Calculateur de Bail Commercial — Formule

## Commercial Lease Types

Commercial leases come in several structures that determine who pays operating expenses.

### Common Structures

- **Gross Lease**: Landlord pays all operating expenses; rent is all-inclusive
- **Modified Gross**: Tenant pays some expenses (often utilities and janitorial)
- **Triple Net (NNN)**: Tenant pays base rent + CAM + insurance + property tax
- **Absolute Net**: Tenant pays everything including structural repairs

### Key Terms

- **CAM (Common Area Maintenance)**: Shared building costs (cleaning, landscaping, management)
- **Escalation**: Annual rent increase (fixed percentage or CPI-based)
- **Free Rent / Concession**: Rent-free months at lease start
- **TI Allowance**: Landlord contribution toward tenant improvements

### Evaluating a Lease

Always calculate the effective rent per square foot over the full term, accounting for escalations, free rent, and TI allowance.

Exemple Résolu

3,000 sqft NNN lease at $25/sqft base rent, $8 CAM, $2 insurance, $5 tax. 3% annual escalation, 5-year term, 2 months free rent.

  1. Annual base rent: 3,000 x $25 = $75,000
  2. Annual CAM: 3,000 x $8 = $24,000
  3. Annual insurance: 3,000 x $2 = $6,000
  4. Annual tax: 3,000 x $5 = $15,000
  5. Annual NNN charges: $24,000 + $6,000 + $15,000 = $45,000
  6. Year 1 total: $75,000 + $45,000 = $120,000 ($10,000/month)
  7. Free rent value: $75,000 / 12 x 2 = $12,500
  8. Total base rent over 5 years (with escalation): approximately $397,728