San Antonio · Lease Renewal
The landlord's first renewal proposal is an opening position, not a market rate. Here is how the negotiation actually works and what it is worth.
Check your lease free Talk to usSavings are Partners' aggregate results on completed healthcare renewals versus the landlord's initial proposal. Transaction value is the San Antonio team's total across all property types over the trailing 36 months, not healthcare alone. Past results do not guarantee future outcomes. See the case studies.
A renewal proposal is cheap for a landlord to send and expensive for a practice to accept. It arrives with a rate, a term, and often a deadline, and it is written on the assumption that moving a practice is painful enough that you will sign rather than test it. That assumption is usually right, which is exactly why the number has room in it.
The counterweight is a credible alternative. Not a threat, just real pricing on real space that would work for your practice. Once a landlord knows you have priced the alternative, the conversation changes, and it changes whether or not you ever intend to move.
Twelve to eighteen months before expiration for most practices. The timeline is set by how long it would take to find, permit, and build out an alternative, because that is the length of the runway your leverage sits on. Ninety days out, there is no runway left.
Nothing out of pocket. A leasing commission is built into nearly every lease whether or not the tenant has a broker. Negotiating alone does not save that money; it just sends all of it to the broker on the other side.
Common Questions
It varies by building and by how much leverage the timing allows. Across completed renewals, the Partners healthcare team has saved San Antonio practices more than $3 million versus the landlord's initial proposal. Savings are Partners' aggregate results on completed renewals versus the landlord's initial proposal; past results do not guarantee future outcomes.
It is a negotiating position, and a common one. What tells you whether it is true is what comparable space in that submarket is actually trading for and how much vacancy the landlord is carrying. That is checkable, and it is the first thing we check.
It is routine. Landlords negotiate leases for a living and expect professional representation on the other side. It also takes the awkward part of the conversation off your desk, which matters when you plan to stay in the building.
Then the terms are what they are until the next one. Send it over anyway. Knowing where it sits against the market tells you what to set up for next time, and options buried in the document sometimes give you more room than you think.
Part Of A National Healthcare Practice
In July 2026 Partners Real Estate added Crown Tenant Advisors, an Atlanta firm that has represented only healthcare tenants and buyers since 2009, and launched Partners Healthcare Services: a practice built specifically for medical, dental, and veterinary clients. We are the San Antonio and South Texas arm of it.
That matters when your practice grows past one market. Partners was founded in 1997, has more than 300 professionals, and serves 55 U.S. markets from offices in San Antonio, Austin, Houston, Dallas, Atlanta, and Nashville. The healthcare team is licensed across Georgia, Florida, Tennessee, Indiana, North Carolina, South Carolina, and Alabama.
And where we do not have an office, we do not hand you to a junior broker in a branch. We bring in the best broker in that market, whatever firm they work for, and run the assignment with them. One relationship covers your second location, whether it is across 1604 or across the country.
Send the proposal. We will tell you what we see within 72 hours, at no cost.
Call (210) 384-2342 Email the team