In NYC and Manhattan, most office landlords prefer at least a one-year lease. Longer lease terms often come with better concessions, such as build-out work or free rent. Shorter leases usually offer fewer incentives.

For qualified tenants, NYC landlords may:

• Deliver the space in move-in condition

• Provide custom build-out

• Offer tenant improvement (TI) allowances

• Grant free rent

In general, the longer the lease term, the more flexibility a landlord will offer.

Most NYC landlords conduct financial due diligence before signing a lease. This typically includes:

• 2–3 years of business tax returns

• 3 months of business bank statements

• Credit check

• Prior landlord references

• Proof of NYS business registration (if signing under an entity)

After review and negotiation, attorneys finalize the lease documents.

No, but working with a commercial real estate broker in NYC can be extremely helpful. A broker has access to comprehensive databases, understands building reputations, and can negotiate favorable lease terms. In most Manhattan office leases, the landlord pays the broker’s commission.

The timeline to lease office space in NYC can range from one month to over a year depending on:

• Size and location requirements

• Construction or build-out needs

• Whether the space is vacant

• Length of negotiations

• Attorney review process

Security deposits in Manhattan office leases depend on financial strength and landlord investment.

• Established businesses: typically around 3 months’ rent

• New businesses: sometimes 6–12 months

Security is negotiable. Some leases allow partial “burn-down” reductions over time. In certain cases, a letter of credit may be accepted.

Most asking rents in NYC are negotiable. Tenants signing longer leases with strong financials generally have more leverage.

Most Manhattan commercial leases require a Good Guy Clause. This is a limited personal guarantee that makes the signer responsible for rent only while the space is occupied. Once the tenant vacates properly and returns the keys, personal liability typically ends. The company itself remains responsible for the lease.

Most NYC office buildings require move-ins during designated hours, often evenings or weekends.

In Manhattan commercial real estate, rent is based on rentable square footage (RSF), which includes a tenant’s proportional share of common areas such as lobbies, corridors, elevators, and restrooms.

NYC loss factors typically range from 20%–35%. Full floors often have lower loss factors. Rentable square footage is generally non-negotiable.

Space requirements depend on:

• Number of employees

• Private offices vs. open plan

• Conference rooms

• Storage and IT needs

A commercial broker or architect can help determine the appropriate square footage.

Yes, subject to building regulations and NYC fire code. Many landlords will review proposed layouts and confirm feasibility before lease signing.

Manhattan offers a wide range of commercial space, including:

• Traditional office space (small offices to full floors)

• Executive suites and shared office space

• Medical office space

• Retail or showroom space

• Wellness or beauty suites

Amenities vary by building, but may include:

• Shared conference rooms

• Pantry or kitchen areas

• Breakout space

• 24/7 attended lobby

Higher-end Manhattan office buildings may offer fitness centers or on-site dining.

Most NYC office buildings offer 24/7 access. Some have 24/7 attended lobbies, while others use keycard or intercom access outside normal business hours

This depends on plumbing access and landlord approval. Not all Manhattan office spaces allow new water lines.

Yes, particularly in larger class-A buildings, but renovated boutique buildings sometimes offer shared conference rooms too, for example, our 11 Hanover Sq building, 262 W 38th St building, and 175 Mains St building have amenities centers. Conference rooms are typically reservable; breakout spaces are often first-come, first-served.

In many NYC office buildings, electric bicycles and scooters are restricted due to fire safety concerns and insurance requirements. Policies vary by property, but landlords often prohibit storing or charging lithium-ion battery devices inside office spaces or common areas.

Tenants should confirm the building’s specific policy before signing a lease or bringing an electric device into the premises.

Rent is typically quoted per rentable square foot per year.

Example:
$40 per RSF × 1,000 RSF ÷ 12 months = $3,333 monthly base rent.

It depends on the building. Tenants often pay separately for:

• Electricity

• Internet

• Cleaning

• Insurance

• In some cases, water or garbage

Beyond base rent, tenants may pay:

• Annual rent escalations (often around 3%)

• Real estate tax increases (pro-rata share over base year)

• Fuel or operating expense increases

• Liability insurance

All charges are outlined in the lease.

Escalations are annual percentage increases in base rent. In Manhattan office leases, they typically range from 2%–5%, with 3% being common.

Tenants pay their proportional share of increases in real estate taxes above a base year.

Example: If you occupy 2.5% of the building, you pay 2.5% of the tax increase — not the entire tax bill.

Similar to tax pass-throughs, tenants pay their pro-rata share of increases above a base year

Sometimes. Landlord approval is required. Tenants are responsible for ADA compliance and licensing. Some NYC buildings restrict high foot-traffic uses.

Yes. Tenants can lease multiple floors or even an entire building if available.