Mode A · Additional rent
Base rent isn't the rent.
CAM, operating costs, taxes, and insurance can add 30–50% on top of base. The offer-to-lease quotes the base rate. The lease quotes everything.
Drawing 01 · Subject under inspection
Your commercial lease is a 5-year contract.
60 pages of base rent, escalators, CAM exposure, use restrictions, and exit terms — most of it not in your offer-to-lease. We inspect every clause, label what is structural, and flag what is going to crack under load.
Run free inspection →Free · No credit card · Email only
- Span
- 30–80pp
- Term
- 5–10y
- Counsel
- $1.5–3K
- Your cost
- $0
Drawing 02 · Failure modes
Four reasons the lease fails on its own terms.
Mode B · Schedule
5–15 days, no leverage.
Once you sign the offer-to-lease, the master lease arrives drafted by the landlord's counsel. Push back stops being polite negotiation; it starts being a deal-killer.
Mode C · Distribution
Risk is in §3, §4, §14, §22, §31.
Use clause restricts your business model. Assignment language locks you in. Restoration on exit can cost 6 figures. Each clause reads fine alone — together they tell the actual story.
Mode D · Sequencing
Counsel sees the lease last.
Most tenants engage a lawyer after signing the offer-to-lease, when the deposit is in and the move is being planned. Walking away from the master lease at that point is professionally awkward and emotionally hard.
Drawing 03 · Inspection sequence
Three steps. No account required.
Step 01 · Intake
Upload the lease.
Master lease, schedules, OTL if you have it. PDF only. No account, no login, no sales call.
━━▶↓
Step 02 · Inspection
We map the cost structure.
Base, CAM, escalators, restrictions, assignment, renewal, restoration — cross-referenced, ranked by severity, tied to section numbers.
━━▶↓
Step 03 · Report
You get the drawing.
Plain-English report. Take it to your lawyer, your broker, or your accountant. Walk into the negotiation prepared.
Drawing 04 · Sample output
A page from the inspection.
Inspection report — Sample retail lease
B4USign · Section 02 of 05 · Sheet 03
03 / 05
Failure points
FAIL
§4.2
Operating costs uncapped
Tenant pays its proportionate share of operating costs with no cap on year-over-year increase. Plain reading: if the landlord renovates the common areas in year 3, you fund it.
FAIL
§14.1
Assignment requires landlord consent
Any assignment or sublet requires landlord consent, which is not subject to a reasonableness standard. You cannot exit early by transferring the lease, even to a qualified buyer.
WATCH
§22.3
Renewal at fair market rate
Renewal option exists, but rate is “fair market value as determined by the landlord”. No formula, no arbitration clause. The renewal premium is uncapped.
FAIL
§31.1
Restoration to base building
On exit, tenant must restore premises to original base-building condition. Any tenant improvements you build at your cost must be removed at your cost. Easily $50K+ on a typical fit-out.
Drawing 05 · Cost of inspection
Free during early access. No credit card.
We're running the first batch of lease inspections at no cost while we calibrate the standard. You give us an email; we give you the report. A real-estate lawyer review still runs $1.5K to $3K and is worth every dollar — inspection makes that conversation 30× cheaper to start.
- INDEPENDENT
- Not a law firm
- THROUGHPUT
- Minutes, not days
- CONFIDENTIAL
- Your file, your report
EARLY ACCESS
Item 02 · Lease
Full lease inspection report
Delivered after analysis. Print and PDF-friendly.
FREEEarly access · No credit card
- ▸Executive summary in plain English
- ▸Failure points, ranked by severity
- ▸Full additional-rent breakdown
- ▸Use, assignment, renewal, restoration
- ▸Questions to ask before signing
Email signup · 1 free report per address