Sample Commercial Lease Analysis

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Reviewed by the BizLeaseCheck Editorial Team · Last updated May 26, 2026 · Informational analysis, not legal advice.

72Danger score

High risk indicators — Commercial lease

This is the same report shape every BizLeaseCheck analysis produces: a 0–100 danger score, prioritized red flags with verbatim evidence quotes, the key dates buried in the document, and a tailored negotiation email draft.

3 red flags

4 key dates

Evidence-backed

Email draft included

Executive Summary

Document: Commercial leaseLease Type: Retail

This lease imposes significant financial risk on the tenant. Unlike a Gross lease, this is a Triple Net (NNN) agreement where you are responsible for property taxes, insurance, and CAM charges WITHOUT a cap. Notably, the 'Relocation' clause allows the landlord to move your store at any time, and the 'Personal Guaranty' is unlimited.

Informational AI analysis, not legal advice — use it to focus a conversation with a qualified attorney before you sign.

72Danger score

Financial Overview

Monthly Base Rent

$6,250

Annual Rent / SqFt

$30/sf

Premises Size

2,500 sqft

Security Deposit

3 Months

3 months is within the common commercial range

As general market practice — not a legal limit — commercial security deposits commonly run about one to three months’ rent and vary with tenant creditworthiness, build-out, and local market conditions. If your credit is strong, a deposit at the lower end (or a burn-down) is worth negotiating.

Market context — general information, not legal advice.

Wait... is that your real rent?

Commercial leases often exclude CAM and taxes. Calculate your true monthly cost.

Calculate True Cost →Simulate Scenarios →

Critical Dates & Deadlines

Don't miss these dates. Add them to your calendar immediately.

Commencement Date

2024-03-01|The date you get keys and lease officially starts.

Rent Commencement Date

2024-06-01|You have 3 months of free rent before payments start.

Lease Expiration

2029-02-28|The lease ends on this date.

Renewal Notice Deadline

Estimate

2028-08-31|You must notify Landlord by this date to renew (6 months prior).

Documents usually travel together

A related lease, guaranty, or loan package can carry risks that do not appear in this document.

Check the guaranty exposure

Your lease likely contains a personal guaranty - analyze it for $20. Upload it next to catch risks this report may not cover.

$20Analyze personal guaranty

Financing the deal?

If you're financing the location with an SBA loan, check the loan package for $40.

$40Analyze SBA loan

Detected Red Flags

Download Redlines (DOCX) View Source PDF

CriticalIssue Score: 95/100

Dangerous Relocation Clause

Section 14.02 - Substitution of Premises

Why it's dangerous

The landlord can force you to move your business to a different location (e.g., a back corner with no foot traffic) with only 30 days' notice. They do NOT promise to pay for your renovation or moving costs.

“Landlord shall have the right... to substitute for the Premises other premises of substantially equal size... upon 30 days notice.”(View in PDF)

Negotiation Tactic

Argue that your business relies on this specific location/foot traffic and moving would destroy your revenue.

Suggested Redline

Landlord shall have no right to relocate Tenant during the Initial Term.

HighIssue Score: 85/100

Unlimited Personal Guaranty

Exhibit C - Guaranty

Why it's dangerous

You are personally liable for all rent and damages if the business fails, even years later. There is no 'burn-off' or cap.

“Guarantor unconditionally guarantees the full performance of all Tenant's obligations... this Guaranty shall be continuing...”(View in PDF)

Negotiation Tactic

Offer a higher security deposit in exchange for a capped guaranty.

Suggested Redline

Notwithstanding anything to the contrary, Guarantor's liability shall be limited to an amount equal to twelve (12) months of Base Rent.

MediumIssue Score: 60/100

Uncapped Operating Expenses (NNN)

Section 4.02 - Additional Rent

Why it's dangerous

The landlord can increase your rent significantly by passing through major repair costs (like a new roof) or excessive management fees.

“Tenant shall pay its proportionate share of all Operating Expenses... including management fees, capital improvements, and replacements.”(View in PDF)

Negotiation Tactic

Benchmarking: 'Standard market practice is a 5% cap on controllable expenses.'

Suggested Redline

Controllable Operating Expenses shall not increase by more than five percent (5%) over the previous year's amount.

Negotiation Email Draft

Dear Landlord/Broker, I have reviewed the proposed lease for [Property Address] and have a few concerns regarding the risk allocation. We are excited about the location but need to address a few critical items to proceed. 1. Relocation (Section 14.02): The current clause allows you to move us with only 30 days' notice. Given our build-out investment, we cannot accept this risk. We request this be removed, or at minimum, require 120 days' notice and full reimbursement of relocation costs. 2. Personal Guaranty (Exhibit C): We are requesting a "Good Guy Guaranty" or a rolling cap of 12 months, rather than an unlimited guaranty. 3. Operating Expenses (Section 4.02): We need a 5% annual cap on controllable operating expenses and clear exclusions for capital improvements (like roof replacement). Please let me know if these terms are acceptable or if we can hop on a quick call to discuss. Best regards, [Tenant Name] [Business Name]

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