Challenging GSA projects are exactly what keep us coming back. These leases are complex, rigid, and full of nuance – but that’s where the work gets meaningful. It’s not just about brokering deals; it’s about protecting investments, solving problems no one else wants to touch, and making sure that both the landlord and the agency can do what they need to do.
There’s a misconception that federal leases follow the same rules as the private market — and that misunderstanding leads to frustration, missed details, and in some cases, real financial loss. What drives us is bridging that gap: translating the lease, navigating the complexity, and seeing a project through from first contact to final occupancy.
The DOGE policy shift created a wave of uncertainty across federal leasing, beginning with over 800 lease termination notices and followed by the dismantling of key GSA regions and the loss of experienced personnel.
While many of those notices were eventually rescinded, reputational risk increased, project continuity broke down, and the structure agencies and landlords relied on was weakened. We’ve worked directly with clients facing these challenges, helping them respond to shifting policies, stabilize timelines, and protect the value of their assets.
With GSA teams stretched thin or reassigned, portfolios have changed hands without proper knowledge transfer, and projects are often left with no clear point of contact. In this environment, it’s not just about navigating lease terms – it’s about managing instability, understanding where decisions are being made (if at all), and staying proactive when the process slows down.
When agencies and GSA aren’t aligned, landlords are left navigating delays, uncertainty, and cost escalation – often without a clear point of contact or decision-maker. We’ve seen projects stall after lease execution, TI design completed, and pricing finalized – only to be met with funding shortfalls or a sudden shift in agency needs.
Without proper staffing, direction, or post-award support, carrying costs increase, materials fluctuate in price, and timelines break down. Our team works closely with clients to anticipate these risks and build strategies that protect investments even in uncertain conditions.
Having the right team in place – before and after lease signing – helps:
The federal leasing process is an entirely different system with its own pace, terminology, and decision-making structure. From the first posting on SAM.gov through lease execution, design, and occupancy, each phase carries its own set of challenges and risks.
Most delays and cost overruns stem from a lack of understanding of this process and how it actually unfolds in practice.
We walk through the full lifecycle of a GSA lease, including where landlords and brokers often get tripped up – and how to stay ahead of the curve with the right team and structure in place.
Federal leases come with a learning curve. We often see landlords bring in their go-to architects, contractors, or advisors who may be familiar with commercial office delivery, but lack the specialized knowledge to meet GSA requirements.
From misunderstood shell standards to incorrect rent structuring and underdeveloped pricing strategies, small missteps early in the process can lead to major setbacks later. The reality is, GSA deals are complex, and the government holds landlords to strict terms once the lease is signed.
That’s why having the right partners in place from day one – professionals who understand the process, the documentation, and the unique dynamics of federal leasing – is essential. This conversation breaks down where things typically go wrong, and why true expertise on the front end is the difference between a smooth project and a costly lesson.
In the federal leasing space, deals can stall, shift, or disappear without warning. When that happens, it’s not only about salvaging the project, but about defending the investment already made.
In this case, our team was brought in pre-award to support a landlord through capital planning, due diligence, and preparation for the final offer. When GSA abruptly paused the procurement, we pivoted immediately – assessing deferred maintenance, validating cost assumptions, and helping quantify sunk costs like design fees, broker time, and loss of rent value.
By working alongside attorneys, project managers, and architects, we built a clear, defensible case for the asset’s value and the landlord’s position. Whether it’s a lease buyout, an extension, or a delayed RLP, our goal is always the same: protect the investment, maintain the relationship, and keep the project moving wherever possible.
Beecher Development Services, headquartered in the Rocky Mountain region, partners with developers, investors, and corporations nationwide to provide project management and owner’s representation across the real estate industry. With over a decade of experience, Beecher offers comprehensive services—from land acquisition and analysis to conceptual planning, program development, budget creation, and design and construction management—catering to commercial offices, healthcare facilities, education buildings, multi-family projects, and more. Guided by principles of integrity, stewardship, competency, and value, Founder and President Matthew R. Beecher has built a company dedicated to turning visions into reality.
Standardizing the Tenant Space Delivery Process
Predictable, repeatable results.
Yes, it is possible when delivering commercial office space. Build a collaborative team approach with the real-estate brokers, property managers, designers and contractors using Beecher Development Services’ project delivery process. Beecher has successfully implemented this process across multiple commercial portfolios. Each time we reduced the variances in budget and schedule that our clients had previously experienced. Building a team-first well communicated process can help:
This process, and the tools we developed for the team, allowed our team to deliver consistent results on up to 40 projects, spread across 16 properties, all at the same time.
If you are a landlord, developer, architect, engineer, contractor or municipality, you’re likely looking at various approaches to help relieve the housing shortage and make use of vacant office buildings. Beecher Development Services can help. Here are the top considerations when evaluating the viability of an adaptive reuse project: