Retail space leasing Commission split -Central Texas
My research suggests the total commission on a lease for retail space ranges from 4-6% of rent and is normally paid by the Landlord. 

1. Is this only paid on the base rent -excluding the NNN? 
2. How does a tenant broker and the Landlord broker split this? 50/50? 
3. If a Tenant broker is not used does the LL pay the LL broker all of the 4-6% or just some extra portion? So instead of 2-3% split, they get 4-5%, LL keeps the 1-2% savings? 

Thanks in advance...
[{"id": "ik3b321", "text": "Not paid on NNN \nIf you rep both then you keep (should ) \nUltimately depends on the terms of your agreement", "replies": [], "depth": 1}, {"id": "ik4bydi", "text": "Lol I will never get retail guys. Most of the time you end up squabbling over some 1,500-3,000sf tenant. Retail notoriously requires the most lease work/negotiation. All for what 300-500k lease value. \n\nMine as well sell residential. You can sling a home in that price range and make just as much commission in less than 30 days with almost zero mental effort.", "replies": [{"id": "ik4gq49", "text": "Haha, I'm the peon 1500 sf tenant and I'm doing a PG so am damn sure going to press for the lowest possible price hence trying to understand who's fingers are in this pie and how much they are eating. We aren't using a broker so I see savings to the LL. Now before you tell me I'm an idiot for not using a broker, we have a family member who's the CFO of a retail company with 30+ central TX locations and she's going to review the lease to make sure we don't step in anything soft and smelly. But I'm doing my own research too.", "replies": [{"id": "ik4hcd4", "text": "Well if your curious on comp for your lease I\u2019ll tell you your broker would end up doing way more work than it\u2019s worth", "replies": [{"id": "ik4hw18", "text": "Probably but one goal is to grow locations so we could end up being a good client. But that assumes we make this work in one location first.", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "ik4h3dv", "text": "Generally it\u2019s total 6% of base rent and for the base term with LL broker keeping 2% and tenant broker 4%. If there\u2019s no tenant broker involved LL broker gets total 4%. LL saves 2%. This is a typical lease commission split, doesn\u2019t mean it can\u2019t be negotiated and changed.", "replies": [{"id": "ik4hgnz", "text": "Thank you, really appreciate your help.", "replies": [], "depth": 2}], "depth": 1}]