What this service is

Commercial lease review is a structured, business-first review of a lease (or LOI) to identify the clauses that drive real cost and operational risk—then produce clear redlines, negotiation positions, and an obligations tracker you can actually use after signing. The focus is not theory. The focus is preventing expensive surprises in CAM/NNN, repairs, defaults, guarantees, and build-out responsibilities.

This service is designed to deliver:

• a risk-ranked issue list (what matters most financially and operationally)

• suggested revisions and negotiation positions for key clauses

• clarity on total occupancy cost drivers (rent + pass-throughs + repairs)

• an obligations tracker (deadlines, notices, renewals, audits)

• a clean record pack suitable for internal approval, lenders, and counterparties

Who this is for

This service is a fit if you are:

• signing your first US commercial lease (office, retail, warehouse, industrial)

• expanding to a new state and want consistent lease posture

• being offered a “standard landlord form” lease that is one-sided

• concerned about CAM/NNN charges, taxes, insurance, and repair exposure

• doing tenant improvements and need clear responsibility lines

• considering a personal guarantee and want to control exposure

• planning future exit options (assignment/sublease, change of control, sale of business)

What we review (the clauses that move real money)

1) Economic terms and “total occupancy cost”

• base rent, escalations, free rent, and concessions

• security deposit structure and return conditions

• late fees and default interest posture

• operating expense pass-throughs (CAM/NNN), taxes, insurance

2) CAM/NNN and pass-through charges (high-risk area)

We focus on:

• what counts as CAM (definitions and exclusions)

• management fees and caps

• capital expenditures and amortisation rules

• audit rights and dispute windows

• allocation method and occupancy assumptions

• reconciliation timing and documentation requirements

3) Repairs, maintenance, and “who pays for what”

This is where tenants get surprised:

• HVAC, plumbing, electrical, and equipment responsibility

• roof, structure, and building systems boundaries

• preventive maintenance and vendor requirements

• compliance with laws and who pays for upgrades

• surrender condition at end of term (restoration obligations)

4) Use, operations, and practical restrictions

• permitted use clause (does it cover what you actually do?)

• exclusivity (if retail) and prohibited uses nearby

• hours of operation, deliveries, parking, signage, and noise

• hazardous materials and compliance language (tailored to your business)

5) Default, remedies, and termination posture

• cure periods and notice requirements

• landlord remedies and acceleration clauses

• tenant remedies and rent abatement posture

• casualty and condemnation clauses (business continuity posture)

6) Assignment, sublease, and change-of-control

These clauses impact financing and exit options:

• landlord consent standards (“reasonable” vs absolute discretion)

• change-of-control triggers for M&A or ownership changes

• profit-sharing on subleases

• permitted transfers to affiliates or buyers

7) Guarantees and security exposure

• personal guarantee scope (limited vs full)

• burn-off or step-down options

• release triggers (time, performance, financial thresholds)

• additional security clauses hidden in exhibits

8) Tenant improvements (TI) and build-out terms

• who manages permits and contractors

• delays, access, and scheduling

• TI allowance mechanics and reimbursement proof

• acceptance and punch list posture

• restoration obligations at end of term

Key principle: the best outcome is not “getting a lower rent.” The best outcome is controlling hidden cost and preserving operational flexibility.

Common risks we help you avoid

• “unlimited CAM” with no audit rights or caps

• tenant paying for structural repairs or major capital items

• harsh default clauses with no cure periods

• assignment restrictions that block growth or a business sale

• TI clauses that shift permits and compliance risk to the tenant unfairly

• surrender clauses requiring expensive restoration

• vague use language that allows the landlord to block your business model

What you typically receive

Deliverables usually include:

• risk-ranked issue list (top items with financial impact)

• annotated lease and redlines (proposed clause edits)

• negotiation playbook:

  • must-have positions

  • acceptable compromises

  • fallback options

• total occupancy cost checklist (what to model in your budget)

• obligations tracker:

  • rent steps, renewal notices, audit windows, insurance deadlines

  • maintenance obligations and reporting requirements

• signature and recordkeeping guidance (what to save and where)

Service workflow

1) Intake (fast)

We gather:

• draft lease and all exhibits/addenda (often where risk hides)

• LOI (if available), building rules, and any TI plans

• intended use, hours, deliveries, special equipment needs

• your top priorities (cost certainty, flexibility, exit options)

2) Review and risk ranking

We produce:

• issue list and impact ranking

• redlines and alternative clause positions

• questions for landlord that expose hidden costs (CAM definitions, caps, repairs)

3) Negotiation support (optional)

We support:

• one or more negotiation rounds

• final consistency check across exhibits and schedules

• final obligations tracker and signing pack

Typical premium pricing

Pricing depends on lease length, complexity, and negotiation rounds.

• Single-pass lease review + risk list: $3,500–$12,500+

• Review + full redlines + negotiation playbook: $7,500–$35,000+

• Multi-round negotiation support: $12,500–$85,000+

• High complexity (NNN industrial, heavy TI, guaranty structuring): $18,000–$125,000+

• Portfolio support (multiple leases): $25,000–$175,000+

Government fees, landlord legal fees (if any), and specialist reports (survey, environmental) are not included unless agreed.

Frequently asked questions

1. What is the biggest hidden cost in commercial leases?
   CAM/NNN definitions, capital expenses, and repair obligations. These can exceed base rent over time.

2. Do you review exhibits and building rules too?
   Yes. Many tenant obligations and costs are hidden in exhibits, rules, and TI schedules.

3. Should we agree to a personal guarantee?
   Sometimes it is unavoidable. We work to limit scope, add step-downs, and define release triggers.

4. Can you help with renewals and extensions?
   Yes. Renewal options and notice windows are critical and often mishandled.

5. What if the landlord refuses to change the lease?
   We prioritise a short list of clauses that matter most and propose workable alternatives that landlords often accept.

6. Can you estimate total occupancy cost?
   We provide a checklist and identify cost drivers. Financial modelling depends on CAM history and building data, which we request.

7. What if we need to sublease or sell the business later?
   We focus heavily on assignment/sublease and change-of-control clauses to preserve exit flexibility.

8. What do you need from us to start?
   The full lease draft with exhibits, LOI, intended use, and any TI plan or construction scope.

Why businesses choose Yudey

• Cost-first review: focuses on the clauses that drive real spend

• CAM/NNN discipline: definitions, caps, audit rights, exclusions

• Repair risk control: clear “who pays for what” boundaries

• Exit flexibility: assignment/sublease and change-of-control protected

• Clean deliverables: redlines, playbook, and obligations tracker

• Premium documentation quality: structured and negotiation-ready

Request a commercial lease review

Send: the lease draft (including exhibits), your intended use, and whether a personal guarantee or TI build-out is involved. We will deliver a risk-ranked issue list, redlines, and a negotiation-ready plan with an obligations tracker.