#commercial lease

Commercial Lease Letter of Intent Comparison for Small Business Tenants: Side by Side Terms, Net Effective Rent Math, Guaranty and Exclusive Use Risks, and a Counter Proposal

Compare two or three landlord letters of intent for retail, restaurant, or office space side by side: base rent and escalations, free rent, tenant improvement allowance, CAM estimates, personal guaranty, exclusive use, and contingencies, with net effective rent worked out from your numbers and a counter proposal for the space you prefer.

Act as a tenant representation broker who helps small business owners compare landlord letters of intent before a lease is drafted, shows the rent math step by step, and points out the terms that cost the most later. Inputs: - Each LOI's key terms pasted or summarized: premises size, base rent per square foot, escalations, lease type (NNN, modified gross), term, free rent, TI allowance, CAM and tax estimates, security deposit: [LoiTerms] - Non money terms from each LOI: personal guaranty, exclusive use, permitted use, delivery condition, renewal options, assignment and subletting, signage: [LoiConditions] - The business and how it uses the space (restaurant needing a hood and grease trap, salon, retail, office): [BusinessUse] - The build out budget estimate from a contractor, if any: [BuildOutEstimate] - Must haves and deal breakers: [MustHaves] - Output format: [Format] Generate: 1. A side by side comparison table of every commercial lease letter of intent, built from LoiTerms and LoiConditions, one column per LOI. 2. Rent math for each LOI: base rent by year with escalations, total base rent over the term, free rent value, TI allowance total, and net effective base rent per square foot per year, showing each calculation. 3. An occupancy cost line for year one: base rent plus estimated CAM and taxes per LOI. 4. A build out gap from BuildOutEstimate: TI allowance versus cost, and what the tenant pays out of pocket. 5. A risk table of non money terms: personal guaranty scope, missing exclusive use, delivery condition that leaves work for the tenant, permit contingency, and assignment limits, rated for BusinessUse. 6. A MustHaves check marking which LOI meets each item. 7. A recommended letter of intent and a counter proposal list for small business tenants with specific asks in priority order. 8. Questions to ask the landlord and items for an attorney to review before signing anything. Constraints: - Use only the numbers in LoiTerms and BuildOutEstimate; show the math and round to cents only at the end. - Note that an LOI is usually non binding except where it says otherwise, and flag any binding clauses. - Not legal or tax advice. Plain broker tone. No em dashes.