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We just completed a very simple – or so it seemed at the outset – lease transaction on an industrial building in the City of Orange.
Well over half of our deal volume is in leasing and the other portion is sales. Unlike our residential counterparts – leasing is a BIG part of what we do!
So what added the complexity to a straightforward deal? The lease and appurtenant comments by tenant’s counsel!
This episode begged the question – can changes be made to a commercial real estate lease? The easy answer is – certainly! Everything in a transaction is negotiable. The more difficult concept is “when” you should request changes to the lease language. That – dear readers – is the subject of today’s post.
Recently, I authored a column entitled “Gotcha clauses in a Commercial Lease”. At a minimum, you should ensure you have a complete understanding of how your lease addresses these items.
Next, carefully consider a few things.
How badly does my company need the space? You see, the expansion needs of your business can easily trump – sorry – the addition or deletion of a clause in your agreement. In other words – if you are adamant plumbing repairs be the landlord’s responsibility – and you lose the space because the owner is unwilling – that could be costlier than unclogging a toilet.
Are there backup suitors willing to snatch your position if you attempt to die on the freeway of lease language? If so, you might want to tap the brakes on the tenor of your language negotiation – lest you end up in a heap on the 405.
How much is the total consideration of your lease? This figure is easily computed. Take the monthly rent multiplied by the annual escalations times the number of years. As an example, if the year one base rent is $10,000 and you’ve agreed to a rent increase of 3% annually for 3 years – the total consideration is $376,362 – a big amount of money – but an owner may be unwilling to spend attorney dollars changing a standard lease agreement. Conversely, if you’re talking about a 15-year lease for $5,000,000 on an owner lease form – an investment in counsel is a good one – for both parties.
Finally, consider the owner of your building. If the landlord owns numerous square feet of space and is used to change requests – a few minor tweaks may be in order. If you are dealing with a mom and pop who own one building – changes may be more difficult. A multinational owner with millions of square feet will have an arsenal of attorneys ready for an arm wrestle – so lawyer up!