For NYC restaurants, salons, shops and offices
Commercial lease review before you sign.
Send us the lease the landlord gave you. A New York attorney reads every page, marks what to change, and writes out the wording you can send back.
Flat fee from $699
Turnaround 2–3 business days
Languages English · 中文
Prefer the phone? Call (212) 201-6134, Monday to Friday, 9:30 to 5:30.
Store lease · sample Page 9 of 28
6.2 Real Estate Taxes. Tenant shall pay, as Additional Rent, Tenant's Proportionate Share of all Real Estate Taxes for each Lease Year.
All the taxes, or only the increase? Ask for a base year.
11.1 Assignment. Tenant shall not assign this Lease without Landlord's prior written consent, which Landlord may withhold in its sole discretion.
If you ever sell the business, this decides whether you can.
34. Guaranty. Guarantor unconditionally guarantees all rent and additional rent for the entire Term.
Your own savings, for all 10 years. Ask for a "good guy" guaranty.
3 changes to ask for
Prices
What a lease review costs
We charge flat fees, not by the hour. Each fee covers our work for one side of one lease.
Most clients start here
Lease review
We read the whole lease and send it back with our changes marked in it, plus written comments on why each one matters. You decide what to ask the landlord for.
Redlined lease with suggested wording
Written comments on every change
Leases up to 30 pages
Back in 2–3 business days
from
$699
flat fee
Paying online starts the review. Then email us the lease.
Negotiation package
We take over the back-and-forth with the landlord or their lawyer, by email and phone, so you don't have to argue the clauses yourself.
We handle the emails and calls
Up to 2 rounds of negotiation
Revised drafts after each round
from
$1,099
flat fee · extra rounds $350 each
We confirm the fee on the call, before any work starts.
Lease drafting
For landlords and property owners. We write the commercial lease from the terms you agreed on, such as rent, term, use and deposit.
Written for your space and your deal
One round of revisions included
from
$899
flat fee
Extras, only if you need them
Longer lease, each extra 20 pages +$200
Rush: back within 24 hours +$300
Rush: back the same day +$500
Extra round of negotiation +$350
What "from" means. Most leases fit the listed fee. If yours is unusually long or complex, we quote the fee in writing before we start, and you decide whether to go ahead.
One side only. Before we start, we check that we don't represent anyone on the other side. If we can't take your matter, you get a full refund.
Also for renters
Apartment and home lease review, from $299. Leases up to 25 pages, back in 2–3 business days. Same attorney, same written comments.
What we check
The seven clauses we mark up most
Every lease is different, but the same few clauses cause most of the trouble for small businesses. Here is the kind of note we write next to each one.
§ 34 · Personal guaranty
Guarantor unconditionally guarantees the payment of all rent and additional rent for the entire Term.
Your own savings, for all 10 years. Ask for a “good guy” guaranty instead. It usually limits your personal liability to the rent owed until you move out, give proper notice and hand back the keys.
§ 6.2 · Taxes and pass-throughs
Tenant shall pay, as Additional Rent, Tenant’s Proportionate Share of all Real Estate Taxes.
All the taxes, or only the increase? With a base year, you usually pay only the increase over your first year. In a triple net lease, $5,000 in base rent can really cost $6,800 a month.
§ 11.1 · Selling the business later
Tenant shall not assign this Lease without Landlord’s consent, which Landlord may withhold in its sole and absolute discretion.
This decides whether you can ever sell. Ask for consent that “will not be unreasonably withheld.” Watch for recapture, which lets the landlord take the space back instead of saying yes.
§ 3.2 · Renewal option
Tenant may renew for one 5-year term at fair market rent, by notice given at least 12 months before the Expiration Date.
Miss the date and the option is gone. New York gives commercial tenants no legal right to renew. “Fair market rent” also needs a formula or a cap.
§ 8.1 · Repairs and move-out
Tenant shall make all repairs, including to the HVAC system, and shall restore the Premises at the end of the Term.
Old HVAC? Put a cap on this. Ask the landlord to stand behind the major systems for the first year, and agree now on what “restore” means.
§ 5.1 · Use clause
The Premises shall be used solely for the sale of bubble tea and related beverages.
Too narrow. What if your menu changes? Ask to add “and any other lawful use,” or at least a wider category. A narrow use also makes the business harder to sell.
§ 19 · Getting out early
Tenant shall have no right to terminate this Lease before the Expiration Date.
Ten years, and no way out? A New York commercial landlord generally doesn’t have to re-rent the space to lower what you owe. An exit option, even with a fee, can be worth a lot.
Simplified examples for general information, not legal advice. What matters in your lease depends on the whole document and your plans for the business.
How it works
Send it Monday. Get it back by Wednesday or Thursday.
Our standard turnaround is 2 to 3 business days, counted from when we have your payment and the complete lease, including riders and exhibits.
MON You send it
TUE
WED Back with our notes
THU
FRI
Book a call or pay online
Not sure what you need? Take the free 30-minute call first. Ready to start? Pay the flat fee online.
Email us the lease
Send the lease, riders, exhibits and any letter of intent to [email protected]. Clear phone photos are fine.
Conflict check, then the review
We confirm we don’t represent anyone on the other side. Then a New York attorney reads every page.
Your marked-up lease
The redline and our written comments come back by email. Want us to deal with the landlord? Ask about the negotiation package.
Signing soon? Rush service gets your lease back within 24 hours (+$300) or the same day (+$500).
Google reviews
Rated 4.9 out of 5 on Google
Four comments from business owners and a referring attorney. Read every review on Google.
★★★★★
“Attorney Zhou is so efficient. She has helped me these past days to do a commercial lease review. She is so professional, and quick to respond.”
Google review · Commercial lease review client
★★★★★
“We had the pleasure of working with her on several complex commercial lease transactions. She … showed a strong commitment to keeping us informed and engaged throughout each step.”
Google review · Commercial lease client
★★★★★
“Our company has been working with Attorney Zhou for many years. … She carefully reviews each contract with us, explaining every clause in detail.”
Google review · Business client
★★★★★
“As a fellow attorney, I have referred multiple matters to them, and each referral has been handled with exceptional professionalism, skill, and care.”
Google review · Attorney who refers clients
Excerpts from public Google reviews, shortened where marked (…). Prior results do not guarantee a similar outcome.
Qingqing Zhou, Esq.
周青青 · Principal Attorney
Who reads your lease
Hi, I’m Qingqing.
Most business owners who call me have already found the space. They love the location, the broker wants an answer, and the landlord says the lease is “standard.”
Standard forms are written by the landlord’s lawyer, for the landlord. My job is to read yours slowly, while you can still change it.
Before law school I was an auditor at KPMG in Beijing, so I read the numbers as closely as the words. In a commercial lease, that’s where the surprises usually are: tax pass-throughs, rent increases, and a guaranty that follows you home.
If you’re about to sign, send it to us first. We can talk it through in English or Mandarin.
Qingqing Zhou, Esq.
Principal Attorney, Zhou Law, P.C.
Education J.D. and B.C.L., McGill University Faculty of Law
Before law Auditor at KPMG in Beijing
Admitted New York State courts; U.S. District Courts for the Southern and Eastern Districts of New York
Languages English and Mandarin Chinese
Questions
Lease review questions
The first 30 minutes are free, by phone, Zoom or in person. Book a free call or call (212) 201-6134.
Do you represent tenants or landlords?
Both. We review and negotiate leases for tenants, landlords and business owners. We never represent both sides of the same lease, so we run a conflict check before we start.
What does “from $699” mean?
Most commercial leases fit that fee. A review covers up to 30 pages, and each extra 20 pages adds $200. If your lease is unusually complex, we quote the fee in writing before any work starts, and you decide.
Review or negotiation package: which one do I need?
With a review, you get our redlined lease and written comments, and you take them to the landlord yourself. With the negotiation package, we deal with the other side for you, for up to 2 rounds, with revised drafts. If you’re not sure, start with a review.
How fast will I get it back?
Usually 2 to 3 business days after we have your payment and the complete lease. Signing sooner? Rush service gets it back within 24 hours (+$300) or the same day (+$500).
I only have a letter of intent so far. Can you look at it?
Yes, and it’s often the best time. Once the letter of intent is signed, the rent and other money terms are usually settled. Book a free call and we’ll tell you the fee.
I’m buying a business and taking over its lease.
Then the lease is part of a bigger deal. Our business purchase packages cover the lease transfer and the landlord’s consent.
I already signed. Can you still help?
Often, yes. A review can show you your real costs, your rights and the dates that matter, like the deadline to renew.
Can we talk in Chinese?
Yes. We can go over your lease in English or Mandarin. 我们可以用中文为您讲解租约。
Do you review apartment leases too?
Yes. Residential lease reviews start at $299 for up to 25 pages. Start an apartment review.
Is what I send you confidential?
Yes. We keep what you share with us confidential, even if you decide not to hire us.
Simplified examples for general information, not legal advice. What matters in your lease depends on the whole document and your plans for the business.
The big picture
Signing a commercial lease in New York: six clauses you must negotiate
Term and renewal, pass-throughs, free rent, the guaranty, assignment and getting out early.
Landlord forms
Your landlord says the lease is “standard.” Standard for whom?
The four clauses that do the most damage, and why “standard” never means you can’t negotiate.
Rent and costs
Triple net (NNN) leases: why $5,000 rent is really $6,800
How to work out what you’ll really pay each month, and six questions to ask first.
Renewal
The renewal clause: the most overlooked paragraph in your lease
What to negotiate now, so you don’t lose your location later.
Free consultation
Talk to us before you sign.
The first 30 minutes are free. Meet us in Flushing or Midtown Manhattan, or talk by phone or Zoom. Have the lease or letter of intent handy if you can.
Flushing, Queens
36-09 Main Street, Suite 9A2
Flushing, NY 11354Midtown Manhattan
295 Madison Avenue, 12th Floor
New York, NY 10017
ZHOU LAW, P.C.
Attorneys and Counselors at Law
36-09 Main Street, Suite 9A2, Flushing, NY 11354
295 Madison Avenue, 12th Floor, New York, NY 10017
(212) 201-6134 · [email protected]
Attorney Advertising. Prior results do not guarantee a similar outcome. Zhou Law, P.C., 36-09 Main Street, Suite 9A2, Flushing, NY 11354 · (212) 201-6134.
This page is general information, not legal advice. Contacting us or using this page does not create an attorney-client relationship. Flat fees cover our legal work for one side of a lease. Third-party costs are not included.
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