Commercial Triple Net Lease Agreement

Converts transaction facts into a complete, execution-ready NNN lease with full expense-allocation mechanics.

Quick Start

Collect before drafting:

1. Deal terms — term sheet/LOI, rent schedule, concessions, TI allowance, pre-close conditions.
2. Parties — legal names, entity type, state of formation, signing authority, guarantor details.
3. Property — legal description, parcel ID, site map, title evidence, zoning, occupancy status.
4. Risk — insurance binders/baselines, coverage levels, indemnity expectations.
5. Operations — permitted use, hours, signage/parking/access needs.
6. Jurisdiction — governing-state landlord-tenant statute, fee-shifting rules, anti-indemnity limits, assignment restrictions, enforcement caps.

Workflow

Step 1 — Intake Validation

Confirm data across eight categories before drafting:

PARTIES | PREMISES | RENT/TERM | EXPENSES | USE/COMPLIANCE | DEFAULTS | MORTGAGE | EXECUTION

Flag gaps. Do not draft around missing material inputs.

Step 2 — Draft Modules

| Module | Key Content | Output | |---|---|---| | Definitions | Consistent defined terms | Cross-reference-safe definitions block | | Premises & Title | Legal description, use areas, common-area rights | Scope + boundaries + access rights | | Term | Start trigger, possession milestones, renewal | Option windows, notice format, rent formula | | Base Rent | Rent, due dates, proration, late charges | Payment timetable + method | | NNN Expenses | Taxes, insurance, CAM, utilities, reserves | Pass-through formula + audit rights + billing timing | | Insurance | CGL, property, excess, WC, umbrella | Additional insured, primary/non-contributory, lapse cure | | Maintenance | Structural vs. non-structural split | Repair obligations + capital replacement treatment | | Use & Compliance | Permitted/prohibited use, ADA, environmental | Zoning alignment + change-of-use triggers | | Alterations | Consent standards, ownership at expiry | Buildout obligations + surrender handling | | Transfers | Assignment/subletting/change-of-control | Consent gate + criteria + continued liability | | Defaults | Monetary + non-monetary triggers | Notice/cure windows + cure exceptions | | Remedies | Reentry, reletting, acceleration, damages | Jurisdiction-compliant remedy ladder | | Risk Allocation | Indemnity, subrogation waiver, liability split | Negligence carve-outs + public policy guardrails | | Mortgage Relations | SNDA/attornment, mortgage priority | Sale/foreclosure continuity language | | Final Provisions | Notice, force majeure, estoppel, integration | State-compliant boilerplate + severability | | Execution Kit | Signature blocks, exhibits, checklist | Execution-ready blanks marked [____] |

Step 3 — Populate Clause Summary

Complete for each lease:

• Lease Name / Property / Parties
• Initial Term / Renewal Terms
• Base Rent / Escalation (CPI/FMV/step-up)
• Security Deposit
• Insurance (limits + forms)
• CAM Methodology / Tax Reconciliation
• Default Cure Periods
• Attorney Fees / Dispute Venue
• Governing Law / Notice Addresses

Step 4 — Compliance Controls

Apply before finalizing:

1. Validate all defined terms are used consistently throughout.
2. Confirm every variable rate (rent, escalation, CAM, taxes) references a computable source.
3. Insert required exhibits; mark unresolved items [____].
4. Tag uncertain legal rules [VERIFY].
5. Attach closing checklist: insurance binders, estoppel, deposits, corporate authority, first payment proration.

Jurisdiction Checks

| Check | Risk | Action | |---|---|---| | Anti-indemnity limits | Many states ban indemnity for own negligence | Add carve-outs and caps | | Holdover/penalty rent | May be deemed punitive | Set defensible escalation standard | | Guaranty enforceability | Varies by authority and drafting | Confirm guarantor language + notice terms | | Notice service validity | State-specific form/receipt rules | Use state-appropriate service matrix | | Attorney-fee symmetry | Mutuality often required | Mirror or justify unilateral recovery |

Pitfalls

• Never assume statutory defaults — localize assignment, cure, acceleration, and indemnity clauses to governing state.
• Never leave unresolved blanks unmarked — use [____] for missing data, [VERIFY] for uncertain law.
• Always preserve full NNN economics: taxes, insurance, CAM, utilities, common-area methodology.
• Always separate structural repair from ordinary maintenance with unambiguous allocation.
• Always include measurable consent standards for transfers to prevent unconstrained waiver.
• Always include SNDA/attornment where financing or foreclosure risk exists.