Premises, date, term, assumptions, exclusions, floor, cap and expert procedure.
EVIDENCE · NORMALIZATION · ADJUSTMENTS · RECONCILIATION · RESET ECONOMICS
“Market rent” is not one mystery number.
Build the evidence file behind a renewal or rent reset. Separate asking terms from executed evidence, normalize concessions and schedules, explain every property adjustment, disclose the weights and price the resulting scenario over the complete entered term.
Opening face, average face and net effective answer different questions.
Time, location, size, quality, loading, improvements, term, rights and incentives.
Use the actual escalation cadence—not a generic annual-rate shortcut.
DEVICE-LOCAL MARKET-RENT EVIDENCE WORKBENCH
Build the evidence file. Show every judgment.
Start with a prefilled example, then replace every illustrative fact. Your workspace saves only in this browser unless you export it.
Important boundary This device-local workbench normalizes user-entered lease evidence and calculates planning scenarios. It does not discover transactions, verify a source, interpret a lease, determine contractual market rent, perform an appraisal, predict an expert or arbitration outcome, establish legal deadlines or replace qualified appraisal, brokerage, legal, tax or accounting advice.
01 · DEFINE THE QUESTION
Read the Canadian field guide →What premises, date and rent concept are being tested?
02 · CONTROL THE CONTRACTUAL PROCESS
Software does not interpret these fields.Record the definition, limits, clocks and expert procedure.
03 · NORMALIZE THE EVIDENCE
Keep asking terms, proposals and executed deals distinguishable.
50% of entered non-zero adjustments have complete verified support.
INComparable A · newer distribution buildingExecuted lease evidence · 55,000 SF$17.85adjusted / SF / yr
01 · EVIDENCE IDENTITY
What is this observation—and can someone find it again?
02 · PREMISES FACTS
Subject area: 50,000 SFCompare the real estate before comparing the number.
03 · ENTERED LEASE ECONOMICS
Basis $18.35 · 100% source coverageNormalize the deal before making property adjustments.
COMPARABLE RENT TIMING
Enter every rent change exactly.
Use annual, multi-year or exact lease-month steps; the selected comparison basis decides how that schedule is normalized. Read the plain-language timing guide →
QUICK TIMINGFirst change in lease month 13, then every 12 months.
04 · ADJUST TO THE SUBJECT
Explain every dollar added to or subtracted from the evidence.
Adjustment direction: add a positive amount when the subject warrants a higher rate; enter a negative amount when the subject warrants a lower rate.
INComparable B · similar functional premisesSigned or accepted proposal · 47,500 SF$18.47adjusted / SF / yr
01 · EVIDENCE IDENTITY
What is this observation—and can someone find it again?
02 · PREMISES FACTS
Subject area: 50,000 SFCompare the real estate before comparing the number.
03 · ENTERED LEASE ECONOMICS
Basis $18.27 · 100% source coverageNormalize the deal before making property adjustments.
COMPARABLE RENT TIMING
Enter every rent change exactly.
Use annual, multi-year or exact lease-month steps; the selected comparison basis decides how that schedule is normalized. Read the plain-language timing guide →
QUICK TIMINGFirst change in lease month 13, then every 12 months.
04 · ADJUST TO THE SUBJECT
Explain every dollar added to or subtracted from the evidence.
Adjustment direction: add a positive amount when the subject warrants a higher rate; enter a negative amount when the subject warrants a lower rate.
INComparable C · current asking evidenceCurrent asking evidence · 72,000 SF$20.80adjusted / SF / yr
01 · EVIDENCE IDENTITY
What is this observation—and can someone find it again?
02 · PREMISES FACTS
Subject area: 50,000 SFCompare the real estate before comparing the number.
03 · ENTERED LEASE ECONOMICS
Basis $20.30 · 75% source coverageNormalize the deal before making property adjustments.
COMPARABLE RENT TIMING
Enter every rent change exactly.
Use annual, multi-year or exact lease-month steps; the selected comparison basis decides how that schedule is normalized. Read the plain-language timing guide →
QUICK TIMINGFirst change in lease month 25, then every 24 months.
04 · ADJUST TO THE SUBJECT
Explain every dollar added to or subtracted from the evidence.
Adjustment direction: add a positive amount when the subject warrants a higher rate; enter a negative amount when the subject warrants a lower rate.
04 · RECONCILE THE RANGE
$18.65/SF/YRExpose the final judgment instead of hiding it in a spreadsheet.
$17.8533.3% normalized weight
$18.4750.0% normalized weight
$20.8016.7% normalized weight
05 · PRICE THE RESET PATH
The first-year rate is only the beginning.
Compare the entered reset schedule against the entered current-rent path over one term.
CURRENT-RENT PATH
What happens if the entered current rent continues?
Choose the exact change timing used only for the comparison baseline. Read the plain-language timing guide →
QUICK TIMINGFirst change in lease month 13, then every 12 months.
ENTERED RESET PATH
How does the planning scenario change over the term?
Use a percentage, fixed dollar, yearly table or exact lease-month schedule—nothing is forced into an annual assumption. Read the plain-language timing guide →
QUICK TIMINGFirst change in lease month 13, then every 12 months.
06 · REVIEW QUEUE
6 openQuestions that should be resolved before relying on the file.
Comparable source is not verified
Verify the source, economics and transaction status before relying on this evidence.
The rent-reset source is not fully verified
Verify the operative clause and complete the amendment-chain check before relying on its definition, limits or procedure.
The contractual process needs legal review
The tool does not interpret the rent definition, comparable test, exclusions, deadlines, expert process or legal effect.
Adjustment has not been verified
Review the entered support for Valuation-date timing before relying on the adjusted indication.
Adjustment has not been verified
Review the entered support for Larger block size before relying on the adjusted indication.
Asking evidence is not an executed transaction
Keep the evidence type visible and do not treat an asking term as a completed lease deal.
PORTABLE DECISION RECORD
Export the evidence, calculations and open questions.
CSV supports audit and comparison; text is ready for a decision brief; JSON preserves the complete device-local record for later re-import development.
Connect the pricing work to the option that triggered it.
Keep the clause, conditions, notice and exercise evidence together in Options & Rights. Use this workbench only for the entered pricing scenario.
Open Options & Rights →Do not let the pricing process become an orphan deadline.
Record proposal exchange, negotiation, expert appointment, determination and true-up dates in the source-controlled Critical Dates register.
Open Critical Dates →Connect market evidence to lease strategy and professional review
- Research industrial space on IndustrialLeasing.ca
Warehouse, flex and distribution space research for Canadian industrial requirements.
- Commercial advisory at Commercially.ca
The advisory practice behind this tool, covering occupier and owner lease strategy.
- Work with a Calgary commercial advisor
When a local Calgary advisor is the logical next step on a live requirement.