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Property Art. 01 Office Leases

TI and option provisions, finally the way your senior counsel writes them.

Office leases are a maze of TI allowances, expansion rights, fair-market disputes, and load-factor calculations. One misstep in the options provisions and you've given away leverage you will never get back.

LeasePilot encodes your office forms with the conditional logic that already lives in your team's head, and applies it to every draft.

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Sound familiar?

  1. 01

    Disbursement timing, scope limitations, unused-allowance treatment

  2. 02

    ROFO vs. ROFR, FMV definitions, cap and floor provisions

  3. 03

    Base year vs. expense stop, gross-up, controllable caps

  4. 04

    Reserved vs. unreserved, ratios per RSF, rate escalations

The Reality

Office leases hide their complexity in the margins.

On the surface they look standard. Underneath, every provision has variables. TI gets disbursed differently for a Class A downtown tower than a suburban flex space. Renewal options need a floor, a cap, and an FMV definition that won't end in arbitration. Operating expenses can be base year, expense stop, fully grossed up, partially grossed up, controllable, or uncontrollable.

You know it. Your team knows it. The mistake is when the document stops reflecting it.

  1. 01

    TI allowance disputes

    Disbursement timing, scope limitations, landlord oversight, unused-allowance treatment, each deal has its own answers.

  2. 02

    Options that backfire

    ROFO vs. ROFR, fair-market-rent definitions, cap and floor provisions. One ambiguous term creates years of litigation risk.

  3. 03

    Parking complexity

    Reserved vs. unreserved, ratios per RSF, EV-charging requirements, rate escalations. Modern offices need modern provisions.

  4. 04

    Operating-expense structures

    Base year vs. expense stop, gross-up to 95% occupancy, controllable expense caps. The wrong structure changes the deal economics entirely.

How LeasePilot Encodes

You describe the deal. The platform writes the office lease.

Your office forms, encoded with conditional logic that handles the variations automatically. Class A downtown vs. suburban flex, full-floor vs. multi-tenant, credit tenant vs. startup.

You describe the deal. The system produces the document with the right TI provisions, the right option structures, the right operating-expense methodology. No manual assembly.

You describe the deal

Property
One Liberty Plaza
Tenant
Acme Corp
Suite
3200
RSF
12,450
Term
10 years
TI Allowance
$85/SF

LeasePilot resolves

Office Lease · Acme Corp, Suite 3200

  1. 01TI disbursement schedule (phased)
  2. 02Renewal option at FMV with cap/floor
  3. 03Base-year operating expenses
  4. 04Parking ratio derived from RSF
  5. 05State-specific provisions (NY)
What gets encoded

Four areas where office leases earn their reputation

  1. § 01.A

    TI Allowances

    Disbursement choreography, scope of work, landlord oversight, unused-allowance treatment.

    • Lump-sum vs. phased disbursement
    • Scope of work limitations
    • Landlord supervision requirements
    • Unused-allowance treatment
  2. § 01.B

    Options Rights

    Renewals, ROFOs, ROFRs, expansion mechanics, and termination triggers, all worded the way your team has settled them in the past.

    • Renewal at FMV with floor/cap
    • ROFO vs. ROFR on adjacent space
    • Expansion option mechanics
    • Termination right conditions
  3. § 01.C

    Parking

    Modern offices need modern parking provisions, EV included.

    • Reserved vs. unreserved ratios
    • Monthly rate and escalations
    • EV-charging provisions
    • Visitor and after-hours access
  4. § 01.D

    Operating Expenses

    Base year, expense stop, gross-up methodology, controllable caps, methodology you trust applied the same way every time.

    • Base year vs. expense stop
    • Gross-up to 95% occupancy
    • Capital exclusions and amortization
    • Controllable expense caps

These are illustrative. Your platform is custom-built around your specific lease forms and deal logic.

Why This Matters

A template won't catch what your team already knows. The platform will.

Word + Excel

Manual assembly

Find the right form, hunt down last quarter's option language, swap defined terms, hope nothing got pasted from an outdated copy. Every lease assembled by hand.

AI tools

Approximate output

An LLM can write language that sounds professional. It can't reliably reflect that this building doesn't allow 24-hour HVAC, or that Class A renewals cap at 110% of FMV in your portfolio.

LeasePilot

Encoded judgment

Your office forms, your conditional rules, your fallback positions, encoded and executable. Same deal parameters, same document, every time.

Real Outcomes
  1. § 01 · Speed

    0 min

    Complete first draft, including TI provisions and option structures.

  2. § 02 · Errors

    0

    TI allowances, pro-rata shares, and operating expenses, computed, not copied.

  3. § 03 · Time saved

    0+ hr

    Per lease, recovered from clause hunting, formatting, and manual assembly.

CASTO

“I have been using LeasePilot for almost 10 years. I cannot imagine going back to drafting leases where all fields, exhibits, and signature blocks must be inserted manually. This tool has been a game changer.”

Julia F.

VP & Assistant General Counsel, CASTO

Keep Reading
  1. 01 · Free ToolTI Allowance CalculatorTotal TI, per-SF amounts, and disbursement schedules for office buildouts.
  2. 02 · Free ToolUsable vs. Rentable SFCalculate load factors and convert between usable and rentable square footage.
  3. 03 · SolutionAmendments & Ancillary DocumentsSNDAs, estoppels, and amendments that pull data directly from your office leases.

See your office leases drafted in your platform.

Send us a template ahead of time. We will demo with your actual forms, your defined terms, and a deal that looks like one your team would draft tomorrow.

Schedule a Demo