Would anyone be able to look over my lease? It's kind of emergency
So I'm being pressured by my landlord to sign this commercial lease for 3 years for an office space. It's my first big space and my first long-term lease so I'm very very nervous. None of the attorneys I contacted have gotten back to me and I need to make a decision by tomorrow. It's an 18-page lease Would anyone be able to look at over for me and give me some advice? I wouldn't mind paying a fee! I just really need help and I have no idea who to ask. I am located in Florida if that makes a difference.
[{"id": "hi6w2u2", "text": "If you\u2019re being pressured and not comfortable signing the lease, don\u2019t sign it. If you somehow loose the property, there is no shortage of office space for lease.", "replies": [{"id": "hi6w8cw", "text": "Yeah but I've been looking for a while and this is the best. The rate is good and they're offering full renovation new floors new paint and new sink. And it's only 3 minutes from my house.", "replies": [{"id": "hi7dx1i", "text": "No attorneys have contacted you back? Have you tried a real estate attorney? Ask literally any commercial real estate broker for an attorney. We all have 2-3 on our phones. But nobody gives free advice. Hire and attorney! It\u2019s not just people trying to fuck/gouge you. The devil is in the details and that\u2019s what attorneys are there for.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "hi6w7g5", "text": "Nothing in real estate is this urgent. DO NOT SIGN!", "replies": [{"id": "hi6wc6b", "text": "Is it common practice for landlords to pressure people to sign the lease? I only received the full floor plans 2 days ago as well as the lease agreement.", "replies": [{"id": "hi6wx6p", "text": "Only if there is something wrong.", "replies": [{"id": "hi6x29y", "text": "He only started pressuring me after he put the place on loop net. Since it was his storage room and he wasn't even planning on renting it out it wasn't available. But now he's showing it to other people who are interested.", "replies": [{"id": "hi6x6hd", "text": "What state are you in?", "replies": [{"id": "hi6x9br", "text": "Florida. I heard it's not a good state for tenants. Better for landlords.", "replies": [{"id": "hi7socn", "text": "I don't see how this would matter for commercial space", "replies": [], "depth": 7}], "depth": 6}, {"id": "hi7j6qw", "text": "Confusion.\n\n(**Edit**; Look at me!!! I'm a Goldenairre....*thank you* kind Redditor).", "replies": [{"id": "hi7u75q", "text": "LOL", "replies": [], "depth": 7}], "depth": 6}], "depth": 5}, {"id": "hi7t8e2", "text": "So here is the thing. He has offered to lease the space to you, and if you accept that offer before he revokes the offer, meanwhile he already rented it to someone else, he could be in legal trouble. What I am trying to say is he can only offer to rent it to one person at a time.\n\nHe may not be willing to keep the offer open indefinitely for you to sign, but surely a few weeks is fine. \n\nMy advice is to get a commercial realtor to help you if you are not sure. Literally the guys and gals that lease space (have signs up) phone them up and ask for help", "replies": [{"id": "hi9e5vv", "text": "A few weeks? I mean it's only been one week since I've seen the place and it needs major renovations Which he agreed to pay for and I'm deciding on.", "replies": [{"id": "hicuim5", "text": "You need a brokerage to help you", "replies": [], "depth": 7}], "depth": 6}], "depth": 5}, {"id": "hi7th9u", "text": "Given that this was a storage room, does it have an address and a window?\n\nYou need to be sure you are renting office space and not storage space", "replies": [{"id": "hi9duf0", "text": "It's office space that he was using for storage It has windows But it didn't originally have a door I'm actually renting out two spaces. Originally the space I was going to rent was 1300 ft\u00b2, but he offered to add the other 500 for around $600 more.", "replies": [], "depth": 6}], "depth": 5}], "depth": 4}], "depth": 3}, {"id": "hi73jb7", "text": "I\u2019ve never pressured anyone to sign. If it sounds to good to be true\u2026 it might be.", "replies": [], "depth": 3}, {"id": "hi7j7l6", "text": "If he has the slightest bit of professionalism or business acumen, he\u2019d give you a week at minimum to absorb and review the agreement. \n\nIt\u2019s not like there\u2019s a line out the door, with the next man ready to dive right in. Tell the LL to relax and that you\u2019ll get back to him same time, next week. Stand firm. Hold your ground and hire an attorney or pay a broker a fee to review.", "replies": [], "depth": 3}, {"id": "hi7ld65", "text": "Short answer, no", "replies": [], "depth": 3}, {"id": "hi7smhh", "text": "NO\n\nI'm a commercial landlord dealing with big National tenants.\n\nLeases get bounced back and forth between lawyers, sometimes it takes a few weeks or months he-hawing back and forth about stuff like what liability each party is willing to take on, or what the signage will look like. \n\nGet a commercial realtor if you aren't sure.", "replies": [], "depth": 3}, {"id": "hi9mx18", "text": "That level of urgency is not typical on an office lease. Is there a build out involved? Or are you assuming the space as is?", "replies": [{"id": "hi9o8j6", "text": "I did tell him I want to space by December 1st if possible. But after reviewing the terms I told him that I can be more flexible because I need more time to figure the lease out. He is paying for the new flooring a new sink and a door as well as creating a door where there is a wall.", "replies": [{"id": "hid4edh", "text": "Honestly if he's throwing all these things in, he sounds desperate. He saw that you're out of your depth and is trying to push you around. Completely unprofessional.", "replies": [], "depth": 5}], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "hi6wjgf", "text": "You should be interested in: maintenance and repairs (whose responsibility?), insurance (policies and limits required), if the owner is requiring you to name them as an additional insured on your insurance policies, parking, trash, term, options and if there is a dispute any legal venues named. Among other things.", "replies": [{"id": "hi6wvw9", "text": "I think for the maintenance they cover it but for the interior I have to maintain the lights and stuff. I already have insurance. The main problem is they are limiting My time to 6 days a week and 9 hours a day and limiting my parking spot to 7 parking spots and 10 people maximum including employees and guests. The space is 1800 ft\u00b2 so I didn't think that was reasonable. \n\nWhen I called him and talked to him he said to just sign the lease and he'll mark it up afterwards whatever that means.", "replies": [{"id": "hi6yrhf", "text": "&gt;sign the lease and he\u2019ll mark it up afterwards\n\nBro, come on\u2026 use some common sense here.", "replies": [{"id": "hi7hg43", "text": "Yep that's why I haven't signed. Huge red flag. Especially since it will only take 10 minutes for him to change the lease.", "replies": [{"id": "hi8px3t", "text": "Whatever you sign it's what's in stone. He cannot \"mark it up later\" - any modifications to the lease have to be made via a written addendum that both parties voluntarily sign. After you sign the original lease there is no motivation for him to agree to changes because you've signed a binding document. In Florida.\n\nIt's not normal to be pressured to sign something after 2 days. Pay an Real Estate attny to review this for you. Go on avvo.com (https://www.avvo.com/real-estate-lawyer/fl/tampa.html) look at their reviews and specialties and message them, I'm 100% sure they will get back to you.\n\nYes, you have to spend money but if you want this space it's better to be safe then sorry. More so with all these red flags this landlord I'd throwing out.", "replies": [{"id": "hi9gk7s", "text": "Thanks! That helps a lot.", "replies": [], "depth": 6}], "depth": 5}], "depth": 4}], "depth": 3}, {"id": "hi6zggw", "text": "Wait\u2026 what?  Limiting your days per week and hours per day?  Nope on out of there.", "replies": [], "depth": 3}, {"id": "hi6zmgc", "text": "What rate would you be paying for this limited-access office space?", "replies": [{"id": "hi71jzz", "text": "It's $2,500 for 1800 ft\u00b2 which is really good for my area. But only allowing 10 people in at a time really restricts me to grow my business. I'm only one person right now but I do plan on expanding.", "replies": [{"id": "hi737wm", "text": "I personally wouldn\u2019t ever do one that didn\u2019t give unrestricted hours, at least\u2026 outside of things like shared-space, incubators, we work, Regis or similar I\u2019ve never heard of restrictions on days of the week or occupancy hours per day\u2026. That feels weird.  Maybe FL is just different?", "replies": [{"id": "hi73y0p", "text": "It could be or it could just be my landlord. He said he restricted the hours because he's cheap basically. And the air conditioner cost money. I wonder if I could change the wording so that I can go there anytime as long as I don't use excessive air conditioning and power... I have no idea how to word that though.", "replies": [{"id": "hi7jcad", "text": "&gt;I wonder if I could change the wording so that I can go there anytime as long as I don't use excessive air conditioning and power... I have no idea how to word that though.\n\n*\" I can go there anytime as long as I don't use excessive air conditioning and power\"*\n\nThen define \"excessive AC and power\"", "replies": [], "depth": 7}], "depth": 6}], "depth": 5}], "depth": 4}], "depth": 3}, {"id": "hi6zuyy", "text": "TIES HIS SHOES TOGETHER AND RUN AWAY", "replies": [{"id": "hi74iig", "text": "I wish. I feel like I'm withering away if I don't expand my business I will work till my death. It's so hard to find a good space in Florida especially an office space this size with a sink I have certain requirements for inspections that this place just meets.", "replies": [{"id": "hi8dy7g", "text": "There are hundreds of these spaces. I know it feels like you are missing out on the \u201cperfect\u201d opportunity but the worst thing you can do for your business is lock yourself into a long contract with a shitty landlord for space you don\u2019t even have full access to.\n\nWhy don\u2019t you mark up the lease then sign it and send, see if he accepts.", "replies": [], "depth": 5}], "depth": 4}], "depth": 3}, {"id": "hi73lxx", "text": "What\u2019s your business?", "replies": [{"id": "hi73qdz", "text": "It's a beauty business I do lashes and brows but I want to expand to trainings as well", "replies": [], "depth": 4}], "depth": 3}, {"id": "hi7b5l3", "text": "Noooooooo! \ud83d\ude23 What a terrible idea for him to suggest!", "replies": [], "depth": 3}, {"id": "hi7bc8a", "text": "Signed the lease and market up afterwards?? Are you comfortable with signing a document and then giving someone free reign to change it. These are actions of a joker don\u2019t mess around with this lease and get out of there find a professional landlord.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "hi70x2a", "text": "It would be difficult to help you without knowing the nature of your business and needs but I work in asset management and half my job is lease review. Let me know if you wanna run through it quickly", "replies": [{"id": "hi71e69", "text": "Yes that would be so helpful Thank you! I run a small beauty business by myself currently but I'm planning on training students and hiring employees. The space is 1800 ft\u00b2, but he's only letting me occupy seven parking spots and set a maximum amount of 10 people on the lease. When I spoke to him on the phone he said that he would make allowances for me. \n\nBut instead of changing the lease he told me to sign it and he would make markups. It's only been 2 days since he sent me the full layout and lease and he's pressuring me to sign. Even though in the beginning he was very patient and told me to take my time. Because this was a storage space not ready for rent. But after speaking to him he put the space on loopnet and now he's pressuring me because other people want the space too.", "replies": [{"id": "hi729ey", "text": "Okay just a few follow up questions, is the sole reason why he's pressuring you is because of other interest?\nThis sounds like a renewal deal am I correct? It's not a new lease? \nWhat are your needs for parking and such? \n\nUsually in an offer document or LOI, they give you an a specific amount of time to get back to them (usually 5 or so business days) that you are well within your right to take your time within this window.", "replies": [{"id": "hi72su1", "text": "Well I was the one who was in a rush in the beginning wanting to have the place ready by December 1st. I originally said I would have it signed immediately. But after reading the lease I realized there was too many restrictions. And since he's paying for the layout he's frustrated with me because I'm changing what I want. But that's also because he didn't send me the full floor plans until 2 days ago. \n\nIt's a new lease and my first large space and long-term lease for 3 years. Because I found him directly We're not going to the realtor so he now pressuring me because of the other people interested in the place.", "replies": [{"id": "hi72y3b", "text": "My main concern is about the updates on the lease. I'm scared he will go back on his word Even though he agreed to work with me on the parking and be more lenient on the hours. I'm scared he will be able to kick me out if I work 7 days instead of 6 or on some small stuff like that.", "replies": [{"id": "hi732zm", "text": "Mainly because I don't trust him because he seems to lack empathy.", "replies": [], "depth": 6}, {"id": "hi73v6x", "text": "My best advice would be to setup a call with him through teams or zoom or whatever you use and go page by page with him and discuss what your concerns are with certain clause'. get him to write up or cross off those that you don't like or want changed and don't sign anything until you get to a stage where you agree on all the terms. \nSome of the stuff you mentioned seems like standard language in lease agreements but I wouldn't know without actually going through it. \n\nI would just begin with setting up the meeting, if he refuses or presures you and you don't feel like your concerns have been addressed then I would move on from him as that's a major red flag", "replies": [{"id": "hi74ckb", "text": "That's exactly the thing I already called him and he just told me to sign it and he'll mark it up later. Which makes no sense at all.", "replies": [{"id": "hi74m0d", "text": "Nope, that's not how it's done and he knows that. It's a red flag because he's gonna have to do it regardless either with you or with another tenant so you should refuse until he agrees to the meeting", "replies": [], "depth": 8}, {"id": "hi7js3f", "text": "Sounds like something a third world country LL would do. If I was a betting man, I\u2019d bet that was the case here.  I said what I said.", "replies": [], "depth": 8}], "depth": 7}], "depth": 6}, {"id": "hi7b9cy", "text": "Get everything in writing.", "replies": [], "depth": 6}, {"id": "hi7bln6", "text": "If it\u2019s in the lease\u2026. He would legally be able to kick you out for that very reason. Red flags all over this guy!", "replies": [], "depth": 6}], "depth": 5}], "depth": 4}], "depth": 3}], "depth": 2}, {"id": "hi71mn2", "text": "And I think he also included something along the lines of if there is a lawsuit I will have to pay for the lawyer fees for his lawyer...", "replies": [{"id": "hi7bkrj", "text": "That can be standard if the LL wins the case but the rest of the lease is not standard.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "hi722mg", "text": "First - never listen to legal advice from internet strangers.\n\nSecond - Do. Not. Sign. This. Lease.\n\nDon't bind yourself to terms that he'll \"mark up\" afterwards. Once you sign you're obligated to that, not to what he may or may not mark up. \n\nSounds like he's pressuring you to take advantage. Wait for an attorney to get back to you and make sure you're making a smart decision, not a rushed decision.", "replies": [{"id": "hi7378v", "text": "Well my friends weren't giving me great advice either lol. So I had to do something. Lawyers are literally never available for some reason when you need them. I've contacted a couple and none of them have gotten back to me yet.", "replies": [{"id": "hid4qjx", "text": "Why don't you have a lawyer on retainer BEFORE you need them??", "replies": [{"id": "hidn8eu", "text": "I didn't think I would need one. All my landlords previously were super flexible and cool", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "hi75od3", "text": "Not sure how many different ways you need to hear this, but DO NOT SIGN THE LEASE WITHOUT A LEGAL REVIEW. \n\nSincerely, \n\nBroker based in FL", "replies": [{"id": "hi75rbe", "text": "Noted. Is it better to hire a real estate attorney or a real estate agent for this?", "replies": [{"id": "hi75zue", "text": "Attorney. Spend the money and protect yourself and your business. Go to a Real Estate Attorney, not Morgan &amp; Morgan or some nonsense. Where in FL are you?", "replies": [{"id": "hi764re", "text": "I'm in Tampa. How do you even get attorneys to respond? Most attorneys are called don't really work on small contracts. Others just don't respond at all.", "replies": [{"id": "hi76ntc", "text": "I can probably put you in touch with someone I\u2019ve worked with before. He\u2019s also based in Tampa and runs his own practice. I can reach out and see if he has bandwidth.\n\nBeyond that, I would not really expect a super quick response from an attorney pretty much ever. They are usually slow to respond.", "replies": [{"id": "hi76uqu", "text": "That would be awesome thank you!", "replies": [], "depth": 6}], "depth": 5}], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "hi7800j", "text": "Do not sign any legal document under pressure from the other party. You lose all of your negotiating power as soon as you sign the lease. Do not expect that the landlord will mark up anything after you sign. Expect the landlord to do all marking up *before* you sign.\n\nDo you have any tenant improvements allowance?  \nIs the landlord paying for your build out?  \nDo you have any rent abatement?\n\nIs it $2500 per month or $2500 per year?  \nIs that base rent plus CAM/NNN expenses?  \nIs the percentage of CAM/NNN that you're responsible for based on your percentage of total square footage or net rentable square footage or some other metric?  \nIs it a modified gross lease?  \nAre there automatic increases built in to the lease?\n\nDo you have renewal options in the lease?\n\nMaintenance and repairs: who is responsible for HVAC? Electrical? Plumbing? Security? Cleaning/janitorial expenses?\n\nIs there a list of permitted uses in the lease? Does it give you enough flexibility for your use of the space, both foreseen and unforeseen?\n\nAre there late fees? Are they acceptable?\n\nIs there a security deposit? Is it cash or a letter of credit?  \nWhat does the lease say about bankruptcy?\n\nWhat about subleasing?  \nAre you allowed to assign the lease?  \nWhat if your business is acquired? Is the buyer allowed to assume the lease?  \nIf you create a subsidiary and spin off a separate business, is it allowed to assume the lease?\n\nDoes the lease say anything about SNDAs? (Subordination, Non-Disturbance and Attornment) What about estoppel certificates/letters?\n\nWhat does it say about your insurance?  \nIf you hire a contractor, are there any insurance requirements? Notification requirements for work that you have done?\nIf the landlord hires a contractor, are there insurance requirements? Notification requirements for work that the landlord has done?\n\nIs there anything about disturbing other tenants in the building? Or about other tenants in the building disturbing you?\n\nAnything about signage for your business?", "replies": [{"id": "hi7hyty", "text": "They are responsible structural problems and I'm responsible for maintaining the unit. I already have insurance and stuff. It's $2,500 a month. I've already read through all of that actually that's not the problem\n\n. The main problem Is that he promised to be more accommodating than what's actually written on the lease agreement without actually changing the agreement. I'm also afraid he may have hidden something in the lease that could potentially screw me over in the long run.\n\n Everyone else in the building does like IT or tech stuff so they're really not very loud or anything. The sound is definitely not an issue. \n\nThe subleasing is also not an issue he's letting me sublease it as long as he approves of my tenant. \n\nThe rent includes everything and utilities and taxes.", "replies": [{"id": "hi7n2o6", "text": "I am an agent in CA . You need to read this lease front to back. The original comment in this thread is good, keep an eye out for all of these things. \n\nYou need to read the lease and see if there is anything that seems suspicious to you.", "replies": [], "depth": 3}, {"id": "hi7q94b", "text": "&gt;. The main problem Is that he promised to be more accommodating than what's actually written on the lease agreement without actually changing the agreement. I'm also afraid he may have hidden something in the lease that could potentially screw me over in the long run.\n\nIf he promised to do it he would simply update the lease, this is supposed to be a professional transaction, don't get suckered.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "hi791jd", "text": "Everyone is saying the same thing in a different way. Dont sign it if you feel pressured, and you somehow combat and argue against all of them. Take a step back and count how many comments are saying the same things. Only you can answer if you should sign it. \n\nIf something happens does the lease help you , or is it just a bunch of hoops and that you feel like you need to walk on eggshells (i.e. when you said youd be willing to work without AC). If you have to ask on a forum \u201cshould I sign a legally binding document?\u201d then you probably already know the answer.", "replies": [], "depth": 1}, {"id": "hi7a7o1", "text": "I\u2019m curious where in Florida if you don\u2019t mind sharing? I could look at the lease tomorrow but it sounds like something I wouldn\u2019t recommend signing. Never sign anything under the impression it will be changed later.", "replies": [{"id": "hi7i2f3", "text": "I'm in Tampa. Thank you! Okay I wont!", "replies": [{"id": "hi8bq09", "text": "Nice I\u2019m over in st Pete. Good luck on your business", "replies": [{"id": "hi9dmmn", "text": "Thanks! Cool I used to live here", "replies": [{"id": "hi9dn0v", "text": "There", "replies": [], "depth": 5}], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "hi7b6mk", "text": "There is no reason to sign the lease now. The building will be there and rarely is there a reason to sign a lease by a deadline. The office market is in shambles, subleases and vacancies are everywhere you are in the driver seat of the deal. If you\u2019re this concerned hire a broker. But in all reality just wait for your attorneys to get back to you and respond in your time. \nWith pressure tactics like this I guarantee you he will except a signed lease two days or a week from now.", "replies": [], "depth": 1}, {"id": "hi7j4s1", "text": "Hand it back to your landlord and tell him he can either have it back in 2 weeks or, to find another tenant.", "replies": [], "depth": 1}, {"id": "hi7jir8", "text": "Also, if he\u2019s using Loopnet as his main listing vehicle and listing the space himself, he must be a garbage landlord. Any respectable landlord has a broker handling the leasing assignment.", "replies": [], "depth": 1}, {"id": "hi7k1ix", "text": "Grow up be a big boy or girl and hire a fcking attorney. Stop cheaping out", "replies": [], "depth": 1}, {"id": "hi7nw6c", "text": "Slow down. Someone is trying to pressure you into something and the best thing is to slow the fuck down and take an assessment of the entire situation without bias\u2026 so I guess calling out and crowdsourcing a bunch of faceless strangers on Reddit works well.", "replies": [], "depth": 1}, {"id": "hi7ohf6", "text": "Tell that landlord to go pound sand. Call a commercial real estate broker tomorrow and ask for a tenant rep specialist. They will find you something and their fee will be built into the lease term mostly paid by the landlord.", "replies": [], "depth": 1}, {"id": "hi7oll8", "text": "Yep he walked away from deals thinking I lost something and weeks later went back and they still let me sign.  There\u2019s never a rush unless they can prove someone that s waiting with another offer", "replies": [], "depth": 1}, {"id": "hi7q35h", "text": "80% sure he'll never update the lease as promised and there are probably other sketchy things in there which he's hoping you'll miss by pressuring you to sign fast.", "replies": [], "depth": 1}, {"id": "hi8qhfh", "text": "Not sure you\u2019re talked out of signing this lease but I\u2019m a FL RE attorney. I\u2019ll review it and talk to you.", "replies": [{"id": "hi9df8w", "text": "Thank you so much! I'll pm u the link!", "replies": [], "depth": 2}], "depth": 1}, {"id": "hi97cfe", "text": "I will read it. Put it on Dropbox or something and PM me the link.", "replies": [{"id": "hi9bpje", "text": "Thank you! I will", "replies": [], "depth": 2}], "depth": 1}, {"id": "hi9j82j", "text": "NY Broker. Do not sign until your attorney reviews it. Forget any offer to amend the contract after you sign. Big red flag to just give you a few days to essentially \u2018take it or leave it.\u2019", "replies": [], "depth": 1}, {"id": "hid45lb", "text": "Don't sign. You'll get rekt.", "replies": [], "depth": 1}]