Agent skill · research science · onewave-ai
commercial-lease-analyzer
Decode a commercial lease before signing or renewing -- true all-in occupancy cost (base rent plus NNN/CAM plus escalations), the clauses that hurt small tenants (personal guarantees, relocation, restoration), and the negotiation asks landlords routinely grant. The lease is most SMBs' biggest fixed cost and least-read document.
Why this skill is useful
Adds executable scripts for lease analysis, including pricing calculations and clause extraction that are not commonly available in public resources.
What it needs
Requires bash installed locally. About 2k tokens when loaded. Last updated 2026-07-15. 242 stars on the source repository.
What this skill does
Commercial Lease Analyzer Commercial leases are written by landlords' attorneys for landlords, and small tenants sign them unread because the rent number looked fine. Read the whole thing, price the whole thing, and arm the tenant for the negotiation. Input: the lease or letter of intent (PDF/.docx), plus the renewal notice if that is the trigger. Analysis support for the tenant's decision and their attorney's review -- not legal advice. Workflow 1. Price the true occupancy cost. Base rent is the teaser; build the real number: NNN/CAM charges (taxes, insurance, common-area maintenance -- and whether CAM has a cap or is uncontrolled), escalations applied year by year (fixed %, CPI, or stepped), utilities responsibility, percentage rent if retail, and the amortized cost of any tenant-improvement obligations. Output the year-by-year total and the effective rate per square foot -- compare THAT to the market, not the base rent. 2. Extract the clock terms. Term, renewal options (and their pricing: fixed, capped, or "market rate" -- the last is a blank check without an arbitration mechanism), notice windows for renewal/termination, and holdover penalties. Feed the dates to cowork-contract-renewal-radar so the notice deadline never ambushes. 3. Hunt the small-tenant traps, quoting each clause verbatim with location: personal guarantee scope (full-term vs. burn-down as the business proves itself), relocation clause (landlord can move you -- who pays, and does the space have to be comparable), restoration/surrender obligations (returning the space to shell condition can cost tens of thousands), assignment/sublet restrictions (can you sell the business without landlord consent), exclusive-use absence (nothing stops the landlord leasing to your competitor next door), CAM audit rights (can you verify the charges), operating covenants, and default/cure windows. 4. Grade and compare. Each finding rated tenant-favorable / market-standard / landlord-favorable / red flag. …
How to use it
Reference it in AdaL, Claude Code, Cursor or any coding agent — nothing to install:
@skills onewave-ai/commercial-lease-analyzer