Any good resources/negotiating points for negotiating CRE leases?
Does anyone have any good resources for negotiating commercial leases? I am new to brokerage &amp; feel like I am finding out different negotiating points daily. Free rent, TI, buyouts/cancelation clauses, sublet options, repairs &amp; maintenance.

Feels like there’s endless amounts of give this get that, &amp; vis-à-vis.

I realize this is a very broad question and it probably depends a lot of the type of building. Any direction helps. Thanks.
[{"id": "h2pa4bb", "text": "I'm not a veteran by any means but outside of making sure the lease deal points line up with the LOI, a couple of sections I focus on are tenant/landlord responsibilities for maintenance and repair, having a warranty period, and the sublease language. \n\nFor example, I try to get language out of the lease that says my tenant is 100% responsible for full HVAC replacement. Instead, tenant handles repairs up to $X but if the unit needs replacement, then its at Landlord's expense and amortized over a useful life period. For the warranty, I shoot for 60 days in the premises plus 6 months to a year on the HVAC. For the subleasing, I see if there is profit sharing and that the Landlord has a deadline to respond/approve. \n\nIf it makes a difference, I mostly do industrial product in the South Bay Area.", "replies": [], "depth": 1}, {"id": "h2patd3", "text": "Ask your broker/coagents if you can look at some of their past lois", "replies": [], "depth": 1}, {"id": "h2pdfz4", "text": "Brokers and your lender will help guide you in the process. I'm assuming you have a leasing agent and even then keep in mind broker is there to do deals not reach to maximize your rent. \n\nLenders may help give you perspective on how much money they are holding in escrow and their assumptions for reimbursement for new leases.\n\nAfter that is Costar for market information and that typically comes from broker surveys.\n\nLook at market rent and then add or subtract amounts based on rent negotiation to see if it is close to market rent. Tenant credit, lease term, go dark clauses, co termination clauses, expense pass back restrictions, extension options, non recourse, low rent escalation, and now pandemic clauses are all common factors. In general Retail is overbuilt because of the high rent it typically  demands for spec build plus poor credit mom and pop retailer that sign leases that go BK in less than the lease makes it challenging for lots of retail building operators right now.", "replies": [{"id": "h2qv51l", "text": "Can you elaborate on your comment about lender assumptions for reimbursement for new leases?", "replies": [{"id": "h2r3bbt", "text": "Lenders typically use a formula for retail escrows that involves rent rate for leasing commission, lease expiration date, and tenant improvement costs so funds are available when an owner needs to remodel a space for a new tenant. These assumptions are based on market rate info the lender uses.", "replies": [{"id": "h2rgjea", "text": "I mean really depends on the good-news provisions in your LA, I don\u2019t think I\u2019ve ever had anyone stop me from requesting my draw for TI/LC/LL work on an approved lease (but like duh, they approved it) or a a lease that doesn\u2019t meet the approval threshold. That being said I\u2019ve never done anything wildly out of market so like I guess as long as you\u2019re leasing normally there shouldn\u2019t be much to worry about \ud83e\udd37\u200d\u2642\ufe0f\n\nEta - that being said your LA should generally align with your business plan, but hey things can definitely change over time.", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "h2rsr61", "text": "Check out Joshua Stein and S.H. Spencer Compton's \"Tenant's Checklist of Silent Lease Issues\" and \"Model Landlord's Checklist of Silent Lease Issues\".   \n\n\nSome of this stuff is market-specific (NY), but lots of good info. A quick Google search will get you there.", "replies": [], "depth": 1}]