Shallow Bay Commercial

North Texas commercial tenant representation advisors
focused on clients needing 2,000 SF up to 100,000 SF.

Brandon Allen, Managing Partner

Thank you for visiting our website. We are here to help your business find the best space with the best lease terms.Shallow Bay Commercial only represents tenants. We utilize the latest data analytics to provide our clients better outcomes for their new or renewal lease. Our focus is industrial and flex space in North Texas. Most of our clients don't realize they can engage a Tenant Rep Advisor for FREE!I have been involved in commercial real estate in DFW for more than 15 years. During that time, I have developed new shallow bay industrial space and represented both tenants and landlords. I have worked with tenants across numerous industries such as distributer, suppliers, manufacturers, service providers, retail showrooms, and healthcare to list a few.

Market Stats

Allen, Texas

Frisco, Texas

McKinney, Texas

Things to Consider When Leasing Space

1.) How much space does my business need? In my experience clients often take on more space than they need. The best way to go see available space options and take measurements.2.) What is the difference between shallow bay industrial and flex space? Shallow Bay refers to the depth of the building. Shallow Bay buildings are typically between 60' and 120' deep. A designation as industrial vs flex generally has to do with zoning and what type of business can occupy the space. Industrial spaces have more warehouse, limited office space and could have outside storage. Industrial could have both dock doors and grade level doors. Flex spaces have more office or showroom space and more parking. Flex may grade level doors or no loading doors at all.3.) How high do I need to stack inventory? If you are staking higher than 12ft you need to ask about sprinklers. Older building often don't have sprinklers and cities are increasing requirements. Sprinklers can also be required depending on the combustibility of the inventory.4.) How many offices and restrooms do I need? This is important as adding restrooms is much more expensive and time consuming that adding office or conference room space.5.) Do I have to have docks or could grade level doors work. Most shallow bay buildings don't have docks. In my experience most tenants don't require a dock and can utilize a fork lift to unload shipments from 18-wheelers.6.) Do I need a showroom for my customers? If you need a showroom a flex building could work better for you than a retail space. You will need to confirm zoning and parking to ensure your use is acceptable.7.) How many parking spaces do I need for staff and customers? Shallow bay buildings tend to have limited parking. If you use is a big parking user you could run into issues with the landlord and city.8.) Do I have an updated financial statement for my business? The credit of your business and who signs the lease are important to the landlord. Many ask for financial statements upfront. Some landlords will except tax returns or banking representative instead.9.) What is the standard lease term? Most leases are five years long. Some landlords will consider shorter terms, but the rent and deposit will likely be higher.10.) What does NNN mean? Most landlords push operating expenses to the tenant. The three "nets" are property taxes, insurance and common area maintenance.11.) Do I need to be in a stand-alone building vs multi-tenant? Stand-alone buildings are very hard to find and when they do become available they are often purchased by users. Multi-tenant buildings are more common and generally have lower rent.12.) What is a tenant improvement allowance? This is money the landlord give you to build out or improve the space you are going to lease. How much they are willing to provide varies significantly from property to property and is driven by the age of the property, landlord capital, rental rate, and tenant credit.13.) What kind of permits do I need? This varies by city, but if you take the space and only make minor changes you will need a Certificate of Occupancy. If you are doing significant improvements like adding a restroom or changing electrical or HVAC you will need a construction permit.14.) What kind of signage do I need? Most shallow bay landlords are pretty flexible on signage. They tend to approve signage that is approved by the city. The cost of signage is always the tenant's responsibility.15.) When should I start looking to renew my existing space or new space? In our experience clients tend to be busy with running their business and end up waiting until the last minute. We can help take most of this work off your plate. We recommend starting the review process 9 to 12 months prior to your lease expiration. This will give you 6 months or more to make an informed decision.16.) How much rent and rent increases can my business sustain? This is unique to every business. In my experience, I find all in rent expense ranges between 5% and 20% of revenue.17.) Should I go with new space or second-generation space. New space will give you most flexibility to create your optimal space plan but it will cost you more. Second generation space can often be a great option because it will generally be lower priced and come with some prior buildout. Reusing things such as restrooms and HVAC can save you significant money.18.) What are my exit strategies if something goes wrong? While none of us like to think about negative events its important to consider personal guarantee clauses in your lease to protect you and your family in the event you can no longer run the business or you need to sell the business. The ability to assign your lease and transfer guarantee risk need to be carefully reviewed.19.) Is my use very specialized? If your business is unique such as needing above average parking, outside storage or higher clear height you could be a good candidate for Build-to-Suit.20.) Who pays for tenant representative services? Landlords are generally responsible for paying tenant rep commissions, but a tenant may also pay for these services directly.

Contact Us Today

If you need help with finding industrial or flex space, you have come to the right place.If you would like a FREE review of your existing lease, send us your contact information below.

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17120 N Dallas Pkwy. Ste 205 Dallas, TX 75248