The New Rules of Office Leasing: What Twin Cities Tenants Actually Want Now
By Chris Rohrer, Broker & Pete Kostroski, Broker | Rokos Advisors
Office demand in the Twin Cities has shifted dramatically over the past few years, and the old playbook for what tenants want no longer applies. Today’s users aren’t just looking for square footage — they’re looking for spaces that help them attract talent, support hybrid work, and create a meaningful reason to leave the house.
From Class A towers in the CBD to upgraded suburban campuses along I-394, a new set of preferences is shaping how companies evaluate their next lease. And landlords who adapt fastest are the ones winning deals.
1. Spaces That Prioritize Experience, Not Just Occupancy
Modern office users want spaces that feel good. Natural light, updated amenities, welcoming lobbies, wellness-oriented finishes, outdoor access, and thoughtful design matter more now than ever.
A high-quality workplace isn’t a luxury anymore — it’s part of a company’s recruitment strategy. If a space doesn’t match the employee experience companies want to offer, it doesn’t make the shortlist.
2. Hybrid-Ready Layouts That Actually Make Sense
No one wants rows of empty workstations. Tenants are leaning into:
Flexible collaboration zones
Fewer private offices
Multipurpose meeting rooms
Tech-forward conference setups
Social spaces that encourage connection
The office is becoming a hub for team interaction, not the default place for solo focus work. Spaces that support fluid, hybrid workflows are consistently outperforming traditional layouts.
3. Premium Amenities Are Becoming the Baseline
Amenities aren’t about flash — they’re about functionality. Twin Cities tenants are seeking:
Fitness centers + locker rooms
High-quality food options
Employee lounges
Conference centers
Bike storage + showers
Parking with EV access
Buildings that invest in lifestyle-driven improvements are seeing stronger leasing activity and higher retention.
4. Shorter Terms + More Flexibility
Tenants want agility. With shifting headcounts and evolving work models, long-term commitments feel risky. Many users are negotiating:
Shorter initial terms
Expansion/contraction rights
Early termination options
Built-in flexibility for future reconfiguration
Certainty is valuable — but so is the ability to pivot.
5. Flight-to-Quality Is Real — and It’s Redefining the Market
Even as overall office demand recalibrates, demand for top-tier product is intensifying. Companies are leveraging the current market to upgrade into high-quality, well-located buildings at competitive rates.
This “flight to quality” is reshaping the Twin Cities: Class A absorption is outperforming lower-tier spaces, and premium buildings are holding values more effectively.
6. Transparency in Operating Costs and Capital Needs
Tenants are far more cost-conscious today. A space may look great, but if OpEx is rising fast or deferred maintenance is lurking beneath the surface, it’s a nonstarter.
Users want clear, upfront visibility into:
Operating expenses
Capital improvement plans
Building efficiency
Long-term cost trajectory
Surprises = lost trust. Predictability = leverage.
The Bottom Line
Twin Cities tenants aren’t returning to office the way they left it — their expectations have evolved. They want spaces that support connection, reflect their culture, offer flexibility, and feel worth the commute.
Landlords who lean into these new rules will win. And tenants who understand them will negotiate from a stronger, more strategic position.
Are you rethinking your workplace strategy? Connect with Rokos Advisors today, so we can guide your next move with clarity and confidence.
Rokos Advisors is an award-winning Minneapolis - St. Paul based commercial real estate/tenant representation firm specializing in helping businesses find the perfect office or industrial space for their company.