Reading 1: Buyer Beware: the "As is" Clause 买家注意："按现状出售"条款
The condition of a property is often a focal point in the negotiation of a sales transaction. Buyers usually want certain assurances or warranties regarding the condition of the property. Sellers, on the other hand, want to limit their liability regarding the condition of the property. Perhaps the easiest and most commonly used method for a seller to limit or eliminate their liability exposure is to include a provision in the contract stating the property is being sold "as is" while also stating that they "specifically disclaim all warranties." 房产状况通常是销售交易谈判的焦点。买家通常希望对房产状况获得某些保证或担保。另一方面，卖家希望限制他们对房产状况的责任。卖家最简单和常用的方法之一是在合同中包含一项规定，声明房产是“按现状出售”，同时声明他们“明确放弃所有担保”。
These methods are known as an "as is" clause and a warranty disclaimer. "As is" clauses can be inserted on their own or with a "where is" clause to form an "as is, where is" clause. In both situations, these clauses indicate that the seller is offering to sell their property in its present, existing condition to prospective buyers. Likewise, warranty disclaimers signify that the seller is not making any guarantees regarding the property. 这些方法被称为“按现状”条款和免责声明。“按现状”条款可以单独插入，也可以与“现状如何”条款一起形成“按现状，现状如何”条款。在这两种情况下，这些条款表明卖方愿意以其当前的现状向潜在买家出售其财产。同样，免责声明表明卖方不对财产作出任何保证。
All of these methods should give notice to buyers that they are taking additional risk with respect to the quality and condition of the property. 所有这些方法都应该通知买家，他们在质量和物业状况方面承担额外风险。
The purpose of an "as is" clause and warranty disclaimer is generally to force the buyer to perform and rely upon its own due diligence investigations, rather than upon the seller's representations, in determining whether or not to purchase the property. These clauses can establish the presumption that the buyer is satisfied with the current condition of the property when they make an offer on a property, although the buyer must still perform all requisite due diligence. “按现状”条款和免责声明的目的通常是强迫买方进行尽职调查，而不是依赖卖方的陈述，以确定是否购买该物业。这些条款可以建立买方对物业当前状况满意的假设，尽管买方仍须进行所有必要的尽职调查。
When a warranty disclaimer is included in the purchase contract, the seller is able to avoid giving many representations and warranties associated with the property. 当购买合同中包含保修免责声明时，卖方可以避免提供与财产相关的许多陈述和保证。
Buyers should certainly be more alert and aware of potential problems when an "as is" clause is present in an agreement. However, such language does not give sellers free reign to hide and or fail to disclose property defects. 买家在协议中出现“按现状出售”条款时，应当更加警惕和意识到潜在问题。然而，这样的措辞并不意味着卖家可以随意隐藏或不披露财产缺陷。
The Arizona Court of Appeals made this clear in S Development Co. v. Pima Capital Management Co. The court found that a seller must disclose latent defects in property that are known to the seller and basic to the transaction. And this is true whether or not there exists a burden-shifting "as is" clause or disclaimer of warranties in the purchase and sale agreement. 亚利桑那上诉法院在 S Development Co. v. Pima Capital Management Co.案中明确表示，卖方必须披露其已知并且与交易基本相关的房产中的潜在缺陷。无论购买和销售协议中是否存在转移责任的“按现状出售”条款或免责声明，这一点都是正确的。
Nonetheless, buyers should take extra care in inquiring into the condition of the property when an "as is" clause appears in their and sale agreement. Performing thorough due diligence is an essential part of the purchase process, and this should include, at a minimum, investigating title; the physical condition of the real property and its improvements (including environmental issues); obtaining proper zoning, permits and approvals; inquiring into any utilities issues; and assessing the property operating costs, taxes, and any assessments applicable for the property. 尽管如此，当“按现状出售”条款出现在他们的买卖协议中时，买家应特别注意询问物业的状况。进行彻底的尽职调查是购买过程的重要部分，至少应包括调查产权；房地产及其改进物的实际状况（包括环境问题）；获取适当的区划、许可证和批准；询问任何公用事业问题；评估物业运营成本、税费以及适用于物业的任何评估。
If you encounter an "as is" clause or warranty disclaimer when reviewing a purchase and sale agreement or you are in a dispute regarding a property's condition, the best course of action is to consult with a qualified attorney. 如果在审查购买和销售协议时遇到“按现状出售”条款或保修免责声明，或者在与房产状况有关的争议中，最好的做法是咨询合格的律师。
Property Leases: What SMBs need to know 物业租赁：中小企业需要了解的内容
SMB Small to Medium-Sized Businesses SMB 中小型企业
Signing a lease is an important step for any new business owner. Whether you're opening a store, moving into an office space or renting out facilities for production, at some point, you're probably going to have to reserve a space for your business. The world of commercial real estate can be complicated, and it can sometimes take years to find the space you're looking for. 签订租赁合同对于任何新业主来说都是一个重要的步骤。无论您是要开设商店、搬入办公空间还是租用生产设施，总会有一个时刻，您可能需要为您的业务预留空间。商业房地产领域可能会很复杂，有时可能需要几年时间才能找到您想要的空间。
Once you've found that space, signing the contract could feel like an annoying final step before you can get moved in and focused on running your business. But like most legal agreements, a business lease is an important document that requires some research. 一旦找到了那个空间，签订合同可能会感觉像是在您搬进去并专注于经营业务之前的一个烦人的最后一步。但像大多数法律协议一样，商业租赁是一份需要一些研究的重要文件。
"You have to do a lot of planning when you're moving from one space to another," said Walter Gumersell, partner with Rivkin Radler. "Confirm the terms that you're going to be taking." For example, include clauses about rent, the security deposit, the term of the lease and the use of the space. "You want that to be as broad as possible," he said. “当你从一个空间搬到另一个空间时，你必须做很多计划，”Rivkin Radler 合伙人沃尔特·古默塞尔说。“确认你将要接受的条款。”例如，包括关于租金、押金、租约期限和空间使用的条款。“你希望这些条款尽可能广泛，”他说。
It should be no surprise that the fine print in a commercial lease is very important. There are two basic steps to take before signing a lease: Do extensive research, and be aware of typical statutes included in business leases. 商业租赁合同中的条款非常重要，这并不奇怪。在签署租赁合同之前，有两个基本步骤要采取：进行广泛的研究，并了解商业租赁合同中通常包含的法规。
Steps for research include vetting the landlord, determining the building owner, researching zoning laws and getting a general feel for the area. Before you sign a lease, make sure you get an idea of the payment structure, your own personal risk exposure, the transfer structure, the landlord's desired holdover rate and any nuisance clauses in your lease. These are some important things to look out for, but keep in mind that typical commercial lease practices vary by state. 研究步骤包括审查房东、确定建筑物所有者、研究区域规划法规以及对区域的整体感觉。在签订租约之前，请确保了解付款结构、个人风险暴露、转让结构、房东期望的续租率以及租约中的任何滋扰条款。这些是需要注意的重要事项，但请记住，典型的商业租赁惯例因州而异。
Commercial lease vs. residential lease 商业租赁与住宅租赁
A commercial lease is required any time a business rents a commercial property for the purpose of conducting business from that location. Nishank Khanna, chief marketing officer at Clarify Capital, said a commercial lease agreement is a legally binding contract between a landlord and a business tenant. 商业租赁合同是指企业为了在该位置开展业务而租用商业物业时所需的任何商业租赁。Clarify Capital 首席营销官 Nishank Khanna 表示，商业租赁协议是房东和商业租户之间的法律约束合同。
"The landlord agrees to rent out the business property, which is typically an office space, in exchange for money," Khanna told Business News Daily. "Commercial leases typically last from three to five years, creating a long-term relationship between the lessor and lessee." 房东同意出租商业物业，通常是办公空间，以换取金钱，”Khanna 告诉商业日报。“商业租约通常持续三到五年，建立出租方和承租方之间的长期关系。”
Although this may sound very similar to a residential lease, there are some important distinctions between a residential lease and a business lease. For one, while both involve a landlord renting space to a tenant in exchange for money, a residential lease cannot be used for business purposes. 尽管这听起来与住宅租赁非常相似，但住宅租赁和商业租赁之间存在一些重要区别。首先，虽然两者都涉及房东出租空间给租户以换取金钱，但住宅租赁不能用于商业目的。
In addition, "commercial leases are less regulated and offer less protection than residential leases," Khanna said. "They are typically longer in duration and offer greater flexibility when it comes to negotiating conditions than residential lease agreements." 此外，“商业租赁受到的监管较少，提供的保护也较少，”卡纳表示。“商业租赁通常持续时间更长，在谈判条件方面比住宅租赁协议更灵活。”
Another difference is that renters in a residential lease agreement are usually not responsible for paying property taxes, whereas with commercial lease agreements, it's very common for the tenant to pay at least a portion of the property taxes. 另一个区别是，在住宅租赁协议中，租户通常不负责支付房产税，而在商业租赁协议中，租户支付至少部分房产税是非常普遍的。
Key Takeaway 关键要点
Commercial and residential leases are similar, but there are some important differences, including how long the lease is and who pays the property taxes. 商业和住宅租赁是相似的，但有一些重要的区别，包括租赁的时长以及谁支付物业税。
Elements of a commercial lease agreement 商业租赁协议的要素
A commercial lease agreement is a contract, so it must include certain elements and key information for it to be valid and enforceable. At a minimum, information regarding the rent, security deposit, lease duration and any additional costs the tenant may be subject to should be clearly defined within the lease, according to Khanna. 商业租赁协议是一份合同，因此必须包括某些要素和关键信息，以使其有效且可执行。至少，根据 Khanna 的说法，租金、押金、租赁期限以及租户可能需要承担的任何额外费用的信息应在租赁协议中明确定义。
"The 'other costs' category is an especially important one that should be carefully reviewed" before you sign the contract, Khanna said. "Building insurance, property taxes and maintenance costs fall under the 'other costs' umbrella. These additional expenses can quickly tally up to large overhead costs." “‘其他费用’类别是一个特别重要的类别，应该在您签署合同之前仔细审查，”Khanna 说。“建筑保险、物业税和维护费用属于‘其他费用’范畴。这些额外费用可能迅速累积成大额的间接费用。”
Khanna also noted that small business owners should be aware of the difference between exclusive and permitted use. For small business owners in competitive industries, an exclusive-use contract can be especially beneficial. Khanna 还指出，小企业所有者应该意识到独家使用和许可使用之间的区别。对于竞争激烈的行业中的小企业所有者来说，独家使用合同尤其有益。
"An emerging brewery, for example, would be wise to request exclusive permission to rent out space within a community market, in order to decrease opportunity for competing sales," Khanna said. "Without exclusive permission, another brewery could rent space within the market and try to win business from the same pool of customers, thus reducing the first brewery's profit significantly." “比如，一家新兴的酿酒厂应该明智地请求在社区市场内租用独家空间的许可，以减少竞争销售的机会，”卡纳说。“如果没有独家许可，另一家酿酒厂可能会在市场内租用空间，试图从同一批客户中赢得业务，从而显著降低第一家酿酒厂的利润。”
Did You Know? 你知道吗？
There are several core elements of a commercial lease, such as the cost of rent, additional fees, the security deposit and the length of the lease. 商业租赁的几个核心要素包括租金成本、额外费用、保证金和租赁期限。
Researching the area, landlord and lease details. 研究该地区、房东和租约细节。
Before you sign a commercial lease agreement, you'll have to do some research. Make sure to take the following steps while investigating. 在您签署商业租赁协议之前，您需要进行一些调查。在调查时，请确保采取以下步骤。
1. Understand the area. 1. 了解该地区。
While looking for a new property, if you're selling a product or service to the public, analyze the area and get a good idea of your potential clientele. Location means everything for a small business to thrive, so when you're shopping around for the right properties, take the time to find the right new home for your business. Gumersell said this process can take two years or even longer, so make sure you plan accordingly if your current lease's end is in sight. 在寻找新房产时，如果您向公众销售产品或服务，请分析该地区并对潜在客户有一个良好的了解。对于小型企业而言，地理位置至关重要，因此在寻找合适的物业时，请花时间为您的企业找到合适的新家。 Gumersell 表示，这个过程可能需要两年甚至更长时间，因此如果您当前的租约即将到期，请确保做好相应的计划。
2. Find out more about the landlord and building owner. 2. 了解更多关于房东和楼主的信息。
Gumersell also said that one of the most important aspects of research that is often overlooked is learning more about the landlord and building owner. Sometimes, your direct landlord may not be the true building owner. Either way, find out as much about the landlord and building owner as possible. You're entering a business partnership together, so make sure you have an idea of who they are, what their financial situation is and whether they're making good on their payments. Gumersell 还表示，经常被忽视的研究中最重要的一个方面是了解更多关于房东和楼房所有者的信息。有时，你的直接房东可能并非真正的楼房所有者。无论如何，尽可能多地了解房东和楼房所有者的情况。你们正在共同进入一项商业合作，所以确保你对他们有所了解，知道他们是谁，他们的财务状况如何，以及他们是否按时支付款项。
In some states, for example, if a landlord fails to make his or her payments to the building owner, or fails to make mortgage payments to a bank, the business or tenant can end up getting evicted in the event of foreclosure - even if the business has been on time with every payment. That's just one example of how the relationship between a landlord, tenant and building owner can go awry. Gumersell said businesses can conduct a public records search to find out more about the landlord. You can also request documents related to the landlord's limited liability company or business entity to learn more about whether it's an ideal partner for your business. 在一些州，例如，如果房东未能向建筑物所有者支付款项，或未能向银行支付抵押贷款，那么在被迫执行时，企业或租户可能最终被驱逐出去 - 即使企业一直按时支付。这只是房东、租户和建筑物所有者之间关系可能出现问题的一个例子。Gumersell 表示，企业可以进行公开记录搜索，以了解更多关于房东的信息。您还可以请求与房东的有限责任公司或企业实体相关的文件，以了解它是否是您企业的理想合作伙伴。
3. Research zoning laws. 3. 研究分区法规。
Another component to look into is the zoning laws. While your landlord may designate your space for, say, running a restaurant, you have to make sure the landlord's aims are consistent with the laws of your municipality. There are scenarios in which a landlord or building owner may think they can lease their space to a certain type of business, but it doesn't match standard zoning laws in the area. By aligning these two details, you can ensure that your business can operate without any major legal headaches from the town or city in which you're operating. 另一个要考虑的组成部分是区划法规。虽然您的房东可能将您的空间指定为比如经营餐厅，但您必须确保房东的目标与您所在市政府的法律一致。有时候房东或楼主可能认为他们可以将空间出租给某种类型的企业，但这与该地区的标准区划法规不符。通过调整这两个细节，您可以确保您的企业可以在没有任何来自所在城镇或城市的重大法律问题的情况下运营。
4. Learn about nuisance laws and the environment. 4. 了解有关滋扰法律和环境的知识。
One of the most important aspects of signing a lease is being able to operate your business to its fullest capacity once you open your doors. Many leases have extensive points on noise, smells and equipment. Ann Brookes, a tax attorney, said that when she signed a lease for a restaurant, she had to negotiate an "offensive odors stipulation." 签订租约最重要的一个方面之一是在开业后能够充分发挥业务的能力。许多租约都有关于噪音、气味和设备的详细条款。税务律师安·布鲁克斯表示，当她为一家餐厅签订租约时，不得不协商一项“有害气味规定”。
"The building rules said no offensive odors," she said. "Whether a smell is offensive is subjective, so I made sure there was an exception for smells ordinary to a restaurant." “建筑规定说不能有刺激性气味，”她说。“气味是否刺激性是主观的，所以我确保对餐馆常见的气味有例外。”
It's also important to research basic environmental laws regarding the property before you sign anything, Gumersell said. Landlords often miss these laws, and they could be used against your business. Gumersell 说，在签署任何文件之前，研究有关物业的基本环境法律也很重要。房东经常忽略这些法律，它们可能被用来对付你的业务。
Tip
Before signing a lease agreement, do your due diligence on the property. Make sure to research the local area, the landlord, the zoning laws for the area, and any other nuisance and environmental laws the property is subject to. 在签订租赁协议之前，请对物业进行尽职调查。确保研究当地区域、房东、该区域的分区法律，以及物业受到的任何其他麻烦和环境法律。
Important commercial lease statutes to keep in mind 牢记的重要商业租赁法规
There are some key points to keep in mind when you are reviewing your lease. The rent structure is probably the most basic and most important aspect of any lease. By determining how much you pay per month, as well as how much your rent will increase each year, you can better determine budgets and get a full understanding of whether you can stay in business in this new space. 在审查您的租赁协议时，有一些关键要点需要记住。租金结构可能是任何租赁协议中最基本和最重要的方面。通过确定您每月支付多少以及您的租金每年增加多少，您可以更好地确定预算，并全面了解您是否可以在这个新空间继续经营。
The lease terms are also very important. Consider short-term versus long-term leases. Long-term leases can be a great investment if you're opening a business in an emerging or growing area, whereas short-term leases provide you with the flexibility to move locations or shutter your business if it doesn't pan out in the way you hoped. 租赁条件也非常重要。考虑短期与长期租约。如果您在新兴或发展中的地区开业，长期租约可能是一笔很好的投资，而短期租约则为您提供了在位置变动或业务不如预期时关闭的灵活性。
Both with payment structure and term, make sure you understand exactly what you're on the hook for each month. Ask your potential landlord about how the following expenses are paid: 无论是付款结构还是条款，确保您清楚地了解每个月您需要承担的责任。询问潜在房东以下费用是如何支付的：
Insurance 保险
Property taxes 财产税
Maintenance (both interior and exterior) 维护（内部和外部）
Repairs 维修
Security 安全
Parking 停车
Local nuisance laws (noise or scent) 当地滋扰法律（噪音或气味）
Utilities (water, gas, electric) 公用事业（水、煤气、电）
Modifications (whether you can adjust the interior or exterior of your space) 修改（无论您是否可以调整空间的内部或外部）
Once you've established some basic pricing and term structures, it's time to dive into some of the less-obvious details. While your lease will likely vary by state, here are some good examples of statutes to be aware of before signing a lease: 一旦您建立了一些基本的定价和条款结构，就是时候深入了解一些不太明显的细节了。尽管您的租赁协议可能因州而异，但在签署租赁协议之前要注意的一些法规的好例子包括：
Transfer structure. Iron out how your lease will be transferred if you want to leave the space or your business closes. According to Gumersell, there are generally two structures for transferring a lease: assignment of the lease and subletting. Assignment of the lease means the entire lease is transferred to a new tenant. Subletting is when a current tenant keeps his or her name on the lease but receives payment from a new tenant and transfers that money to the landlord. In both instances, you usually have to establish prior written consent before the lease transfer. This is a very important aspect of your lease to work out. 转让结构。如果您想离开空间或您的业务关闭，需要明确如何转让您的租赁。根据 Gumersell 的说法，通常有两种转让租赁的结构：租赁转让和转租。租赁转让意味着整个租赁被转让给新的租户。转租是指当前租户保留其姓名在租赁上，但从新租户那里收取付款并将这笔钱转交给房东。在这两种情况下，通常需要在租赁转让之前获得书面同意。这是您租赁中需要解决的一个非常重要的方面。
Personal exposure. In some cases, you may be required to sign personal guarantees when you sign a commercial lease. These agreements mean you're personally on the hook for aspects of the lease even if your business defaults. Work with legal counsel to negotiate this aspect of your contract. If possible, you only want your entity or legal business to take on the risk when signing a business lease. 个人担保。在某些情况下，当您签订商业租赁合同时，可能需要签署个人担保。这些协议意味着即使您的企业违约，您个人也要对租赁的某些方面负责。与法律顾问合作，以协商合同的这一方面。如果可能的话，您只希望在签订商业租赁合同时，让您的实体或法律企业承担风险。
Holdover rent. Holdover rent is a rent increase when a tenant stays after the lease has expired. It's hard to find a lease, and sometimes when businesses are moving spaces, they end up staying longer than their current lease allows while the new one is being set up. In many contracts, landlords include a clause stating that, in these instances, businesses are responsible for up to of their normal rent payment per month. So, if you stay beyond your allotted time, it could cost you tens of thousands of dollars. Gumersell recommended negotiating this aspect down to around . 滞纳租金。滞纳租金是指租户在租约到期后继续居住时的租金增加。很难找到一个租约，有时当企业搬迁空间时，他们最终会比当前租约允许的时间更长地居住，而新的租约正在准备中。在许多合同中，房东会包括一项条款，规定在这些情况下，企业每月需支付他们正常租金的最多 。因此，如果您超出规定的时间居住，可能会花费您数万美元。Gumersell 建议将这一方面的谈判降至约 。
Nondisturbance agreement. In many cases, if the landlord fails to pay his or her mortgage on the property, your business will still be evicted, even if you're making all of your payments. With a nondisturbance agreement, if this occurs, you'll be permitted to stay and continue paying whatever entity has taken over the building from your landlord, Gumersell said. 不干扰协议。在许多情况下，如果房东未能支付其在物业上的抵押贷款，即使您一直按时付款，您的企业仍可能被驱逐。古默塞尔表示，有了不干扰协议，如果发生这种情况，您将被允许继续居住并继续向接管您房东建筑的任何实体支付租金。
Everything can be negotiated 一切皆可协商
While these are some good examples of things to be aware of, there are likely many aspects of your lease that can be negotiated. Work with your potential landlord - and, if necessary, an attorney - to make sure you get the best deal for you and your business. 虽然这些是一些需要注意的好例子，但你的租赁合同可能有许多方面是可以谈判的。与潜在的房东合作，如果必要的话，可以找律师，确保你和你的业务得到最好的交易。
"Where a residential lease has a fixed term, a commercial lease is often negotiable and can have a longer or shorter-term depending on the conditions set," said Allan Borch, founder of Dotcom Dollar. "Commercial leases also have fewer legal protections because the consumer laws that apply to residential lease agreements do not cover commercial leases." “如果住宅租赁有固定期限，商业租赁通常是可以协商的，根据设定的条件可以有更长或更短的期限，” Dotcom Dollar 创始人艾伦·博奇说道。“商业租赁也有较少的法律保护，因为适用于住宅租赁协议的消费者法律不涵盖商业租赁。”
Tip
Don't hesitate to negotiate the terms of the lease. Many aspects of the contract, especially the length of the term, are negotiable. 不要犹豫与出租合同条款进行谈判。合同的许多方面，尤其是租期的长度，都是可以商议的。
Commercial lease agreement terms to know 商业租赁协议条款需要了解
Borch and Dan Bailey, president of WikiLawn, listed some key terms that small business owners should know regarding commercial lease agreements. The list does not include every possible term you may encounter on a commercial lease agreement, but it's an overview of the ones you are most likely to see. Borch 和 WikiLawn 总裁丹·贝利列出了一些小企业主在商业租赁协议中应该了解的关键术语。该列表并不包括您可能在商业租赁协议中遇到的每个可能的术语，但它是您最有可能看到的那些术语的概述。
Rent amount/base rent. This amount is calculated based on the square footage of the space. Make sure the number the landlord is using actually represents usable space. This rent is not dependent on revenue. 租金金额/基本租金。此金额是根据空间的平方英尺计算的。确保房东使用的数字实际上代表可用空间。此租金不取决于收入。
Usable square feet. This refers to the amount of space actually reserved for the business as a tenant, in cases of shared spaces. 可用平方英尺。这指的是实际为企业作为租户保留的空间量，在共享空间的情况下。
Rent increases. Rent increases are usually based on a percentage of the total rent, and that can change from year to year. You can negotiate with the landlord to put a cap on rent increases. 租金上涨。租金上涨通常是基于总租金的百分比，这可能会每年变化。您可以与房东协商设定租金上涨的上限。
Security deposit. This is the amount to hold the space until the paperwork is finalized. The amount should be specified both ahead of time and in the lease agreement. 押金。这是用来保留空间直到文件最终确定的金额。这笔金额应提前确定，并在租赁协议中明确规定。
Length of the lease. The length of a commercial lease is usually somewhere between three and five years, as commercial landlords prefer longer lease terms. The lease agreement also often specifies the start and end dates of the lease. 租赁期限。商业租赁的期限通常在三到五年之间，因为商业房东更喜欢较长的租赁期限。租赁协议通常也会规定租赁的开始和结束日期。
Improvements. This part of the commercial lease agreement lays out the types of improvements and upgrades that can be made to the space and who is responsible for the costs. Many aspects of this section can be negotiated. 改进。商业租赁协议的这一部分规定了可以对空间进行的改进和升级类型，以及谁负责成本。这一部分的许多方面都可以进行协商。
Bottom line. Make sure you understand all of the terms in a commercial lease contract and are comfortable with them before signing on the dotted line. 底线。在签署商业租赁合同之前，请确保您理解所有条款并对其感到满意。
Grant of lease. This is the clause that states that the landlord will turn the property over to the tenant once all of the conditions (e.g., paying the security deposit) have been met and the tenant accepts the property from the landlord. 租赁授权。这是一项规定，规定房东在满足所有条件（例如支付押金）并且租户接受房东的物业后，将物业交给租户的条款。
Commencement date. This is the date on which the tenant takes over the property, more commonly stated as the first day the tenant becomes responsible for paying rent and maintaining the rental property. 开始日期。这是租户接管物业的日期，更常见地被称为租户开始负责支付租金和维护租赁物业的第一天。
Extension. Both parties can agree to an extension of the agreement in writing, and it must be signed by both parties. 延期。双方可以书面同意延长协议，并且必须由双方签署。
Late fee. If the tenant is late in paying rent, they will incur a late fee that is outlined by the commercial lease agreement. This can be a flat fee or a percentage of the monthly rent. 滞纳金。如果租户迟交租金，他们将产生商业租赁协议规定的滞纳金。这可以是固定费用或月租金的百分比。
Taxes. This section outlines all of the taxes associated with the property (property taxes, real estate taxes) and who is responsible for paying them. Within this section, there could be subtopics, like Contest of Taxes (the tenant can contest the amount of personal or real property tax they are responsible for paying), Payment of Ordinance Assessments (the tenant usually pays for all ordinary assessments, which are obligatory, and extraordinary, which are by choice) and Change in Method of taxation. 税收。本节概述了与房产相关的所有税收（房产税、不动产税）以及谁负责支付它们。在本节中，可能会有子主题，比如税收争议（租户可以对他们负责支付的个人或不动产税金额提出异议）、条例评估费用支付（租户通常支付所有义务性的普通评估费用，以及自愿性的特别评估费用）和税收征收方式变更。
Obligation for repair. This section states what types of repairs the landlord is obligated to make like defects, deficiencies, failures or deviations in materials - that are vital to the operation of the property. It also outlines the repairs that tenants are responsible for. 修理义务。本节规定了房东有义务进行的修理类型，如对房产运营至关重要的缺陷、不足、故障或材料偏差。还概述了租户需要负责的修理工作。
Permits. Both parties are to acquire all necessary permits and licenses for making improvements or repairs at the location being rented. 双方都应获取在租赁地点进行改进或维修所需的所有必要许可证和执照。
Covenants. These terms are different for the tenant and the landlord; each has a separate set of covenants. For example, a covenant may state that the tenant is required to pay rent even if the landlord fails to uphold some of their responsibilities as stated in the lease. 契约。这些条款对租户和房东有所不同；每个人都有一套单独的契约。例如，一个契约可能规定，即使房东未能履行租约中规定的一些责任，租户也必须支付租金。
Indemnity by tenant. This clause essentially removes all liability from the landlord in the event of injury, loss, claims, or damage, unless those things are a direct result of willful acts or omissions or gross negligence on the landlord's part. 租户的赔偿责任。本条款基本上排除了房东在受伤、损失、索赔或损害事件中的所有责任，除非这些事情是房东故意行为、疏忽或严重过失的直接结果。
Rent abatement/adjustment. This section states if the rent will be adjusted or eliminated in the event of property damage from a fire or other natural disaster. 租金减免/调整。本节规定了在发生火灾或其他自然灾害造成财产损坏时，租金是否会调整或免除。
Condemnation. This clause is often overlooked, but it's important. It determines what happens if the rental property is taken from the landlord by a government agency for public use, either by condemnation or eminent domain. 谴责。这个条款经常被忽视，但很重要。它决定了如果出租物业被政府机构以征用或征用的方式用于公共用途，会发生什么。
Option to purchase. This clause states that, at any time during the lease, the tenant has the right to buy the property at an agreed-upon price. This clause isn't mandatory, but it doesn't hurt to include it. The clause can also state that the tenant does not have the right to purchase the property during the term of the lease. Either way, it's good to have it in writing. 购买选择。该条款规定，在租赁期间的任何时候，承租人有权以约定价格购买该物业。这个条款不是强制性的，但包括它也没有坏处。该条款还可以规定，在租赁期间承租人没有购买该物业的权利。无论哪种方式，将其写入文件是很好的。
Reading 3: Seven dangers of Commercial Leases 阅读 3：商业租赁的七大危险
Commercial Leases: 7 Dangers You Need to Look Out For 商业租赁：您需要注意的 7 个危险
A commercial lease for office or retail space is a serious commitment for your business. Companies make mistakes all the time with these 7 as the most common 办公室或零售空间的商业租赁对您的业务是一项严肃的承诺。公司经常在这七个方面犯错误，这是最常见的。
A commercial lease for office or retail space is a serious commitment for your business. They are typically long-term contracts lasting at least five years, the rent is often your second-biggest monthly expense after payroll, and the rights and limitations in your lease agreement have major effects on your ability to expand, contract and relocate your business. 办公室或零售空间的商业租赁对您的业务是一项严肃的承诺。它们通常是至少五年的长期合同，租金通常是您在薪资之后的第二大月度支出，租赁协议中的权利和限制对您扩张、收缩和搬迁业务的能力有重大影响。
Companies large and small can make major mistakes when planning for new space and negotiating the lease - these are the most common. 大大小小的公司在规划新空间和谈判租约时可能会犯下重大错误-这些是最常见的。
1. Not Allocating Enough Time 1. 没有分配足够的时间
Conventional wisdom in the commercial real estate industry is to allow six to 12 months to complete a deal for less than 10,000 square feet and nine to 18 months for larger deals. The lead time is required for the various complicated steps in any business relocation - due diligence of possible locations, negotiation of the lease, planning and design of your new space with an architect and engineer, bidding out and awarding the construction work required to customize the space (known as a "fit-out"), obtaining construction and business permits, and completion of the fit-out itself. 商业房地产行业的传统智慧是，完成少于 10,000 平方英尺的交易需要 6 至 12 个月的时间，而更大的交易则需要 9 至 18 个月的时间。在任何企业搬迁中，需要足够的时间来完成各种复杂的步骤 - 对可能的地点进行尽职调查、租赁谈判、与建筑师和工程师一起规划和设计新空间、招标并授予定制空间所需的施工工作（称为“装修”）、获得施工和营业许可证，以及完成装修本身。
Just as important, the lease commencement date needs to take these steps into account. Otherwise, you'll be paying rent for the new space before you've moved in. You'll also need to coordinate your plans with your current landlord by giving sufficient notice of your move and negotiating a rent deal for any period that you remain in your current space beyond the term of your current lease (known as a holdover). 同样重要的是，租赁开始日期需要考虑这些步骤。否则，您将在搬进新空间之前就开始支付租金。您还需要与当前房东协调计划，提前通知您的搬迁，并为您在当前租约期限结束后继续留在当前空间的任何时期谈判租金协议（称为滞留）。
2. Insufficient Planning 2. 规划不足
Closely related to the lead time issue is the failure to adequately plan your new space. The way you want to do business should drive the location and design of your space; your real estate shouldn't determine how you do business. 与交货时间问题密切相关的是未能充分规划您的新空间。您希望经营业务的方式应该驱动空间的位置和设计；您的房地产不应该决定您的经营方式。
You need to think about how much space you need and whether you need any specialized space (reinforced floors for heavy equipment? a data center? backup power?). An experienced architect and a good tenant broker/representative can help your senior management consider all the right issues, including: 您需要考虑您需要多少空间以及是否需要任何专用空间（用于重型设备的加固地板？数据中心？备用电源？）。一位经验丰富的建筑师和一位优秀的租户经纪人/代表可以帮助您的高级管理层考虑所有正确的问题，包括：
How will you coordinate moving all your business functions, particularly technology and your employees? 你将如何协调移动所有业务功能，特别是技术和员工？
Who will make decisions about the ongoing project (a committee or one person)? 谁将决定关于正在进行的项目（一个委员会还是一个人）？
What corporate image do you want to project, and what kind of office space will convey this image? 您想展示什么样的企业形象，以及什么样的办公空间会传达这种形象？
What ratio of collaborative office space vs. private office space makes sense for how your business is run? 您的业务如何运作，合作办公空间与私人办公空间的比例是多少合适？
What is your budget? 你的预算是多少？
What space plan makes sense for possible growth? (e.g. How much additional space might be needed in the next three to five years? Or is there a possibility of downsizing?) 可能增长的合理空间规划是什么？（例如，未来三到五年可能需要多少额外空间？或者是否有缩减的可能性？）
3. Lack of Representation 3. 代表缺乏
There is no such thing as a "standard commercial lease." Landlords - the building owners and their property managers - do not have your best interests in mind when they draft a lease, and business real estate deals have none of the legal consumer protections of apartment leases. The financial terms and legal provisions of most commercial leases are specialized and hard to understand, and most business people lack the background to effectively review and negotiate a lease agreement. 没有所谓的“标准商业租赁协议”。房东 - 楼房所有者及其物业经理 - 在起草租赁协议时并不考虑您的最佳利益，商业房地产交易没有公寓租赁的法律消费者保护。大多数商业租赁的财务条款和法律条款都是专业化且难以理解的，大多数商业人士缺乏有效审查和谈判租赁协议的背景。
You'll need an experienced commercial real estate lawyer admitted in the state where the property is located - preferably one who has dealt with your landlord (or your landlord's lawyer) in prior deals. You should also seriously consider engaging a tenant broker/representative - a consultant that represents only commercial tenants (and NOT building owners or property managers) in leasing deals. A good tenant rep will know the condition of your market (like the current "market rent" per square foot in your city), the present and future vacancies in the buildings you are considering, and the best way to deal with the landlords of those buildings. 您需要一位有经验的商业房地产律师，该律师在物业所在州获得执照，最好是曾经处理过您的房东（或您房东的律师）在之前的交易中。您还应认真考虑聘请一位租户经纪人/代表 - 一位仅代表商业租户（而不是建筑业主或物业经理）参与租赁交易的顾问。一位优秀的租户代表将了解您所在市场的情况（比如您城市每平方英尺的当前“市场租金”），您正在考虑的建筑物的现有和未来空置情况，以及与这些建筑物的房东打交道的最佳方式。
4. Lack of Due Diligence 4. 缺乏尽职调查
The physical and legal condition of your company's space can significantly affect your business operations, and you need to protect yourself with an investigation of the facts. In addition to reviewing the proposed lease, your real estate lawyer should also: 您公司空间的物理和法律状况可能会显著影响您的业务运营，您需要通过调查事实来保护自己。除了审查拟议的租约外，您的房地产律师还应该：
Confirm that the building's zoning will permit your company to conduct its operations as intended. 确认建筑物的分区将允许您的公司按照预期进行运营。
Engage a title company to produce a report of the building's liens, mortgage lenders and any pending legal claims. 聘请一家标题公司制作一份关于建筑物留置权、抵押贷款人和任何未决法律索赔的报告。
In addition to planning and designing your new space, your architect and engineer should inspect the building's electrical, plumbing and HVAC systems and review the space's compliance with building codes, fire and safety regulations, and disabled person access laws. Your architect should also confirm that the leased space actually contains the square footage stated by the landlord. 除了规划和设计您的新空间外，您的建筑师和工程师还应检查建筑的电气、管道和暖通空调系统，并审查空间是否符合建筑法规、消防和安全法规以及残疾人通行法律。您的建筑师还应确认出租空间实际上包含房东所声明的平方英尺数。
5. Not Understanding Crucial Lease Provisions 5. 不了解关键的租赁条款
Term. This is the length of the lease - the commencement and termination dates. Like everything else in a commercial lease this not as straightforward as you think. 术语。这是租赁的长度 - 开始和终止日期。就像商业租赁中的其他一切一样，这并不像你想象的那样简单。
Does the term start when you sign it or only after you commence operations in the space (i.e. when the fit-out construction has been completed)? 条款是在您签署时开始还是只有在您开始在该空间进行操作后才开始（即在装修施工完成后）？
Even if rent isn't payable until you move in, is your business on the hook for building insurance and maintenance charges starting at the signing? 即使租金直到您搬进去才需要支付，但您的企业在签署合同时是否需要承担建筑保险和维护费用？
Near the beginning of the lease, you'll see a clause entitled "Term." This clause describes the length of your lease and specifies the starting and ending dates. 在租赁协议的开始附近，您会看到一个名为“期限”的条款。该条款描述了您的租赁期限，并指定了起始和结束日期。
How can the Term be extended - does it happen automatically or only after a party gives notice? 术语如何延长 - 是自动发生的还是只有在一方发出通知后才会发生？
Are there circumstances when you or the landlord can end the Term early? 您或房东是否有可能提前终止租约？
Calculation of Rent. The calculation of rent and other tenant charges in most commercial leases is complicated and can result in some unpleasant surprises during the lease term if the terms aren't fully understood at the beginning. 租金计算。在大多数商业租赁中，租金和其他租户费用的计算是复杂的，如果在租赁期间未完全理解条款，可能会导致一些令人不快的惊喜。
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Security Deposit. Unlike a standard apartment lease, a commercial landlord can demand more than 2 months' rent in cash. It can be whatever amount the landlord thinks it needs based on the creditworthiness of your business. If you are a brand new business without an operating history this will be a big issue for the landlord. 保证金。与标准公寓租赁不同，商业房东可以要求支付超过 2 个月租金的现金。这可以是房东根据您的企业信用价值认为需要的任何金额。如果您是一家没有运营历史的全新企业，这将成为房东的一个大问题。
The landlord can also demand a security deposit in the form of a Letter of Credit issued by a bank. With an LC your bank sets aside a portion of your cash so that the landlord has an easy remedy if you breach the payment obligations under the lease (the landlord doesn't need to sue you in court). 房东也可以要求以银行开具的信用证形式作为保证金。有了信用证，您的银行会留出一部分现金，这样如果您违反租赁协议下的付款义务，房东就有一个简单的补救措施（房东不需要在法庭起诉您）。
Improvements & Alterations If the new space needs to be renovated or customized for your operations (a "fit-out"), the lease needs to specifically address these issues. You'll need to negotiate who does the space design work, who does or manages the construction, whether there are hard deadlines for completion and who pays for it. It is also important to reach agreement on any rent payment obligations during the fit-out. 改进和改动 如果新空间需要进行翻新或定制以适应您的运营（即“装修”），租赁协议需要明确解决这些问题。您需要协商谁负责空间设计工作，谁负责或管理施工，是否有完成的硬性截止日期以及由谁支付费用。在装修期间达成任何租金支付义务的协议也很重要。
Parking and Signs. Day-to-day details can also be important in the lease. Does renting space in the building entitle you to a certain number of parking spaces? Do you need to pay for additional spaces if you need them. Where can you install signs identifying your business? Do they need to be designed in a certain way? 停车和标志。 在租赁中，日常细节也可能很重要。 在建筑物中租用空间是否使您有权使用一定数量的停车位？ 如果需要额外的停车位，您需要支付吗？ 您可以在哪里安装标识您业务的标志？ 它们需要以某种特定方式设计吗？
Disputes. If your business and the landlord get into a dispute, how will it be resolved? Is there a required period of negotiation? Do the parties need to submit the dispute to mediation (usually cheaper than court) or can the parties sue each other immediately? Are rent obligations suspended during a major dispute? Can you withhold a portion of the rent that reflects the cost of the disputed issue? 纠纷。如果您的企业和房东发生纠纷，将如何解决？是否需要协商的时间？各方是否需要将纠纷提交调解（通常比法庭便宜）或者可以立即起诉对方？在重大纠纷期间，租金义务是否暂停？您是否可以扣留反映争议问题成本的部分租金？
6. Not Focusing the Lease Negotiations on Key Business Issues 6. 不将租赁谈判重点放在关键业务问题上
Prospective tenants should not focus only on the rent and other payment terms - other key lease provisions can be much more significant to the future of your business. It's important to ask and resolve the following questions: 潜在租户不应只关注租金和其他付款条款 - 其他关键的租赁条款可能对您的业务未来更为重要。重要的是要提出并解决以下问题：
How much notice does the landlord entity need to give if it wants to relocate your space to another part of the building? 房东实体如果想将您的空间搬到建筑物的另一部分，需要提前多久通知？
Can you sublet or assign part of the lease if your business contracts? 您是否可以转租或转让租约的一部分，如果您的业务收缩？
Can you acquire additional space in the building if your business expands? 如果您的业务扩张，您能否在建筑物中获得额外空间？
Can you cancel the lease and move to another building if there's insufficient available expansion space? 您可以取消租约并搬到另一栋建筑吗，如果没有足够的可用扩展空间？
Can you extend the term if you want to stay in the building? 你想继续留在这栋建筑物里吗？
Can you assign the lease to a buyer of your business? 您可以将租赁权转让给您的业务买家吗？
Is the lease still valid if your business has a change of control? 如果您的业务发生控制权变更，租赁合同是否仍然有效？
7. Underestimating Negotiation Leverage 7. 低估谈判筹码
A tenant representative will understand the current condition of the real estate market in your city and the current situation of your particular landlord. For example, does the landlord need tenants? Is it about to lose a major tenant which will cause a significant vacancy in the building? Or does the landlord have a fully leased building for the indefinite future? Without this information, your company won't understand how much negotiating leverage you may have and the range of incentives your landlord may be willing to offer to sign a new tenant. 租户代表将了解您所在城市房地产市场的当前状况以及您特定房东的现状。例如，房东是否需要租户？是否即将失去一家重要的租户，从而导致建筑物出现重大空置？或者房东是否有一个未来无限期完全出租的建筑？没有这些信息，您的公司将无法了解您可能拥有多少谈判筹码，以及您的房东可能愿意提供哪些激励措施来签约新租户。
Landlords will commonly agree to: 房东通常会同意：
Periods when no rent is payable (so called "free rent"). 不需要支付租金的时期（所谓的“免租期”）。
Periods of discounted rent. 折扣租金期。
Contributions to the costs of the tenant's fit-out of the space. 租户空间装修费用的捐款。
Make certain improvements to the building that the tenant wants or needs. 对租户想要或需要的建筑进行一些必要的改进。
A cap on annual rent increases (including the portions tied to building expenses). 年度租金增长上限（包括与建筑费用挂钩的部分）。
In addition, landlords can often be persuaded that no personal guarantee will be required from the tenant's owners or major shareholders to back up the payment obligations in the lease. Or if a guarantee is required at the beginning of the lease, landlords will sometimes agree that it expires a few years into the initial term once a you establish a reliable payment history. 此外，房东通常可以被说服，不需要承租人的业主或主要股东提供个人担保来支持租赁中的付款义务。或者如果在租赁开始时需要担保，房东有时会同意在初始期限的几年后到期，一旦您建立了可靠的付款历史。