How do exclusivity and permitted use clauses affect my business?

Exclusivity and permitted use clauses are two sides of the same coin.  Exclusivity clauses help your business by preventing your landlord from leasing spaces in the shopping center to competing businesses, but permitted use clauses may keep your business from expanding. When negotiating an exclusivity clause, you should aim for the broadest protection the landlord will allow. Conversely, if your landlord insists on a permitted use clause, make sure it does not cut off a valuable avenue of growth or expansion for your business.

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What is a demolition clause?

A demolition clause allows a landlord to terminate your lease to redevelop or demolish a property and are often found in leases for older properties.  This is problematic for tenants who invest in their rental property by making improvements only to have the landlord demolish it a few years down the line. If a landlord insists on a demolition clause and you want the location, limit your potential losses by insisting that the demolition right remain inactive for a certain period of time to ensure that demolition does not occur near the beginning of your lease term and make sure the landlord pays you for your business upon termination.

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Can my landlord force me to relocate my business?

The answer to that depends on whether there is a relocation clause in your lease.  A relocation clause permits a landlord to move your business to another location in the same building or shopping center to make room for another tenant. Even if the landlord covers the entire cost of relocation, a relocation still costs you a great deal in lost business during the move, returning customers unable or unwilling to find your new location and other costs of moving such as website, advertising and other costs associated with a changed address. If a landlord insists on a relocation provision, be sure to carefully delineate which rental spaces are acceptable (for example, make sure you get an endcap), clarify that the landlord will pay for all direct and incidental costs of the move and reserve the right to terminate your lease if the new space is unacceptable.

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Can I sublease or assign my commercial rental property?

As a business owner who might sell your operation in the future, you must have the right to sublease the premises or assign your lease.  To preserve your right to sublease or assign, you must avoid leases with overly restrictive sublease and assignment provisions that severely limit your ability to sell your business. Make sure your lease provides that the landlord will not unreasonably withhold, condition or delay consent to a proposed subtenant or assignee. Also, be sure to eliminate any provision that permits the landlord to terminate the lease, or recapture the premises, rather than consent to a proposed sublease or assignment.

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What are some red flags in commercial leases?

Commercials leases are far more complex than residential leases.  So, it is important to carefully read the proposed lease terms offered by your potential landlord and to advocate for adjusted terms that are tailored to your needs.  While there is no one term that makes or breaks the desirability of a commercial lease, there are some commonly negotiated terms that you should take a careful look at before signing your agreement:

  • Sublease and assignment restrictions
  • Relocation provisions
  • Demolition clauses
  • Exclusivity and permitted use clauses
  • Continuous operation requirements
  • Square footage calculations
  • Common area maintenance fees
  • Personal guarantees and
  • Landlord’s liens.

More information about these lease terms is available throughout the rest of our FAQ.  If you have any questions, contact us at (312) 216-2720 or info@marcusboxerman.com.

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How can I avoid paying too much commercial rent?

Lowering your commercial rent is possible if you follow a few simple steps.  First, choose a sensible location.  Then, call an experienced real estate attorney to go over the terms of the proposed commercial lease.  A knowledgeable attorney can help you understand the consequences of the lease terms and identify opportunities and pitfalls before zealously negotiating with your potential landlord to obtain a favorable agreement.

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How do I choose the right business location?

When you’re choosing a new business location, start by considering your business’ specific needs.  It is always tempting to choose a high-profile location, but, for some businesses, the exposure isn’t worth the price.

First, think about how important location is for your business.  Some businesses, like most restaurants and retail stores, rely heavily on foot traffic.  Those businesses need prominent locations because they count on customers coming in after spotting their signs and storefronts.  Other businesses don’t need much foot traffic and may benefit more from a less prominent spot with more affordable rent.  It comes down to a cost-benefit analysis.

Also, consider which areas and buildings are appropriate for your industry and your specific business.  Do customers in your target market live and work in the area?  Are there competitors located in the same shopping center?  Do other area businesses complement the products or services you provide?  Your business doesn’t operate in a vacuum, so it’s important to look into a rental space’s surroundings before you sign a lease.

In many cases, a variety of rental spaces will meet your business’ needs.  When that’s true, you ultimate choice should depend on the terms offered by prospective landlords.

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Are commercial lease terms negotiable?

Yes.  Commercial lease agreements are made up of many components, almost all of which are negotiable depending on your degree of bargaining power.  Even if the landlord won’t budge on the rent, there are plenty of terms that may be altered to make the lease more favorable to the tenant.

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What is a commercial lease?

A commercial lease is a contract between a landlord and a business for the rental of a building space or other commercial property.  Commercial leases are more complex than residential leases because their terms are negotiable and vary considerably from lease to lease.

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What steps should I take before terminating an employee?

Terminating an employee is never pleasant, especially if you’re worried about a potential lawsuit. Be sure to review this checklist to best avoid unnecessary litigation and to help ensure you are prepared to defend against a claim for unlawful termination or unemployment compensation.

Review Any Applicable Employment Contracts. Under Illinois law, absent an agreement to the contrary, all employees are “at will,” meaning you are free to terminate an employee for any non-discriminatory reason. The at-will status, however, may be altered by a written or oral agreement. If you have an employment agreement with an employee, make sure your termination does not violate that agreement.

Review Your Employee Handbook. Your employee handbook may restrict your ability to terminate. Many employee handbooks set out an employer’s discipline practices. If your handbook sets forth a progressive disciplinary policy, make sure you’ve followed the policy. Also, check to see whether your handbook provides that certain offenses are not grounds for immediate termination.

Investigate Charges of Employee Misconduct. Don’t fire an employee before you find out what really happened. Make sure you or your manager perform a reasonable investigation. Obtain signed statements from all witnesses and listen to all sides of the story – including the employee’s – before you make a decision. To ensure fairness, make your decision to terminate calmly, not in the heat of the moment.

Document the File. Keep careful, detailed records of all employee misconduct, disciplinary actions and performance issues and reviews. Before you terminate, make sure the employee file has enough information to support termination, or make sure you can explain any lack of documentation.

Determine Whether the Employee Received Sufficient Warning. Before terminating, ask yourself the following questions: Is the employee familiar with company expectations and disciplinary policies? Has the employee received previous warnings based on the same or similar behavior? Should a reasonable employee know that this behavior would result in termination? If you answer “yes” to these questions, your employee should not be surprised about your decision to terminate, and your decision looks objectively reasonable. If you answer “no” to any of these questions, consider suspension instead of termination.

Get a Release. Gain peace of mind with a severance agreement and general release. A severance agreement provides an employee with a severance package (i.e. additional payment and/or benefits) in exchange for a release of claims, protecting you from a lawsuit. Severance agreements must be entered voluntarily, and the employee should be given a chance to review the agreement with an attorney before signing.

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