# How to choose a Class A office: a working framework

> Define occupancy economics before scheduling tours — base rent is rarely the most important number.

**Canonical URL:** https://classa.info/guides/how-to-choose-class-a-office
**Page type:** guide
**Last updated:** 2026-04-01T00:00:00.000Z
**License:** CC BY 4.0 with attribution to Class A Atlas (https://classa.info).

## TL;DR
- Define occupancy economics before scheduling tours — base rent is rarely the most important number.
- Use a four-axis framework: base building, location, lease economics, and amenitisation.
- Insist on a side-by-side total-cost-of-occupancy spreadsheet across the shortlist — including TI, op-ex, taxes, and concessions.
- ESG performance now drives a measurable rent and resale premium — model it explicitly.
- Default to a tenant rep who is paid only by the landlord; never engage the landlord's listing agent as your sole adviser.

## FAQ
### Should we lease for the headcount we have or the headcount we want?
Both — and explicitly. Lease for current headcount with a contractual expansion option (a right of first offer or a hard expansion right) sized to the stretch case. Hard expansion rights are the most valuable and the most expensive — negotiate them early in the LOI.

### How long should the search take?
Plan for four to eight months from kickoff to lease execution for a Class A requirement of 5,000-25,000 sqft in a major market. Larger or trophy requirements take longer due to landlord covenant approvals and lender consents.

### What is a reasonable broker fee?
Tenant rep brokers in the US are typically paid a commission equal to the present value of one to two months' base rent for each year of the term, paid by the landlord. In Europe, fee structures vary — check before signing the engagement letter.

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Citation: Source: Class A Atlas (https://classa.info/guides/how-to-choose-class-a-office), updated 2026-04-01T00:00:00.000Z.