A lease buyout deal involves a tenant or landlord paying to end a lease before its term. If, for instance, a tenant with a year-long lease needs to move out after six months, they can opt for a lease buyout with the landlord. This cost is usually lower than the remaining lease expenses. Landlords might seek lease buyouts to repurpose property or for personal use, like renovation or occupancy. Rules vary by location, so both parties should know local laws before finalizing a lease buyout pact.
Distinguishing Between Lease and Sublease
Before finalizing office space choices, it’s crucial to grasp the disparities between leasing and subleasing.
Although both a lease and a sublease outline rights and responsibilities of landlords and tenants, these documents aren’t interchangeable.
A lease is an agreement between landlord and tenant, while a sublease is a contract between a tenant and a sub-tenant taking on the lease obligations.
Benefits of a Lease Buyout
- It can arise in various situations but commonly occur when a tenant pays a substantial amount to the landlord to terminate the lease before its official end.
- This often covers unamortized lease-up expenses, including tenant improvements, free rent, and brokerage commissions.
- An additional penalty, equivalent to the present value of the remaining rent obligation, might also apply.
- In these instances, it frees the tenant from further liability for the unoccupied space.
- The cost of a lease buyout may not be overly burdensome for the tenant if carefully assessed.
- The landlord requires the tenant’s area for integration into a broader deal.
- The landlord intends to renovate or revamp the location.
- Current market rents exceed the tenant’s lease rates.
Under such scenarios, the probable buyout sum the landlord might entertain is often below the full outstanding lease balance. However, without these conditions, the expense of a lease buyout can be significant.
How To Negotiate a Lease Buyout in 6 Steps
Getting ready for the lease buyout process can be complex alone. Seeking assistance from an experienced real estate broker is wise. They guide you through these steps:
Step 1: Assess the current property market’s supply and demand by conducting a market study for accurate evaluation.
Step 2: Analyze financials comparatively to understand past vs. projected finances. Compare potential sublease savings with negotiated buyout sums.
Step 3: Understand landlord motives with your broker’s help. They decode jargon and explain unfamiliar terms. Explore landlord’s choices and property debt implications.
Step 4: Compute the lease buyout penalty considering these factors. Your real estate broker can offer more assistance.
- Calculate present value of remaining base rent with negotiated discount rate.
- Factor unamortized lease-up costs (like commissions, tenant improvements, free rent) with negotiated discount rate.
- Compare lease value to current market conditions.
- Assess remaining lease term and predicted downtime costs for securing a new tenant.
Step 5: Engage in lease discussions with landlord and an experienced real estate advisor. Similar to Step 3, involve your advisor for adept handling. They can negotiate on your behalf, ensuring your position isn’t compromised.
Step 6: Utilize an available early termination right if possible. Ideally, an agreed formula is in place rather than buyout negotiation.