Lease
Agreements
Whether you're a landlord protecting your property or a tenant securing your space, we help ensure your lease works for you.
🏢 Key Takeaways
- Oklahoma's Landlord-Tenant Act (41 O.S. § 101 et seq.) heavily protects residential tenants—commercial leases have far fewer regulations
- Security deposits must be returned within 45 days under 41 O.S. § 115 for residential leases
- Personal guarantees make you personally liable even if your business is an LLC
- Triple-net (NNN) leases add taxes, insurance, and maintenance on top of base rent
- CAM charges can increase unpredictably—always negotiate caps
- The landlord's first offer is rarely their best offer—everything is negotiable
Commercial Lease Services
For Landlords
A well-drafted commercial lease protects your property and ensures reliable income. We help landlords with:
- Drafting comprehensive lease agreements
- Tenant screening and qualification criteria
- Rent escalation and adjustment provisions
- Maintenance and repair allocation
- Insurance requirements and waivers
- Default and remedies provisions
- Lease amendments and renewals
For Tenants
Before signing a commercial lease, understand what you're committing to. We help tenants:
- Review and explain proposed lease terms
- Identify unfavorable or risky provisions
- Negotiate better terms
- Limit personal guarantee exposure
- Secure improvement allowances
- Ensure flexibility for business changes
Key Commercial Lease Provisions
- Base rent and escalations – How rent increases over the term
- CAM charges – Common area maintenance costs and caps
- Build-out allowances – Landlord contributions to tenant improvements
- Exclusive use – Protection from competitors in the same property
- Assignment/subletting – Ability to transfer or sublet the space
- Options – Renewal, expansion, or early termination rights
- Maintenance – Who repairs what
- Personal guarantees – Personal liability for business obligations
Residential Lease Services
Oklahoma's Landlord-Tenant Act provides specific protections for residential tenants. We help both landlords and tenants navigate these requirements.
For Landlords
- Lease drafting that complies with Oklahoma law
- Security deposit handling requirements
- Proper notice procedures
- Eviction process guidance
For Tenants
- Lease review before signing
- Understanding your rights and obligations
- Security deposit disputes
- Habitability concerns
Common Lease Pitfalls
- Automatic renewal clauses with unfavorable terms
- Unlimited CAM charge increases
- Personal guarantees that survive business closure
- Maintenance obligations that should fall on landlord
- No exit strategy if business fails
- Insufficient insurance requirements
Frequently Asked Questions
Common questions about lease agreements
What's the difference between commercial and residential leases? +
Residential leases have heavy tenant protections under Oklahoma law. Commercial leases have fewer regulations, meaning more negotiation freedom—and risk.
What should I negotiate in a commercial lease? +
Rent and escalations, CAM caps, improvement allowances, maintenance responsibilities, assignment rights, personal guarantee limits, and early termination options.
Can a landlord require a personal guarantee? +
Yes, especially for new businesses. We can often negotiate limited guarantees that cap your exposure or "burn off" after good payment history.
What's a triple-net (NNN) lease? +
You pay base rent plus property taxes, insurance, and maintenance. These costs can be substantial—understand them before signing.
What are CAM charges? +
Common Area Maintenance charges cover shared spaces like lobbies, parking lots, and landscaping. Always negotiate caps to avoid surprise increases.
How much security deposit can landlords require? +
Oklahoma doesn't limit residential security deposit amounts, but landlords must return deposits within 45 days under 41 O.S. § 115. Commercial deposits are negotiable.
Can I break a lease early? +
Only if the lease allows it or the landlord agrees. Without early termination rights, you're responsible for the entire term. That's why we negotiate exit provisions.
What if my landlord doesn't make repairs? +
For residential leases, Oklahoma law requires habitable conditions. For commercial, it depends on the lease—another reason review matters.
Protect Your Lease Rights
Schedule a consultation to discuss your lease agreement needs.