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Free Commercial Lease Agreement Template

A professionally structured lease agreement for office, retail, and industrial spaces in the United States. Fill in your details, generate a professionally formatted U.S. commercial lease PDF in minutes — valid across all 50 American states.

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COMMERCIAL LEASE AGREEMENT
Retail Space · State Of California
LANDLORD
Harbor View Properties LLC
LLC, 1200 Harbor Blvd, Suite 500, Long Beach, CA 90802
By: (310) 555-0182, leasing@harborview.com
TENANT
Pacific Coast Coffee Co. LLC
LLC, 450 Atlantic Ave, Long Beach, CA 90802
By: Jordan Torres, Managing Member
1800 Pacific Coast Hwy, Long Beach, CA 90806, Suite 102
2,400 sq. ft. · $5,800.00/mo
This Commercial Lease Agreement (the "Lease") is entered into as of March 1, 2025, by and between Harbor View Properties LLC ("Landlord") and Pacific Coast Coffee Co. LLC ("Tenant"). Landlord and Tenant are each a "Party" and collectively the "Parties."
1.
PREMISES
Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the commercial space located at 1800 Pacific Coast Hwy, Long Beach, CA 90806, Suite 102, comprising approximately 2,400 rentable square feet of retail space (the "Premises"). The Premises are part of the building and property located in the State of California. This Lease is a lease of real property and is not governed by Article 2A of the Uniform Commercial Code. The parties acknowledge that commercial tenants, as sophisticated parties, generally have fewer statutory protections than residential tenants under common law, and no implied warranty of habitability applies. Except to the extent expressly set forth herein or required by the law of the State of California (including, where applicable, the implied warranty of suitability recognized in Davidow v. Inwood N. Prof’l Grp., 747 S.W.2d 373 (Tex. 1988) for certain commercial leases), Tenant accepts the Premises “as-is.”
2.
TERM
The lease term shall commence on March 1, 2025 and shall expire on February 28, 2030, unless sooner terminated in accordance with the terms of this Lease (the "Term"). If Tenant holds over beyond the expiration of the Term without Landlord's written consent, Tenant shall pay rent at one hundred fifty percent (150%) of the then-current monthly rate, and such holdover tenancy shall be on a month-to-month basis, subject to all other terms of this Lease.
3.
BASE RENT
Tenant shall pay Landlord a monthly base rent of $5,800.00, due on the 1st day of each calendar month. Rent shall be paid without demand, deduction, or offset. A grace period of 5 day(s) shall apply. If rent is not received within the grace period, Tenant shall pay a late fee of 5% of the monthly base rent. All rent and additional charges shall be payable by check, ACH, or wire transfer to an account designated by Landlord.
4.
SECURITY DEPOSIT
Tenant shall deposit with Landlord the sum of $11,600.00 as a security deposit. Landlord may apply the deposit to cure any default by Tenant. Landlord shall return the unused portion of the security deposit, less any lawful deductions, within the time period required by the laws of the State of California following the expiration or earlier termination of this Lease.
5.
LEASE TYPE AND OPERATING EXPENSES
This Lease is structured as a Triple Net (NNN) Lease. In addition to base rent, Tenant shall pay a pro-rata share of the following operating expenses:

(a) Property Taxes: Estimated annual share: $4,200.00
(b) Building Insurance: Estimated annual share: $2,800.00
(c) Common Area Maintenance (CAM): Estimated annual share: $3,600.00

Annual CAM charges shall not increase by more than 5% per year.

Estimated charges are payable monthly in advance (1/12 of the annual estimate). Landlord shall provide an annual reconciliation within 90 days of each calendar year end, and Tenant shall pay any shortfall or receive a credit for overpayment.
6.
PERMITTED USE AND EXCLUSIVITY
Tenant shall use the Premises solely for the purpose of: Coffee shop and cafe, including the retail sale of coffee, tea, baked goods, and light food items for on-premises consumption and take-away.. No other use shall be permitted without the prior written consent of Landlord. Tenant shall comply with all applicable laws, ordinances, and regulations in its use of the Premises.

Exclusivity: Landlord shall not lease any other space in the Building to any tenant whose primary business is Coffee shop, cafe, or specialty coffee retailer.

Signage: Tenant-designed signage, subject to Landlord approval.
7.
RENT ESCALATION
Base rent shall increase by 3% on each anniversary of the Lease Commencement Date.
8.
OPTION TO RENEW
Tenant shall have 1 option(s) to renew this Lease for an additional term of 36 months each, upon written notice to Landlord no later than 6 months prior to the expiration of the then-current term. Rent during any renewal term shall be the expiring base rent increased by 5%.
9.
TENANT IMPROVEMENTS AND ADA COMPLIANCE
Tenant Improvements: Landlord shall provide a Tenant Improvement Allowance. The Tenant Improvement Allowance shall not exceed $25,000.00. Disbursement shall be upon submission of paid invoices and mechanics' lien waivers.

ADA Compliance (Title III, 42 U.S.C. §§ 12181–12189; barrier-removal obligations under 42 U.S.C. § 12183 and 28 C.F.R. Part 36): ADA compliance costs are shared: Landlord for common areas and exterior, Tenant for interior premises. Readily-achievable barrier removal and alteration-standard compliance shall be performed by the responsible party at its sole expense. This allocation is effective only between the parties; both Landlord and Tenant retain independent statutory liability to disabled individuals under Title III of the ADA regardless of this contractual allocation, and the responsible party shall indemnify the other against third-party claims arising from its non-compliance.
10.
ENVIRONMENTAL AND HAZARDOUS SUBSTANCES
Tenant shall not generate, use, store, release, or dispose of any hazardous substance, pollutant, or contaminant (as defined under the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA), 42 U.S.C. §§ 9601 et seq., the Resource Conservation and Recovery Act, 42 U.S.C. §§ 6901 et seq., and any applicable state environmental statute) on or about the Premises except in strict compliance with applicable law. Tenant shall indemnify, defend, and hold Landlord harmless from any claim, liability, cleanup cost, or response action arising out of Tenant’s use of the Premises. Landlord represents that, to Landlord’s actual knowledge as of the Commencement Date, the Premises are not the subject of any pending CERCLA response action, and Landlord preserves any “innocent landowner,” “contiguous property owner,” or “bona fide prospective purchaser” defenses available under 42 U.S.C. § 9601(35) and § 9607(q)–(r).
11.
BANKRUPTCY
If Tenant becomes a debtor under the United States Bankruptcy Code, Tenant (or the trustee) shall timely perform all obligations first arising from and after the order for relief, as required by 11 U.S.C. § 365(d)(3). Any motion to assume or reject this Lease must be filed within the 120-day period fixed by 11 U.S.C. § 365(d)(4) (subject to one 90-day extension for cause), after which the Lease is deemed rejected and Tenant shall immediately surrender the Premises. This provision shall not be construed to waive any right of Landlord under the Bankruptcy Code.
12.
ESTOPPEL CERTIFICATE AND SUBORDINATION
Within ten (10) business days after written request, Tenant shall deliver to Landlord (or any lender, purchaser, or prospective assignee) an executed estoppel certificate confirming, among other matters, the commencement and expiration dates, the monthly rent, the status of any defaults known to Tenant, and the existence of any amendments. This Lease is and shall be subordinate to any first mortgage, deed of trust, or ground lease now or hereafter placed upon the Premises, provided that the holder delivers a commercially reasonable Subordination, Non-Disturbance, and Attornment Agreement (SNDA) confirming that Tenant’s possession shall not be disturbed so long as Tenant is not in default beyond applicable cure periods.
13.
DEFAULT AND REMEDIES
If Tenant fails to pay rent or any other charge when due and such failure continues for ten (10) days after written notice from Landlord, or if Tenant breaches any other term of this Lease and fails to cure such breach within thirty (30) days after written notice, Landlord may, at its option: (a) terminate this Lease; (b) re-enter and repossess the Premises; and/or (c) pursue any other remedies available at law or in equity. Tenant shall be liable for all costs incurred by Landlord, including reasonable attorney's fees, in enforcing this Lease.
14.
ASSIGNMENT AND SUBLETTING
Tenant shall not assign this Lease or sublet the Premises, or any part thereof, without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned, or delayed. Any assignment or sublease without Landlord's consent shall be void and shall constitute a default under this Lease. No assignment or subletting shall relieve Tenant of its obligations under this Lease.
15.
PERSONAL GUARANTY
Jordan Torres, residing at 450 Atlantic Ave, Long Beach, CA 90802, hereby guarantees the performance of Tenant's obligations under this Lease, provided that Guarantor's aggregate liability shall not exceed $70,000.00.
16.
GOVERNING LAW
This Lease shall be governed by and construed in accordance with the laws of the State of California. Any dispute arising under this Lease shall be resolved in the courts of competent jurisdiction in California.
17.
ENTIRE AGREEMENT
This Lease, together with any exhibits and addenda attached hereto, constitutes the entire agreement between the parties with respect to the subject matter hereof and supersedes all prior negotiations, representations, warranties, commitments, offers, and agreements, whether written or oral. This Lease may not be modified except by a written instrument signed by both parties.
IN WITNESS WHEREOF, the parties have executed this Commercial Lease Agreement as of the date first written above.
IN WITNESS WHEREOF, the parties have executed this Agreement as of the Effective Date first written above.
LANDLORD
Harbor View Properties LLC
Date: ____________________
TENANT
Jordan Torres
Managing Member
Pacific Coast Coffee Co. LLC
Date: ____________________
GUARANTOR
Jordan Torres
Date: ____________________

What Is a Commercial Lease Agreement?

A commercial lease agreement is a legally binding contract used throughout the United States between a landlord and a business tenant that governs the rental of commercial property. It specifies the rental amount, lease duration, maintenance responsibilities, permitted business use, insurance requirements, and other operational obligations under American law.

Unlike residential leases, American commercial leases are often more complex and negotiable. They vary significantly based on the property type (office, retail, industrial) and U.S. market conditions. A written lease protects both parties and provides clarity on financial obligations and expectations.

Commercial leases in the United States are governed by state law, local ordinances, and the terms negotiated between parties. A well-drafted lease ensures compliance with applicable regulations and minimizes disputes.

What's Covered in This Template

Doxuno's commercial lease agreement template covers all the essential clauses that US landlords and business tenants need, from basic rent terms to operational provisions.

Lease Term & Dates

Base Rent & Payment

Security Deposit

Late Fees & Default

Premises Description

Utilities & CAM

Permitted Use

Insurance Requirements

Maintenance & Repairs

Fixture Ownership

Rent Escalation

Termination & Renewal

How to Create Your Commercial Lease

Creating a commercial lease with Doxuno is straightforward. Our template guides you through each field step by step.

  1. 1

    Enter landlord & tenant information

    Provide the legal names and contact details of the property owner and the business or individual leasing the space. Include entity types (LLC, Corporation, etc.) if applicable.

  2. 2

    Define the premises

    Enter the commercial property address, suite number, rentable square footage, and space type (office, retail, industrial, etc.).

  3. 3

    Set lease term & base rent

    Choose the commencement date, lease duration, monthly rent amount, due date, and security deposit. Add any rent escalation clauses or renewal options.

  4. 4

    Configure operational clauses

    Specify who pays utilities, maintenance responsibilities, CAM (common area maintenance) charges, insurance requirements, and permitted business use.

  5. 5

    Download your PDF and sign

    Your completed commercial lease is generated instantly as a professional PDF. Print it, sign with both parties, and retain copies for your records.

Important Legal Considerations

U.S. commercial leases are typically more negotiable and complex than residential leases. While this template covers the essential elements valid in all 50 American states, you should be aware of specific United States considerations.

This template is provided for informational purposes and does not constitute legal advice. For large commercial leases or complex situations, consulting a commercial real estate attorney is strongly recommended.

Reviewed by legal professionals. The content on this page and the template clauses have been reviewed by licensed attorneys in the United States to ensure accuracy and legal soundness for standard commercial tenancy situations.

Lease Type Matters

Gross leases place utility and maintenance costs on the landlord. Net leases shift some costs to the tenant. Triple net leases require tenants to pay taxes, insurance, and CAM in addition to rent. Make sure your lease clearly defines who pays what.

Personal Guarantees

Many commercial leases include a personal guarantee from the business owner. This makes the owner personally liable if the business cannot meet lease obligations. Understand this risk before signing.

Permitted Use Clause

Your U.S. lease should specify exactly what business use is permitted. Restrictions on signage, noise, customer traffic, parking, and waste disposal are common in American commercial leases. Violations can lead to lease termination.

Renewal and Termination Terms

U.S. commercial leases should include clear terms for renewal, termination, and any rent adjustments. Options to renew, notice periods for non-renewal, and procedures for American lease extension should all be documented.

Frequently Asked Questions

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