Phoenix Metro · Renew vs. Relocate Intelligence

Renew or relocate? The answer is rarely the obvious one.

A renewal looks simple — the landlord names a rate and you say yes or no. The economics that actually decide it are buried: concessions and tenant-improvement dollars left on the table, operating-cost pass-throughs and escalation traps, moving and downtime cost, lease terms that quietly cost you for years, and what it truly costs ownership to replace you. Tenants almost never see any of it. Renew or Relocate surfaces every one of those hidden factors and models both paths over the full lease term, after taxes — so you walk in knowing what staying is really worth.

Maris Advisors represents tenants exclusively — never landlords. Your numbers are never shared with ownership or listing brokers. Try the interactive sample below ↓

26
sectors profiled
From office to cold storage to semiconductor fab — each with its own cost mechanics, not a one-size spreadsheet.
Full-term
after-tax NPV
Renewal and relocation modeled side by side across the full term, in today's dollars.
Both
sides of the table
Your cost to move and the landlord's cost to replace you — the leverage most tenants never see.

Why the renewal conversation is lopsided

The deck is stacked before you walk in.

01
The landlord already ran the math.
Ownership knows their cost to backfill your space — months of vacancy, fresh tenant-improvement dollars, leasing commissions, free rent for the next tenant. That number sets the floor on what they'll do to keep you. Most tenants negotiate without ever seeing it.
02
“Cheaper to stay” is often wrong.
Renewal feels safe and relocation feels expensive — but the face-rate comparison hides the real spread: tenant-improvement allowances, free rent, moving and downtime cost, and years of escalations. Run both paths to net present value and the obvious answer frequently flips.
03
Every sector negotiates differently.
A law firm and a cold-storage operator do not weigh a move the same way. Refrigeration, cleanrooms, metered power, dock doors, process water — the cost mechanics that make relocation cheap or ruinous are sector-specific. A generic renewal calculator misses exactly the lines that decide it.
04
Leverage has a shelf life.
The strongest renewal terms are won well before expiry, while a credible relocation alternative is still on the table. Once the clock runs down, the leverage shifts to the landlord. Knowing the number early is what turns a renewal letter into a negotiation.

How the decision is actually modeled

Three layers behind a single recommendation.

The desktop engine doesn't hand you a face-rate comparison. It builds the renew and relocate paths to net present value over the lease term, scores the lease terms that protect you, and surfaces the levers worth pushing — weighted by the cost mechanics of your specific sector.

Layer 01
Three-stream NPV
Base rent, operating-cost recovery, and one-time capital — tenant-improvement dollars, free rent, moving and downtime cost — are modeled separately across the full term and discounted to today. Renewal and relocation are built the same way so the comparison is honest.
Sector-specific cost lines (refrigeration, metered power, cleanroom, process water) enter where they apply — not as a generic line item.
Layer 02
Lease protections, scored
Renewal options, expansion and contraction rights, assignment and sublease language, escalation caps, and exit provisions are read as factual disclosures and weighed against the dollar paths — because the cheapest rent attached to the wrong terms is not the better deal.
Protections are reported as written. Lease language is reviewed with your own counsel.
Layer 03
Negotiating leverage
The same model that prices your options estimates the landlord's cost to replace you — the spread between keeping you and backfilling the space. That spread is the leverage you bring to the table, sized in dollars rather than asserted in a meeting.
A decision score and the levers most worth pushing summarize where the negotiation actually moves.
Try it: pick your sector, set the terms — watch the decision flip.
The sample below runs on illustrative, fictional figures — not live market data and not on our proprietary algorithms. Switch sectors to see the cost mechanics change, drag the renewal and relocation terms to watch the recommendation move in real time, then open the Your leverage tab to see what staying is worth to the landlord. When you're ready for the real model on your actual lease, build your analysis below.
Decision score
—/100
—
NPV advantage
—
Relocation package
—
free rent + TI offered
Set the terms
Three levers that decide most renewals. Drag any of them and watch the score move.
Landlord's proposed renewal increase 6%
Relocation TI allowance offered $25/sf
Free rent at the new space 2 mo
What the landlord faces
Cost to replace you—
Cost to keep you—
Your leverage — what keeping you is worth
—
The gap the landlord saves by renewing you instead of starting over.
Your space
Two inputs size the landlord's exposure. The wider the gap, the more room you have to negotiate.
Your current rent $28/sf
Your space 22,000 sf

What you actually get

We don't email you a recommendation. We work it across the table, live.

The model is the starting point, not the deliverable. In a working session we run your real renew and relocate paths, pressure-test the assumptions with you, and turn the leverage number into a negotiating position. Because Maris Advisors represents tenants only, there's no other side of the deal — the analysis exists to get you the better outcome, not to fill a building.

Start with your lease

Build your renew-vs-relocate analysis.

Pick your property type, then walk through your current lease, the renewal offer, your space and operations, and what's driving the decision. The more you share, the sharper the model we bring to the working session — and nothing is ever shared with your landlord.

Step 1 of 5 — Select Your Property Type

* Semiconductor fabrication, DOD/SCIF facilities, and Manufacturing require preliminary screening questions. Use the contact form below to schedule a call.

1
Current Lease
2
Renewal Offer
3
Space & Ops
4
Decision Context
5
Contact

Current Lease Details

Universal fields — same for every sector. We need your current position before analyzing any renewal offer.

Renewal Offer

Enter what the landlord is proposing. If you haven't received a formal offer yet, use your best estimate — we can refine later.

Office — Lease Structure Details
Medical Office — Clinical Details
Industrial — NNN & Structural Details
Flex / R&D — Space & Systems Details

Space & Operations

Sector-specific space and operational details that affect real cost-of-occupancy and transition risk.

Decision Context

What's driving this decision — and what constraints matter most.

Your Contact Information

We'll review your inputs and reach out within one business day with a preliminary analysis and next steps.

Maris Advisors represents tenants exclusively. Your information is confidential and will never be shared with landlords or listing brokers.