A commercial lease runs for years, and the costs that matter are often outside the base rent line. We review or draft office, retail and industrial leases for landlords and tenants, with attention to operating expense pass-throughs, improvement allowances, assignment rights and how either side can get out. You get a redline and a memo that puts the economics in plain terms.
At a glance
- Practice
- Real Estate
- Pricing
- Flat fee, quoted before we start
- Included
- 7 deliverables
- Process
- 3 steps, one named attorney
- Where we work
- Slack, email or a call
When founders call us
The moments that usually bring a company to us for this work.
- 01
You have a signed LOI and the landlord's lease draft has arrived
- 02
You are a landlord standardizing a lease form across a property
- 03
A tenant is asking for an assignment, sublease or early termination
- 04
A renewal is coming up and you want to fix terms that did not work
What you get
Scoped in writing before we start. One flat fee for all of it.
- Redline of the lease and its exhibits, including the work letter
- Issues memo on rent, escalations, operating expenses and CAM
- Review of TI allowance, delivery condition and commencement terms
- Check of assignment, subletting, renewal, expansion and termination rights
- Review of use, exclusives, co-tenancy and radius terms for retail space
- Review of guaranty, security deposit and default provisions
- Notes on SNDA and estoppel obligations tied to financing
How it works
- 1
Deal intake
You send the LOI, the lease draft and what matters most to you in the deal.
- 2
Review and redline
We mark up the lease against the LOI and market-standard positions for your side.
- 3
Attorney sign-off
A licensed attorney reviews the redline and memo, and we support the negotiation rounds you need.
Mistakes we help you avoid
The ones we see most often, and catch before they cost you.
- Avoided
Agreeing to uncapped operating expense pass-throughs with no exclusions for capital costs
- Avoided
A TI allowance that must be spent by a deadline the build-out schedule cannot meet
- Avoided
Lease commencement tied to a date rather than to delivery of the space in agreed condition
- Avoided
A personal guaranty with no cap or burn-off after a period of on-time payment
Commercial Leases: questions founders ask
In a triple net lease the tenant pays base rent plus its share of property taxes, insurance and maintenance costs. The details vary a lot between leases, so the definitions of operating expenses and the exclusions matter more than the label.
Common area maintenance charges cover the cost of running shared areas such as lobbies, parking and landscaping, passed through to tenants by share. Tenants usually negotiate exclusions, caps on controllable costs and audit rights.
The landlord contributes a set amount toward building out the space, usually paid against invoices or on completion. The lease and work letter should say who manages construction, what the allowance can be spent on and what happens to unused amounts.
Both, though never on both sides of the same deal. We confirm who we represent before we start.
Get a flat-fee quote for Commercial Leases.
A short call with an attorney. You leave with a written scope and one fixed price.
Book a call