Lease and business context
We confirm the location, use, timeline, and operational needs so the lease reflects how you will actually run the business
A commercial lease can shape your monthly overhead, your build-out costs, your ability to expand, and your options if the location stops working. Many leases look straightforward at first, but the real risk sits in operating expenses, repair obligations, default remedies, and personal guaranty language. We help Philadelphia businesses and Pennsylvania companies draft, review, and negotiate commercial real estate leases with clearer terms and fewer surprises.
400+
Clients Helped
17+
Years Experience
250+
Trademarks
4.8 Stars
We provide practical lease support designed to protect your business and keep the deal moving.
Review leases you have been asked to sign, with clear risk identification and recommended revisions.
Draft leases and lease addenda for landlords and business owners who want clearer, enforceable terms.
Negotiate key provisions, including rent structure, CAM and NNN charges, repairs, build-out, use rights, and default remedies.
Support LOIs and term sheets so business terms and legal terms stay aligned from the beginning.
Handle renewals, expansions, relocations, subleases, and lease assignments as your space needs change.
Landlord paper often shifts risk. Early review helps you avoid obligations that are costly to unwind later.
LOIs can lock in business terms and set the tone for the final lease. Early review helps preserve leverage.
Your base rent may be only part of the real monthly cost. We help you understand the “all-in” expense structure.
Guaranty language can expand liability beyond the business entity. We help limit exposure and tighten the terms.
If the space needs work, the lease must clearly assign responsibility, timelines, and approval rights.
Renewal options, assignment consent, sublease rights, and early termination language often determine whether you can pivot.
If your business is about to commit to a location, early lease review can prevent avoidable risk, uncover hidden costs, and strengthen your negotiating position while you still have leverage.
Most lease disputes are predictable. We focus on the clauses that most often create financial loss or operational disruption.
Operating expenses that are unclear, unbounded, or hard to verify.
Repair and maintenance language that shifts major building costs to the tenant.
Build-out obligations without clear scope, approvals, or delivery standards.
Use clauses that are too narrow, limiting how the business can operate or pivot.
Default provisions that escalate quickly, including attorney fees, acceleration, and lockout risk.
Personal guaranties that are broader than necessary, or hard to terminate later.
Assignment and sublease restrictions that trap the business in the space.
Renewal options, rent escalations, and notice requirements that create surprises.
Insurance, indemnification, and liability language that does not match the real risk profile.
Most lease matters follow a consistent sequence. The timeline depends on complexity, urgency, and how quickly the other party responds.
We confirm the location, use, timeline, and operational needs so the lease reflects how you will actually run the business
We identify the terms that drive total cost and exposure, including rent structure, CAM or NNN, repairs, build-out, guaranty, remedies, and exit rights
We provide revisions and negotiation guidance to clarify obligations, control cost, and protect flexibility
We confirm the final version matches the deal, is internally consistent, and is ready for signature
As your business evolves, we help refresh lease terms, renegotiate renewals, and update documents for new locations or changing space needs
We confirm the location, use, timeline, and operational needs so the lease reflects how you will actually run the business.
We identify the terms that drive total cost and exposure, including rent structure, CAM or NNN, repairs, build-out, guaranty, remedies, and exit rights.
We provide revisions and negotiation guidance to clarify obligations, control cost, and protect flexibility.
We confirm the final version matches the deal, is internally consistent, and is ready for signature.
As your business evolves, we help refresh lease terms, renegotiate renewals, and update documents for new locations or changing space needs.
This is a practical starting point. The right emphasis depends on leverage, location type, and risk tolerance.
01 Office leases and coworking or shared-space agreements.
05 Lease amendments, renewals, and expansions.
02 Retail storefront and restaurant leases.
06 Subleases, assignments, and landlord consent documents.
03 Industrial, warehouse, and flex-space leases.
07 Letters of intent, term sheets, and lease exhibits.
04 Medical, professional, and regulated-use leases.
08 Guaranties, estoppels, and related lease certificates.
We review the lease you received, explain key terms in business language, and provide revisions designed to reduce cost and risk.
We help you negotiate efficiently, focusing on the provisions that affect operating cost, liability, and exit flexibility.
We help you lock in business terms early, without giving away leverage before the lease is drafted.
We support changes over time, including renewals, relocations, expansions, and lease transfers.
Sarah E. Holmes is the managing attorney at Holmes Business Law and advises businesses on acquisitions, sales, and ownership transitions with a focus on risk control, clear documentation, and efficient execution.
Transaction counsel for small and mid-sized businesses.
Litigation-informed drafting, stronger deal protections.
Direct, business-focused guidance on risk and remedies.
Negotiation support that protects position and keeps timelines moving.
Coordinates with brokers, lenders, and CPAs through closing.
Contract work requires responsiveness, clarity, and practical judgment. Clients often cite communication, speed, and straightforward guidance as reasons they rely on our firm for contract drafting and review.
I really enjoyed working with Sarah. She helped me set up my ‘Contract for Service’ that I use to facilitate the client relationships for my business. She offered me excellent insight and advice throughout the process. She was also very patient with me and my workload, and she went above and beyond to help me create a thorough and thoughtful agreement that protects my interests as well as my clients.
– Rachael P.
I contacted Sarah to provide guidance with starting my business. I did my research beforehand and had consulted other lawyers. Sarah was the most knowledgable lawyer of all and was spot on with her analysis. I was convinced that she was the best lawyer for me after our first conversation! She listened very carefully and made the best recommendation for my personal situation.
– Wale O.
Sarah is completely trustworthy and approachable. She is always prompt with her responses and kept me informed on the progress of our paperwork. We have now used her on multiple projects and have been happy with our choice every time.
– Amy F.
If the lease affects long-term overhead, CAM or NNN charges, repair obligations, default remedies, a personal guaranty, or assignment rights, legal review is strongly recommended.
In many commercial leases, base rent is only part of the total cost. NNN charges can include taxes, insurance, and maintenance, so understanding the full monthly expense is critical.
Yes. LOIs can shape the final lease and lock in key business terms. Early review helps preserve leverage and avoid avoidable surprises.
Yes. We help define delivery conditions, allowances, timelines, approvals, and who pays for what, so the space is usable without budget shocks.
Yes. We support businesses on both sides of commercial leases, with the goal of clear terms, workable risk allocation, and efficient execution.
Timing depends on complexity and urgency. If you have a signing deadline, we prioritize the review approach around the most important risk areas first.
Before your business commits to a location, get clear legal guidance grounded in how the company actually operates. We help you understand the real cost, reduce one-sided risk, and negotiate lease terms that support growth and flexibility.
