Georgia Commercial Lease Guide

Commercial Lease Guide for Georgia

A practical, tenant-focused guide to reviewing Georgia commercial leases — not legal advice.

Key Lease Considerations

Georgia leases vary widely by property type, but the biggest tenant risks are consistent: unclear CAM/NNN definitions, “repair vs. replacement” language, and default clauses that escalate quickly.

Use this guide to budget total occupancy cost and negotiate the clauses that drive real dollars — not just base rent.

Major markets

Where we see the most leasing activity.

Atlanta
Savannah
Augusta
Columbus
Macon

Common lease types

Typical structures and what to watch.

Retail: NNN or modified gross (CAM, signage, and co-tenancy are common negotiating points)
Office: modified gross or full service (expense stops and after-hours HVAC charges)
Industrial: NNN (roof, pavement, loading areas, and exterior maintenance)

Cost drivers

Items that often create surprise bills.

CAM definitions and management/administrative markups
Tenant improvement (TI) scope, buildout timeline, and who pays for code upgrades
Roof/HVAC/pavement replacement exposure
Insurance limits, deductibles, and “additional insured” requirements
Default remedies (late fees/interest, attorney fees, acceleration language)

Negotiation checklist

Budget total occupancy cost

Request an “all-in” estimate: base rent + CAM/NNN + utilities + insurance requirements + any one-time fees. Compare locations using total cost, not just rent.

CAM guardrails (budget, reconciliation, audit)

Require an annual CAM budget, reconciliation, and audit rights. Exclude capital replacements and landlord overhead that doesn’t directly benefit tenants.

TI and code compliance

Define who pays for base-building or pre-existing code issues. If the landlord promises TI, lock scope, schedule, and remedies in writing so delays don’t burn your opening.

Repairs vs. replacements

Clarify responsibilities for HVAC, roof, plumbing, electrical, and parking lot. Negotiate a replacement cap or landlord amortization for big-ticket items.

Default clauses you can survive

Add written notice + cure periods. Cap late fees/interest and avoid acceleration language and one-sided attorney-fee provisions.

Guarantee strategy

If a personal guarantee is required, negotiate limits or a burn-off after a period of on-time payments. Consider alternative security where possible.

Assignment/sublease flexibility

Negotiate reasonable transfer rights so the lease doesn’t become a trap if you sell the business, restructure, or need a replacement operator.

Official resources

Georgia Secretary of State — business search Georgia Department of Revenue University of Georgia SBDC

Not legal advice. Always verify local requirements and consult qualified professionals for your situation.

Common Red Flags in Georgia

Commercial real estate in Georgia typically favors the landlord in standard lease drafts. Whether you are in Atlanta or elsewhere, you need to watch out for:

Uncapped NNN Charges: Variable costs like property taxes and insurance can skyrocket.
Broad Indemnification: Clauses that require you to pay for the landlord's negligence.
Relocation Clauses: Rights for the landlord to move your business to a worse location.

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Frequently Asked Questions

Are NNN leases common in Georgia?

Yes — especially for retail and industrial space. The key is understanding what CAM/NNN includes, requiring documentation, and negotiating exclusions for capital replacements and landlord overhead.

What should I compare besides rent?

Compare total occupancy cost (rent + nets + utilities) and your exposure to major replacements (HVAC/roof/pavement) and harsh default clauses. Those items often matter more than a small rent difference.

How do tenant improvements (TI) usually work?

TI terms should be written: scope, timeline, who does the work, and what happens if approvals or landlord delays push back opening. Avoid vague TI promises without enforceable milestones.

Can I negotiate a personal guarantee in Georgia?

Often, yes. Ask for a limited guarantee, burn-off terms, or alternative security. Don’t accept broad “continuing guarantees” without understanding the full exposure.

Does BizLeaseCheck replace a lawyer for a Georgia lease?

No. It helps you spot common risks and compare options quickly, but it’s not legal advice. Use it alongside a qualified professional for final review.