Your Actual Exposure: $200,000

A $4,000/mo consumer protection lease doesn't create $4,000/mo in liability. It creates $200,000 in total exposure across rent, personal guaranty, restoration, and every other clause your landlord drafted to protect themselves — not you.

Where $200,000 Comes From

Remaining Rent$120,000
Personal Guaranty$96,000
Restoration$25,000
CAM Charges$24,000
Legal Fees$15,000
Holdover$24,000
Total Exposure$200,000

What Most People Miss

The false economy. Business owners spend $15,000 on branding and $25,000 on furniture before opening. Then save $2,000 by not reviewing the lease — which contains $200,000 in unreviewed exposure.

Key Risks in This Scenario

  • Restoration clause not caught — $25,000 surprise at move-out
  • Unlimited personal guaranty accepted when 18-month cap was available
  • CAM reconciliation trap not negotiated — $8,000 annual surprise bill

How to Reduce Your Exposure

  • Hire a tenant's real estate attorney for every commercial lease over 1 year
  • At minimum, get a flat-fee lease review ($500-$1,500) from a commercial real estate attorney

Frequently Asked Questions

How much does commercial lease legal review cost?
A flat-fee review from a commercial real estate attorney runs $500-$1,500. Full representation including negotiation runs $1,500-$5,000. On a $4,000/month lease with $200,000 in exposure, this is a 0.75-2.5% cost for professional representation.
What does a commercial lease attorney actually do?
Reviews all provisions for hidden obligations (restoration, CAM, personal guaranty), identifies market-standard terms vs. aggressive ones, negotiates more favorable terms on your behalf, and explains what you're agreeing to before you sign.
Can I use an online template review service instead of an attorney?
Template review services can flag common issues but can't negotiate on your behalf or advise on local market standards. For leases over $2,500/month, invest in a real attorney — the exposure justifies it.
Should the landlord's attorney review the lease on my behalf?
Absolutely not. The landlord's attorney represents the landlord's interests, not yours. A landlord attorney reviewing a lease 'for both parties' is a conflict of interest that will not protect you.
What should I ask a lease attorney before hiring them?
Do you represent tenants or landlords? (Tenant-side experience is different from landlord-side.) What is your flat fee for review and negotiation? What specific provisions will you focus on? What are the most common traps in this type of lease in this market?