What we check before you commit

Tenant-side · Service provider leasing · New Zealand

Service Provider Leasing: Premises that work the way your business does.

For a service business, the lease has to fit how you operate, not just how the space looks.

We act for service providers across New Zealand, never for landlords. Gyms, clinics, professional firms, distributors and light-industrial operators. From finding fit-for-purpose premises to negotiating the lease, managing it and exiting when you need to, we make sure your property supports how the business actually runs.

20 years

Securing Fit-For-Purpose Premises For Service Businesses Across NZ

Many industries

Gyms, Clinics, Professionals, Distributors And Light Industrial

Tenant-side only

We Act For You, Never The Landlord Or Their Agent

THE PROBLEM

Service provider leasing is more complex than it looks.

Your premises have to do more than look right. They have to function. The power, the plumbing, the access, the parking and the compliance all have to suit how your business operates, and stay affordable for years. Yet that fit is usually the last thing anyone checks, because the people selling the space are pricing the floor area, not the way you’ll use it.

Where service provider leasing quietly goes wrong:

Taking premises that don't suit the operational or technical setup
Discovering power, plumbing or access limits only after signing
Carrying upgrade and compliance costs no one priced in
Signing rent and OPEX that don't line up with how you bill
Locking into a long term that restricts how the business can change

The Cost of Getting It Wrong

A lease that doesn't fit how you operate creates cost you can't see coming.

Take a clinic on $70,000 rent that looked fine on paper. Add OPEX no one checked and the real occupancy cost lands near $98,000 a year. Then the fit-out reveals the power supply needs an upgrade the landlord won’t fund, another $40,000 out of pocket before you open. None of it showed up when the space was just a floor plan and a rent.

Then there’s the slower cost. Premises that cap how efficiently you deliver. A site you outgrow but can’t leave. Rent that climbs while your revenue model stays flat. For a service business, the wrong lease quietly drags on margin and operations for the length of the term.

“With his help we arrived at the best possible immediate solution and developed an objective view on how to address our future requirements. I recommend Marcus without reservation.”

Daniel Pritchard

COO, Greenbox Recytech

YOUR GUIDE

A property adviser who reads the lease through how you operate.

You make a property decision a handful of times. The landlords and their agents do it every day, and they price the space, not the fit. That gap is exactly why so many capable service businesses end up in premises that fight the way they work.

I’ve spent 20 years finding premises and negotiating leases for service providers across New Zealand, from professional firms and clinics to gyms, distributors and light-industrial operators. I know what to check on infrastructure, compliance and access before you commit, and how to allocate that risk fairly in the lease. I act for tenants only. Never landlords.

Experience

20 years tenant-side

Position

Tenant-side only

Reach

Office, clinic, gym, industrial

Focus

Fit, compliance & cost

OUR APPROACH

Understand. Assess. Negotiate.

A clear process that turns an operational property need into a confident decision, whether you’re moving, expanding or upgrading.

Understand operations

We map how the business actually runs: space, infrastructure, access, compliance and growth needs, so the brief reflects how you operate, not just how much floor you need.

Assess & due diligence

We evaluate sites for suitability, compliance, infrastructure capacity and real occupancy cost before you commit, so the surprises surface now, not after you’ve signed.

Negotiate & allocate risk

We negotiate rent, incentives, tenure and flexibility, and make sure the upgrade and compliance risks sit where they fairly belong, not all on you.

How We Help Service Providers

One adviser across the full lease lifecycle

Most operators only think about property at the start. But money is won and lost at every stage of the lease. We’re with you across all six.

Find premises

Identify premises that suit your operational, technical and commercial needs, on and off-market.

Find premises →

Negotiate the lease

Negotiate rent, incentives, tenure and flexibility that support long-term viability and fair risk.

Negotiate lease →

Design, consents & fitout

Coordinate design, approvals & fitout, including infrastructure & compliance, to avoid delays & overruns.

Design & fitout →

Lease management

Rent reviews, renewals, OPEX reconciliations, landlord disputes and critical-date tracking, handled for you.

Lease management →

Lease restructuring

Restructure leases when rent or terms no longer match how the business operates or bills.

Lease restructuring →

Exit & relocation

Plan and manage a relocation, reinstatement or exit with minimal disruption to staff and clients.

Exit & relocation →

With a tenant-side adviser on your lease

You take premises that fit how the business actually operates

You know the infrastructure and compliance costs before you sign

You hold occupancy cost in line with how you earn, with room to adapt

Proof

Service businesses we've helped lease with confidence

Real operators, real sites, real numbers. Each one started where you are now: needing premises that fit, on terms that work.

Lease Make Good Dispute

Make-good dispute answered — nothing paid on the disputed reinstatement

A late, escalating list of make-good demands met with a signed baseline, a clause-by-clause response, and a clean exit at lease expiry.

Office Lease Negotiation

$280,000 fit-out secured for $1

A bigger office with more parking, a capped personal guarantee and real exit flexibility, on a lease that beat the firm’s existing landlord’s renewal offer.

Finding Premises for Laundromats

$0 in holding costs before a laundromat’s doors opened

in rent or holding costs from signing the lease to opening day, on a prime suburban site chosen to the operator’s brief.

See all case studies →

Who This Is For

Built for service businesses where the premises have to perform

Whether you run a gym, a clinic, a professional firm, a distribution operation or a light-industrial site, the leasing problem is the same: the space has to fit a specific way of operating, the infrastructure has to stack up, and a long commitment is riding on getting it right. Property isn’t your field, but it’s one of your biggest fixed costs.

We work across service industries and stages, from a single site to multi-location operators. If you’re moving, expanding, upgrading, or just suspect your premises or rent no longer fit the business, this is built for you.

The best time to bring us in is early, before you’ve signed and while the operational fit and the terms are both still open.

Gyms & fitness

Clinics & medical

Lawyers & accountants

Distributors

Light industrial

Laundromats & auto

Common questions

Service provider leasing, answered

Aren't you just a commercial real estate agent?

No. Agents are paid by landlords to fill their buildings, so the higher the rent, the better they’ve done their job. We’re paid by you. We never act for landlords and never take a leasing fee from them, so our only job is premises and terms that fit how your business operates.

How do you check whether a site is fit for purpose?

We assess the practical realities early, layout, power, plumbing, access, parking and compliance, against how you actually operate. The point is to surface the upgrade and consent costs before you commit, while there’s still room to walk away or shift them in the deal.

Who carries the cost if the building needs upgrading?

That’s exactly what we negotiate. Left unaddressed, infrastructure and compliance upgrades land entirely on the tenant. We work to allocate that risk fairly in the lease, or price it in before you sign, rather than discovering it during fit-out.

My rent feels out of step with our revenue. Can you help?

Yes. If occupancy cost has drifted out of line with how the business earns, there are usually options, at a rent review, a renewal, or through a restructure. The first step is a clear read on where you sit against the market.

How do you charge?

It depends on the scope, from a single site search or lease negotiation through to ongoing support across a portfolio. We’ll be clear about it on the first call, before you commit to anything.

Free Download

Looking at a site? Check the fit first.

Download the checklist I run before commencing any lease negotiation.
The same lens that catches the infrastructure, compliance and occupancy-cost issues that never show up on a listing or a floor plan.
Written for commercial tenants.

Service providers are one of the sectors we specialise in. We also act tenant-side for:

Making a property decision — or questioning an existing one?

Tell me how your business operates and what it needs from its premises. I’ll tell you what’s out there, what each option will really cost to run, and where the risk and the room to negotiate sit. No obligation.