• June 7, 2018

Table of Contents (“TOC”) for Audio Book

Table of Contents (“TOC”) for Audio Book

Preface

“Portable” Commercial Lease Negotiating Theories 1-9

  1. The Albert Einstein, Snoop Dogg and Drake Bring Your “A” Game-Brick House Value Theory
  2. The Snagglepuss, Groucho Marx, The Clash & Steve McQueen Great Escape Theory
  3. The Ho Ho Ho, Dr. Evil & Jerry Maguire “You Complete Me” Theory
  4. The Mariano Rivera, John Wooden, Billy Idol & Annie The Sun Will Come Out Tomorrow Theory
  5. The Winston Wolf, Vivian Greene, Forrest Gump & Gene Kelly Be Part of the Solution Theory
  6. The Ben Franklin, 5 P’s, JFK & John Wooden Cub Scout Theory
  7. The Luv The 1 U R With, George Benson, Jerry Garcia, LeBron James & Sting “So Lonely Drive-In Movie” Theory
  8. The Red Hot Chili Peppers, Gorillaz, Madonna and Public Enemy Bring The Noise-We Got The Power Theory
  9. The Kevin Costner, Jerry Garcia, Jim Valvano and Lady Gaga Field of Dreams-Rose Colored Glasses-Paint Your Masterpiece Negotiating Theory

Time for a Leasing Intervention?

The How & Why Brokers Can Make a Difference in all Phases of a Lease Negotiation
Help on the Way

Negotiating and Preparing a Letter of Intent (“LOI”) (a 27 Part Series)

  1. Introduction: Negotiating and Preparing a Letter of Intent (“LOI”) (Part 1)
  2. Leverage: Negotiating and Preparing a Letter of Intent (“LOI”) (Part 2)
  3. Use of the Premises: Negotiating and Preparing a Letter of Intent (“LOI”) (Part 3)
  4. The Lease Term & Delivery of the Premises: Negotiating and Preparing a Letter of Intent (“LOI”) (Part 4)
  5. Determining the Appropriate Lease Term: Negotiating and Preparing Letter of Intent (“LOI”) (Part 5)
  6. Base Rent & Free Rent: Negotiating and Preparing a Letter of Intent (“LOI”) (Part 6)
  7. Renewal Options: Negotiating and Preparing a Letter of Intent (“LOI”) (Part 7A)
  8. Renewal Options: Negotiating and Preparing a Letter of Intent (“LOI”) (Part 7B)
  9. Operating Expense Escalations & Percentage Rent Increases: Negotiating and Preparing a Letter of Intent (“LOI”) (Part 8A)
  10. Operating Expense Escalations & Percentage Rent Increases: Negotiating and Preparing a Letter of Intent (“LOI”) (Part 8B)
  11. Real Estate Tax Escalations: Negotiating and Preparing Letter of Intent (“LOI”) (Part 9A)
  12. Real Estate Tax Escalations: Negotiating and Preparing Letter of Intent (“LOI”) (Part 9B)
  13. Security Deposits: Negotiating and Preparing Letter of Intent (“LOI”) (Part 10)
  14. Good Guy Guarantees: Negotiating and Preparing Letter of Intent (“LOI”) (Part 11)
  15. Loss Factors: Negotiating and Preparing Letter of Intent (“LOI”) (Part 12)
  16. Assignment & Subletting: Negotiating and Preparing Letter of Intent (“LOI”) (Part 13)
  17. Electricity: Negotiating and Preparing Letter of Intent (“LOI”) (Part 14)
  18. Tenant’s Early Access: Negotiating and Preparing Letter of Intent (“LOI”) (Part 15)
  19. HVAC/Air Conditioning: Negotiating and Preparing Letter of Intent (“LOI”) (Part 16)
  20. Landlord’s Work: Negotiating and Preparing Letter of Intent (“LOI”) (Part 17)
  21. Tenant’s Work: Negotiating and Preparing Letter of Intent (“LOI”) (Part 18)
  22. Signage & Scaffolding: Negotiating and Preparing Letter of Intent (“LOI”) (Part 19)
  23. Subordination and SNDA’s: Negotiating and Preparing Letter of Intent (“LOI”) (Part 20)
  24. Hazardous Materials: Negotiating and Preparing Letter of Intent (“LOI”) (Part 21)
  25. Cleaning: Negotiating and Preparing Letter of Intent (“LOI”) (Part 22)
  26. Compliance with Law: Negotiating and Preparing Letter of Intent (“LOI”) (Part 23)
  27. Conclusion: Negotiating and Preparing Letter of Intent (“LOI”) (Part 24)

Financial Factors to Consider When Entering into a Commercial Lease (a 4 Part Series)

  1. Upfront Costs, Free Rent Concessions and Security Deposit Basic Pointers
  2. Financial Terms
  3. Choosing Your Rent Escalation and Utility Poison
  4. Compliance with Law, Assignment & Subletting, Tenant Work and Good Guy Guaranty Concerns

Free Rent Concessions in a Commercial Lease
Come On & Take a Free Ride

Negotiating Security Deposits & Good Guy Guarantees in a Commercial Lease (a 7 Part Series)
Minimizing Short & Long Term Risks When Underwriting a Lease

  1. Introduction to Security Deposits and Good Guy Guarantees
  2. Factors That Impact the Amount of Security Deposit
  3. Security Deposits from a Tenant’s Perspective
  4. Letter of Credit (“LOC”) versus a Cash Security Deposit
  5. What is a Good Guy Guarantee?
  6. How Landlords Strengthen a Good Guy Guarantee
  7. Exit Strategies from a Good Guy Guarantee

Negotiating Security Deposits and Good Guy Guarantees (The Condensed Version)

Burndown (“Reduction”) of a Cash Security Deposit or Letter of Credit (“LOC”)
Burn Baby Burn

Use Clause Provision Tips
What’s the Use?

Heat, Air Conditioning & Electricity Clause Pointers
Who’s Cooler Than You?

Exit Strategies from a Commercial Lease
Should I Stay or Should I Go?

Tenant Retention & Lease Renewals
Luv the One U R With

Subordination Clauses & SNDA’s

Loss Factors in a Commercial Lease
Why Was There Shrinkage?

Removal & Restoration Obligations
Off the Wall

Legal Compliance Issues
I Fought the Law but Da’ Law Won

Landlord & Tenant Work (a Sweet 16 Part Series)

  1. Design and Construction Drawing Leasing Tips
  2. Negotiating a Tenant Work Clause: The Very Basics
  3. Compatible Labor, Union/Non-Union Labor & Legal Compliance
  4. Tenant Work Related Protection Concerns
  5. Hazardous Material, Garbage, Freight & Security Provisions in a Tenant Work Clause
  6. A Landlord’s Need to be a Control Freak
  7. Negotiating a Tenant Improvement Allowance
  8. Negotiating Work Clauses & AIA Construction Contracts (Part 1 of 2)
  9. Negotiating Work Clauses & AIA Construction Contracts (Part 2 of 2)
  10. Negotiating Construction Contracts (Part 1 of 3)
  11. Negotiating Construction Contracts (Part 2 of 3)
  12. Negotiating Construction Contracts (Part 3 of 3)
  13. Negotiating a Landlord Work Letter
  14. Timing Issues in a Landlord Work Letter
  15. Negotiating a Tenant Change Order & Tenant Extra Work Clauses
  16. Landlord’s Substantial Completion & Tenant’s Objection Thereto

As-Is Condition

Assignment & Subletting (a 15 Part Series)

  1. Assignment & Subletting Leasing Trade Secrets and Other Truths
  2. Assignment & Subletting Concerns and Provisions
  3. Establishing the Assignment & Subletting Playing Field: Letter of Intent (“LOI”) Provisions
  4. Restrictive Terms and Conditions within an Assignment and Subletting Clause
  5. Recapture and Leaseback within an Assignment and Subletting Clause
  6. Assignment & Subletting Conditions (Part A)
  7. Assignment & Subletting Conditions (Part B)
  8. Assignment & Subletting Conditions (Part C)
  9. Assignment & Subletting Conditions (Part D)
  10. Assignment & Subletting Conditions (Part E)
  11. Assignment & Subletting: Controlling Your Existence
  12. Assignment & Subletting: Knowing Your Rights
  13. Assignment & Subletting: Permitted Occupants and Desk Sharing
  14. Subleasing Risks & Rewards (Part A)
  15. Subleasing Risks & Rewards (Part B)

Finding New Space & Moving Tips for Commercial Tenants
Truckin’

Anchor Tenant, Co-Tenancy, Continuous and Other Retail Business Operating Requirements (a 6 Part Series)
The Anchors Aweigh-LeBron James South Beach-Tenants May Go Away-Frank Sinatra-Bruce Springsteen-Traffic-Big Brother Is Watching Retail Conundrum

  1. Anchor Tenants (Part 1 of 6)
  2. Anchor Tenants (Part 2 of 6)
  3. Anchor Tenants (Part 3 of 6)
  4. Anchor Tenants (Part 4 of 6)
  5. Anchor Tenants (Part 5 of 6)
  6. Anchor Tenants (Part 6 of 6)

Noise & Vibration Lease Negotiating Tips
Let’s Get Loud

Fire & Casualty Clause Lease Negotiating Tips
Burning Down Da’ House

Holdover Clauses in a Commercial Lease
No Retreat, No Surrender Baby

Space Relocation Clauses
There Ain’t Nuthin’ Like Da’ Real Thing

Signage Clause Negotiating Tips
Never Be Born (or Operate a Store) Under a Bad Sign

Landlord Termination & Demolition Clauses
Da’ Terminator

Operating Expense Escalations and Percentage Rent Increases in a Commercial Lease (a 4 Part Series)

  1. Operating Expense Escalations and Percentage Rent Increases (Part 1 of 4)
  2. Operating Expense Escalations and Percentage Rent Increases (Part 2 of 4)
  3. Operating Expense Escalations and Percentage Rent Increases (Part 3 of 4)
  4. Operating Expense Escalations and Percentage Rent Increases (Part 4 of 4)

Landlord and Tenant Audit Rights in a Commercial Lease (a 2 Part Series)

  1. Landlord and Tenant Audit Rights (Part 1 of 2)
  2. Landlord and Tenant Audit Rights (Part 2 of 2)

Percentage Rent in a Commercial Lease

Lease Restructurings, Modifications & Workouts (a 4 Part Series)

  1. Lease Restructurings, Modifications & Workouts (Part 1 of 4)
  2. Lease Restructurings, Modifications & Workouts (Part 2 of 4)
  3. Lease Restructurings, Modifications & Workouts (Part 3 of 4)
  4. Lease Restructurings, Modifications & Workouts (Part 4 of 4)

Leasing Concierge & Office Building Amenities

FASB Lease Accounting Changes

Cannabis Issues in Commercial Leasing (a 2 Part Series)

  1. Cannabis Issues (Part 1 of 2)
  2. Cannabis Issues (Part 2 of 2)

Estoppel Certificates

New York State Residential Lease Preparation and Negotiation Do’s & Don’ts 

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