Lease Negotiation | RAS Pantry

How to use (45–90 minutes)

Quantify viability using the rent calculator.
Build your Ask List (specific terms, not vague requests).
Choose your Option Pathway (step-up, turnover rent, rent-free, break clause, assignment).
Send a professional email + run the meeting.
Document everything in writing.

What you’ll need (gather once)

Input	Where to get it	Done
Current lease + key clauses	Signed lease PDF
All-in rent + charges	Invoice / landlord statement
Last 3–6 months revenue reality	POS monthly report
Comparable rents (rough)	Agents / nearby listings / peers

1) Ask list builder (premium)

Term	Ask	Reason (business case)	Fallback	Status
Rent-free period				Asked / Agreed / Rejected
Step-up / restructure rent				Asked / Agreed / Rejected
Renewal option + cap				Asked / Agreed / Rejected
Reinstatement scope cap				Asked / Agreed / Rejected
Break clause / early termination				Asked / Agreed / Rejected
Assignment / sublet rights				Asked / Agreed / Rejected

2) Option pathways (choose 1–2)

Path A: Step-up rent (best when unit is viable but needs time)

Lower rent now; increase later when revenue stabilises
Pair with renewal option and a cap

Path B: Turnover rent / hybrid

Lower base rent + percentage of sales
Useful when landlord believes in upside and you need downside protection

Path C: Rent relief (temporary)

Short-term reduction due to renovation disruption / market conditions
Pair with clear start/end and documentation

Path D: Exit readiness (break / assign / sublet)

When unit economics are structurally weak
Protects you from being trapped

3) Meeting agenda (copy/paste)

Agenda template

Current performance reality (high-level)
What we want to achieve (sustainable tenancy)
Our proposed options (2–3)
What we need from landlord (specific terms)
Next steps + timeline

Tools