Leasing a commercial property, need advice
Hello redditors! 
I received commercial lease agreement from my landlord and it is unfairly one sided...Was wondering if anyone knows a website where I can find useful tips, laws, and things that should be included in the contract to protect tenants?
The landlord promised a lot and none of what he promised was on the contract, such as repairs, maintenance, roll up doors, fence etc.. .
[{"id": "do29nby", "text": "If you don't like the lease ask them to change it, also anything they say needs to be in writing.", "replies": [], "depth": 1}, {"id": "do2bkzl", "text": "Hire a qualified real estate attorney to review the lease.  It will be well worth the money because the internet isn\u2019t going to give you much help.  The language you have to be most concerned about in a lease can appear benign to many tenants.\n\nDon\u2019t just hire any attorney, hire one that specializes in real estate matters.  ", "replies": [{"id": "do2o8uk", "text": "Exactly. There are things in a lease that you know should be taken out - but it the things you don't know that should be put in that are important. Cap on controlables, OpEx exclusions, etc. Hire an attorney. ", "replies": [], "depth": 2}], "depth": 1}, {"id": "do2cw0s", "text": "Hire a real estate attorney. Worth every penny. Seriously, do it. Landlord expects you to do this and make edits to the lease. ", "replies": [], "depth": 1}, {"id": "do2ezyb", "text": "If landlord originally said one thing and lease says another, redline the crap and call him out on it. You can redline whatever you want, that\u2019s the purpose of reviewing. It\u2019s all a negotiation at the end of the day. ", "replies": [{"id": "do2ls8k", "text": "His wife came over, she was the one writing up the lease and when she heard all the things I was getting she was not very happy. \nThat's what I am currently doing. I am redlining and crossing out things that I don't like or that we haven't discussed. \n", "replies": [{"id": "do3erfr", "text": "Keep in mind that there may be this you or the landlord write into the lease that are not legally enforceable under the laws in your state. It is very risky to modify the legal language on your own when a missing comma or switching an \"and\" for an \"or\" can shift financial obligations by thousands of dollars.", "replies": [], "depth": 3}, {"id": "do3r516", "text": "What are most of the discrepancies? Are they rate, term or tenant improvement items? Those are generally all the levers you can pull. If it\u2019s legal language stuff, you may want to have an attorney review just to cover yourself. ", "replies": [{"id": "do3rx32", "text": "It is a generic commercial lease contract pulled from the internet. I get landlord's position but it has to be fair for both of us. I would've signed it a week ago, but now it has to be correct and this will only prolong for both of us. ", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "do2ps15", "text": "Other than \"hire a lawyer who does commercial leasing,\" something to keep in mind is that, particularly if your frame of reference is residential real estate, a commercial agreement will look one-sided, when it's more that commercial leases treat the parties as much more equal parties, and much more flexibility in terms of that balance of terms based on things like the market and the relative strength of the parties themselves.", "replies": [], "depth": 1}, {"id": "do2pvj3", "text": "What State? If Texas, use aTREC promulgated form to start. ", "replies": [{"id": "do2r4wy", "text": "Florida. ", "replies": [{"id": "do2ryl5", "text": "Verbal agreements do not matter. Get it in writing. ", "replies": [], "depth": 3}], "depth": 2}, {"id": "do2t24o", "text": "A quick note: TREC does not promulgate any forms for commercial property transactions.  TAR and the local associations do have forms for commercial transactions, but they are only for use by members and may be non-binding if they are used by someone who is not a member. ", "replies": [], "depth": 2}], "depth": 1}, {"id": "do3enqp", "text": "Leases are very local. So you need someone local who has done a lot of similar leases to advise you on what's typical in your market and how much room you have to negotiate based on your qualifications as a tenant.\n\nOne thing is always true. If it's not in the written lease, it doesn't matter. So whatever the landlord promised orally, you better make sure it's written in the lease or it's not legally enforceable.\n\nUnlike a residential lease, commercial leases are rarely boilerplate and are often subject to negotiation. There is a lot of money at stake over the term of your lease and a lot that goes into it (default terms, landlord improvements/obligations, tenant improvement allowances, rental abatement (free rent), security deposit/guarantees, insurance requirements, annual escalations, etc. If you don't have someone review it who is working on your behalf, you are putting yourself at great risk.", "replies": [], "depth": 1}, {"id": "do3l3le", "text": "Landlords generally speaking do not want to put down their promises in the contracts.  It's just not what they want to do.  What they try to do is keep the responsibilities/promises to a minimum on paper.  Then they do as little or as much as they want to afterwards.\n\nMy suggestion is to write an addendum to the lease which covers what you want.  Make sure there are clear penalties if they don't live up to their side of the deal.  Killing the lease is not a penalty either.  For example, let's say they're supposed to install a roll up door.  If they don't, you pay less rent until they do.", "replies": [{"id": "do3l4zq", "text": "Thank you. \n", "replies": [{"id": "do3lgdk", "text": "Not a problem.  Don't expect to get everything.  They may not accept the idea of a penalty being in the lease.  The reason I recommend it is if you don't put it in, then you're stuck going into the court system and when that happens, only the lawyers truly win.\n\nBy the way, you can reverse things.  Have a base rent you pay and as the landlord does things, you pay more.  At the end of the day, it's the same thing, but it's a reward vs a punishment which bodes well with most people.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "do4d73f", "text": "Called some local attorneys and they all asking $1100 to prepare the document. The property that I am about to lease is small and it doesn't really make sense to spend that much. I'd rather do my research online, read all the laws and regulations and prepare one myself. \nThanks for all the advice! Lots of very helpful suggestions. ", "replies": [], "depth": 1}]