Contract AI for commercial real estate teams

A single tenancy can span a base lease, three amendments, a work letter and a guaranty, and the rent in the original lease may no longer be the rent the tenant pays. goHeather covers the clauses below when it drafts from your own lease forms. When it reviews a tenant's markup, an estoppel or a buyer's draft, it reads the related documents together and quotes each clause with a plain-English summary of how it is written. What to do about any of them is a decision for you and your lawyer.

Rent, operating expenses and CAM

• Base rent and escalations. The starting rent per square foot, how it steps up, and whether the schedule in the lease matches the one in the latest amendment.
• Operating expense pass-throughs. What is included, what is excluded, and whether controllable expenses are capped.
• CAM reconciliation. When the annual statement is delivered, how long the tenant has to dispute it, and whether the tenant has audit rights.
• Free rent and abatement. How many months, when they apply, and whether they are recaptured if the tenant defaults.

Term, renewal, transfers and co-tenancy

• The renewal option. How many options, the window for exercising them, and how the renewal rent is set.
• Assignment and subletting. Which transfers need consent, which are permitted, and whether the landlord keeps a recapture right.
• Co-tenancy and exclusives. What triggers a rent reduction, how long it lasts, and how the exclusive use is described.
• Early termination and holdover. Any termination option, the fee attached to it, and the rent that applies if the tenant stays past expiration.

Estoppels, amendments and purchase agreements

• The estoppel certificate. Each figure and date the tenant certifies, compared with the lease and its amendments, with every mismatch quoted.
• Lease amendments. What each amendment changes, and which earlier terms still apply after it.
• Deposits and due diligence. In a purchase and sale agreement, the earnest money, when it goes hard, and how the due diligence period is written.
• Representations and closing conditions. What the seller represents about the rent roll and leases, and what has to happen before closing.

Management, work letters and service contracts

• Property management fees and authority. The management fee, leasing commissions, and the spending limit above which the manager needs owner approval.
• Tenant improvement work letters. The allowance, who manages construction, how cost overruns are split, and how delays affect the commencement date. For the contractor side of the build-out, see our construction page.
• Facilities and maintenance contracts. Scope, response times, insurance requirements and how the owner can end the contract when a building is sold.
• Vendor agreements. Auto-renewal terms, price increases and indemnities in the contracts each building signs with its vendors.

How goHeather fits your contract process

Real estate teams sign hundreds of leases, amendments and vendor contracts across a portfolio, and the details that matter most (a renewal date, an expense cap, a transfer right) are easy to miss when each file is read by hand. With goHeather, drafts start from your own forms, tenant markups and estoppels get a first read with the clauses above quoted and summarized, counter-redlines go back in Word with track changes, and the final version is signed and stored in one place. Asset managers get answers faster, finance teams can check the numbers against the lease, and in-house counsel spend their time on the acquisitions and anchor leases that need them.

goHeather is a contracts AI, not a law firm. It tells you what your lease or agreement says and what to look at. It does not tell you what to accept. See how the review works on our AI contract review page, how drafting works on the AI contract generator page, or book a demo with one of your own leases.

Starting one from scratch? See our commercial lease, service agreement and LLC operating agreement templates, or browse every type on the contract templates page.