[WSBARP] Tenant improvement payments after termination of lease

[Kaitlyn Jackson]

Does tenant have the right to assign his option to buy to someone else? I wonder if that might also be a bargaining chip.

Sent from my iPhone

> On Jul 9, 2020, at 10:10 AM, Timothy Lehr <timothy at stileslaw.com> wrote:
> 
> 
> All,
>  
> PC is a commercial tenant (medical office) and needs guidance on the expiration of a commercial lease agreement. There’s an issue with tenant improvement payments that I have yet to encounter.
>  
> Tenant has 5-year commercial lease for his family medical practice. The lease includes a provision that Landlord (LL) will expend $50k for a remodel of the building and Tenant will cover any costs in excess of that. It goes on that Tenant shall be responsible for $35k of “Tenant improvements” to be amortized over a 60-month period and included in the monthly rent. So, Tenant pays an extra $500 or so per month to cover the Tenant Improvement costs.
> The lease included an option to buy at the end of the 5-year term. Under the option to buy (if exercised), the $35k would be credited to the purchase price.
>  
> Currently, the lease is set to expire in the next 3 months and Tenant doesn’t wish to exercise the option. Tenant has paid the full $35k during the term of the lease. Tenant wants to negotiate with LL about an early termination (Tenant has since found another building he plans to buy and move his practice to). If early termination is possible, about $7k would be what LL would lose in rent for the remaining few months of the lease term. LL and Tenant have a good working relationship.
>  
> Question –Does he just lose the $35k at the end of the lease term if he doesn’t exercise the option? The lease is silent to this point, so I wonder if there’s any precedent, case law, or general business practice that covers this type of scenario. Can Tenant use the $35k paid during the term of the lease as a bargaining chip in a negotiation to terminate the lease a few months early?
>  
> Tenant wants to come to a win-win situation with the LL as they have a good relationship, but I want to determine all his options and potential bargaining chips that he might have. Any thoughts on this are appreciated!
>  
> Tim
>  
> Timothy C. Lehr
> Attorney at Law
> Stiles Law Inc., P.S.
>  
> p:   360.855.0131
> e:   timothy at stileslaw.com
> w:  www.stileslaw.com
>  
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