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Agreements For Office Leases

Lease Agreements
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LA 349 Pro-Landlord Three Year Lease For Office Suite With Fair Market Renewal Option

This lease is designed for a relatively short tenancy for an office suite, but the tenant is entitled to a renewal option at fair market rentals.

Number of Single Spaced Pages: 38

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LA 1335 Comprehensive Pro-Landlord Office Lease For Architectural Firm With Free Rent Period

This Lease Agreement is a comprehensive pro-landlord office lease for a multi-tenant office building. The tenant in this case is an architectural firm. The agreement provides for rent free months, which are spread out over the term of the lease.

This tenant concession avoids the potential pitfall for the landlord of having all of the free rent at the front end of the lease term, which presents the possibility that the tenant will enjoy the free rent, and then default when the time comes to pay rent during the term.

Number of Single Spaced Pages: 67

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LA 1355 Pro-Landlord Office Lease With Tenant Reimbursement Of Operating Costs Exceeding Base Year Expenses

This form is designed for an office tenant that leases space in a Multi-Tenant office building.

The lease is pro-landlord in tenor, and obligates the tenant to pay its proportionate share of operating costs that exceed those for the base year of the lease (which is specified).

Number of Single Spaced Pages: 40

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LA 401 The Pro-Landlord Office Lease With Expense Stop

This form is a pro-landlord office lease which obligates the tenant to pay minimum rentals as well as its share of operating expenses over a stipulated base amount (expense stop).

Rentals are adjusted annually by the CPI.

Number of Single Spaced Pages: 37

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LA 697 Aggressive Letter Of Intent For Sublease Of Office Space (Including Sublease And Landlord Consent Forms)

This aggressive letter of intent for the sublease of office space is drafted in favor of the sublessee in the deal. It outlines the terms of the sublease in a letter of intent, to which a sublease form and a consent for the landlord in the transaction are attached (sublease and consent forms included). These attachments serve as first drafts of the sublease and the required landlord consent.

The letter of intent and the sublease form provide for a moving allowance, an allowance for space planning services for the subleased premises, and a construction allowance--all for the benefit of the sublessee. The sublessee is also entitled to exterior signage on the building.

The letter of intent contemplates the negotiation and final execution of the sublease during an exclusive period. During the exclusive negotiating period, the sublessor may not negotiate with third parties to attempt to sublease the space, and is to negotiate with the sublessee to conclude negotiations and produce a final form of sublease.

Number of Single Spaced Pages: 16

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LA 261 Pro-Landlord Office Lease For A Single Floor Tenant

This form is designed for a landlord who is leasing an entire floor of an office building to a tenant.

The lease is very much oriented toward the landlord, who apparently had the superior leverage in the leasing transaction.

Number of Single Spaced Pages: 41

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LA 301 The Pro-Tenant Suburban Office Lease For The Large Single User

This office lease is designed for a large single tenant that leases an entire building. The lease is pro-tenant in orientation, reflecting the tenant's considerable negotiating leverage.

The tenant is responsible for all real estate taxes for the property, and for all maintenance for the premises which includes both the interior and structural elements of the building, as well as the exterior parking and landscaped areas. The rent is fixed for the initial ten year term, but goes to fair market value rent if the tenant decides to exercise one or both of its two five year renewal options.

Number of Single Spaced Pages: 15

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LA 715 Simple Pro-Tenant Lease For Office, Industrial, Or Retail Commercial Property

This form is for a deal where the tenant has superior leverage. It gives the tenant the right to use the premises for "any legal use," and has very abbreviated remedies for the landlord in the event of a tenant default.

It is also pro-tenant in character because of the clauses it does not contain which customarily appear in pro-landlord forms relating to remedies and a variety of other pro-landlord provisions.

Number of Single Spaced Pages: 15

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LA 645 Aggressively Pro-Tenant Call Center Lease With Expense Stop For Credit Tenant

This lease is designed for an aggressive tenant with considerable leverage in the lease transaction.

The lease requires the tenant to pay its pro-rata share of operating expenses for the complex, but there are numerous exclusions to the landlord's definition of such costs.

Number of Single Spaced Pages: 42

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LA 1211 Lease For Coffee And Juice Bar (Starbucks Type) Tenant On Ground Floor Of Office Building Without Percentage Rent

This lease agreement is designed for an upscale coffee and juice bar (Starbucks Type) retailer taking space on the ground floor of an office building. The tenant is not required to pay percentage rent, but is responsible for its proportionate share of operating expenses.

The premises are taken "as-is," subject to the landlord's construction obligations in the lease's work letter. The tenant is to receive a construction allowance computed the amount of square foot in the premises.

Number of Single Spaced Pages: 42

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LA 1375 Simple Office Lease For 4,000 Square Feet In A Multi-Tenant Building

This lease is designed for an office tenant who leases a small amount of square footage (i.e., 4,000 square feet) in a multi-tenant office building.

The rent is stipulated in the lease, and is subject to annual increases. The tenant is responsible for its prorata share of operating costs for the building.

Number of Single Spaced Pages: 21

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LA 1345 Office Lease In Mixed Use Retail Office Complex

This Lease Agreement is a comprehensive pro-landlord office lease for a multi-tenant office building that is part of a mixed use project.

The project contains retail located on the ground floor of the complex, and office space located on the upper floors of the building.

Number of Single Spaced Pages: 50

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LA 213 Sweetheart Office Lease Between Corporate Affiliates

This office lease is designed for a landlord and tenant who are corporate affiliates.

As a result, many of the provisions that would normally appear in an arms length lease negotiated between more adversarial parties do not appear in this form.

Number of Single Spaced Pages: 10

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LA 1513 Ground Lease With Purchase Option And First Refusal Rights For Small Office Building To Be Built By Tenant

This ground lease is designed for a transaction wherein the landlord leases the tenant a site for construction of a small office building. The lease contemplates that the tenant will build all improvements on the site, after first demolishing the existing improvements. The tenant has a series of renewal options, as well as an option to purchase the property and a right of first refusal for the premises in favor of the tenant.

Number of Single Spaced Pages: 19

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LA 211 The Triple Net Single User Suburban Office Lease

This lease is designed for a suburban office lease where the tenant is responsible for all taxes, insurance and operating costs, except for those expenses specifically enumerated in the lease.

Number of Single Spaced Pages: 33

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LA 525 Single Floor Office Lease For Office Tenant

This form is designed for an office tenant that leases one complete floor of an office building located in an office complex.

The lease provides for a fixturization period during which the tenant can complete its leasehold improvements, and provides for renewal options, parking facilities and parking rent.

Number of Single Spaced Pages: 43

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LA 1611 Lease For Entire Office Building Taken Down In Phases As The Pre-Existing Tenant Vacates

This form is designed for the lease of an existing class A office building to a single tenant. The tenant can only occupy a portion of the building initially, since there is an existing other tenant in possession of the balance of the space.

The new single tenant will occupy the rest of the building when the existing tenant vacates.

Number of Single Spaced Pages: 52

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LA 717 Lease Of Office Building To Single Tenant With Use Of Underground Parking Garage

This office lease is designed for a large single tenant who leases an entire building, except for a small area reserved by the landlord. The tenant also has the right to use the underground parking garage associated with the building.

The rent for the initial term is based upon the amount of rentable square footage in the premises. The lease contains fair market rental options to renew in favor of the tenant. The tenant also has a right of first offer on adjacent space if the landlord decides to construct it on an adjacent parcel.

Number of Single Spaced Pages: 60

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LAWA106 Advanced Pro-Landlord Washington Office Lease For Multi-Tenant Building With Base Year For Taxes And Operating Costs

This pro-landlord lease form is for a Washington office tenant taking space in a multi-tenant office building. The tenant is responsible for its pro-rata share of operating expenses in excess of those for the base years for operating expenses and taxes specified in the form.

The lease has a comprehensive definition of operating costs, and comes with complete exhibits for pertaining to rules and regulations, tenant improvements work letter, and parking agreement.

Number of Single Spaced Pages: 57

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LA CA102 Pro-Landlord California Office Lease With Base Year For Operating Expenses And Taxes

This form is designed for a multi-tenant California office building.

The tenant is responsible for its pro-rata share of operating expenses and taxes in excess of the base year amounts for those items.

Number of Single Spaced Pages: 35

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LA CA1395 Comprehensive Office Lease For California Multi-Tenant Office Park Tenant

This form is designed for a California office tenant that leases space in a multi-tenant office building or office park.

The lease is comprehensive and pro-landlord in tone.

Number of Single Spaced Pages: 64

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LA 281 Office Lease Work Letter For Tenant Improvements With Landlord Construction Allowance

This work letter is designed for use with an office lease. It pertains only to non-base building improvements for the tenant. The landlord will execute a guaranteed maximum price contract for the construction of these improvements, and the tenant will receive a construction allowance which will pay for a portion of their cost.

The tenant can elect to increase the amount of the construction allowance, and repay the increased amount (with interest at 10%) over the initial term of the lease as additional rent.

Number of Single Spaced Pages: 6

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LA 1709 Lease For Flex Office Space In Office Industrial Business Park With Right Of First Refusal And Expansion Options

This lease is designed for a transaction where the landlord leases flex office space located in an office industrial park to a tenant.

The lease contains a number of pro-tenant provisions, including a right of first offer on adjacent space, a one time termination right (provided the tenant pays a termination payment), and a limitation on annual increases of operating costs.

Number of Single Spaced Pages: 53

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LA CA105 Simple Pro-Tenant California Lease For Office, Industrial, Or Retail Commercial Property

This form is for a single tenant California lease where the tenant has superior leverage. It gives the tenant the right to use the premises for "any legal use," and has very abbreviated remedies for the landlord in the event of a tenant default.

It is also pro-tenant in character because of the clauses it does not contain which customarily appear in pro-landlord forms relating to remedies and a variety of other pro-landlord provisions.

Number of Single Spaced Pages: 17

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LA CA113 Office Lease For Multi-Tenant California Building With Tenant Parking Rights And Fair Market Renewal Option

This form is for a multi-tenant California office property where the tenant has parking rights and an option to renew at fair market rentals. This sixty page form has extensive exhibits attached, including:

Exhibit A (site plan of the Project)
Exhibit B (diagram of Premises shown as cross-hatched)
Exhibit C (Work Letter) (space taken essentially as-is in this deal)
Exhibit D (Memorandum of Commencement Date)
Exhibit E (form of Subordination Agreement)
Exhibit F (Landlord Services)
Exhibit G (Rules and Regulations), and
Exhibit H (Option to Extend – Fair Market Value)

The tenant is also responsible for its prorata share of taxes and operating costs that exceed those allocable to the base year for the tenancy.

Number of Single Spaced Pages: 60

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LA 689 Office Condo Lease With Initial Free Rent Period And Base Year Operating Expenses

This lease form is designed for an office lease in a multi-tenant building comprised of condominium spaces. The office building is located in a mixed use complex. The form includes a rent free period at the commencement of the term, during which the minimum rent only (not the additional rent) is abated.

The lease has a base year structure for reimbursement of operating expenses by the tenant, and the tenant is responsible for payment of operating costs in excess of those attributable to the base year. The form includes work letter and rules and regulations exhibits applicable to the premises. The form also contains a blank exhibit wherein a description of crown signage for the tenant is to appear.

Number of Single Spaced Pages: 45

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