For Commercial Brokers & Tenant Reps

Independent audits that protect your client. and your commission.

You found the building. Your client loves it. Now one question decides whether the deal closes clean or detonates after signing: what's actually inside the walls? Base Layer FM provides independent, third-party MEP audits for Bay Area brokers. Rapid forensic data that converts building liabilities into TI allowances and concessions, keeps your deal moving, and never competes for your relationship.

Book a 20-Minute Partner Call Email Gabe Directly
Why Brokers Refer Us

The audit that makes you look brilliant.

Every tenant rep has lost a deal, or a client, to a building surprise nobody caught in time. The brokers who refer us treat the audit as part of their service: proof of diligence their client remembers at renewal time.

Deal Velocity
Built for the LOI Window
48-hour Go/No-Go capability during site selection, full forensic audits in 7 to 10 business days. We move at deal speed, so diligence never becomes the reason a window closes.
Leverage
Findings Become TI Dollars
Every deficiency arrives as an itemized dollar figure your client's attorney can take straight into negotiation: TI allowance increases, landlord-funded repairs, rent abatements. Your client wins; the deal still closes.
Cover
Diligence on the Record
A third-party forensic report in the file means nobody ever asks why the broker didn't catch the failing rooftop units. Your recommendation came with receipts.

The Independence Guarantee

We are not a brokerage. We hold no listings, offer no tenant-rep or site-selection services, and earn nothing from the transaction itself. Our only product is the truth about the building. We audit the asset, your client gets the data, and you deliver the win. Your client relationship stays entirely yours; ours ends at the mechanical systems. Read more about who we are on the About page.

The Workflow

How the partnership works

01
Send Us the Building
Forward the listing or LOI with square footage and the deal timeline. We scope the engagement and typically schedule the on-site within 48 hours. During multi-site selection, most clients run rapid Go/No-Go assessments on several candidates before a full audit on the finalist.
02
We Audit. You Stay in the Loop.
A veteran facility executive runs the 350+ point inspection with thermal imaging and diagnostics, capturing and pricing every finding on-site through our proprietary audit platform. You and your client get the same clear picture, on the deal's clock.
03
You Deliver the Win
Your client receives the lender-ready report and negotiation positions; their attorney takes the itemized findings into the lease. The concession package lands, the deal closes, and you're the broker who brought the leverage.
What the Data Has Delivered
$2.7M+ in Landlord Concessions Secured
Across three recent pre-lease engagements: a $1.5M concession package on a South SF biotech lab, an $850K rent abatement on a "refreshed" Sunnyvale flex building, and $350K in Year-1 CapEx eliminated for a Series B deal desk, and every one of those clients signed.
The Deliverable

What your client receives

Not a generic inspection report. A decision-grade document built for their executive team, their CFO, and their real estate attorney, with transparent flat pricing your client engages directly: Go/No-Go assessments from $1,000, forensic audits from $5,000.

01
Facility Condition Report
System-by-system findings with photos, thermal data, and severity classifications: Critical, Near Term, and Long Term.
02
CapEx Exposure Summary
A hard-dollar estimate of every deferred maintenance item. The exact number that anchors the concession ask.
03
Negotiation Positions
Specific, itemized positions to take: TI allowance increases, landlord-funded repairs, rent abatements, or replacements before signing.
04
Go / Walk Away
A clear recommendation from a veteran operator. We tell your client the truth about the building, which is exactly what protects you.
The Referral Menu

One partner for every client situation.

Pre-lease is where most referrals start, but it isn't where they end. Whatever side of the deal your client sits on, there is a matching engagement with transparent flat pricing they can say yes to on the spot.

Your Client's Situation The Referral Starts At
Touring multiple candidate buildings during site selection Pre-Lease Go / No-Go Assessment $1,000
Finalist building selected, negotiating the LOI or lease Forensic Pre-Lease Site Audit $5,000
Buying, financing, or refinancing a commercial building Property Condition Assessment (PCA) $1,000
Acquiring an operating company and its facilities Pre-Acquisition QoI Audit $2,500
Owner or occupier client struggling with an existing building Facility Infrastructure Audit $5,000
Client just signed and has no facilities leadership in place Fractional Facility Leadership $3,500/mo

Your client engages us directly. Pricing scales with square footage and scope; full tier tables live on each service page. The post-signing fractional handoff is worth knowing about: the client you placed gets a stable building, and the broker who introduced us is the one they remember for it.

Common Questions

Broker Partner FAQs

Will you try to take over my client relationship? +
No. Structurally, we can't. Base Layer FM is not a brokerage. We hold no real estate license practice, offer no tenant-rep or site-selection services, and earn nothing from the transaction itself. We audit the building, hand your client the data, and you deliver the win. Your relationship stays entirely yours; ours ends at the mechanical systems. Who we actually are: About Base Layer FM →
How fast can you turn an assessment during an LOI window? +
A Go/No-Go assessment has 48-hour turnaround capability, fast enough to keep pace with site selection across multiple candidate buildings. A full Forensic Site Audit runs first call to final lender-ready report in 7 to 10 business days, with the on-site inspection typically scheduled within 48 hours of scoping. We build around your deal timeline, not the other way around. See the engagement models: Pre-Lease Audits →
Won't an audit kill my deal? +
In our experience it closes deals with better terms. Findings convert into itemized, dollar-figure negotiation positions: TI allowance increases, landlord-funded repairs, and rent abatements. Across three recent pre-lease engagements that's $2.7M+ in landlord concessions secured, and every one of those clients signed. The deals that should die are the ones where the building's liabilities exceed any concession, and your client finding that out before signing makes you the broker who saved them. See it in action: The Biotech Runway Defense. $1.5M secured →
What does my client actually receive? +
A decision-grade package: a system-by-system Facility Condition Report with photos and thermal data, a CapEx Exposure Summary in hard dollars, itemized negotiation positions their attorney can take straight into the lease, and a clear Go / Walk Away recommendation. Reports are generated through our proprietary audit platform and delivered in days, formatted for executive teams, CFOs, and counsel. See the engine that builds it: The Platform →
Do you support buyer-side and investment-sale brokers too? +
Yes. For acquisitions and financings we deliver lender-ready Property Condition Assessments with Immediate Repairs Tables and 5-year Replacement Reserve Forecasts, and for entity acquisitions our Pre-Acquisition Quality of Infrastructure audits price the deferred maintenance a data room hides. Same independence guarantee on every engagement.

Bring your next deal a second set of eyes.

One 20-minute call to walk through the workflow. Then send us a building and watch what comes back.

Book a 20-Minute Partner Call Email Gabe Directly