Who pays retail brokers and how?
I know LL's don't like to pay out commissions to brokers. The only model I've seen is where they bill the tenant direct. Is that the only model? Is there a standard fee? 
[{"id": "cmn8dzq", "text": "LL's pay the brokers in all cases I've seen. If there is a tenant and LL rep they usually have an agreement on how they split the commission, which is still completely paid by the LL.  ", "replies": [{"id": "cmnbgzl", "text": "Should've been more specific. I meant in regards to a renewal. ", "replies": [], "depth": 2}], "depth": 1}, {"id": "cmnbjo0", "text": "landlord pays the brokers....but anything can be negotiated", "replies": [], "depth": 1}, {"id": "cmopu1n", "text": "I can give you perspective from my own market.   On a new retail deal, commission is generally 6% of the base rents.   4% goes to the procuring broker and 2% to the landlord's broker.    In a renewal it's negotiable.    Typically if you represented the tenant on the initial transaction a 4% renewal fee is split between the landlord's broker and the procuring broker, if the procuring broker takes an active role in the renewal negotiation.    I would note that if you are just working the renewal for the tenant and did not do the initial lease, the landlord may not pay you a fee.    If you are representing the tenant then in your tenant rep agreement make sure the tenant will pay your fee in the event that the landlord doesn't want to pony up.", "replies": [{"id": "cmr4txb", "text": "Texas?", "replies": [{"id": "cmr56fv", "text": "Yup.  Right in the middle.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "cmov9or", "text": "Retail commissions vary from market to market and depend on the size of the space.  Aside from very small spaces where you might pay a flat fee to the broker (i.e. one month's rent), most retail leasing commissions are structured as a percentage of base rent.  In most of the deals I have been involved with, the retail commissions are generally structured on either a sliding scale or a flat percentage.\n\nSliding scale - 5% yr 1, 4% yrs 2-3, 3% yr 4, 2% yr 5, 1% yrs 5+\n\nFlat - 4% on yrs 1-5, 2% on yrs 6+\n\nIf there is a tenant rep, you typically have to pay 150% of what you would pay otherwise (the extra 50% goes to the tenant's broker).  Renewal commissions are typically half of the initial commissions; however, my company does all we can to remove this from the brokerage agreements because we prefer to negotiate renewals on our own.  Brokers generally don't like that because renewals are often easy money for them (sometimes they actually do nothing).  There are also variations as to the actual percentages used.  In the end, you structure a deal however you want.  I have never heard of a landlord billing the tenant for the broker, but I wouldn't be surprised if it happened somewhere.", "replies": [{"id": "cmp62mi", "text": "very helpful. thank you. ", "replies": [], "depth": 2}], "depth": 1}]