Commercial Agents – Top 7 Tips for a Commercial or Retail Lease Analysis Today

When it comes to working as a commercial property agent, you frequently have to read leases to understand what is going on in the property with the tenant and or the landlord. Lease interpretation and analysis will generally occur at the time of property handover in property management, preparation for a sale, or preparation for a lease.

When you are involved with a larger property with a number of tenants in the tenancy mix, the analysis of the lease or leases gets more complicated. It pays to have some form of checklist to help you analyse tenancy and lease situations. You need to know the particular factors of each or lease that have impact on the compliance of the tenant and the landlord to the current occupancy. Dates and actions will be clearly defined in the lease document.

Why is it important?

The lease between a tenant and landlord will have significant impact on property usage, pricing strategies, and lease compliance. Top agents are quite familiar with reviewing and interpreting lease documentation prior to doing a sales pitch or presentation. The process would also be undertaken prior to any actions or decisions on the property.

Here are some tips to help you focus on the key points within the property lease documentation. These tips will get you to the key factors within the lease documents quickly. At a later stage you can go back through the leases to review them in greater detail and before any final decisions are made in the management, lease, or sale.

  1. Names of the parties and addresses for contact should comply with the facts as you currently know them, and the tenant in occupation. Look for any supplementary agreements such as deeds of assignment, or arrangements of sub leasing.
  2. The description of the premises should comply with current plans and drawings of the property. The tenant in occupation and the physical premises should all cross reference correctly to the occupation and the boundaries of the property.
  3. The permitted use of the premises will be detailed in the lease. Specifically that is the use that the premises can be put to by the tenant. The current use of the premises should comply with the permitted use as detailed in the lease.
  4. Term of lease will usually be a number of years. Make sure that the lease is not close to the expiry date; if it is, you will need to take immediate action on a future lease strategy.
  5. Rent review provisions and options for renewal all involve critical dates and particular actions. Ensure that the dates have been correctly implemented by both parties to the lease. Get copies of documentation and letters to signify any agreement between the parties.
  6. Rent and other lease charges to be paid should be understood. The rental may be one of a number of charges to be paid by the tenant. Look for the differences between gross and net rental, together with the outgoings to be paid by the tenant.
  7. Clauses and conditions relative to the landlord and tenant will apply in all leases. Some of those clauses and conditions are time critical and will require specific action by certain dates. In a property with a number of leases, you should expect that each lease will be unique and different to any other. That is why you really do need to read each lease comprehensively. Look for the differences and identify the critical dates.

These simple seven points will get you to the key factors of the leases quickly. At a later stage you should go through the leases comprehensively to pick out any other concerns or factors that can have impact on occupancy.

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