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How can I compare different commercial lease options and deposits in my market?

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If you are looking for a new space to run your business, you might be overwhelmed by the different commercial lease options and deposits in your market. How can you compare them and find the best deal for your needs? In this article, we will help you understand the main types of commercial leases, the factors that affect the deposit amount, and the tools and tips to negotiate and compare your lease options.

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1 Types of commercial leases

Commercial leases are contracts that allow you to rent a space for your business for a certain period of time and under certain terms. There are three main types of commercial leases: gross, net, and modified gross. Each one has different implications for how you pay rent, utilities, taxes, insurance, and maintenance. Gross leases, also known as full-service leases, require you to pay a fixed rent amount with the landlord covering all other expenses. Net leases, or triple net leases, require you to pay a lower rent amount with the landlord passing on other expenses to you. Modified gross leases, or hybrid leases, involve you paying a rent amount that includes some expenses with the rest split between you and the landlord. This is a more flexible type of lease, but it also requires more clarity and communication.

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JD Gunter

Retail Investment Services, T Rowe Price
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The one thing all leases have in common is they are different. They do not categorize easily and eschew traditional terminology. For example, I see triple-net (NNN) leases every day, but rarely see a pure NNN structure within those leases. My recommendation is to pay special attention to terms defined within the lease. I recently reviewed a "modified gross" lease, but upon closer review, the expenses were labeled CAMs (common area maintenance), yet functioned as NNN expenses. While universal definitions are still helpful, they are just the starting point. If a lease hinges on an important term, ensure the term is defined internally. Treat each lease as it's own isolated document as much as possible, and you're on the right track.

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2 Factors affecting the deposit amount

The deposit amount is the money that you pay upfront to secure your lease and protect the landlord from potential damages or defaults. This amount can vary based on several factors, such as the type and condition of the space, market demand and supply, the creditworthiness and financial history of the tenant, and the length and terms of the lease. For example, a newer, larger, or more specialized space in a more competitive or scarce market with a more reliable tenant on a longer or more favorable lease might require a higher deposit than an older, smaller, or more generic one in a more saturated or abundant market with a riskier tenant on a shorter or more restrictive lease.

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Scott Cash

Real Estate Broker/ President, Cash Properties Inc
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Leases are always negotiated but certain types on leases are usually customary with certain types of property. For example, retail properties are typically rented on a NNN basis, meaning the tenant also pays property taxes, Common area Maintenance (CAMs) and fire insurance on the building in addition to the rent. Industrial is normally rented on a industrial gross basis and office on a Full Service basis, where most everything is covered by the landlord. In good rental markets you will find those properties also rented on a NNN basis, if the market will allow.

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3 Tools and tips to compare and negotiate lease options

To compare and negotiate different commercial lease options and deposits in your market, you need to do some research and analysis. Utilize online platforms and databases that provide information on commercial properties, rents, vacancies, and trends in your area, such as LoopNet, CoStar, or CommercialEdge. Hiring a broker or an attorney who specializes in commercial leasing can help you negotiate better terms and conditions with the landlord. Additionally, preparing a budget and a business plan that show your expected income, expenses, and growth projections can help you determine how much rent and deposit you can afford. Furthermore, compare the total cost of occupancy (TCO) of each lease option to get the full picture of expenses that you will incur during the lease term. You can also ask for concessions or incentives from the landlord that may help reduce your upfront or ongoing costs.

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Erik Egelko

President at Palm Tree Properties | Helping Property Owners Build Wealth and Maximize Cashflow
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The best advice for tenants negotiating a commercial lease is to have all of your financial documents(tax returns, bank statements, P&Ls) well organized and included with your initial offer. The better impression you make in regard to your creditworthiness, the more open the landlord will be to offer concessions and discounts.

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4 Here’s what else to consider

This is a space to share examples, stories, or insights that don’t fit into any of the previous sections. What else would you like to add?

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How can I compare different commercial lease options and deposits in my market?

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2

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1 Types of commercial leases

2 Factors affecting the deposit amount

3 Tools and tips to compare and negotiate lease options

4 Here’s what else to consider

Commercial Leasing

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How can I compare different commercial lease options and deposits in my market?

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1 Types of commercial leases

2 Factors affecting the deposit amount

3 Tools and tips to compare and negotiate lease options

4 Here’s what else to consider

Commercial Leasing

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