Term: The length of time to which a business should commit in a lease can vary depending on the nature of the site and what type of business will be conducted there, but new or small businesses should probably think on the shorter side until the success of the location is determined. Consider asking for an option to renew so that if all goes well you can stay, but if not you will have an easy exit provision. Try to negotiate reasonable terms like permission to sublet the space or terminate early if your venture goes south before the lease term is up.
Rent: Determining fair rent can be tricky, but checking out several comparable properties will give you a feel for what the going rate in your market is. Don’t hesitate to make this a negotiating point by pointing out comparative prices to brokers  This is where your own homework and research can pay off.  Also, be cautious of triple net leases unless you are sure you understand their terms and can deal with them financially.
Fees and expenses: Look at what costs they want you to bear. Discuss utilities, insurance, management fees, taxes, and maintenance, for example. Also, make sure they covering any broker’s commissions.
Default: Get as much protection up front as possible to soften the blow and mitigate the consequences should you become unable to make the lease payments. For example, try to negotiate a longer grace period before the lease owner can initiate a forcible detainer action against. Perhaps the lease could provide for a payment plan in such circumstances, or for a so-called “early termination clause” that lets the renter pay a penalty for breaking the lease early, but does not hold it to the lease obligation after that.
Personal Guarantees: Many landlords will insist that you and your spouse or other related parties personally guaranty the business (corporate or limited liability) lease obligations. Avoid such guarantees if possible, but if they insist upon them, limit their term and qualify them in other ways.