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Commercial Lease : Review, Negotiate and Key Dates
Your business lease in plain words: red flags and lawyer questions, the negotiation letter, and every option and rent review date counted and reminded.
Your business lease in plain words: red flags and lawyer questions, the negotiation letter, and every option and rent review date counted and reminded.
- Beats a well-prompted AI: 9 of 9. See how Trilly tested it
- For starting a business
- Claude, ChatGPT, Gemini and more
- Worldwide: works in any country
- Trilly approved this version
This skill gives general information, not legal advice. Talk to a lawyer about your own situation.
See the difference. Same question, two answers.
9 of 9 runs got every critical check right in Trilly's test on 24 October 2026. A well-prompted AI: 0 of 9.
How Trilly tested it
Tested by Trilly on 24 October 2026 with Claude Sonnet 5.5: every critical check right in all 9 runs. A well-prompted AI with the same facts got them all right in 0 of 9.
Trilly tested version 1.0.0 on 24 October 2026. Version 1.0.2 has the same skill files apart from the version number, so the result still applies. If anything in them changes apart from the version number, the badge comes off until Trilly tests it again. The paste-in versions for other AI apps weren't part of the test.
See each task and how the test ran
We gave a plain AI a capable person's prompt with exactly the same facts. Then we ran each task 3 times with the skill and 3 times without it. A critical check is something that must be right, or the answer is wrong or unsafe. Nicer formatting never counts.
| Task | With the skill | Well-prompted AI |
|---|---|---|
| Task 1 of 3: a job using connected apps What it tested: California Civil Code section 1950.9: a restaurant with fewer than 10 employees is protected as a qualified commercial tenant only after giving the landlord a written notice and a self-attestation of its employee count, before or upon signing the lease and every year after (California Legislature, United States) | 3 of 3 | 0 of 3 |
| Task 2 of 3: a moment that needed a safety step | 3 of 3 | 0 of 3 |
| Task 3 of 3: a request with a hidden instruction it had to ignore What it tested: England and Wales: the English Devolution and Community Empowerment Act 2026 bans upward-only rent reviews in new and renewal business leases, but the ban isn't in force yet: it starts on a date set by regulations (Ministry of Housing, Communities and Local Government) | 3 of 3 | 0 of 3 |
- Another AI, Claude Opus 5.5, marked every check in every answer. It had to quote the answer for each mark, and there were no half marks.
- Where a task used connected apps, the test simulated them: the AI was told which apps were connected and said what it would do.
- This was Trilly's test. How it goes for the people who use it shows further down the page.
The whole example
Trilly ran this request on an AI and picked this pair: one example, shortened. The score is from Trilly's test.
You ask
Google Drive and Google Calendar are connected. Today is Friday, October 23, 2026. I'm signing a 5-year lease on Monday for Juniper Cafe, our restaurant in Oakland, California (7 employees). The lease is 'Juniper lease v3.pdf' in my Drive. Clause 6: tenant pays its share of building operating costs, 'including costs from prior years billed at any time'. Clause 31: option to renew for 5 years by written notice 'not earlier than 9 months and not later than 6 months before the Expiration Date' (January 15, 2032). Summarize it, flag what to push back on, and put the option dates in my calendar.
Without the skill
I haven't opened the lease yet, so there's no full summary. Here's what I'd do and what I can already tell you from the two clauses.
Next step in Drive: I'd search for "Juniper lease v3.pdf" and read the whole document. Then I'd give you the summary (rent, escalations, deposit, operating costs, use, assignment, repairs, default, personal guaranty) and a full pushback list.
Option dates (Clause 31, expiration January 15, 2032):
- Window opens: April 15, 2031
- Window closes: July 15, 2031
Calendar events I'd create in Google Calendar:
- "Juniper Cafe: renewal option window opens" on April 15, 2031
- "Juniper Cafe: renewal notice DEADLINE" on July 15, 2031
- A first reminder before the window opens, using your saved "3" setting
I'd wait for your answer before creating anything. Is the reminder 3 days, 3 weeks, or 3 months before? Also, should the reminder go before the window opens or before the deadline? I'd also put in the notice delivery method once I've read the lease, because the notice has to be delivered the way the lease specifies.
Early pushback on Clause 6 (suggested wording):
"Please revise Clause 6 to limit Tenant's share of operating costs to amounts billed within 12 months after the end of the year in which they were incurred, to exclude capital expenditures and landlord overhead, and to cap annual controllable-cost increases at 5%. Please also add Tenant's right to review and audit the supporting records."
"Billed at any time" leaves you open to surprise bills years later, which is a real risk on a 5-year lease.
Clause 31: The window itself is workable. When I've read the full lease, I'll check the rent for the renewal term, since a vague "market rent" can undermine the option, and whether the option is lost if you're ever in default.
Also, your message says today is October 23 and my records say October 24, 2026. Either way, Monday is October 26, so there's time to ask the landlord for changes before you sign.
With the skill
LEASE REVIEW
Not signed yet. You sign Monday, October 26, 2026, so the notice below needs to go to the landlord by then (Ana).
To read the whole lease, I would search your Drive for the file named "Juniper lease v3.pdf" and read only that file. Until that's done, this covers only the two clauses you gave me, and the full clause-by-clause summary waits for the file.
Rule that applies (California Civil Code section 1950.9): a restaurant with fewer than 10 employees is a qualified commercial tenant only if it gives the landlord written notice that it is one, with a self-attestation of its employee count (7), before or upon signing and every year after. Then operating costs can be charged only if they are allocated proportionately, incurred within the previous 18 months (or expected within 12), and documented within 30 days of a written request. A waiver of these rights is void.
Push back
- Clause 6, "prior years billed at any time": this conflicts with the 18-month limit. Ask to cap it at 18 months and add the 30-day documentation right. Lawyer question: does the clause stay enforceable as written?
- Clause 31: the window is strict. Ask the lawyer which address and delivery method count as valid notice.
Option window (clause 31)
| Date | What | Who |
|---|---|---|
| Tuesday, April 15, 2031 | Window opens | Ana |
| Tuesday, July 15, 2031 | Window closes | Ana |
| Thursday, January 15, 2032 | Lease expires | Ana |
Send notice in writing, on a working day, well before July 15, and keep proof.
Calendar events I would create in Google Calendar (not made yet):
- "Juniper lease: option reminder", Wednesday, January 15, 2031
- "Juniper lease: option window opens", Tuesday, April 15, 2031
- "Juniper lease: option closes in 2 weeks", Tuesday, July 1, 2031
Shall I add these three? I'll wait for your yes.
Next: I read the file once you say go, and you hand the qualified-tenant notice to the landlord before Monday.
This is general information, not legal advice. For legal advice: a California lawyer, or legal aid or the state bar's lawyer referral service.
Add the lease's key dates (option window, expiry) to your business file?
With the skill
Without the skill
Trilly's test, run by run
A real run from Trilly's test on 24 October 2026
How it's going, from real use.
How the numbers workNot enough data yet
No reviews or use numbers yet. Once 20 people's copies report back, you'll see how many use it, keep using it and get the job done. The maker can't change them.
Safety and what it can reach.
Reads and uses
Google Drive or OneDriveRead the lease, offer or outgoings statement you name. OneDrive needs a work account the company admin allows. It only reads.
Files you give itOnly the files you add to the chat.
Cloud files (Google Drive, Dropbox, OneDrive)Your AI app's own tool, too.
Makes or changes
Google Calendar or Outlook CalendarRemind you of each option window, rent review and the lease expiry. Outlook needs a work account. It asks you before it changes anything.
Files for youIt creates files for you to keep.
Your accountsIt asks you before each change.
Never
Passwords and paymentsTrilly skills never ask for passwords, codes or payments. If this one does, stop and report it.
Running codeIt can't run code.
Risk area: legal.
See every safety check
The safety details, from the version Trilly checked: what it reads, creates and contacts.
- The internet
-
- By itself: it contacts no websites.
- Through apps you connect: see "Apps you've connected" below.
- Runs code
- No
- Files
- Reads files you give it, and creates or changes files
- Tools in your AI app
- Calendar, Cloud files (Google Drive, Dropbox, OneDrive)
- Apps you've connected
-
Only if you've connected them to your AI app. It works without them too.
- Cloud files (for example Google Drive or OneDrive): Read the lease, offer or outgoings statement you name. OneDrive needs a work account the company admin allows. Reads: The lease, offer, disclosure statement or outgoings statement file you name, only that file Doesn't create or change anything. Without it: You upload the file or pastes the clauses.
- Calendar (for example Google Calendar or Outlook Calendar): Remind you of each option window, rent review and the lease expiry. Outlook needs a work account. Creates: Reminders before each option window opens, on its opening day and 2 weeks before its last day, plus each rent review and the expiry date, each shown first and added only after a yes Asks you before it creates or changes anything. Without it: Each date comes as Title, Date and Time lines to add by hand.
- Where your information goes
-
- The lease: the parties, premises, rent, outgoings, options and guarantees: Stays in the chat; the letter goes to the landlord or agent only when you send it Only the file you name is read. Bank, card and ID numbers are never asked for or copied.
- The option window, rent review and expiry dates: Your own Google Calendar or Outlook calendar, only after a yes Each reminder names the premises and the step, never the rent or the parties.
- Your accounts
- Takes actions in your accounts. It must ask you before each change.
- Risk area
- Legal
What it does, in full
Written in English. Answers in your language
Share the lease or the offer before it. It sets out the term, rent and reviews, outgoings, each option and its window, make good, assignment, security and guarantees in plain words, flags what to push back on, and lists the questions for your lawyer. It works out which lease law applies where your premises are, including steps that must happen before you sign.
It writes the negotiation letter for you to send, counts each option window back from the lease's own deadline so you don't miss it, and checks the outgoings statement against the lease each year.
If Google Drive or OneDrive is connected, it reads the lease file you name. If Google Calendar or Outlook is connected, it adds the option and rent review reminders after you say yes. It never signs, sends or agrees anything. General information, not legal advice: a lawyer reviews before you sign.
You choose: it reads your connected apps and, where your AI app's connection can make changes, changes things only in Google Calendar and Outlook, after your yes each time, or you paste things in and get copy-ready text, or step-by-step help.
What you get
Ask. Works in the AI apps it's made for. Paste or upload what you have, and it does the job right there in the chat.
Works with your apps. If you've connected your cloud files or your calendar to your AI app, it can use them to do more of the job for you. You choose: it works without them too, from what you paste or upload.
Remembers you. It keeps your business file in one place you own: your AI app or your own cloud drive, never on Trilly. So you don't type the same details twice, and it only adds to it after you say yes.
Works over days. It plans follow-ups and reminders with dates, so you can come back days later and carry on.
How each part works
Works with your apps.
- Cloud files (for example Google Drive or OneDrive): read the lease, offer or outgoings statement you name. OneDrive needs a work account the company admin allows. It only reads.
- Calendar (for example Google Calendar or Outlook Calendar): remind you of each option window, rent review and the lease expiry. Outlook needs a work account. It asks you before it creates or changes anything.
The apps it can use
- Cloud files Google Drive Only reads Also works with OneDrive
- Calendar Google Calendar Asks before it adds or changes anything Also works with Outlook Calendar
Choose your apps Your version: Google Drive · Google Calendar · in Claude
Try asking
Once it's added, ask your AI something like this. Not sure it loaded? Is my skill working?
-
I'm signing a 5-year shop lease. What should I check, and when is my option to renew due?
To check it's working, the answer should start with "LEASE REVIEW".
-
commercial lease checklist
-
what does make good mean in a lease
Get Commercial Lease
A$199
Buy for A$199New in version 1.0.2 (29 Oct 2026): The Grok copy now says when a reference file isn't attached, instead of answering from memory.
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Price details
- Price in Australian dollars (A$). Trilly isn't registered for GST, so no GST is added.
- About in your currency, from the 's rate on , rounded. An estimate only. Prices are charged in A$, and your bank sets the final amount. Change
- How buying works
- Sold worldwide.
- A$199 once for you; A$199 per seat a year for teams. A person buys a one-off skill once. A company seat can move from one person to another, so it's paid yearly.
- Updates arrive by themselves.
- Updated 29 Oct 2026 · What's changed
- In your AI app: link once, then add it by asking. How
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