7 Numbers to Check in a Commercial Lease Before You Sign It
Sam's List Editorial | 2026-09-11
A commercial lease is usually the second-largest financial commitment a small business makes, right after payroll, and it is the one most owners evaluate using a single number: the monthly rate.
The monthly rate is the least informative number in the document. Here are the seven commercial lease numbers to check before signing, in the order they tend to surprise people.
1. Total Cost Over the Full Term
Take the base rent, apply every scheduled increase, and add it up across the whole term. That total is what you are actually signing for.
A 2,400 square foot space at $32 per square foot is $76,800 in year one. With 3% annual escalators over seven years, the commitment is roughly $588,000 in base rent alone, before a dollar of operating expenses. That is the number to compare against your revenue plan, not the $6,400 monthly figure.
Owners who run this calculation usually shorten the term or negotiate harder. Owners who do not usually discover it in year five.
2. The Escalator, and What It Compounds To
Escalators are quoted as a small annual percentage and behave like compounding, because they are.
At 3% a year, rent in year seven is about 19% above year one. At 4%, it is about 30% higher. Fixed-dollar escalators are easier to forecast than percentage ones, and a CPI-linked escalator without a cap is the version that can genuinely hurt in an inflationary stretch.
If you negotiate one thing on the economics, negotiate a cap on the escalator. Landlords concede this more often than tenants ask.
3. CAM, Taxes and Insurance Are an Estimate, Not a Price
In a triple-net or modified gross lease, you pay a share of common area maintenance, property taxes and insurance on top of base rent. The number in your letter of intent is an estimate, and most leases let the landlord true it up after the year closes.
That true-up is where small businesses get a bill they did not budget. A roof replacement, a re-assessment after the building sells, or an insurance market shift can move your effective occupancy cost meaningfully in a single year.
Ask for three years of actual CAM reconciliations before signing. If the landlord will not produce them, that is information. Also look for a cap on controllable expenses, which excludes taxes and insurance but limits the rest.
4. The Security Deposit and the Personal Guarantee
The deposit is cash you hand over and stop earning on. The personal guarantee is the item that can follow you past the business.
A full-term personal guarantee means that if the business closes in year two, you personally owe the remaining five years. That is the single largest risk in most small business leases and it is negotiable more often than owners assume. Ask for a "good guy" clause, which typically limits personal exposure if you surrender the space properly with notice, or a burn-down guarantee that shrinks over time.
If you negotiate two things, make this the second one.
5. Free Rent and Tenant Improvement Allowance Are Financing
Three months free and a $40,000 improvement allowance feel like a discount. They are closer to a loan.
Landlords price concessions into the base rent and the term. The way to compare two offers honestly is effective rent: spread the concessions across the full term and see what the real annual cost is. A deal with more free rent and a higher base can easily cost more than a deal with neither.
Also check who owns the improvements at the end and whether you are obligated to restore the space to its original condition, because a restoration clause is a real future cost sitting off your model.
6. Holdover Rent
Holdover is the rate you pay if you are still in the space after the lease ends, and it is commonly 150% or 200% of the then-current rent, sometimes on a month-to-month basis with little notice protection.
This matters more than it sounds because construction runs late. If your next space is delayed by two months and your holdover is 200%, that delay has a price you did not plan for. Negotiate the percentage down, or negotiate a short extension option you can exercise unilaterally.
7. What It Does to Your Balance Sheet Under ASC 842
Most operating leases now appear on the balance sheet as a right-of-use asset and a corresponding lease liability. If you present financial statements to a lender, that liability is now visible in your ratios.
The consequence is practical: a new lease can move a debt-to-equity or fixed-charge coverage covenant on an existing loan, and covenant breaches are usually discovered after the fact. If you have bank debt with covenants, model the lease into them before you sign, and tell your lender.
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The honest boundary here: an accountant can model the total cost, the effective rent and the covenant impact, but the legal terms are counsel's work, and the two reviews answer different questions. Signing a significant lease usually warrants both.
Put the Seven Together Before You Negotiate
The reason to compute all seven is negotiating position. A tenant who walks in knowing the total term cost, the effective rent after concessions, and the covenant impact is negotiating from a model. A tenant who knows the monthly rate is negotiating from a feeling.
None of this guarantees a good deal, and in a tight submarket you may have less room than the checklist implies. What it does guarantee is that the expensive surprises arrive during the negotiation instead of in year four.
If you want the total-cost model and the covenant check before you sign, that is a short, well-defined engagement for an accountant. You can compare firms and their verified client reviews in the Sam's List accountant directory.
Frequently Asked Questions
What are CAM charges and can they increase? CAM stands for common area maintenance, your share of the cost to operate the building. In most leases it is billed monthly as an estimate and reconciled against actual costs after year end, so it can increase, sometimes substantially after a major repair or a property tax re-assessment. Ask for three years of prior reconciliations and negotiate a cap on controllable expenses.
Should I sign a personal guarantee on a commercial lease? Many small business leases require one, but the scope is negotiable. A full-term guarantee makes you personally liable for all remaining rent if the business closes. A good-guy clause or a burn-down guarantee limits that exposure. This is usually the most valuable term to negotiate and the one tenants most often accept as written.
How do I compare two lease offers with different free rent? Use effective rent. Total every dollar you will pay over the term, subtract the value of concessions like free rent and tenant improvement allowance, and divide by the term and the square footage. That gives you a per-square-foot figure you can compare directly. The headline base rate cannot be compared across deals with different concessions.
Does a lease show up on my balance sheet? Under ASC 842, most leases produce a right-of-use asset and a lease liability on the balance sheet rather than sitting only in the footnotes. If you have bank covenants tied to debt ratios or fixed-charge coverage, a new lease can affect them, so model it and talk to your lender before signing rather than after.
About the author: Kimberly Green is the cofounder of Sam's List, where business owners and high earners find vetted CPAs, financial advisors, and fractional CFOs. She's met one-on-one with 400+ financial professionals and writes from the real data behind thousands of client-advisor matches. Ask her anything about finding an accountant - she's heard it all, including the questions people are afraid to ask.