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Use when reviewing a new lease, renegotiating a renewal, or comparing multiple lease options.\n\n## When to Use\n- Signing a new commercial lease\n- Lease renewal negotiation\n- Comparing multiple lease proposals\n- Auditing existing lease for cost reduction\n- Subleasing or assignment analysis\n\n## What You Need from the User\n1. **Lease type**: Office, retail, industrial, warehouse, mixed-use\n2. **Lease terms**: Base rent, term length, renewal options\n3. **Cost structure**: NNN, modified gross, full-service gross\n4. **Square footage**: Usable vs rentable (load factor)\n5. **Location/market**: City, submarket (for comp analysis)\n\n## Analysis Framework\n\n### 1. Cost Breakdown (True Occupancy Cost)\n```\nBase Rent ($/SF/yr)\n+ CAM Charges (Common Area Maintenance)\n+ Property Tax Pass-Through\n+ Insurance Pass-Through\n+ Utility Estimates\n+ Parking Costs\n+ Janitorial (if not included)\n= Total Occupancy Cost ($/SF/yr)\n÷ 12 = Monthly Cost\n× Term = Total Lease Liability\n```\n\n### 2. Load Factor Analysis\n```\nRentable SF ÷ Usable SF = Load Factor\nIndustry benchmarks:\n- Class A Office: 1.15-1.20 (15-20% common area)\n- Class B Office: 1.12-1.18\n- Retail: 1.05-1.10\n- Industrial: 1.02-1.05\n\nFlag if load factor > benchmark. Every 1% = real money.\nExample: 5,000 USF at 1.20 = paying for 6,000 RSF\nAt $30/SF = $30,000/yr for hallways and lobbies\n```\n\n### 3. Escalation Modeling\nProject total cost over full term including:\n- **Fixed increases**: 3% annual is standard. Flag >3.5%\n- **CPI-linked**: Model at 2.5%, 4%, 6% scenarios\n- **Market reset**: Compare to projected market rents\n- **CAM escalation caps**: If uncapped, model 5-8% annual increases\n\nOutput a year-by-year cost table showing base rent, estimated CAM, total cost.\n\n### 4. Critical Clause Review\n\n**Red Flags** (flag immediately):\n- Personal guarantee without sunset clause\n- Demolition clause (landlord can terminate for redevelopment)\n- Radius restriction >3 miles (retail)\n- Continuous operation clause without co-tenancy protection\n- Uncapped CAM with no audit rights\n- Relocation clause (landlord can move you)\n- No assignment/sublease rights\n- Holdover rate >150% of final rent\n\n**Yellow Flags** (negotiate):\n- No rent abatement for construction delays\n- No exclusive use clause (retail)\n- HVAC maintenance fully on tenant\n- No cap on controllable operating expenses\n- Restoration clause requiring original condition\n- No early termination option after year 3-5\n- Insurance requirements above standard\n\n**Green (Standard/Favorable):**\n- TI allowance ($30-60/SF office, $15-30 retail)\n- Free rent period (1 month per year of term)\n- Right of first refusal on adjacent space\n- Renewal option at fair market value\n- CAM audit rights\n- Assignment rights with reasonable consent\n\n### 5. Negotiation Leverage Points\nBased on market conditions, identify:\n- **Tenant's market** (vacancy >15%): Push for higher TI, more free rent, lower escalations\n- **Landlord's market** (vacancy <8%): Focus on caps, flexibility clauses, termination rights\n- **Balanced** (8-15%): Standard negotiations, pick 3-4 priorities\n\nRank negotiation items by dollar impact over lease term.\n\n### 6. Comparison Matrix (Multiple Options)\nIf comparing leases, output a side-by-side table:\n| Factor | Option A | Option B | Option C |\n|--------|----------|----------|----------|\n| Effective Rent ($/SF) | | | |\n| Total 5-Year Cost | | | |\n| TI Allowance | | | |\n| Free Rent (months) | | | |\n| Escalation Type/Rate | | | |\n| Termination Option | | | |\n| Load Factor | | | |\n| Parking Ratio | | | |\n\n### 7. Financial Impact Summary\n- Total lease liability (ASC 842 / IFRS 16)\n- NPV of all lease payments (discount at 6-8%)\n- Break-even occupancy cost per employee\n- Cost per revenue dollar (if revenue data provided)\n\n## Output Format\n```\nLEASE ANALYSIS: [Property Address]\n━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━\n\nVERDICT: [FAVORABLE / NEGOTIATE / WALK AWAY]\n\nTRUE COST\nMonthly: $XX,XXX\nAnnual: $XXX,XXX\nFull Term: $X,XXX,XXX\nPer Employee: $X,XXX/mo (at XX headcount)\n\nRED FLAGS: [count]\n[List with dollar impact]\n\nTOP 3 NEGOTIATION PRIORITIES:\n1. [Item] — potential savings: $XX,XXX over term\n2. [Item] — potential savings: $XX,XXX over term\n3. [Item] — potential savings: $XX,XXX over term\n\nYEAR-BY-YEAR PROJECTION:\n[Table]\n```\n\n## Industry Benchmarks (2025-2026)\n| Market | Office ($/SF) | Retail ($/SF) | Industrial ($/SF) |\n|--------|--------------|---------------|-------------------|\n| NYC | $65-85 | $80-200+ | $18-25 |\n| SF/Bay | $55-75 | $45-80 | $15-22 |\n| LA | $40-55 | $35-65 | $14-20 |\n| Chicago | $28-42 | $25-50 | $8-12 |\n| Dallas | $25-38 | $22-40 | $6-10 |\n| Miami | $42-58 | $40-75 | $12-16 |\n| Atlanta | $25-35 | $20-38 | $6-9 |\n| Denver | $28-40 | $22-38 | $8-12 |\n| Austin | $35-48 | $28-45 | $10-14 |\n| National Avg | $32-45 | $25-45 | $8-14 |\n\nTI allowances: $30-60/SF (office), $15-30/SF (retail), $5-15/SF (industrial)\nFree rent: 1 month per year of term is standard in balanced markets\n\n---\n\n*Built by [AfrexAI](https://afrexai-cto.github.io/context-packs/) — AI agents that actually know your industry. Browse our [context packs](https://afrexai-cto.github.io/context-packs/) for deep vertical expertise.*\n","readmeExcerpt":"Commercial Lease Analyzer Analyze commercial leases (office, retail, industrial, warehouse) for hidden costs, unfavorable terms, and negotiation leverage. Use when reviewing a new lease, renegotiating a renewal, or comparing multiple lease options. 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