Skill: 1kalin/afrexai-lease-analyzer (version 1.0.0)

# Commercial Lease Analyzer Analyze commercial leases (office, retail, industrial, warehouse) for hidden costs, unfavorable terms, and negotiation leverage. Use when reviewing a new lease, renegotiating a renewal, or comparing multiple lease options. ## When to Use - Signing a new commercial lease - Lease renewal negotiation - Comparing multiple lease proposals - Auditing existing lease for cost reduction - Subleasing or assignment analysis ## What You Need from the User 1. **Lease type**: Office, retail, industrial, warehouse, mixed-use 2. **Lease terms**: Base rent, term length, renewal options 3. **Cost structure**: NNN, modified gross, full-service gross 4. **Square footage**: Usable vs rentable (load factor) 5. **Location/market**: City, submarket (for comp analysis) ## Analysis Framework ### 1. Cost Breakdown (True Occupancy Cost) ``` Base Rent ($/SF/yr) + CAM Charges (Common Area Maintenance) + Property Tax Pass-Through + Insurance Pass-Through + Utility Estimates + Parking Costs + Janitorial (if not included) = Total Occupancy Cost ($/SF/yr) ÷ 12 = Monthly Cost × Term = Total Lease Liability ``` ### 2. Load Factor Analysis ``` Rentable SF ÷ Usable SF = Load Factor Industry benchmarks: - Class A Office: 1.15-1.20 (15-20% common area) - Class B Office: 1.12-1.18 - Retail: 1.05-1.10 - Industrial: 1.02-1.05 Flag if load factor > benchmark. Every 1% = real money. Example: 5,000 USF at 1.20 = paying for 6,000 RSF At $30/SF = $30,000/yr for hallways and lobbies ``` ### 3. Escalation Modeling Project total cost over full term including: - **Fixed increases**: 3% annual is standard. Flag >3.5% - **CPI-linked**: Model at 2.5%, 4%, 6% scenarios - **Market reset**: Compare to projected market rents - **CAM escalation caps**: If uncapped, model 5-8% annual increases Output a year-by-year cost table showing base rent, estimated CAM, total cost. ### 4. Critical Clause Review **Red Flags** (flag immediately): - Personal guarantee without sunset clause - Demolition clause (landlord can terminate for redevelopment) - Radius restriction >3 miles (retail) - Continuous operation clause without co-tenancy protection - Uncapped CAM with no audit rights - Relocation clause (landlord can move you) - No assignment/sublease rights - Holdover rate >150% of final rent **Yellow Flags** (negotiate): - No rent abatement for construction delays - No exclusive use clause (retail) - HVAC maintenance fully on tenant - No cap on controllable operating expenses - Restoration clause requiring original condition - No early termination option after year 3-5 - Insurance requirements above standard **Green (Standard/Favorable):** - TI allowance ($30-60/SF office, $15-30 retail) - Free rent period (1 month per year of term) - Right of first refusal on adjacent space - Renewal option at fair market value - CAM audit rights - Assignment rights with reasonable consent ### 5. Negotiation Leverage Points Based on market conditions, identify: - **Tenant's market** (vacancy >15%): Push for higher TI, more free rent, lower escalations - **Landlord's market** (vacancy <8%): Focus on caps, flexibility clauses, termination rights - **Balanced** (8-15%): Standard negotiations, pick 3-4 priorities Rank negotiation items by dollar impact over lease term. ### 6. Comparison Matrix (Multiple Options) If comparing leases, output a side-by-side table: | Factor | Option A | Option B | Option C | |--------|----------|----------|----------| | Effective Rent ($/SF) | | | | | Total 5-Year Cost | | | | | TI Allowance | | | | | Free Rent (months) | | | | | Escalation Type/Rate | | | | | Termination Option | | | | | Load Factor | | | | | Parking Ratio | | | | ### 7. Financial Impact Summary - Total lease liability (ASC 842 / IFRS 16) - NPV of all lease payments (discount at 6-8%) - Break-even occupancy cost per employee - Cost per revenue dollar (if revenue data provided) ## Output Format ``` LEASE ANALYSIS: [Property Address] ━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━ VERDICT: [FAVORABLE / NEGOTIATE / WALK AWAY] TRUE COST Monthly: $XX,XXX Annual: $XXX,XXX Full Term: $X,XXX,XXX Per Employee: $X,XXX/mo (at XX headcount) RED FLAGS: [count] [List with dollar impact] TOP 3 NEGOTIATION PRIORITIES: 1. [Item] — potential savings: $XX,XXX over term 2. [Item] — potential savings: $XX,XXX over term 3. [Item] — potential savings: $XX,XXX over term YEAR-BY-YEAR PROJECTION: [Table] ``` ## Industry Benchmarks (2025-2026) | Market | Office ($/SF) | Retail ($/SF) | Industrial ($/SF) | |--------|--------------|---------------|-------------------| | NYC | $65-85 | $80-200+ | $18-25 | | SF/Bay | $55-75 | $45-80 | $15-22 | | LA | $40-55 | $35-65 | $14-20 | | Chicago | $28-42 | $25-50 | $8-12 | | Dallas | $25-38 | $22-40 | $6-10 | | Miami | $42-58 | $40-75 | $12-16 | | Atlanta | $25-35 | $20-38 | $6-9 | | Denver | $28-40 | $22-38 | $8-12 | | Austin | $35-48 | $28-45 | $10-14 | | National Avg | $32-45 | $25-45 | $8-14 | TI allowances: $30-60/SF (office), $15-30/SF (retail), $5-15/SF (industrial) Free rent: 1 month per year of term is standard in balanced markets --- *Built by [AfrexAI](https://afrexai-cto.github.io/context-packs/) — AI agents that actually know your industry. Browse our [context packs](https://afrexai-cto.github.io/context-packs/) for deep vertical expertise.*

path: README.md
content: # Commercial Lease Analyzer

Stop overpaying on commercial leases. This skill turns your AI agent into a lease analyst that catches hidden costs, flags unfavorable terms, and identifies negotiation leverage.

## What It Does

- **True cost calculation** — Base rent is never the real number. This models CAM, tax pass-throughs, insurance, load factor, parking, and escalations to show actual occupancy cost
- **Clause-by-clause risk scoring** — Flags demolition clauses, uncapped CAM, personal guarantees without sunsets, and 15+ other terms that cost tenants real money
- **Escalation modeling** — Year-by-year projections under fixed, CPI, and market reset scenarios
- **Multi-option comparison** — Side-by-side matrix when evaluating competing lease proposals
- **Negotiation playbook** — Ranked by dollar impact over the lease term, calibrated to current market vacancy

## Who Needs This

- **Business owners** signing or renewing office/retail/industrial leases
- **Real estate teams** evaluating multiple locations
- **CFOs** modeling lease liability under ASC 842
- **Property managers** benchmarking tenant costs
- **Startups** getting their first commercial space (where mistakes are expensive)

## Example Output

```
LEASE ANALYSIS: 450 Park Ave, Suite 800
━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━

VERDICT: NEGOTIATE

TRUE COST
Monthly: $18,750
Annual: $225,000
Full Term (5yr): $1,198,000
Per Employee: $781/mo (at 24 headcount)

RED FLAGS: 2
- Uncapped CAM escalation — projected $42,000 overpayment by Year 5
- Personal guarantee with no sunset — full liability for entire term

TOP 3 NEGOTIATION PRIORITIES:
1. CAM cap at 5% annual — savings: $42,000 over term
2. Personal guarantee sunset at Month 24 — risk reduction
3. Early termination at Year 3 — flexibility value: $225,000
```

## Covers All Lease Types

- Full-service gross (office)
- Modified gross
- Triple net (NNN) — retail and industrial
- Percentage rent (retail)
- Ground leases

Includes 2025-2026 benchmarks for 10 major US markets.

---

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