investor as well as a broker; I know the plan will change. We’ll work out what’s essential, what can wait, and what you need to keep flexible.
What does working with you cost, and whose side are you on?
I represent tenants only. My job is to help you choose a space and negotiate from your side of the table. Onshore is typically paid a commission by the property owner when a lease is signed. We’ll go through the compensation arrangement before the search begins, so you know what to expect.