triple-net-lease

Triple Net Lease (NNN)

Produces a transaction-ready NNN commercial lease with precise expense allocation, remedies, and execution mechanics.

Prerequisites

Collect before drafting:

1. Parties — legal names, entity types, formation states, authorized signatories.
2. Premises — address, suite/unit, RSF (BOMA standard), legal description, APN, parking/common-area rights.
3. Term Sheet / LOI — rent schedule, escalations, TI allowance, concessions, renewal/expansion options.
4. Property Context — single- vs multi-tenant; CAM structure; CC&Rs; exclusive-use limits.
5. Use & Compliance — permitted use, zoning confirmation, licensing, ADA allocation.
6. Insurance Targets — coverages, limits, carrier ratings (A.M. Best), additional insureds.
7. Finance / Title — lender requirements, SNDA, subordination expectations.
8. Exhibits — site plan, rules/CAM, work letter, estoppel form, SNDA form.

Quick Start

1. Complete the deal intake table below — flag any gaps before drafting.
2. Assemble clauses in the prescribed draft order.
3. Populate the maintenance matrix and insurance schedule.
4. Fill default/cure periods per jurisdiction.
5. Run the pre-execution checklist before circulating.

Deal Intake Table

Field	Required Detail	Source
Parties	Names, entity type, formation state, signatories	Formation docs, LOI
Premises	Address, suite, RSF, legal description, APN	Title, survey, deed
Term	Commencement trigger, expiration, options	LOI
Base Rent	Annual/monthly, payment method, proration	LOI
Escalations	Fixed %, CPI index/base, FMV process	LOI
Concessions	Free rent, TI allowance, recapture	LOI
NNN	Taxes, insurance, maintenance, CAM	LOI
Use	Permitted use, prohibited uses	LOI
Alterations	Consent standard, ownership, restoration	LOI
Assignment	Consent standard, recapture, liability	LOI
Defaults	Notice/cure, remedies, mitigation	Jurisdiction
Exhibits	List and status	Deal file

Draft Assembly Order

1. Definitions and premises
2. Term and rent schedule
3. NNN expenses and reconciliation
4. Maintenance matrix
5. Use, compliance, and alterations
6. Transfers and subletting
7. Insurance and risk allocation
8. Defaults and remedies
9. Miscellaneous / boilerplate
10. Exhibits and signature blocks

Core Clause Checklist

• [ ] Premises — legal description; RSF standard; parking and signage rights
• [ ] Term — commencement trigger; delivery condition; commencement certificate
• [ ] Base Rent — due date, method, proration formula
• [ ] Escalations — fixed/CPI/FMV; caps/floors; process timeline
• [ ] NNN Expenses — taxes, insurance, maintenance; pay-direct vs reimburse
• [ ] CAM — allocation formula, exclusions, audit rights, reconciliation timing
• [ ] Insurance — coverages, limits, carrier rating, additional-insured language, certificates
• [ ] Maintenance — tenant vs landlord responsibilities; capital items
• [ ] Use / Compliance — permitted use; zoning; permits; ADA allocation
• [ ] Alterations — consent standard; contractor requirements; ownership
• [ ] Assignment / Subletting — consent standard; criteria; recapture; profit split
• [ ] Default / Remedies — notice/cure; mitigation; fees; acceleration limits
• [ ] Indemnity — carve-outs for landlord negligence where required
• [ ] Casualty / Condemnation — rent abatement; termination rights
• [ ] SNDA / Attornment — lender protections and non-disturbance
• [ ] Notices — methods, deemed receipt, address changes
• [ ] Execution — authority, notary/witness if required

Maintenance Responsibility Matrix

Insert as exhibit or inline section. Assign each item to tenant or landlord.

Item	Tenant	Landlord	Notes
Roof	☐	☐	Caps or thresholds?
Foundation	☐	☐	Structural only
Exterior walls	☐	☐	Load-bearing?
HVAC	☐	☐	Service contract required
Plumbing	☐	☐	Serving premises
Electrical	☐	☐	Panels, lighting
Interior	☐	☐	Floors, walls, finishes
Parking / Drive	☐	☐	If exclusive

Insurance Schedule

Coverage	Limits	Additional Insureds	Notes
CGL	$___ per occ / $___ agg	Landlord, lender	Primary / noncontributory
Property	Replacement cost	Loss payee as needed	Tenant property / TI
Umbrella	$___	Landlord, lender	If required
Workers' Comp	Statutory	N/A	If employees
Special	Liquor / pollution / prof	As needed	Use-specific

Default and Cure Framework

• Monetary default: ___ days after written notice.
• Non-monetary default: ___ days after written notice; extendable if cure commenced and diligently pursued.
• Repeat default: no cure for repeated defaults within ___ months.
• Remedies: termination, re-entry, reletting, damages, costs, fees, interest at max lawful rate.
• Mitigation: include or exclude per jurisdiction.

Standard Exhibits

• A — Legal description
• B — Site plan / premises plan
• C — Rules and regulations / CAM detail
• D — Work letter / TI specs
• E — Estoppel certificate form
• F — SNDA form
• G — Rent schedule / escalation grid

Pre-Execution Checklist

• [ ] All blanks completed or bracketed
• [ ] Rent schedule and escalation math verified
• [ ] NNN allocations align with CAM definitions
• [ ] Notice addresses confirmed
• [ ] Certificates of insurance ready
• [ ] SNDA form approved by lender
• [ ] Authority documents for signatories

Pitfalls

• Use specific permitted-use language; avoid vague "retail/office" unless intentional.
• Confirm statutory notice/cure periods and mitigation duties in the property's state.
• Jury trial waivers require conspicuous formatting and local enforceability review.
• Do not draft indemnity that violates anti-indemnity statutes (landlord negligence carve-outs).
• Late-payment interest must not exceed the maximum lawful rate for the jurisdiction.
• In multi-tenant properties, exclude capital improvements from CAM unless amortized.
• Clarify tax appeal rights and allocation of savings/costs.
• If term exceeds local recordation thresholds, include a recording memorandum with notary requirements.
• Run a defined-term audit — verify all definitions and cross-references are consistent.