What’s the process for a business owner?
Alright so I need some direction, this is my first time going through this process.

I purchased a retail business in a strip mall a few years ago that was already running. I took over the existing lease which is ending this June with options to extend. The business Is growing at a steady pace and I have interest in moving into a larger space. The landlord approached me about a space opening up in November and combining it with an unfinished space next door.  (I wouldn’t want to move until at least January). They sent me the blueprints for both spaces. They insist that I contact an architect to work on a plan.

My question is, is that the next step? Or should I be discussing the lease with the landlords first?

The move will hinge on the upfront cost of the buildout, which I would need to take a loan on to get done. But obviously I want to make sure the lease is appropriate as well.  Thanks for your help!
[{"id": "fi7sx6r", "text": "I wouldn\u2019t spend a cent until you have a deal signed with the Landlord contingent on permits being approved. Since you are taking a vacancy off their hands you may also be able get build out costs reimbursed or free rent. If it\u2019s not a complex build out I would get quotes from a general contractor before negotiating with the Landlord or hiring an architect.", "replies": [{"id": "fi82cvq", "text": "So what do the first few steps look like then? Have a contractor quote the build out, then get loan approval before I negotiate with the landlord? I\u2019m not sure what amount I should be going for on a loan since I haven\u2019t negotiated the build out responsibility yet.", "replies": [{"id": "fi8j88u", "text": "The other way around. Don't waste a lot of time and money unless you have a price negotiated for the space contingent on you getting permits after you have the plans drawn up.  Whats the point of getting an architect if they're going to jack the lease.  What if you got the plans done and they decided to lease the space to your competitor?", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "fi7ydgn", "text": "If it's your first time through I'd recommended sitting with a cre broker to chat.\n\nI'm not saying you have to hire one but let them pitch you on what they can do for renewals and expansions, you'll be surprised how much guess work they can remove if they are any good", "replies": [{"id": "fi81uk7", "text": "Is there any downside for me to get with a broker? Thanks for your help.", "replies": [{"id": "fi82f9a", "text": "The broker fee does come from somewhere, and if landlord doesn't want to pay then you might have to pay your own broker. But unless you're a deal maker kind of guy, or you have access to a few lawyers who do commercial real estate that can give you some tips, you're probably better off having a broker negotiate for you.\n\n&amp;#x200B;\n\nBut if you don't use a broker, at least spend the money on a lawyer who does commercial real estate. Don't use your regular business lawyer or some cheapo guy. Leases can go many ways with many many variables. But the thing is, to control costs with your lawyer - who charges by the hour, sometimes its cost effective to use a broker to set up the basics of the deal first and just have your lawyer vet it.\n\n&amp;#x200B;\n\nedit: landlord standard LOIs or standard leases can be pretty brutal on non-monetary terms. so i'd be wary of taking whatever they offer you at first.", "replies": [{"id": "fi82st1", "text": "This is 100%. Its all about the cast of characters and who you and your landlord are. I'd sit down with a broker you trust just to see if it's a fit.", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "fi83hhb", "text": "I would just do a LOI (Letter of intent) with the landlord to agree on basic terms before you start working with an architect.  If you can agree on the must-have's you are probably safe to start paying to design your space.  LOI's typically are non-binding and don't need to be signed by either party however...\n\nAlso, in response to some of the comments.  As a landlord myself, i charge the tenant for the commissions their broker wants by increasing their rent.  But it sounds like you might need one...", "replies": [], "depth": 1}, {"id": "fi85aut", "text": "I would ask for 3 months feee rent or even more if it\u2019s longer than 5 years. Don\u2019t start  with architects till you have a term sheet. You can get quotes from contractors for free or for a small fee before you take a lease.", "replies": [], "depth": 1}, {"id": "fi8y629", "text": "I would speak to a tenant rep broker and have them do all the leg work. Let the broker negotiate a tenant improvement allowance or present alternative options.", "replies": [], "depth": 1}, {"id": "fi8yfbw", "text": "Where are you located? I work for probably the largest strip retail owner in the country. I can help you out if you are not one of our tenants", "replies": [], "depth": 1}, {"id": "fi9f8vb", "text": "Instead of getting a broker retain a real estate attorney. A broker is going to want a cut which is usually a percentage of lease term. An attorney will charge you a flat fee or hours worked and probably will understand the legal terms/implications better; especially if you are building out the space- that can end up being very costly given the time it can take.", "replies": [], "depth": 1}]