Choose the Space on Your Terms
Valley National Realty represents businesses through requirement definition, market survey, tours and lease negotiation. The search is built around how the company operates, what the full occupancy will cost and what the lease needs to protect.
The search begins before the first tour
A useful requirement is more than square footage. It accounts for employees, customers, deliveries, parking, loading, power, hours, growth, buildout, budget and the date the company needs to operate.
Writing those needs down early keeps the search from being led by attractive space that does not solve the business problem.
Tenant representation services
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Requirement definition
Establish location, size, use, layout, access, parking, loading, utilities, budget, schedule and growth needs. -
Market survey
Identify available and credible upcoming space across the relevant Lehigh Valley submarkets. -
Shortlist and tours
Compare the strongest options and tour them with the requirement in hand. -
Property due diligence
Review the practical fit of access, condition, systems, utilities, permitted use, code issues and delivery obligations. -
Request for proposal
Ask each serious landlord for terms in a consistent format so the company can compare real choices. -
Occupancy cost analysis
Place rent, expenses, concessions, tenant improvements, utilities, moving and buildout costs on one view. -
Letter of intent negotiation
Address the business terms, responsibilities, timing and options before lease drafting. -
Lease coordination
Work with the tenant's legal counsel so negotiated business points are carried into the lease. -
Renewal analysis
Compare staying with relocating before the current landlord controls the calendar. -
Buildout and occupancy coordination
Track landlord work, tenant work, approvals, delivery conditions and the path to opening.
Compare total occupancy cost, not quoted rent
Two spaces with similar asking rent can create very different costs. We compare the pieces that affect cash, flexibility and operating risk.
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Base rent and escalation by year
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Common area, tax and operating expense responsibility
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Free rent and other concessions
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Tenant improvement allowance and landlord work
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Tenant funded construction and equipment
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Utilities, maintenance and service responsibilities
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Parking, loading and access costs
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Moving, downtime and temporary space
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Security deposit, guaranty and financial requirements
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Renewal, expansion, contraction and termination rights
From requirement to occupancy
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Step 1: Define the business need
We document the requirement, decision team, budget and opening date.
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Step 2: Survey and compare the market
Available options are screened against the same criteria and reduced to a workable shortlist.
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Step 3: Tour and test the finalists
The team inspects the space and identifies property, cost, use, buildout and schedule questions.
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Step 4: Negotiate the business terms
Proposals are compared side by side and the preferred terms are carried into a letter of intent and legal review.
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Step 5: Coordinate delivery
Lease obligations, landlord work, tenant work, approvals and occupancy conditions are tracked through handoff.
Renew or relocate with time to choose
An existing tenant has the most leverage before the renewal becomes urgent. We review the current lease, future requirement, building alternatives, relocation cost and landlord proposal early enough to keep both staying and moving credible.
The result is not a forced relocation. It is a decision made with a real market comparison.
Childcare and Section 45F in the same real estate review
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Employers considering onsite or near site childcare can add a property feasibility review to the tenant assignment. We examine space, zoning, parking, drop off, outdoor play, building conditions, utilities, provider structure and the likely buildout path alongside the workplace search.
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Under the current Section 45F rules for qualifying 2026 expenditures, the federal credit generally equals 40 percent of qualified childcare expenditures, or 50 percent for an eligible small business, plus 10 percent of qualified resource and referral expenditures. The annual limit is $500,000, or $600,000 for an eligible small business.
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The credit is part of the general business credit and is not an automatic cash payment. Valley National organizes the property facts, program structure and cost categories for review. The employer's tax, legal and childcare advisors confirm qualification, credit use, contracts, licensing and compliance.
Frequently asked questions
Yes. A renewal review tests the current landlord's proposal against the tenant's future requirement, current market and realistic relocation alternatives.
The fee and any commission arrangement are explained in writing before the search begins. The structure depends on the assignment and the market.
Agency roles are disclosed at the outset and again if a specific property creates a potential conflict. The tenant should understand who represents each party before negotiations proceed.
We track the negotiated business terms and work with the tenant's attorney. Legal review and legal advice remain with qualified counsel.
Yes. Headcount, work pattern, specialized rooms, storage, circulation, growth and operating needs are translated into a practical range before the market survey.
Yes. When the requirement is specialized, the search can compare available properties, adaptive reuse and a Build to Suit path on cost, timing and risk.
For employers evaluating childcare, the space review can include property feasibility and a structured cost schedule. The employer's tax advisor then evaluates Section 45F eligibility and credit use using the current rules.
Tell us what the business needs the space to do.
Send us the location, approximate size, employee count, operational needs and target opening. We will turn that information into a search requirement and identify the first market options to test.