Real Estate
Commercial Leases Negotiated Line by Line
Office, retail and industrial leases for Metro Detroit landlords and tenants. We draft, review and negotiate the terms that decide what you pay and what you can do with the space for years.
What We Handle
Detroit Commercial Lease Attorney for Both Sides of the Deal
A commercial lease is often the largest contract a business signs. For a landlord, it decides whether a building produces steady income or a string of disputes. Michigan gives commercial parties wide freedom to set their own terms, so the words in the lease matter far more than any default rule.
We represent landlords and tenants. For landlords, we prepare lease forms that fit the property and hold up when a tenant falls behind. For tenants, we read every clause, explain what it will cost you, and negotiate the changes that matter before you sign.
When a lease goes wrong, we handle that too: default notices, breach of lease claims, collection of unpaid rent, evictions, and claims for wrongful eviction or illegal lockouts.
- Landlord lease forms for office, retail, industrial and mixed-use property
- Tenant-side lease review, negotiation and renewals
- Letters of intent and term sheets
- Personal guaranties and security deposits
- Assignments, subleases and lease amendments
- Zoning and licensing questions tied to the space
- Default notices, breach of lease and rent collection
- Evictions, wrongful eviction and illegal lockout claims
Common Situations
What Clients Tell Us on the First Call
“The landlord wants this signed by Friday.”
A deadline from the other side is not a reason to skip a review. We can turn around a marked-up lease and a short summary of the issues quickly.
“I’m selling my business and the lease has to go with it.”
Most leases limit assignment. We look at what consent is required, what the landlord can ask for, and how to structure the transfer.
“The year-end CAM bill doubled.”
We review what the lease lets the landlord pass through, your audit rights, and whether the charges match the lease language.
“My tenant stopped paying and won’t call back.”
We send a proper default notice, protect your claim to the unpaid rent, and start court proceedings to recover possession if needed.
“The landlord changed the locks on my shop.”
Michigan law restricts landlords from removing tenants without going through court. We act quickly to restore access and pursue damages.
“We only need half of our space now.”
We check whether the lease allows a sublease, what the landlord must approve, and how to keep your own liability under control.
How We Work
From Draft Lease to Signed Lease
Every lease engagement follows the same steps, whether you are the landlord or the tenant.
Learn the Deal
We review the letter of intent or draft lease and ask about your business, the space and what matters most to you.
Mark Up the Lease
You get a redline and a plain-English summary ranking the issues from must-change to acceptable.
Negotiate
Kyle negotiates directly with the other side or their attorney and reports back on each open point.
Sign and Track
After signing, you receive a short lease summary with rent changes, renewal options and notice dates.
Plain English
Commercial Lease Terms Worth Understanding
Gross, Modified Gross and Triple Net
These labels describe who pays the costs of running the building. In a gross lease, the landlord pays most operating costs out of the rent. In a triple net lease, the tenant pays its share of property taxes, insurance and maintenance in addition to base rent. Modified gross falls in between. The label alone tells you little; the definitions of operating expenses and the exclusions from them decide what you actually pay.
Common Area Maintenance and Reconciliation
Many leases charge tenants estimated common area maintenance (CAM) costs each month, then reconcile against actual costs after year end. Tenants should look for caps on controllable expenses, exclusions for capital improvements and management fees, and a right to review the landlord’s records. Landlords need clear definitions so the reconciliation holds up if it is challenged.
Personal Guaranties
Landlords often ask an owner of a tenant business to personally sign a guaranty of the lease. A guaranty can expose personal assets for the full term. Common negotiated limits include a cap on the amount, a burn-off after a period of on-time payment, or a guaranty that ends once the tenant surrenders the space in good condition.
Use Clauses, Exclusives and Zoning
The use clause controls what the tenant may do in the space. A retail tenant may also want an exclusive that keeps the landlord from leasing to a direct competitor in the same center. Neither clause matters if zoning or city licensing does not allow the use, so we confirm that before the lease is signed, not after.
Assignment and Subletting
Most commercial leases require landlord consent to assign or sublet. The details matter: whether consent can be unreasonably withheld, whether a sale of the business counts as an assignment, and whether the original tenant stays liable after a transfer.
Default, Cure and Remedies
A good lease spells out what counts as a default, how notice must be given, and how long the tenant has to cure. If a tenant does not cure, Michigan landlords generally recover possession through a court process called summary proceedings in the district court. Changing the locks or removing a tenant’s property without a court order can expose a landlord to liability, even in a commercial setting.
Put It in Writing
Under Michigan law, a lease for longer than one year generally must be in writing and signed to be enforceable. Side promises made in emails or conversations, like free rent or landlord repairs, should be added to the lease itself.
Questions
Commercial Leasing FAQ
Is a lease from a large landlord really negotiable?
Often more than tenants expect. Base rent may be firm, but guaranties, CAM caps, renewal options, assignment rights and build-out terms are regularly negotiated. We focus on the points most likely to cost you money.
Can a landlord lock out a commercial tenant in Michigan?
Michigan law restricts landlords from removing tenants or changing the locks without a court order. If you have been locked out, call us right away so we can act to restore access and preserve your claims.
Who pays property taxes under a triple net lease?
Usually the tenant pays its share, either directly or reimbursed to the landlord. The lease should state how the share is calculated and what happens if the property is reassessed.
Can I get out of a commercial lease early?
Only if the lease allows it or the landlord agrees. Options include an early termination clause, an assignment or sublease, or a negotiated surrender. We review the lease and help you approach the landlord with a workable proposal.
Do you handle renewals and amendments?
Yes. A renewal is a good time to fix problems in the original lease, such as an open-ended guaranty or unclear expense terms.
What should I send before we talk?
The draft lease or letter of intent, any existing lease and amendments, the guaranty, and recent CAM statements or notices. A short note on your plans for the space helps too.
Related Practices
Other Real Estate Help
Purchase and Sale
Buying or selling commercial and multifamily property, from letter of intent to closing.
Learn moreMultifamily and Landlord Counsel
Residential leases, city rental registration, rent collection and evictions.
Learn moreZoning and Land Use
Zoning changes and conditional use approvals for the use you have planned.
Learn moreTalk to Kyle
Have a Lease Waiting for Your Signature?
Send it over before you sign. You’ll hear back from Kyle within one business day.