How to do a commercial sublease?
Does anyone have resources for me to research subleasing my commercial space to a friend? I have too many questions to ask here. I considered selling the business but I’m closing in on the last two years of my lease and feel like my landlord could choose to not renew even though I have an option (does that mean I am guaranteed the same terms as previous leases or just first right of refusal?)

I’ve been there 10 years - 2 five year leases with a five year option each time but this time he only renewed it for 4 years. I didn’t question the fact that I originally had a 5 year option and then when it came to sign it was only a 4 year lease. What kind of trickery is this?

So anyway, I’ve heard so many stories of businesses that try to sell and then the landlord won’t cooperate with a decently priced lease so I’m thinking to sublease with his approval and then I’d exercise the next option and be the one ultimately responsible still. 

Just spitballing right now. Thoughts?
[{"id": "ekrfrk1", "text": "Varies by state. Which state are you in?\nRemember. You need landlords approval.", "replies": [{"id": "ekrz845", "text": "Sorry, on my OP I had put it in the title. Washington state.", "replies": [{"id": "eksk605", "text": "[https://www.blumberg.com/invoice.cgi?rm=view_cluster;cluster_id=1944749](https://www.blumberg.com/invoice.cgi?rm=view_cluster;cluster_id=1944749)\n\n  \n\n\nWe use blumberg sometimes. Their forms are good.\n\nGood luck", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "ekrskb9", "text": "It all depends on the wording of your lease. If its an option to \"extend\" (terms and conditions remain the same) or \"renew\" (terms can be renegotiated) and if it says the tenant has the \"right\" (this would mean he cant refuse another term if you excersise the right). \n\nMy suggestion would be to get the landlords approval to sublease for the rest of the term, and at the end of those 2 years, have your friend negotiate his own lease with the landlord...most landlords will be ok with them becoming the tenant because they will have already vetted him during the sublease process. Otherwise you'll still be liable as per the lease. \n \nHope this helps!", "replies": [{"id": "ekrz1ws", "text": "Great advice! Yes I was thinking this is a good way to go because I feel the landlord wants the smoothest transition possible since I\u2019ve been a great tenant. \n\nI\u2019m looking at the terms now and it says Lessee may extend the terms of this Lease for a period of five years. That\u2019s what all of them have said. But right above it says, \u201cThe term of this lease shall be 4 years...\u201d I just feel dumb I didn\u2019t read the Term paragraph before I signed the third consecutive lease. And I can\u2019t understand his motivation. If anyone has some clues to that, I would love it.", "replies": [], "depth": 2}], "depth": 1}, {"id": "eljquw4", "text": "Hey there, I am a commercial broker in WA State. If you sell the business then the landlord will need to give written consent, otherwise he has the right to terminate the lease. \n\nAs far as options go, they are legally binding contract terms that the LL cannot modify without your consent. They could make the argument you waived your right and agreed to 4 year terms when signing the agreement. Why would you sublease if you want to sell the business? You would still be responsible under the agreement versus using that as an exit strategy. It should make no difference if LL is charging market rates, since it will be better to separate yourself from the new lease agreement. \n\nAnyways, I have a sublease agreement I can send you if you need it. Available to answer any other questions you might have.", "replies": [{"id": "elk5uh1", "text": "I believe the lease says the landlord can\u2019t terminate the lease if I\u2019ve found a reasonable or suitable person to purchase the business. I think we\u2019re supposed to get a third party involved if this becomes an issue but I don\u2019t think simply selling would be grounds to terminate the lease. Is this common or contested often? \n\nAs far as the option, the one I\u2019ve signed has me accepting a four year lease but he still has a 5 year option written into it so doesn\u2019t that mean I have the right to get a 5 year lease if I sign again in 2 years?\n\nI\u2019d love to see a sublease. I\u2019m also in WA.", "replies": [{"id": "elofx20", "text": "Hard to speculate since I haven't seen the language in the lease. It is not common for a LL to contest the sale of a business, unless credit worthiness of the purchaser is significantly worse or they have a poor reputation. \n\nI would argue you have the right to a 5 year lease during the next extension. Accepting 4 years prior would not waive the right to a 5 year extension a second time around. Not sure why the LL would prefer 4 vs 5 years. \n\nI have a sublease draft I can email you but it is licensed by my brokerage firm so you wouldn't be able to make any edits but happy to share if you want to see it. PM your email if interested. Thx.", "replies": [{"id": "elpjzc3", "text": "Thanks that would be great.", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}]