New to this sub. Question regarding new lease after 2 year sublease.
Company just moved in 7,000 sq. ft. sublease in new building. We are growing and needed new space. We attempted to secure a 5 year extension term, but the negotiations fell through. 

My question is: When should our company approach the landlord again regarding negotiating a new commercial lease? Is it reasonable to expect a build-out allowance or free rent period? NJ market. Market rate comps currently around $28-35/ sq. ft. Sublease is about $7-10 under market value. I ask bc the space itself is great, but could use some tweaking, realistically a $50k buildout.

Thanks!
[{"id": "dtbmw7r", "text": "Go to him a year before lease expiry but understand that a replacement may not fall into place before 3-6 mos before move in. \nI own a bunch of bldgs in North and central NJ. The office market sucks. You should get what you want. Esepcailly as you go further south. \nIf you're in Hoboken or some hot town that's different. But you should get everything you want. There's an oversupply of office in general in NJ.", "replies": [{"id": "dtdcoiv", "text": "Thanks for the advice. We\u2019re out by Woodbridge/Edison. Other tenant on our floor is also apparently leaving when our sublease ends. We requested some form of free rent period or decreased rent rate for long term extension but they wouldn\u2019t budge. We think they just assumed we would take whatever they offered bc of our weakened bargaining position as a subtenant.", "replies": [{"id": "dtde4b2", "text": "They're crazy. You walk they're going to sit on that for a while. It's not a good market for office out there. Industrial is blazing hot but office is overpriced to say the least. \nMy advice would be to fuck with them tell them you're signing a lease elsewhere because they are giving you the following terms.  Free rent, price etc. And if they want you to stay.... Match it. \n\nI guarantee they will.", "replies": [{"id": "dte3ihy", "text": "Thanks will do that. Yes it was definitely more ego than sense on their part.", "replies": [{"id": "dte5664", "text": "Push for a 10 year this time.\nDon't sit on 5s they're over before they start. Or better yet. Get an option to extend 5+5. \nBut make sure it's worded with no Hankey pankey.", "replies": [], "depth": 5}], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "dtcof10", "text": "Highly recommend talking to a tenant broker. They'll be able to help you get everything negotiated into the lease. Best bet is to start at least 9 months prior to your expiration date. I'm in DC but feel free to PM me if you'd like a recommendation up there. ", "replies": [{"id": "dtdd2z8", "text": "Good to know. I will save this post for when date gets closed.", "replies": [], "depth": 2}], "depth": 1}, {"id": "dtcqkcs", "text": "If you had a sublease im not suprised the Landlord didnt extend it. You would have to do a new lease b/w you and the Landlord directly, especially if the head lease expired.  1 year to 6 months before expiry is typical to start the conversation based on complexity. \n\nWhen neg. rates do your math. Nothing is free. Ex. If you want a $10/sqft TI your rent will go up accordingly. You are essentially taking a loan from the Landlord. If you want improvements most Landlords will be down for it as they get a better looking space, they get you to do it and its on your dime. Oh and most of the time you dont even get to take anything with you at the end. \n\nSorry i know its not a pleasent answer...but i hope it helped. Any other questions im happy to answer!  \n\n", "replies": [{"id": "dtdcsjt", "text": "No worries I appreciate the honest answers. Landlord wanted to do an assignment/extension of primary lease to get around that. ", "replies": [], "depth": 2}], "depth": 1}]