Godino Commercial Real Estate Academy | Week 14

Free Rent Is Not Always Free

Godino Commercial Real Estate Academy | Week 14

Free rent is one of the most visible concessions in a commercial lease negotiation. A landlord may offer one or more months of rent abatement to attract a tenant, support a relocation, or help offset the period when a new space is being built out. The benefit can be meaningful, but the phrase “free rent” can also make a lease proposal appear simpler than it really is.

What Does “Free Rent” Usually Mean?

In many transactions, free rent means that the tenant does not pay some or all of the base rent during an agreed period. The concession may occur at the beginning of the lease, during a build-out period, or at another negotiated point in the term. The lease should clearly state the amount of the abatement, the months to which it applies, and any conditions attached to it.

It is also important to distinguish between rent that is waived and rent that is merely deferred. If an amount must be repaid later, the economics are very different from a true abatement.

Other Costs May Continue

Even when base rent is abated, other occupancy expenses may remain payable. Depending on the lease structure, the tenant could still be responsible for common area maintenance charges, operating expenses, utilities, insurance, parking, taxes, or other pass-throughs. A tenant expecting a completely cost-free period can be surprised if these charges were not considered during negotiation.

Look at the Entire Lease Economics

A rent concession is only one component of a larger financial package. Landlords may balance free rent against other terms such as the starting rental rate, annual escalations, lease length, tenant improvement allowance, security deposit, or personal guarantee requirements.

For that reason, tenants should compare proposals using effective rent or another full-term occupancy-cost analysis. Effective rent spreads the impact of concessions across the lease term and provides a more useful basis for comparing different offers.

For Example

Consider two competing lease proposals. One landlord may offer six months of free rent but charge a higher rental rate for the remaining term. Another may provide only three free months but offer a lower starting rent and smaller annual increases. The proposal with the larger concession may look better initially, yet the second option could result in a lower total cost over the full lease.

Understand the Conditions

Tenants should also review whether the lease allows the landlord to recapture previously abated rent following a default. These provisions can create a significant additional liability. The timing of rent commencement, construction completion, and access to the premises should also be coordinated so the tenant does not lose part of the concession before it can fully use the space.

The Godino Perspective

Free rent can be a valuable negotiating tool, especially when a business is absorbing moving, construction, technology, and other transition costs. But the number of free months should not determine whether a lease is attractive. The better approach is to understand exactly what the concession covers and evaluate it alongside every other economic term. Comparing the total projected occupancy cost over the entire lease term provides a clearer picture of which proposal truly creates the best value.

Rent Escalations: Understanding Future Lease Costs

Rent Escalations: Understanding Future Lease Costs

The rent quoted for the first year of a commercial lease is only the starting point. An escalation clause explains when rent will increase and how the new amount will be calculated. Understanding that clause helps tenants budget and compare spaces over the full lease term.

Common approaches include fixed dollar increases, annual percentage increases, scheduled rent steps, and adjustments tied to an index such as the Consumer Price Index (CPI). For an indexed increase, check whether the lease includes a minimum increase, a maximum increase, or both.

Before signing, request a year-by-year rent schedule. Compare the total base rent for each space over the entire term, and review any additional charges separately. Two leases with similar first-year rent can have very different long-term costs.

Godino Tip: Plan beyond Year 1. Understand the escalation formula and budget for the full lease term.

For help evaluating a commercial lease, contact Godino & Company, Inc.

COMMERCIAL REAL ESTATE ACADEMY | WEEK 12

When businesses evaluate commercial space, the conversation often begins with base rent. But in many

office and commercial leases, operating expenses can become an equally important part of the long-term

occupancy cost. One common structure uses a “base year” to determine when the tenant begins

contributing to increases in the building’s operating expenses.

What Is a Base Year?

The base year is the agreed starting level of operating expenses used as a benchmark during the lease. In a

typical base-year structure, the landlord pays the property’s operating expenses up to the amount incurred

during that base year. If eligible expenses rise in later years, the tenant may be responsible for its

proportionate share of the increase above the benchmark.

For example, assume a tenant occupies 10 percent of a building and eligible operating expenses increase by

$100,000 above the base-year level. Depending on the lease language, the tenant could be responsible for

approximately 10 percent of that increase. The actual calculation will depend on the lease and the expenses

that are permitted to be passed through.

Why the Starting Year Matters

Not every base year provides the same starting point. A year with unusually low expenses may result in

larger pass-throughs in future years. Conversely, a stabilized base year that reflects normal building

operations may provide a more realistic benchmark.

Tenants should understand whether the base year is a calendar year, fiscal year, or another defined period.

They should also ask whether the building was fully occupied during that period. Many leases contain

“gross-up” provisions that adjust certain variable expenses to reflect a stabilized occupancy level. These

provisions can materially affect the benchmark and future calculations.

Which Expenses Are Included?

The definition of operating expenses is one of the most important parts of the lease. Recoverable expenses

may include utilities for common areas, repairs and maintenance, cleaning, security, landscaping, snow

removal, management costs, and other property operating items. The lease should also identify expenses

that are excluded.

Tenants should pay particular attention to capital expenditures, structural work, costs associated with

other tenants, landlord financing expenses, legal costs, and management or administrative fees. The

treatment of these items varies considerably from lease to lease.

Caps, Reconciliations, and Audit Rights

Some leases place limits on annual increases in certain controllable operating expenses. A cap can provide

greater predictability, although taxes, insurance, utilities, or other uncontrollable expenses may be

excluded from the limitation.

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COMMERCIAL REAL ESTATE ACADEMY | WEEK 12

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Operating expense payments are often estimated during the year and reconciled after actual expenses are

known. The tenant may receive an additional bill or a credit. Clear reconciliation procedures, access to

supporting documentation, and reasonable review or audit rights can help both sides avoid disputes.

Look Beyond the First-Year Rent

A commercial lease is a multi-year financial commitment. Before making a decision, tenants should

evaluate not only the starting rent but also the potential effect of operating expense increases over the full

lease term. Historical building expense statements can be particularly useful because they show how costs

have changed in practice.

The Godino Perspective

Base-year provisions may look like technical lease language, but they directly affect the economics of

occupancy. Understanding the benchmark year, recoverable expenses, caps, gross-up provisions, and

reconciliation process helps tenants budget more accurately and compare competing locations on a true

total-cost basis.

Common Area Maintenance, or CAM, charges

When evaluating commercial space, the quoted base rent is only part of the total occupancy cost. Many commercial leases also require tenants to pay a proportionate share of the expenses associated with operating and maintaining the property’s common areas. These expenses are commonly known as Common Area Maintenance, or CAM, charges.

CAM charges may include landscaping, snow removal, parking lot maintenance, common-area utilities, cleaning, security, trash removal, exterior lighting, and other shared expenses. Because every lease defines CAM differently, tenants should carefully review what is included, how their share is calculated, and how annual reconciliations are handled.

Before committing to a property, request recent CAM statements and current-year estimates. Comparing historical charges can help identify cost trends, improve budgeting, and provide a more accurate comparison between competing properties.

At Godino & Company, Inc., we help clients evaluate the complete economics of a commercial lease—not just the advertised base rent.

Week 10: The Letter of Intent—What It Does and Does Not Do

Before a commercial lease is drafted, the landlord and tenant typically use a Letter of Intent (LOI) to outline the proposed business terms of the transaction. A well-prepared LOI creates a framework for negotiations, identifies potential issues early, and gives the attorneys a clearer roadmap for drafting the lease.

What an LOI Should Address

The LOI should clarify the deal’s most important business points, including:

• Base rent and scheduled increases
• Lease term and renewal options
• Tenant improvement allowance
• Delivery and condition of the premises
• Permitted use
• Operating expenses
• Contingencies and approvals
• Important deadlines and timing

What an LOI Is—and Is Not

An LOI summarizes the parties’ current understanding of the proposed transaction. Although most LOIs are primarily non-binding, certain provisions—such as confidentiality, exclusivity, and access—may be binding.

The LOI is not the final lease, but that does not make it unimportant. Terms established during the LOI stage often shape the entire lease negotiation. If a significant issue is overlooked, it may resurface later, delay the transaction, increase legal costs, or change the economics of the deal.

Godino Tip of the Week

Treat the LOI as a strategic document, not a shortcut. Clarifying the economics, timing, responsibilities, approvals, and rights of each party before legal drafting begins can lead to a more efficient negotiation and fewer surprises.

Need guidance with your next commercial real estate transaction? Contact Godino & Company, Inc. to learn how our experience can help you navigate the process.

Week 9 Website Article - Gross, Modified Gross, and Net Leases Explained

Godino Commercial Real Estate Academy | Week 9

Educational Resource from Godino & Company, Inc.

When evaluating commercial real estate, the quoted rent is only one part of the total occupancy cost. Two

properties with similar rental rates can create very different financial obligations depending on how the lease

allocates property taxes, insurance, maintenance, utilities, and other operating expenses.

Understanding the difference between gross, modified gross, and net leases allows a tenant to compare

alternatives more accurately and avoid unexpected costs after the lease is signed.

What Is a Gross Lease?

In a gross lease, the tenant generally pays one rental amount while the landlord pays most of the property’s

operating expenses. Depending on the agreement, those expenses may include real estate taxes, building

insurance, common-area maintenance, and certain utilities.

The primary benefit to the tenant is predictability. A single rent figure can simplify budgeting and reduce direct

exposure to changes in building expenses. However, “gross” does not necessarily mean that every cost is

included. Tenants may still pay for electricity within the premises, internet service, janitorial work, repairs caused

by their operations, or other specifically identified expenses.

Some gross leases also contain a base-year provision. Under this structure, the landlord pays operating expenses

up to the amount incurred during an established base year, while the tenant pays its proportionate share of

increases in later years.

What Is a Modified Gross Lease?

A modified gross lease combines elements of both gross and net structures. The landlord and tenant divide

responsibility for operating expenses according to the negotiated terms of the lease.

For example, the landlord may pay property taxes, building insurance, and structural repairs, while the tenant pays

utilities, interior maintenance, and janitorial expenses. In another transaction, the tenant may be responsible for

increases in operating expenses above a base year.

Modified gross leases are common because they allow the parties to tailor the expense allocation to the property

and the transaction. That flexibility also means the term itself provides limited guidance. Two leases described as

“modified gross” may allocate costs very differently, so the actual lease language is more important than the label.

What Is a Net Lease?

In a net lease, the tenant generally pays base rent plus some or all of the property’s operating expenses. These

additional amounts are often referred to as pass-through expenses or additional rent.

The three expenses most commonly associated with net leases are property taxes, building insurance, and

common-area maintenance. A single-net lease may pass through property taxes. A double-net lease may add

insurance. A triple-net lease generally requires the tenant to pay its proportionate share of all three categories.

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COMMERCIAL REAL ESTATE ACADEMY

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Because more expenses are passed through to the tenant, the stated base rent may appear lower than the rent

under a gross lease. That does not necessarily make the net lease less expensive. The total cost depends on the

base rent, current pass-through expenses, annual increases, administrative fees, capital expenditures, and the

specific exclusions or limitations contained in the lease.

Why Lease Structure Matters

Lease structure affects both cost and risk. A gross lease may provide greater predictability, while a net lease may

expose the tenant to increases in taxes, insurance premiums, maintenance expenses, and other property-level

costs. A modified gross lease can fall anywhere between those two approaches.

Before comparing properties, tenants should estimate the total occupancy cost for each alternative. The review

should include:

 Base rent and scheduled rent increases

 Operating expense pass-throughs and base-year adjustments

 Utilities, parking, insurance, and maintenance obligations

 Administrative or management fees

 Capital expenditures and major repair responsibilities

Questions to Ask Before Signing

The lease should clearly identify which expenses are included in rent, which are billed separately, and how the

tenant’s share is calculated. Tenants should also determine whether expense caps, exclusions, audit rights, or

reconciliation procedures apply.

The most useful question is not simply whether a lease is gross, modified gross, or net. The better question

is: Which expenses will the tenant pay, how will those expenses be calculated, and how could they change over

the lease term?

A knowledgeable commercial real estate advisor can help a business evaluate these provisions, compare total

occupancy costs, and negotiate a lease structure that supports both current operations and long-term objectives.

Understanding Cap Rates: A Guide to Smarter Commercial Real Estate Investing

A capitalization rate, commonly known as a cap rate, is one of the most useful tools for evaluating commercial real estate investments. It helps investors compare similar properties, estimate potential returns, and understand the relationship between risk and value.

However, a cap rate is only one part of the investment analysis. Location, tenant strength, lease terms, property condition, future capital expenses, and market trends must also be considered.

In Week 8 of the Godino Commercial Real Estate Academy, we explain how cap rates are calculated, what influences them, and why the highest cap rate does not always represent the best investment opportunity.

Contact Godino & Company to learn how we can help you evaluate commercial real estate opportunities and make informed investment decisions.

Personal Guarantees in Commercial Leases: What Business Owners Should Know

Commercial Real Estate Insight of the Week – Week 7

A personal guarantee can extend responsibility for a commercial lease beyond the tenant’s business entity and directly to the individual signing it. Before agreeing to one, business owners should carefully review the scope, duration, liability cap, release conditions, and whether the guarantee continues through lease renewals or assignments.

Depending on the terms, a guarantee may be limited to a specific dollar amount, decrease over time, or end once certain conditions are satisfied. These provisions should be negotiated as part of the overall lease economics—including rent, lease term, security deposit, improvement costs, and exit options.

Godino Tip: Understand exactly when and how the guarantee ends before signing.

For assistance with your commercial real estate needs, contact Godino & Company or visit GodinoCo.com.

Tenant Improvements (TI): Who Pays for What?

When negotiating a commercial lease, one of the most important questions is who is responsible for paying for tenant improvements (TI). The answer depends on the lease structure, the condition of the space, current market conditions, and the terms negotiated between the landlord and tenant.

Typically, landlords are responsible for the base building and core systems, while tenants fund improvements specific to their business. Many leases include a Tenant Improvement (TI) Allowance to help offset build-out costs, but expenses beyond that allowance are often the tenant's responsibility unless otherwise negotiated.

Understanding these responsibilities before signing a lease can help avoid unexpected costs, improve budgeting, and lead to more favorable lease terms. Whether you're leasing office, medical, retail, or industrial space, knowing how tenant improvements are structured is essential to making informed real estate decisions.

At Godino & Company, we help landlords and tenants negotiate commercial leases that protect their interests and maximize value. If you're considering leasing commercial space or have questions about Tenant Improvement Allowances, our team is here to help.

Contact us today:

• Phone: 617-965-4200
• Website: www.godinoco.com