The worst time to negotiate an office lease renewal is after the landlord knows you are out of time. Metro Detroit tenants in Detroit, Southfield, Troy, Novi, Royal Oak and Livonia should start with a timeline, not a proposal.
Recent market data supports early planning. Colliers reported Metro Detroit office vacancy at 13.2 percent in Q2 2025 with average asking lease rates stable at $21.32/SF. Its Q4 2025 report later described vacancy as steady at 12.5 percent with average asking rents around $21.37 full-service gross and 4.31 million square feet of leasing activity across 1,023 transactions. That means there is market activity, but tenants still need credible alternatives to create leverage.
12 to 18 months before expiration
Start with internal planning. Decide whether your company is growing, shrinking, adopting hybrid work, changing parking needs or changing the way clients use the office. This is also the time to review your current lease for notice dates, renewal options, holdover language and restoration obligations.
9 to 12 months before expiration
Build a market comparison. A Southfield tenant might compare Town Center, Northwestern Highway and Telegraph options. A Troy tenant might compare Big Beaver Class A towers against more practical Class B alternatives. A Novi tenant may need office/R&D flexibility. Royal Oak and Livonia tenants may be choosing between walkability, parking and value.
6 to 9 months before expiration
Request proposals. Even if you prefer to stay, the landlord should understand that you know the market. Compare effective rent, free rent, tenant improvements, parking, operating expenses, expansion rights and renewal options.
3 to 6 months before expiration
Negotiate the final economic and legal terms. If construction is involved, this is already a compressed timeline. A renewal can still require space planning, furniture planning, cabling, HVAC review and landlord work.
FAQ
When should I start an office renewal?
Most Metro Detroit tenants should start 9 to 18 months before expiration, depending on size, buildout needs and relocation complexity.
Should I negotiate if I already know I want to stay?
Yes. A renewal still needs market context. The landlord has less reason to improve terms if you do not compare alternatives.
What should be reviewed before a renewal?
Review expiration date, renewal options, notice deadlines, holdover penalties, restoration obligations, parking, operating expenses and tenant improvement language.
Sources: Colliers Metro Detroit Office Market Report Q2 2025; Colliers Metro Detroit Office Market Report Q4 2025.