Every clause read, every dollar traced
For landlords and tenants: what the lease says, in dollars.
A commercial lease decides who pays for what over five or ten years. Landlords need to know what they can bill, and tenants what they owe. We read the whole file for either side, tie each dollar to a clause and say what to do next.
The clause nobody reread
Forty pages, three amendments and a CAM clause nobody has opened since signing. The rent roll says one thing, the second amendment another. The gap shows up at renewal or reconciliation, when there is the least time to fix it.
What a careful read gives you
Two pages per lease
Dates, rent steps, options and expense terms for each lease, every line tied to its page.
Every charge tested
Each CAM charge checked against the lease’s caps, exclusions, gross-up and admin fee terms.
Rent against market
What comparable space nearby rents for, so a renewal or a new lease starts from evidence.
A walk-away number
The point where renewing stops making sense for your side, written down before talks begin.
Four ways to read a lease
Lease abstract
Each lease and amendment pressed into two pages, with risk flags.
CAM reconciliation review
One year’s reconciliation tested against the lease, with a findings letter.
Market rent benchmark
Comparable rents, adjusted and reported as a range.
Renewal and negotiation brief
Options, the market range and a priced term sheet before you meet.
What every lease review includes
Complete file check
Every amendment, side letter, exhibit and notice confirmed present before the reading starts.
Cited terms
Each date, dollar and duty tied to a section and page in the source document.
Conflicts side by side
Where an amendment, the rent roll or a bill disagrees with the lease, both versions are quoted.
Second reader
A second person checks every date and figure against the page before anything goes out.
Walk-through call
A call to go through the flags, ranked by how much money each one moves.
Example: a tenant’s CAM bill in Gillette
A fitness studio leasing 3,800 square feet in a Gillette retail center gets a CAM reconciliation asking for $7,600 more than its monthly estimates, or $2.00 per square foot. The review finds two charges the lease does not allow: a parking lot replacement the lease treats as a capital cost, and an admin fee on property taxes, which the lease excludes. The tenant sends the findings letter and asks for a corrected statement.
- Turnaround
- 3 business days
- From
- $275
Indicative price
Indicative, from$275
Per lease, fixed fee, indicative. Every proposal is fixed-fee and itemized.
Lease questions, answered
Do you work for landlords or tenants?
Both. Landlords use a review before a reconciliation or renewal offer goes out; tenants use one after it arrives. The method is the same for either side: the lease language first, then the numbers, then a written recommendation for whoever engaged us.
What is a CAM reconciliation?
It is the landlord’s year-end statement comparing what tenants paid in monthly common area maintenance (CAM) estimates with what the property actually spent. Tenants then pay the shortfall or get a credit. Our review tests each line against the lease: what is allowed, what is capped, what is excluded, and whether each tenant’s share adds up.
Which leases do you read?
Commercial leases of every common type: retail and strip center, small office, industrial and flex, mixed use and single-tenant net lease. Gross, modified gross and triple net leases (where the tenant pays a share of taxes, insurance and maintenance) all work, as do older leases with years of amendments stacked on top.
Is a lease review legal advice?
No. We tell you what the lease says and what it costs you in dollars. Interpreting a disputed clause, drafting new language or advising on a dispute is work for your attorney, and our abstract gives them a cited starting point instead of a forty-page stack.
Will you negotiate the renewal for us?
No. The renewal and negotiation brief prepares you, or your broker or attorney, to negotiate: the options in the lease, the market range and a priced term sheet with a walk-away number. We do not negotiate on your behalf or act as a broker, so the advice never depends on a deal closing.
What should we send?
The signed lease with every amendment, side letter, exhibit and renewal notice. For a CAM review, add the reconciliation and any expense detail the landlord provided; for a renewal brief, the current rent and any letters from the other side. Our document checklist covers the rest.
Send your leases for a read
Tell us about the property and we will say plainly whether lease analysis is the right place to start.