St. Johns Law Group · St. Augustine, Florida
St. Augustine Commercial Lease Attorneys
Lease Drafting. Review. Negotiation. Medical Office. Retail. Office. Industrial.
A commercial lease can shape a business relationship for years. Rent is only one part of the deal: operating expenses, build-out, repairs, assignment rights, use restrictions, guarantees, renewal options and default remedies can be equally important.
St. Johns Law Group represents landlords, tenants, property owners, healthcare providers and businesses in commercial lease drafting, review and negotiation throughout Northeast Florida.
Commercial Lease Matters
✓Landlord and tenant lease drafting
✓Office, retail, industrial and medical space
✓CAM, NNN and operating-expense provisions
✓Build-out, renewal, assignment and guarantees
Commercial Leasing
Start With the Business Deal—Then Make the Lease Match It
The best commercial leases translate negotiated business terms into clear, workable rights and obligations.
We review the economics, contemplated use, build-out, assignment rights, operating expenses, insurance, guarantees and exit provisions so the written lease reflects the actual transaction.
- Office and professional space
- Retail and restaurant leases
- Industrial and warehouse space
- Medical and healthcare offices
- Ground leases and long-term leases
- Multi-location leasing programs
Lease Drafting & Review
Commercial Lease Terms We Review and Negotiate
Lease Drafting & Review
Commercial lease drafting and review for landlords, tenants, businesses and property owners.
Lease Drafting →Letters of Intent
Review LOIs and term sheets before the full lease is negotiated.
Letters of Intent →Rent, CAM & Operating Expenses
Base rent, escalations, CAM, taxes, insurance and pass-through expenses.
CAM / NNN Terms →Use & Exclusivity
Permitted use, prohibited use, exclusivity and co-tenancy provisions.
Use Clauses →Build-Out & Tenant Improvements
Work letters, allowances, delivery conditions and construction responsibilities.
Build-Out Terms →Maintenance & Repairs
Roof, structure, HVAC, plumbing, utilities and interior obligations.
Maintenance Terms →Assignment & Subletting
Transfer rights for business sales, restructuring and subleasing.
Transfer Rights →Renewal & Expansion Options
Notice deadlines, rent-setting, expansion rights and renewal conditions.
Renewal Options →Defaults, Remedies & Guarantees
Default, cure, personal guarantees, security deposits and remedies.
Default Provisions →Core Business Terms
Get the Economics and Use Rights Right at the Beginning
Landlord Perspective
Protect the Property and Income Stream
Rent security, expense recovery, use restrictions, maintenance, insurance, guarantees, assignment controls and default remedies.
Tenant Perspective
Protect the Business and Flexibility
Build-out, use rights, exclusivity, operating expenses, assignment, renewal, signage, access, parking and exit rights.
CAM, NNN & Operating Expenses
Understand What the Tenant Pays Beyond Base Rent
Base Rent & Escalations
Fixed increases, CPI adjustments, percentage rent or other formulas.
CAM / NNN Charges
Included expenses, exclusions, fees, reconciliations, audit rights and caps.
Taxes & Insurance
Allocate property taxes, assessments, insurance premiums and changes in cost.
Build-Out, Delivery & Maintenance
Define Who Builds, Who Repairs and Who Pays
Tenant Improvements
Work Letters, Allowances & Delivery Conditions
Plans, approvals, permitting, contractor control, allowances, timing and completion standards.
Maintenance & Repairs
Interior, HVAC, Roof, Structure and Building Systems
Routine maintenance, replacement obligations, capital items, casualty and restoration responsibilities.
Medical Office Leasing
Healthcare and Medical Office Leases Require Additional Attention
Medical-office leasing can involve specialized build-out, patient access, parking, signage, compliance, equipment, expansion and multi-location operational concerns.
St. Johns Law Group's published client-success materials report lease and expansion work for hospitals and medical office buildings, including managing leasing for more than 200 medical office locations for a healthcare provider.
- Medical and professional office leases
- Multi-location leasing programs
- Expansion and relocation
- Specialized tenant improvements
- Parking, signage and patient access
- Renewal and acquisition-related lease issues
Renewal, Assignment & Business Changes
Plan for the Lease to Outlive Today's Business Structure
Assignment & Subletting
Preserve Flexibility for Growth or Sale
Consent standards, affiliate transfers, changes of control and recapture rights matter when a tenant restructures or sells.
Renewal & Expansion
Protect Future Occupancy Rights
Options should address notice deadlines, rent, expansion, rights of first refusal and conditions to exercise.
Defaults, Remedies & Guarantees
Know the Consequences Before Signing
Default & Cure Periods
Define monetary and non-monetary defaults, notice requirements and cure periods.
Default Terms →Personal Guarantees
Consider scope, duration, burn-offs, caps and release conditions.
Guarantee Terms →Security Deposits
Address cash deposits, letters of credit and application after default.
Security Terms →Casualty & Condemnation
Allocate restoration duties, rent abatement and termination rights.
Casualty Terms →Insurance & Indemnity
Coordinate coverage, additional insured provisions and indemnification.
Risk Allocation →Termination & Surrender
Define end-of-term obligations, holdover and restoration.
Exit Terms →Commercial Lease Transaction Team
Real Estate Attorneys for Lease Drafting and Negotiation
When the Lease Becomes a Dispute
Commercial Lease Disputes Require a Different Strategy
Once the issue shifts from negotiating lease terms to alleged default, nonpayment, CAM charges, repair obligations, possession or termination, the matter may require litigation-focused analysis. Our Landlord–Tenant & Eviction practice addresses lease-enforcement and possession issues, while broader property and contract disputes may fall within Real Estate Litigation.
Common Disputes
Defaults, Rent, CAM, Repairs & Possession
Commercial lease disputes may involve unpaid rent, operating-expense reconciliations, maintenance and repair obligations, assignment, guarantees, renewal rights, casualty, holdover, surrender or possession.
Litigation & Resolution
Negotiation, Mediation or Court Proceedings
The appropriate response depends on the lease language, notices, payment history, property condition, available remedies and the business objective of the landlord or tenant.
Recent Legal Insights
Recent Commercial Real Estate & Leasing Articles
Recent guidance concerning commercial leases, real estate transactions, medical office leasing, landlord-tenant issues and Florida property law.
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Commercial Lease FAQs
Common Questions About Florida Commercial Leases
Should a lawyer review a commercial lease before it is signed?
Commercial leases can create long-term financial and operational obligations. Legal review can help identify risk and clarify business terms before they become binding.
What is a triple-net or NNN lease?
A NNN structure generally shifts specified property expenses such as taxes, insurance and maintenance to the tenant in addition to base rent, but the lease language controls.
Who pays for HVAC, roof and structural repairs?
The answer depends on the lease. These obligations should be allocated expressly.
What should be addressed in a medical office lease?
Medical-office leases may require additional attention to build-out, patient access, parking, signage, equipment, expansion and operational requirements.
Can a commercial tenant assign or sublease its space?
Assignment and subletting rights depend on the lease. Consent standards and affiliate transfers should be considered during negotiation.
St. Augustine & Northeast Florida
Commercial Leasing Counsel Connected to the Real Estate Transaction
A commercial lease often intersects with title, land use, build-out, development, entity structure and the eventual sale or financing of the property or business.
St. Johns Law Group's full-service structure allows commercial leasing matters to draw on related real estate, business and litigation experience when the transaction requires it.
Commercial Lease Consultation
Review the Lease Before the Business Is Locked In.
Tell us whether you are the landlord or tenant and the type of commercial property involved.
Contact St. Johns Law Group
Tell Us About the Commercial Lease
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