Deterministic math. No hidden assumptions.

Base rent and escalations

Base rent is calculated monthly from the starting net rate per square foot on the rentable area. Repeating percentage or dollar changes use the first lease month and interval you enter; they are not restricted to anniversaries. The calculator also supports one stated rate per lease year and exact rate changes in any lease month. A final partial year is calculated from the actual months in the term.

Additional rent and recurring costs

Additional rent (operating costs, realty taxes and similar pass-throughs) is applied as a rate per square foot per year. Optional additional-rent growth begins in the entered lease month and repeats at the entered interval; a zero input holds it flat. Parking and other recurring costs are applied monthly.

Free rent and incentives

Free rent begins in the entered lease month and can be scoped to base rent only, base plus additional rent, or all recurring costs. Tenant improvement allowance, landlord work value and other incentives are treated as a reduction to economic cost, not as a reduction to contract rent.

Custom costs and included-item value

Proposal-specific items can be entered as a cash cost or an included replacement value. Each item uses one of four bases—monthly, annual, dollars per square foot per year, or a one-time amount—plus an entered start month, end month and recurring growth interval where applicable. Cash costs increase lease obligation and economic cost. Included-item values reduce only economic comparison cost and NPV; they do not reduce contractual cash owing, create a landlord payment or duplicate TI, landlord work, free rent or tenant project capital.

Included parking, furniture, yard, storage, signage, equipment and services therefore require an explicit user-entered replacement value and source note. Their rights, condition, term, ownership and transferability remain document questions. The calculator shows both the cash and comparison views so a nominal inclusion cannot silently masquerade as an incentive.

Effective rent, NPV and economic cost

Total lease obligation is contract rent plus additional rent plus recurring costs, less rent abatement. Economic cost additionally nets incentives and adds tenant capital spend above the allowance. Effective rent divides economic cost by rentable area and lease years. NPV discounts the monthly net occupancy cost at the annual discount rate you enter. Amounts are CAD and exclude GST/HST unless you include them in your inputs.

Goal seek and sensitivity

Goal seek uses the same deterministic cash-flow engine and a bounded binary search to solve the starting base rent that reaches an entered savings objective. Equivalent TI and free-rent outputs hold every other term constant. The sensitivity grid recalculates all 25 base-rent and TI combinations independently and shows their difference from the current counter; it is not a forecast of what a landlord will accept.

Tourbook ranking

The Tourbook combines modelled present value per square foot with ratings that you enter for location, building fit, operational fit and flexibility. The default weighting is disclosed in the model, missing ratings receive a neutral score rather than an advantage, and data coverage remains visible. This ranking is decision support, not an appraisal or recommendation.

Commercial space requirements

The requirements engine starts with a property-type program rather than an inserted market density. Office programs calculate current peak seats from entered headcount and attendance, add entered growth, and subtract private offices from open workstations so the same seat is not counted twice. Industrial programs multiply entered pallet positions by an entered gross planning area per pallet, keep every operating and support zone separate, then add entered growth. Retail programs keep customer, inventory, receiving, service, staff and support areas separate before growth.

The engine adds entered circulation to the program subtotal, adds planning reserve after circulation, and then applies the entered rentable load factor. Minimum and maximum search areas are a symmetric entered range around the target. Budget capacity annualizes the entered all-in monthly limit at target rentable area and subtracts only the entered additional-rent estimate. It does not establish a design standard, certified area, permitted use, code or accessibility compliance, property availability, market rent, project feasibility or suitability.

Occupancy cost and lease affordability

The affordability engine annualizes entered base rent and additional rent from rentable area and the entered per-square-foot rates, then adds entered parking, utilities, insurance, repairs, other occupancy cost and percentage rent. Occupancy cost ratio is that total divided by entered annual revenue. The gross-profit lens first multiplies revenue by the entered gross-margin percentage; it does not build a complete income statement or determine accounting treatment.

Percentage rent applies the entered rate only to sales above the selected breakpoint. An entered breakpoint remains user evidence; the natural-breakpoint option divides annual base rent by the entered percentage rate. Annual target capacity is entered revenue multiplied by the entered target ratio. Maximum base-rent capacity subtracts every other modelled occupancy cost from that target, and the five-row sensitivity recalculates revenue, percentage rent, ratio, variance and base-rent capacity at symmetric entered sales changes. The solved sales threshold includes the percentage-rent slope. No target, revenue forecast, industry benchmark, market rent, tax treatment or affordability recommendation is supplied by the platform.

Percentage-rent and gross-sales reconciliation

The dedicated Percentage Rent & Gross Sales Audit workbench begins with period-level user-entered sales. Positive buckets—premises, online attributed to the premises, delivery or catering and other sales—are multiplied by their entered inclusion percentages. Deduction buckets—returns, sales taxes, gift-card timing, employee discounts and other exclusions—are multiplied by their entered permitted-deduction percentages and subtracted. A signed period adjustment is then added. A defined-sales override, when entered, replaces the complete calculated period result and is flagged for review.

Sales-over-breakpoint rent equals the entered rate multiplied by defined sales above the effective breakpoint. A natural breakpoint divides period base rent by the entered rate; an entered breakpoint is multiplied by the disclosed proration factor. Gross-sales-less- base rent equals the entered rate multiplied by defined sales, less the prorated entered base-rent credit or period base rent. Graduated tiers apply each entered rate only to sales between that tier threshold and the next threshold. Valid entered minimums and maximums are applied after the formula; contradictory limits are flagged and not applied.

Actual-days proration divides inclusive entered lease-year days by the entered day-count denominator. The same factor applies to annual breakpoints, tier thresholds, minimums, maximums, fixed occupancy costs and entered annual base-rent credits. Percentage-rent tax is shown separately at the user-entered GST/HST rate, and paid amounts can be identified as tax-inclusive or tax-exclusive. The platform does not interpret the sales definition, verify revenue, perform an audit or assurance engagement, determine tax treatment, establish legal rights or deadlines, approve an invoice or replace professional advice.

Retail use, exclusivity and co-tenancy review

The Retail Lease Rights workbench keeps lease controls and observed facts separate. The user enters the permitted and prohibited uses, exclusive-use wording, territory, carve-outs, radius, continuous-operation and opening requirements, plus the exact source and review states. Occupancy percentages, required anchors and competing-use observations are user-entered evidence. The engine reports gaps and unresolved records; it never decides that a condition has occurred, a restriction was breached or a consequence is available.

Current rent is modelled monthly from entered area, base and additional rent, other rent and optional percentage rent. Base and additional rent have independent escalation rules: none, a fixed percentage or a fixed annual amount per square foot, each beginning in an exact lease month and repeating at an entered month interval. The simplified percentage rent line applies the entered rate to monthly sales above one-twelfth of the entered annual breakpoint; more complex sales definitions and tiering belong in the dedicated Percentage Rent Audit.

A reviewed alternative-rent scenario can use a fixed annual rate per square foot, a percentage of sales, a flat monthly amount or the lesser of the entered fixed and sales amounts. Additional rent, other rent and existing percentage rent continue only when the user selects them. Any termination cost occurs in the entered decision month. A separate closure scenario combines the selected continuing-rent percentage with entered lost gross margin, operating savings and one-time closure or reopening costs. Nominal and monthly discounted differences are arithmetic comparisons—not eligibility, notice, waiver, competition-law, remedy, termination, go-dark or business recommendations.

Leasing commission and transaction-cost reconciliation

The commission workbench uses only user-entered Canadian-dollar inputs. A dollars-per-area fee is controlled area × entered annual rate × applicable lease months ÷ 12. A base-rent percentage is the entered rate applied to monthly base rent after the entered free-rent percentage within that fee line’s month band. A gross-rent percentage applies the entered rate to that base-rent amount plus entered additional rent. Flat fees use the entered amount. Separate lines preserve listing, cooperating, tenant-representation, referral, payer, area, month-band and source differences.

GST/HST is the user-entered rate applied only to lines marked taxable and is displayed separately. Payment milestones allocate either commission before tax or commission with entered tax; each scheduled amount is selected basis × entered allocation percentage. Cash paid is user-entered on that same basis. The model flags allocation totals other than 100%, overdue administrative dates, missing triggers and source gaps, but does not decide whether a contractual payment event occurred.

Linear clawback exposure is eligible commission before tax × (1 − elapsed months ÷ entered vesting months) × entered recoverable share, bounded between zero and the eligible fee. The alternate method uses an entered unearned percentage. This is planning arithmetic—not an entitlement, repayment, enforceability or collectability conclusion. Included deal costs and credits are added by entered payer and tax treatment for cash planning only. The tool does not set a commission rate, read an agreement, make a regulatory disclosure, issue an invoice, handle trust money or replace brokerage, legal, tax or accounting advice.

Lease versus buy

The ownership scenario uses the lease term as its holding period. Mortgage payments use the selected interest convention; the Canadian default converts a nominal annual rate compounded semi-annually to an equivalent monthly rate. The model adds down payment, closing and improvement capital, debt service and entered ownership costs, then assumes a hypothetical sale at the entered appreciation rate less selling costs and mortgage debt. Negative sale equity remains a cost rather than being floored at zero.

The lease scenario includes modelled occupancy cost, tenant capital, transaction costs and end-of-term costs. Base rent can use repeating changes with an entered first month and interval, annual stated rates or exact lease-month rate steps. Additional rent, concessions and custom recurring items retain their own entered timing. A security deposit remains tied up until the end of the lease and is then assumed to be fully recovered. The present-value comparison discounts monthly cash flows; income tax, capital-cost allowance, financing renewal and transaction-specific tax effects are excluded.

Lease exit, sublease and surrender

The exit engine uses the flagship monthly lease model to rebuild every remaining head-lease payment. Carry-to-expiry adds entered restoration at the final month and subtracts a recoverable deposit only when the user deliberately enters it. The sublease scenario leaves all head-lease payments in place, begins recovery after entered downtime, stops at head-lease expiry and applies the entered base-rent schedule, separately timed additional-rent recovery, concession start and scope, custom recovery items, collection factor, allowance, commission, legal, marketing, consent and other transaction costs. The head lease and sublease may each use repeating or exact lease-month schedules.

A landlord profit share is applied only to positive collected sublease base-rent spread above the corresponding head base rent. The surrender scenario includes head rent until the entered effective month, the entered lump-sum payment, fees, restoration, other costs and an express deposit credit. Break-even sublease rent uses a bounded binary search and maximum downtime tests each whole remaining month against the entered surrender present value. These are cash-flow scenarios; the tool does not infer consent, market rent, mitigation, assignment release, enforceability, insolvency consequences or tax treatment.

Assignment and sublease transfer control

The Assignment & Sublease Workspace reuses the Lease Exit Strategy engine for the remaining head-lease, carry, sublease and entered surrender cash flows. It adds a distinct assignment scenario: head rent through the entered effective month plus entered legal, landlord, brokerage, restoration and other costs and an entered contingency reserve, less entered assignment consideration and an expressly entered deposit credit. Every path uses the same remaining monthly horizon and entered discount rate; nominal and present-value totals are shown separately. The lowest present-value path is labelled a scenario only, not a recommendation.

Candidate readiness uses nine explicit entered controls: entity identity, financial package, use fit, operating fit, insurance, work scope, environmental review, security and authority. Missing values remain neutral and reduce coverage rather than being converted to adverse conclusions. The default evidence population contains fourteen transfer-file records. Approved-consent and documented-release states require a linked source; the workspace raises a critical issue when either is entered without one. It never infers permission, waiver, release, candidate acceptability, legal effect or transaction readiness.

The due-diligence handoff copies selected transfer evidence into a separate device-local record. Even a transfer record marked satisfied enters Due Diligence as unverified so an authorized reviewer must confirm the underlying source in that workflow. CSV, text and portable JSON exports reproduce entered records and deterministic signals; they do not send notice, deliver consent, bind a party, create professional reliance or replace the executed closing binder.

Lease options and rights control

The options-and-rights workbench creates one user-entered record for each renewal, extension, termination, expansion, contraction, ROFO, ROFR, purchase, relocation or other lease right. Source coverage requires both a verified provision and a completed amendment-chain check. Condition readiness counts the entered condition states and their supporting evidence; it does not determine compliance, waiver, default or enforceability.

Timing states are calendar arithmetic from the entered analysis date, window-open date and exercise deadline. The engine does not interpret a lease or adjust dates for business days, holidays, deemed receipt, service rules or applicable law. Notice mechanics, recipients, copy parties, authority, attachments and delivery evidence remain explicit workflow fields, and selected control dates can be handed into the device-local Critical Dates register without overwriting unrelated entries.

When economics are enabled, the exercise and alternative paths each use the full monthly lease engine, including flexible rent-change timing, exact rent steps, recoveries, recurring costs, free-rent scope, incentives and tenant capital. User-entered pros, cons, costs and included values are shown separately. Present-value amounts across different rights are not additive portfolio value because rights may overlap, depend on one another or be mutually exclusive. Fair-market, formula, appraisal and arbitration amounts are entered planning scenarios—not contractual rent, valuation or professional advice.

Market-rent evidence and rent-reset scenarios

The Market Rent & Rent Reset workbench does not discover lease transactions or determine market rent. It normalizes user-entered evidence on one selected basis. Opening face is the first entered annual base-rent rate. Average face is scheduled gross base rent divided by entered area and term years. Net effective deducts entered base-rent abatement, tenant-improvement allowance and other monetary inducement from scheduled base rent before dividing by area and term years. Additional rent remains separate from the base-rent indication.

Every comparable adjustment is a signed annual dollar-per-square-foot input. Positive means the subject warrants a higher rate than the comparable; negative means the subject warrants a lower rate. Included comparables receive relative user-entered weights, which are normalized to 100%. The weighted adjusted indication is the sum of each adjusted rate multiplied by its normalized weight. A separately disclosed reconciliation adjustment is then applied, followed by any entered absolute floor or ceiling.

Low and high observations are the minimum and maximum adjusted rates in the included weighted set; they are not statistical confidence intervals. The selected planning rate and the entered current-rent rate are each run through the monthly lease engine over one term with their own flexible base-rent schedules and shared entered additional-rent timing. The reset-path difference includes the entered process cost. The output is not an appraisal, broker opinion, contractual determination, legal interpretation, deadline calculation or prediction of an expert or arbitration outcome.

Renewal versus relocation

The renewal-versus-relocation engine models each entered lease proposal through the flagship monthly cash-flow engine, then truncates or extends both strategies to one common horizon and discounts them at one entered annual rate. Lease economics retain rent, recoveries, recurring costs, free-rent scope, incentives and tenant capital. Separately entered custom costs and included-item replacement values retain their own basis, timing and growth, and the tool creates dollarized pro/con records for both paths. Separately timed transition items are added in the entered month: renewal advisory, temporary operations and disruption; or relocation overlap, search and design, moving, restoration, decommissioning, technology and equipment, other cost and disruption.

Break-even relocation rent uses a bounded binary search while holding every other entered assumption constant. Maximum overlap and downtime test whole entered units against the renewal present value, and transition headroom reports the current PV advantage before the strategies cross. These are planning thresholds—not market-rent estimates, schedule forecasts or legal conclusions. The engine does not verify a renewal option, notice, possession date, condition obligation, business-impact estimate, tax treatment or whether either transaction can be completed.

Landlord renewal versus re-tenanting

Each strategy models its own vacancy period, scheduled and collected base rent, free rent, tenant-improvement allowance, landlord work, commission, carrying cost and operating-cost shortfall. Rent can remain flat; increase by a percentage or fixed dollar-per-square-foot amount beginning in an entered lease month and repeating at an entered month interval; or follow exact entered lease-month rates. No annual timing is inferred when a different interval or exact schedule is selected. Free rent begins in the entered lease month and applies for the entered count of consecutive months.

Custom adjustments apply as entered income or cost, as a fixed total or per-square-foot amount, once, monthly or every 12 months, between the entered lease months. Commission is calculated on scheduled gross base rent. Additional-rent recoveries are deliberately excluded from revenue so reimbursements are not presented as profit. Custom income is not treated as a recovery unless the user deliberately enters it.

Net effective revenue spreads collected base rent plus entered custom income, less custom cost, transaction costs, carrying cost and operating shortfall, over the lease area and term. Payback is the lease month when cumulative collected income less entered shortfall and custom costs recovers modelled leasing capital. The output is proposal economics, not a property valuation, tenant-credit analysis or rent forecast.

Clause intelligence library

The clause library is a fixed, reviewed catalogue of issue-spotting records. Each record separates business consequence, intake questions, abstract fields, interaction risks and a focused instruction for counsel. It does not generate model lease language, determine enforceability or claim that a clause label has one meaning across Canada. Provincial statutes, common law, Québec civil law, federal insolvency law, amendments and the actual facts may change the result.

Manual lease abstract

The Lease Abstract does not upload, parse or read a document. It provides a fixed catalogue of fields into which a user manually records an extracted term, exact source location, notes and one of four states: missing, entered but requiring verification, captured and sourced, or expressly not applicable. Addressed percentage measures status coverage; evidence percentage requires both an entered term and source location.

A completeness signal means only that catalogue fields have supported statuses. It is not a legal-quality score and does not establish that the operative document set is complete, an interpretation is correct or a term is acceptable. Draft data is stored only in local browser storage and can be exported to CSV or JSON; the lease itself is never uploaded.

Operating-cost and additional-rent reconciliation

The reconciliation engine classifies every entered statement line as allocated, direct, excluded, capped or amortized capital. Allocated lines use the entered tenant area divided by the entered allocation-pool area. If an eligible variable cost is marked for gross-up and the entered floor exceeds actual occupancy, the property amount is multiplied by the gross-up floor divided by actual occupancy before applying the area share.

Capped costs are limited to the entered prior-year tenant amount plus the entered annual cap; when that baseline is missing, the uncapped allocation remains visible and a critical review item is created. Capital is annualized over the entered period before allocation. Administration fees apply only to lines marked eligible. Estimates paid are subtracted after the tenant share is rebuilt, and the next-year budget is only a simple entered-growth scenario. The model does not determine recoverability, reasonableness, lease compliance, GST/HST treatment or the correct legal interpretation of any category.

Tenant-improvement budget and allowance draws

The tenant-improvement workspace treats original budget, approved changes, forecast final cost, commitments, invoices and payments as separate user-entered controls. Revised budget is original budget plus approved changes. Project forecast is the sum of entered line forecasts plus the entered contingency percentage. Expected landlord recovery is the lower of the modelled allowance cap and the forecast amount marked eligible; tenant capital is project forecast less that expected recovery.

Current draw support uses either invoiced or paid costs, as selected, multiplied by the entered eligible percentage. An entered holdback is deducted only from lines marked holdback-eligible, and a line contributes no current draw support until the user marks it draw-ready. Prior disbursements are then subtracted without allowing a negative available draw. The engine does not determine work-letter eligibility, certify progress, apply a provincial construction-lien statute, release holdback, establish payment entitlement or determine GST/HST and input-tax-credit treatment.

Property shortlist and Tourbook ranking

The Property Tourbook evaluates user-entered candidate records against one user-entered requirement. Annual screening cost is available area multiplied by entered base and additional rent, plus entered annual parking and other recurring occupancy costs. It does not insert lease term, escalation, incentives, free rent, tenant-improvement allowance or market rent. Those terms belong to a sourced proposal in the Commercial Lease Analyzer.

Candidate ranking uses disclosed weights: availability evidence 15%, area fit 20%, preliminary economics 20%, location 15%, operating fit 20% and flexibility 10%. Missing inputs receive a neutral component score and reduce weighted data coverage. Confirmed and coming-soon availability require an entered authorized source; physical fit without that evidence remains “potential match — availability unknown.” Unavailable, withdrawn and declined candidates are excluded from the active ranking by default. The result is an organizing aid, not an appraisal, brokerage recommendation or confirmation of suitability.

Source freshness compares the entered observation date with the Tourbook as-of date. Deterministic checks flag incomplete identity, missing or future-dated source evidence, unsupported availability, stale material, requirement mismatches, unknown required facts and a scheduled tour without a date. CSV, JSON, text and ICS exports are convenience records and do not verify facts, contact sources, arrange access or deliver notice.

Lease critical dates and notice control

The Critical Dates workspace performs deterministic calendar arithmetic on dates entered by the user. It validates real ISO calendar dates, calculates whole calendar days from the entered as-of date, classifies incomplete dates as upcoming, due within 30 days, due today or overdue, and identifies whether an entered notice window is not open, open or closed. Completed and waived records are removed from active timing counts.

Expiry-planning checkpoints are generated by subtracting the user-selected number of calendar months from the entered expiry date and clamping to the last valid day of the target month. They are always labelled internal planning dates. The engine does not infer a renewal deadline, interpret an option, move a date that falls on a weekend or holiday, apply business-day or “clear days” rules, determine deemed receipt or validate service.

Evidence coverage measures completion of the entered title, date, owner, source document, exact reference, verification state, consequence and—where applicable—recipient, permitted delivery method, address and deemed-receipt rule. It is a completeness signal, not a legal opinion. CSV, text, JSON and ICS exports remain convenience copies; exporting or marking a record served does not send notice, prove receipt or preserve a contractual right.

Lease portfolio exposure, WALE and concentration

The Lease Portfolio workspace models one user-entered record per location as of one entered date. Current annual occupancy cost is annual base rent plus annual additional rent plus entered annual parking and other recurring occupancy costs. Flat remaining planning exposure multiplies that current annual amount by entered remaining calendar days divided by 365.2425. It holds costs flat and does not infer rent steps, recovery changes, indexation, inducements, option exercise, tax or foreign exchange.

Area-weighted WALE weights each eligible remaining term by entered rentable area; cost-weighted WALE uses current annual occupancy cost. Closed records and expired active records are excluded from WALE; an entered holdover contributes zero remaining term. Expiry buckets use actual entered calendar days converted to planning months, and the calendar-year ladder groups active or committed records by entered expiry year. Concentration shares use either entered area or current annual cost across non-closed records. Source, strategy and owner coverage report field completion only—not accuracy or sufficiency.

Renewal notice timing uses only an entered deadline and performs calendar-day comparison with the portfolio as-of date. A handoff to Critical Dates remains pending until the user deliberately loads it and carries only the entered expiry, renewal deadline, owner and source fields. The workspace does not calculate an IFRS 16 lease liability, interpret a lease, forecast market rent, determine valuation or tax, adjust legal dates, or establish that a strategy is achievable.

Lease obligations, evidence and exception control

The Lease Obligations workspace models user-entered requirements as separate records tied to one lease, premises, jurisdiction and as-of date. Each record retains the category, contractual responsible party, internal control owner, counterparty, recurrence, priority, workflow status, requirement text, source document and exact reference, control period, next due or review date, evidence reference, consequence and notes. It does not read the underlying lease, law, permit, policy or evidence file.

Timing uses whole calendar days between the register as-of date and the entered next due date. Active records are classified as overdue, due today, due within 30 days, upcoming, current, exception or unscheduled; complete, waived and not-applicable records remain in the history but are excluded from active counts. Continuous requirements without a date can remain current only as an entered workflow state and are flagged for an internal review date. No recurrence engine invents the next cycle.

Source coverage requires a document and exact reference and, for an entered lease, amendment or statute/regulation source, a verified state. Evidence coverage checks the expected evidence type, stable reference, valid collection date and verification state, plus a valid expiry when entered. These percentages measure completion of the browser record only. They do not prove performance, acceptance or compliance. Exceptions, expired evidence, inconsistent periods, duplicate IDs, missing owners and unsupported workflow claims remain visible in the review queue.

An entered cure-period value is stored but never converted into a legal deadline. The engine does not determine whether a default occurred, which cure provision applies, when a period starts, how service or receipt works, or whether business-day, holiday or other legal rules change the result. CSV, text, JSON and ICS exports are convenience control files. A deliberate handoff can copy one valid entered date and its source into Critical Dates, where the user must still review and load it.

Calgary property intelligence

An address lookup requests official City of Calgary property-assessment, building-permit and non-home-based business-licence records. Returned values retain their source, observation time, confidence and freshness state. “Not found” and “source unavailable” remain distinct, and neither state is treated as proof that a record does not exist. User-entered building specifications remain separate from official-source observations.

Source matching normalizes common street-type and quadrant wording, removes entered unit tokens for the building-level comparison and then requires equal or prefix-compatible normalized address keys. The server asks each dataset for no more than 30 query results, retains one latest assessment match, up to eight recent permit observations and up to twelve non-home-based published business-licence observations. A source request times out after seven seconds. The workspace reports matched, not-found and unavailable source states separately and never substitutes one source for another.

Research status is blocked until an address and dated lookup exist. Proposed-use gaps, source failure, no exact address match, missing title evidence and incomplete or unreviewed title references remain high-priority review issues. Assessment, permit and licence matches create informational boundary issues because they do not establish value, ownership, authority, current occupancy, availability, approval, compliance or premises condition. CSV and text exports preserve the observed records; portable JSON retains the complete browser file. A due-diligence handoff creates received or requested records and an explicit public-record limitation risk, but never marks a municipal observation satisfied or verified automatically.

Title number, legal description, effective date, registry reference and reviewer are user-entered and remain device-local. The workspace does not retrieve or store owner names, purchase registry products, interpret registered interests, inspect the property, verify the exact premises, confirm proposed use or connect to a listing service. Current official documents, actual facts, authority review and qualified legal, planning, code, environmental, engineering, valuation and commercial real estate advice remain required.

Non-binding LOI drafts

The LOI workspace transfers selected business terms into a discussion draft, flags incomplete fields and permanently labels the result non-binding and subject to legal review. It does not create a binding offer or replace review of title, zoning, source documents or definitive lease language by qualified advisers.

Lease negotiation position and source control

The Lease Negotiation workspace begins with 22 fixed business-issue controls and stores every user-entered position as a separate round. Current position is the highest entered round, then latest entered proposal date, then latest retained row. A selected position exists only when the user deliberately identifies one. “Agreed in principle” is a workflow status and is never presented as a legal conclusion about offer, acceptance, authority, waiver, certainty, enforceability or the effect of conduct.

Source coverage requires the current or selected position to have an entered document, exact reference and user-confirmed verification. Owner coverage measures accountable owners on active issues. Adviser-review coverage measures only whether required review disciplines were checked complete. Selected entered economics sum signed one-time and annual amounts only on positions deliberately selected within issues marked agreed in principle; they do not replace the monthly Lease Analyzer or value unquantified risk.

Response milestones are compared as entered against the register as-of date. The tool never adjusts a date, determines whether a counter ended an earlier offer, applies business-day or deemed-receipt rules, interprets a document label, delivers a communication or creates a binding record. LOI handoff terms remain open and unverified until the user reviews the actual delivered source. CSV, text and JSON exports are convenience control records for qualified adviser and decision-maker review.

Lease accounting liability and right-of-use planning

The Lease Accounting workbench uses only the payment periods, payment timing, term, discount rate, rate convention and initial-measurement adjustments entered by the user. For arrears, each payment is discounted from its month end. For advance timing, the first scheduled payment is treated as paid at commencement, excluded from the future-payment liability and added to the simplified right-of-use asset build-up. Effective annual rates are converted to an equivalent monthly rate; nominal annual rates are divided by twelve only when that convention is expressly selected.

The monthly schedule rolls opening liability through payment, interest, principal and closing liability, and rolls the entered initial right-of-use asset through straight-line depreciation over the entered period. Annual summaries aggregate the monthly rows. The current/non-current planning split measures the reduction in carrying liability over the next twelve schedule months after the entered reporting month. It is not a formal financial-statement classification or posting instruction.

Framework, contract scope, lease and non-lease components, commencement, term, options, elections, discount-rate determination, useful life, impairment, foreign currency, modification treatment, tax, disclosure and journal entries remain user and qualified adviser judgments. Remeasurement scenarios preserve the baseline and calculate only a planning delta from the entered event month, remaining level payments and revised rate. Source coverage measures whether payment and policy evidence fields have a document, exact reference and user-confirmed verification; it does not prove accounting compliance or authorization to post.

Rent schedule and invoice audit

The Rent Schedule & Invoice Audit compares user-entered expected net charges with invoice and credit-note lines allocated across their inclusive entered service months. Expected rules are evaluated by category and month. Credit-note lines reduce invoiced net charges; stated subtotal, tax and total are checked separately from contractual variance; and entered payment is used only for outstanding and ageing indicators.

Documentary prompts use the current CRA $100 and $500 invoice-information thresholds, while entered tax arithmetic uses only the tax treatment and rate selected by the user. The tool does not determine place of supply, taxable status, GST/HST or QST treatment, supplier registration, input-tax-credit eligibility, amount legally owing, default, interest, set-off, audit rights, dispute rights, payment approval or accounting treatment. Source and documentary coverage measure entered workflow completeness only.

Rent roll and rollover intelligence

The Rent Roll & Rollover Intelligence workspace calculates current annualized base rent and recoveries from each suite's entered contractual monthly run-rate at the selected as-of month. Physical occupancy divides area in active or holdover suites by the entered property rentable area. Committed suites remain identified separately. Area- and base-rent-weighted remaining lease term use only current entered active or holdover tenancies with valid expiries, and the expiry ladder preserves the actual entered month.

Property planning NOI equals modelled base rent plus recoveries plus entered other income less entered operating expenses. Replacement scenarios start on the entered commencement month or, when omitted, after expiry plus entered downtime; they then apply the entered term, rate, recovery, escalation and free-rent scope. Tenant-improvement capital is replacement area multiplied by the entered allowance per square foot. Commission is the entered percentage multiplied by modelled contractual replacement base rent before free-rent abatement. Both are shown below planning NOI, and cash after leasing capital is reported separately.

Entered mark-to-market is the arithmetic difference between the entered replacement base rate and current contractual base rate. It is not a market-rent opinion. The workspace does not verify leases, tenant identity or credit, determine physical or legal occupancy, establish recoverability, normalize formal NOI, value property, forecast market rent, determine financing or covenant compliance, or provide legal, accounting, tax, appraisal or brokerage advice. Source and scenario coverage are workflow indicators for the entered browser record only.

Leasing pipeline and lease-up forecast

The Leasing Pipeline workspace joins each user-entered opportunity to one entered space record. Active stages use the opportunity-specific probability when present and otherwise use the editable disclosed stage setting. Executed opportunities are always weighted at 100%; lost and declined opportunities are always weighted at 0%. The stage policy is a planning assumption, not an inserted market statistic or measured conversion rate.

For each space and month, raw weighted area is proposed area multiplied by effective probability. When competing active opportunities exceed the entered available area, the engine applies one proportional capacity factor to their weighted area, revenue and commencement capital so the model cannot produce more than one suite of output. This cap does not select a winning prospect or determine divisibility, execution, possession or future occupancy.

Scheduled base rent begins only at the entered expected commencement month and follows the entered repeating or exact lease-month schedule. Recovery growth has its own first month and interval. Free rent begins in its entered lease month and abates base only or both base and recoveries according to the selected scope. Tenant-improvement capital is proposed area multiplied by the entered allowance per square foot. Commission is the entered percentage multiplied by modelled contractual base rent over the term before free-rent abatement. Other capital is added separately, probability weighted, capacity adjusted and posted at commencement. Vacancy carry is the entered annual space amount divided by twelve and multiplied by the weighted unleased share after availability.

Current-stage counts, stage age, inactivity and next-action signals describe only the entered snapshot. The tool does not infer historical conversion or velocity, authority to market, market rent, tenant credit, legal completion, collection, formal NOI, value, financing or covenant compliance, accounting or tax treatment, or professional advice.

Lease amendment and change-control consolidation

The Lease Amendment workspace starts with one user-entered executed-lease baseline and a register of user-entered amendment records. Executed records are included automatically. Draft and under-review records are excluded unless the proposed-scenario toggle is selected; withdrawn and superseded records are always excluded. Included records are ordered by entered effective month, execution date and stable ID. The engine flags same-month records that change the same modelled field instead of silently treating row order as document priority.

Baseline base rent and additional rent are annual dollars per entered rentable square foot and follow the entered first increase, repeat interval or exact lease-month schedule. A revised schedule begins a new model segment at the amendment effective month. Area, expiry, parking and other recurring changes apply prospectively from that month. Entered free rent can begin in a later amendment month and abates base only, base plus additional rent, or all modelled recurring charges for the selected number of months; overlapping concessions do not abate the same charge twice. Landlord contribution reduces, and tenant one-time cost increases, the modelled tenant cash in the entered effective month.

The original and consolidated schedules are compared month by month for up to 360 months. Nominal incremental cash equals the consolidated entered occupancy cost less the original entered baseline. Present value includes incremental cash only at or after the selected as-of month and discounts it using the entered annual rate converted to an equivalent monthly rate. Source coverage requires a document, exact reference, observation date and user-confirmed verification for the baseline and every included amendment. Generated handoffs are category-based routing prompts; they do not update or approve another system.

The workspace does not read or interpret a lease, determine execution, authority, document priority, effective legal date, waiver, notice, electronic delivery, accounting modification, GST/HST, income tax, value, damages or enforceability. Legal, accounting, tax and operational conclusions require the complete source documents, applicable jurisdiction, approved policies and qualified review.

Lease commencement and premises-handover control

The Lease Commencement workspace reads only the project, lease, milestone, deficiency, source, evidence and event-date inputs entered by the user. Five independent workflow gates are evaluated: possession, fixturing, occupancy, rent commencement and business opening. A required milestone is attached only to its selected gates. Passed, complete and expressly waived statuses satisfy the workflow control; not started, in progress, submitted, blocked and not applicable do not. An entered waiver generates a critical review exception unless legal review is marked complete.

A gate is blocked when an attached required milestone is marked blocked or is incomplete after its entered target date, when an open deficiency is attached to that gate, or when an actual later-gate date is entered without the preceding actual event. A gate is ready when every attached required milestone is satisfied and no blocking exception remains. Otherwise it is at risk or not assessed. These labels describe only the entered workflow; they do not determine possession, access rights, substantial completion, code compliance, lawful occupancy, acceptance, waiver, rent commencement or business authority.

Required-milestone readiness is satisfied milestones divided by required milestones. Source coverage requires both an entered source document and exact reference. Completion- evidence coverage requires an evidence reference and a verified or approved state for a satisfied milestone. Overdue status uses calendar-day differences between the entered target and as-of dates. Open deficiency cost and holdback sum only records in open, in- progress or disputed status; closed and deferred records are excluded from those totals. Deferral is an entered workflow status, not a conclusion that work is accepted or no longer owed.

Area reconciliation compares entered lease area with entered confirmed measured area. Entered annual rent impact is the area difference multiplied by the sum of entered annual base- and additional-rent rates. It does not determine the applicable measurement convention, contractual area, proportionate share, rent entitlement, tax or recoveries. Generated CSV, ICS, text and JSON files are convenience exports; the calendar does not deliver notice or verify a date, and generated handoffs do not update or approve another system.

The workspace does not read documents, inspect premises, connect to a permit authority, certify construction, calculate statutory holdback, determine payment or damages, decide legal or accounting commencement, select tax treatment, validate insurance, establish professional reliance or provide legal, code, engineering, accounting, tax, insurance, appraisal, brokerage or project advice. Use the complete executed source, authority- having-jurisdiction records, actual facts, approved policies and qualified review.

Site selection and location intelligence

The Site Selection workspace evaluates only the project, criterion, candidate, observation, source, date and cost inputs entered in the browser. Its nineteen default criteria span property fit, availability, transportation, customer access, labour, infrastructure, planning, environment, resilience and economics. Users can edit the criteria, importance and weights. A critical failure blocks a candidate; a critical unknown, unsupported pass, stale critical source or unsupported availability claim keeps it evidence-insufficient.

Pass, partial and fail assessments score 100, 50 and 0 before user-entered weighting. Unknown and not-applicable observations are excluded from the fit-score denominator, so a missing fact does not create an artificial zero or advantage. Evidence coverage is the weight of known applicable observations divided by all applicable weight. Source coverage separately measures applicable weight with an entered document, reference or URL. Rankings prioritize classification, fit, source coverage and then present-value cost; declined, unavailable and withdrawn candidates are excluded.

Location-adjusted annual cost equals entered annual occupancy cost plus entered annual freight, fleet, labour, utility, tax and fee, insurance, customer-access and other location deltas. Nominal horizon cost applies that recurring case for the entered years, adds one-time and end-of-horizon cost and subtracts entered incentive credit. Present value discounts the monthly recurring cost across the same horizon and separately discounts the end cost. The model does not infer escalation, tax, incentive eligibility, future performance or market values.

Tourbook import preserves candidate and source context but does not upgrade area, asking cost or availability beyond the entered evidence. Due Diligence handoff appends criterion records as unverified. The workspace does not search listings, verify facts, map travel time, forecast labour or freight, establish lawful use, approve a location, appraise property or recommend a transaction.

Tenant RFP and landlord-proposal intake

The Tenant RFP workspace applies twenty editable requirement controls across eight disciplines and fourteen structured commercial-term states. Each recipient keeps its own premises identity, invitation state, authority source and availability source. Each response keeps its own received date, version, complete source reference, validity date, qualifications and requirement-answer ledger. Imports from Space Requirements, Tourbook and Site Selection preserve the entered planning and source state; they do not create an invitation, prove authority or confirm availability.

Pass, partial and fail answers score 100, 50 and 0 before entered weighting. Unknown and not-applicable answers are excluded from the weighted-fit denominator. Unknown answers reduce answer coverage, while answers without an entered source reduce source coverage. Critical failures block promotion and critical unknowns remain evidence-insufficient. Rankings prioritize response classification, requirement fit, source coverage and then modelled present value; price cannot average away a critical failure.

Structured terms distinguish supplied, qualified, not supplied and not applicable. Premises area, commencement, term, base rent, escalation and additional rent must be supported before a response can be handed to the Commercial Lease Analyzer. Response economics can preserve exact base-rent change months, separate additional-rent timing, deferred free rent and proposal-specific recurring costs or included-item values. The analyzer then applies its existing monthly cash-flow methodology to the copied inputs. The handoff does not verify a proposal, resolve a qualification, accept an offer or create a binding agreement.

Lease draft QA and deal-term reconciliation

The Lease Draft QA workspace starts with twenty-six controls drawn from the Clause Intelligence library across six categories: money, term and timing, use and operations, capital and condition, transfer and security, and risk and remedies. Each document passport records the entered type, version, document date, received date, complete source reference and whether the user has designated it as current and confirmed the complete document set outside the workspace. Exactly one current document is required.

Each clause is entered as not reviewed, matching, partially matching, deviated, omitted, new risk or not applicable. Matches, partial matches and deviations score 100, 50 and 0. Omitted and new-risk states also score 0. Not-reviewed and not-applicable controls are excluded from the alignment denominator; not-reviewed controls reduce review coverage. Critical, high and contextual controls carry alignment weights of 4, 2 and 1. A critical open deviation blocks reconciliation regardless of the aggregate alignment score.

Baseline coverage requires an entered target position, source document, exact source reference and user-confirmed source verification. Draft-source coverage requires the comparison to point to the one current draft, an exact clause or schedule reference and an entered language summary. Specialist review coverage counts only the entered completion of required disciplines. These are workflow states, not conclusions about legal equivalence, enforceability, professional approval or signing readiness.

Entered deviation present value equals the entered one-time tenant impact plus the entered annual impact divided into equal monthly amounts and discounted monthly over the entered lease term. Only open deviations are included. The result is directional exception arithmetic, not the full Lease Analyzer, tax treatment, accounting schedule or valuation. Due Diligence handoff writes one unverified lease-document record and one open risk per unresolved deviation; it does not upgrade any source or conclusion.

Municipal approvals and location incentives

The Municipal Approvals workspace applies twenty-four controls across eight disciplines and seven cumulative decision gates: site screening, LOI protection, lease signing, permit application, construction, occupancy and business opening. Each control separately records applicability, workflow status, verification, official-source identifiers, exact source document and reference, authority contact, application number, dates, conditions, owner, reviewer and next action. A submitted application is never treated as approval.

A confirmed-required control counts as complete only when its workflow status is approved, verification is authority-confirmed and a selected authority source, source document and exact source reference are present. A confirmed-not-required or not-applicable control requires a selected source, source document, exact reference and either adviser-reviewed or authority-confirmed verification. Unknown and likely-required states remain incomplete. A critical incomplete control blocks its cumulative gate; high-priority incomplete controls produce attention. Source coverage and completion are calculated separately.

Authority-source freshness compares the entered observed date with the as-of date and the selected stale-after policy. Sources older than the policy are stale; sources beyond 75% of the policy are marked for review. Five dated jurisdiction packs—Calgary, Edmonton, Vancouver, Toronto and Montréal—replace the municipal source ledger, local terminology, control-source mapping and seeded program screens while retaining the same twenty-four questions. Switching packs resets premises, approval conclusions and incentive values; it does not translate a conclusion between cities. Every pack is an official discovery map, not a property-specific conclusion, and must be supplemented with the actual use, plans, issued records and authority decisions.

Incentive records keep potential entered value, user-entered probability-weighted value, conditional decision credit and confirmed decision credit separate. Conditional credit requires an official source, supported qualification verification and accountable approval for scenario inclusion. Confirmed credit additionally requires awarded status, award-executed verification and an exact award document and reference. Future confirmed credit is discounted from its entered recognition date using the entered annual rate. The result is scenario arithmetic, not eligibility, an award, valuation, tax or accounting treatment. Due Diligence handoff writes every control as unverified evidence and creates an open risk for each incomplete critical control.

Leasing Project Command Centre

The command centre applies a fixed ten-stage leasing control architecture from strategy and authority through requirements, market, proposals, LOI, diligence, lease drafting, buildout, commencement and administration. Its seeded workplan contains more than sixty platform controls. User-created tasks remain labelled separately. A stage reports ready only when every task in that stage is complete or not applicable and every evidence-required task is verified or expressly not applicable.

Blocked work and incomplete tasks with entered planning dates before the as-of date block the stage gate. Task completion, evidence status, owner coverage, planning dates and dependencies are calculated separately. The prioritized action queue orders overdue, blocked and critical work before lower-priority or undated work. Missing dependency IDs remain data-integrity issues rather than being ignored.

Specialist-workspace presence means only that the current browser contains data at the named device-local storage key. The command centre does not inspect, score, import or verify that draft. CSV, text, ICS and portable JSON exports reproduce user-entered project controls. Calendar dates are planning reminders only; the workspace does not calculate or send legal notices, interpret documents, verify a property, issue approvals or establish professional reliance.

The browser draft remains the active editing surface. Optional email authentication lets a user deliberately create, load, revise or remove a private cloud project. Each accepted save increments an optimistic revision token; an update based on an older revision is rejected instead of silently overwriting a newer cloud record. Database row-level security assigns owner, editor or viewer access. Owners control invitations and members; editors can read and save shared revisions; viewers can read the shared revision and make a separate owner-controlled copy. Collaborators can remove their own access.

Invitations are bound to a normalized email address, expire after seven days and require a matching authenticated email to accept. The database stores a SHA-256 token hash rather than the raw invitation token. The raw link is shown to the owner when created and is not sent by the platform. Project creation, revision, invitation, acceptance, role-change and removal events are appended by database triggers and displayed to project readers. This event stream is intentionally limited platform history, not a complete audit or evidence record. Cloud use does not continuously synchronize or inspect specialist drafts.

The private document vault is a separate, deliberate file operation available only after a cloud project is created or loaded. Owners and editors request a 15-minute database reservation containing the project, uploader, normalized file name, expected MIME type and byte size. Storage row-level security accepts the object only at that exact reserved path. Finalization checks that the private object exists and that its stored size matches the reservation, then records controlled metadata and a browser-computed SHA-256. The reservation is marked consumed so the path cannot be reused.

Project readers receive 60-second signed download links; only owners and editors may upload, change metadata or remove a file. Files can be linked to a command-centre register item and classified to Strategy, Requirements, Tourbook, LOI, Diligence, Deal Room, Lease, Buildout, Commencement or Administration without changing the specialist tool's local draft. Database events record uploads, metadata changes, removals and signed-link creation. The platform does not scan or interpret the file, infer a review outcome, establish chain of custody or prove that the project record or underlying source is complete, authentic or current.

Commercial lease due diligence and evidence-room gates

The Due Diligence workspace evaluates only the project, evidence, risk, condition, decision, source, reviewer and date inputs entered in the browser. It separates five workflow gates—site screening, LOI protection, lease signing, premises handover and business opening—across fourteen review categories. A control counts as satisfied only when it has an exact source reference, attached evidence and a verified or adviser-confirmed review state. Not-applicable controls require a rationale and verification. Missing, stale, expired, overdue, failed, held and stopped records remain visible rather than being converted into a positive conclusion.

Gate status is determined from entered required controls, critical overdue items, unresolved hold or stop decisions, critical risks and overdue or failed conditions. Source coverage and verification coverage are calculated separately. The calendar, CSV, text and JSON outputs reproduce the entered file and deterministic review signals; they do not deliver notice, create professional reliance or certify a transaction.

The workspace does not search registries, read documents, inspect property, confirm authority, title, planning, code, permits, occupancy, environmental condition, measurement, services, insurance, taxes, construction or legal effect. Confirm the actual transaction with current official sources, the authority having jurisdiction and qualified legal, environmental, engineering, architectural, insurance, tax, accounting and commercial real estate advisers.

Lease security and credit-support packages

The security workbench models only user-entered deposits, prepaid rent, letters of credit, guarantees, indemnities, conditional reductions and landlord exposure items. Nominal face support is reduced by included burn-offs on their entered effective month. Collateral is face support multiplied by the entered collateral percentage; recoverable or creditable collateral is released as support reduces or ends, while unknown treatment remains tied up at the model horizon. The schedule separately calculates entered issuance cost, annual instrument fees and opportunity cost using monthly timing.

Dollarized pros and cons are arithmetic labels for support, liquidity, releases and cost. Landlord exposure is an entered transaction-investment population, not expected loss. Nominal coverage does not measure instrument quality, enforceability, collectability, priority, draw rights, insolvency treatment, damages or recovery. Burn-off conditions, evidence and approvals are control records only; selecting Include in scenario does not establish that a legal condition has been met. The workspace does not perform a credit review, value a guarantee, contact an issuer, hold collateral, deliver notice or replace legal, tax, accounting, privacy or financing advice.

Lease insurance and risk-transfer reconciliation

The insurance workbench reconciles only user-entered lease requirements to evidence that the user explicitly links. A linked record counts toward the entered limit, aggregate, deductible, business-income period or contractual control only when its workflow state is current enough to count, its effective and expiry dates are valid, and the analysis date falls inside that period. Requested, unknown, expired or cancelled records do not count. Limit values from multiple linked records are added arithmetically for issue spotting; that arithmetic does not establish that policies actually stack, coordinate or respond to the same occurrence.

Annual program cost is the sum of entered premium, taxes and fees, broker or administration cost, risk-control cost and landlord program chargeback. Premium change is current entered premium less prior entered premium. Dollarized pros and cons expose only those entered amounts, identified gaps and risk-retention reserve; they are not expected loss, actuarial pricing or a coverage opinion. Certificates, policy references, endorsements, additional-insured status, waivers, primary wording, cross-liability, deductibles, notice rights and broker verification remain evidence and review controls. The workbench does not read a policy, determine coverage, bind insurance, deliver notice, establish compliance or replace advice from qualified insurance, legal, accounting, tax, environmental or technical professionals.

Damage, rent-abatement and business-interruption scenarios

The damage-control workbench builds a month-by-month contract-rent baseline from entered base rent, additional rent and their independent escalation rules. A no-change rule keeps the amount constant. A fixed-percentage rule compounds on the entered first-change month and repeat interval. A fixed-dollar rule adds the entered monthly amount at the same change points. A per-square-foot rule changes the annual rate by the entered dollars per square foot and converts it to monthly rent using the entered area. The reviewed-path rent then applies each entered component's percentage-payable, fixed-monthly or per-square-foot treatment only during its stated month range.

Projected revenue grows from the entered monthly baseline at the entered monthly rate. During the entered interruption and recovery periods, lost revenue is projected revenue less the entered retained-revenue percentage. Lost gross margin is that revenue shortfall multiplied by the entered gross-margin percentage. Continuity cost adds entered temporary premises, other continuity, emergency, termination and replacement-occupancy costs and subtracts entered avoided operating cost. Tenant repair funding uses the midpoint of each included affected-area cost range multiplied by the entered tenant share.

Modelled property, business-income and extra-expense receipts occur only in their entered month and only when that coverage category is marked supported by entered review. The entered deductible is applied to gross modelled recoveries before the net recovery is shown. Incremental cash requirement compares reviewed rent, lost margin, continuity and repair funding, less net modelled insurance, against the contract-rent baseline. Present value discounts those monthly differences at the entered annual rate. These are transparent management scenarios, not safety findings, lease interpretation, rent entitlement, claim valuation, coverage opinion, accounting treatment, tax treatment or legal advice.

Property-tax, assessment and lease-recovery control

The property-tax workbench first normalizes every user-entered annual, supplementary, omitted, amended or revised assessment record. The entered total assessment controls when present; otherwise land, improvement, machinery or equipment and other assessment components are added. A supported review scenario substitutes the entered decided or requested assessment. Each tax row then uses one explicit method: rate per $1,000, percentage of assessment, flat levy or entered actual bill amount. An optional signed direct tax adjustment is added only in the review scenario. These calculations reproduce entered arithmetic; they are not an official assessment or tax bill.

Recoverable rows are allocated using the entered lease share, area fraction, fixed component percentage or direct tenant amount. Excluded rows allocate zero. Only rows marked cap-eligible use the entered fixed-dollar, per-square-foot or annual-growth cap, and only rows marked administration-fee eligible enter the fee base. The explicit GST/HST switch applies the entered rate to recovery after the cap and fee. The engine flags a conflict if that switch is used while the tenant is marked directly liable to the municipality; it does not determine the actual tax treatment.

The tenant target is allocated tax after cap plus the supported entered administration fee and selected sales tax. A review credit is baseline tenant recovery less review- scenario recovery: a positive result models a tenant credit and a negative result models an additional charge. The monthly schedule adds entered estimates, a reconciliation, review credit or charge and supported tenant review cost in the selected months. Every outcome remains a planning scenario until the assessment decision, municipal tax adjustment, lease mechanics, accounting treatment and authorized cash record are verified.

Lease restoration and make-good cost planning

The restoration workbench calculates low, expected and high tenant cost for each included scope item as quantity multiplied by the matching entered unit cost, the selected cost-index schedule at that row’s timing month and the entered tenant share. A repeating percentage schedule compounds at the exact first-change month and repeat interval. A repeating fixed-dollar schedule adds the entered dollars to each low, expected and high unit cost at those same change points. An exact index schedule applies the latest entered cumulative percentage change effective in the analysis month; it does not compound one custom row on the prior row. The output exposes current-cost scope and the entered timing impact separately. It then adds expected general conditions, followed by contingency on expected scope plus general conditions. A negotiated restoration cap limits that build-up only when the user marks its source verified; professional fees, permits, other fixed costs, late-handover cost and business downtime remain outside the cap in this planning model.

Expected cash cost adds those fixed and timing amounts and deducts the entered landlord contribution, salvage or resale recovery and only a source-verified expected deposit credit, never below zero. Low and high cases use the corresponding entered scope cost and the same fixed impacts and counted offsets. Present value discounts the expected cash cost from the entered handover date at the entered annual rate. A cash-settlement comparison is only the entered offer plus entered fees less expected cash cost; it does not determine the scope or legal effect of a release.

Workflow statuses are evidence prompts. Disputed responsibility or an unresolved required landlord election blocks a scope row; missing sources, owners, condition evidence, scope evidence or mature pricing keep it in review. The tool does not interpret a lease, establish damage, provide contractor pricing, confirm environmental condition, approve permits or work, determine holdover liability, establish acceptance or replace legal, construction, engineering, environmental, accounting, tax or other qualified advice.

Lease estoppel, confirmation and SNDA reconciliation

The Estoppel & SNDA workbench compares each user-entered certificate statement with a user-entered lease value and current operating value. Money differences are certificate amount less lease amount and certificate amount less current operating amount; the displayed magnitude is the largest absolute entered difference. The engine never decides which value is legally correct and does not silently resolve a conflict.

Evidence coverage counts the exact lease source and current-evidence fields entered and marked verified for included statements. Document gaps count included records marked missing, draft or unknown, or not verified. A statement remains blocked when a mismatch, unknown, qualification or legal-review state lacks the source, evidence or exception wording needed for a controlled response. Readiness also requires the exact form, delivery mechanics, signing authority, business approval, legal review where required, and the applicable SNDA controls.

A ready-to-sign signal is workflow completeness only. Signed and delivered states are user-entered history and do not prove authority, receipt, reliance, priority, non-disturbance, attornment, lender cure rights or legal effect. The tool does not read a lease, identify the operative document set, prepare a legal opinion, create an estoppel or SNDA, execute a document, deliver notice or replace transaction-specific legal, accounting, tax, financing or other qualified advice.

Lease expiry, holdover and surrender control

The expiry workbench starts on the exact user-entered post-expiry charge date and ends on the earlier of the entered actual possession-return date and scenario end. Days are inclusive. The tool never assumes that expiry, continued occupancy, invoicing, payment or return of keys creates a particular legal status, charge, notice right, waiver or remedy. Those remain explicit source and professional-review controls.

A lease-component charge separately annualizes entered base rent and additional rent and adds entered monthly parking and other recurring cost. The entered multiplier applies only to the component categories selected by the user. Full-month proration counts each touched calendar month; calendar-daily proration allocates monthly amounts by the actual days in that month; annual-365 and annual-360 conventions divide annualized components by the selected denominator. Entered-monthly and entered-daily methods use the stated amount directly. The standard comparison repeats the same period at a 1.00× component charge.

Custom impacts preserve party perspective and cadence. A one-time amount occurs on its exact first date; daily and weekly amounts count occurrences in the occupied period; monthly and every-N-month amounts recur from the entered first date, with N supporting quarterly, annual, five-year or another exact interval. Optional last dates stop a line. Tenant operational impact is entered daily cost from the entered critical move date; landlord downstream impact is entered daily cost from the entered replacement-tenant possession date. Neither is a damage, entitlement, mitigation or recoverability finding.

Surrender completion requires a control to be marked complete with verified evidence and an evidence reference. Source coverage also requires the exact controlling source. Open critical items, incomplete notice mechanics, unreviewed post-expiry payment conduct, unsigned extension terms and inconsistent dates remain visible issues. Exports reproduce entered evidence and deterministic arithmetic only; the tool does not interpret a lease, deliver notice, establish possession, settle a dispute or replace legal, accounting, tax, property-management or other qualified advice.

Commercial rent arrears, default and payment-plan control

The arrears workbench calculates each outstanding charge as the non-negative entered charge amount less counted allocations. Only recovery records dated on or before the entered as-of date count. Cash payments, credits, deposit applications, letter-of-credit proceeds and write-offs remain separately typed, and each allocation points to an explicit charge identifier. Unallocated recovery remains visible instead of being assigned by an assumed oldest-balance rule.

Disputed outstanding is the lesser of remaining charge balance and the entered disputed amount; undisputed outstanding is the remainder. Aging uses whole calendar days from the entered due date to the as-of date and reports current or future, 1–30, 31–60, 61–90 and 91-plus-day buckets. These are administrative calculations only and do not establish debt, default, a withholding or set-off right, or a permitted response.

Optional modelled simple interest accrues on charges marked eligible from each entered interest-start date. For each interval it applies principal × entered annual rate × days ÷ the selected 360-, 365- or 366-day denominator, then reduces principal on each counted allocation date. The user chooses gross or entered-undisputed starting principal. The tool does not determine entitlement, compounding, rate, tax, invoice or dispute treatment.

Cure-period days and the actual deadline are separately entered records. The workbench never calculates notice, cure or remedy dates and does not adjust weekends or holidays. Notice need, source, sent date, delivery method, receipt evidence, legal review and insolvency escalation remain review controls. Payment-plan scheduled amount excludes rows entered as waived; paid amount and remaining plan balance are reported separately without rewriting the original ledger. Exports reproduce entered data and issue flags only—they do not deliver notice, apply cash, post an accounting entry or authorize action.

Deal Room readiness and critical dates

The Deal Room carries one selected proposal into a responsibility checklist and critical-date register. Readiness is based only on task statuses and due dates entered in the workspace: open critical items or overdue work show as blocked, upcoming work shows as needing attention, and ready requires every task to be completed or expressly waived. Lease commencement and modelled expiry come from the selected proposal, LOI dates come from the current draft, and custom milestones remain labelled user-entered. Renewal notice deadlines are never inferred and must be verified against the executed lease before entry.

CSV checklist and ICS calendar exports are convenience copies. The tool does not deliver notices, monitor receipt, satisfy contractual notice provisions or verify any date against source documents.

Commercial Lease Help Navigator routing

The Lease Help Navigator is a deterministic routing and file-building tool. It matches user-selected role, lease stage, urgency, document status and recognizable situations to a maintained catalogue of LeaseCalculator.ca tools, clause explainers and Canadian field guides. A primary workspace receives the highest base score, supporting workspaces receive a lower score, and repeated destinations are combined and ranked. Urgency changes only the display priority of tools; it does not change rights, calculate a deadline or recommend a remedy.

The days-to-event figure is simple calendar subtraction between two exact dates entered by the user. It is not a notice calculation and does not adjust for delivery rules, business days, holidays, deemed receipt, time zones, waiver, amendment or statute. Missing province, incomplete documents, invalid dates, stale saved situations and immediate-action selections remain visible issues. All input is stored in the browser on the user’s device, and exports reproduce the entered facts and deterministic routing result.

Building performance and green-lease economics

The Building Performance workbench annualizes the exact user-entered baseline using 365 divided by the inclusive calendar days in the period. Each resource row preserves its quantity, unit, cost, service dates, data coverage, evidence state, source, energy conversion factor, emissions factor, emissions classification, allocation method and entered tenant share. Site energy is quantity multiplied by the entered GJ-per-unit factor. Entered emissions are quantity multiplied by the entered kg CO2e-per-unit factor. Whole-building site EUI is annualized entered site energy divided by entered gross floor area. The result is not weather-normalized and is not an ENERGY STAR score.

Tenant-allocated cost is entered cost multiplied by the entered tenant-share percentage. It is an arithmetic scenario and does not establish recoverability, entitlement, invoice accuracy or payment responsibility. Source coverage counts resource rows with a source; actual-data coverage counts rows marked actual; factor coverage counts energy rows with a positive conversion factor and factor source. Different physical units are never added to create a data-quality percentage.

Retrofit net capital is non-negative gross capital less the entered incentive or contribution. Landlord and tenant capital are split by the entered landlord percentage; recurring savings are split independently by the entered tenant savings percentage. First-year savings combine entered utility, maintenance and other recurring impacts. Each year’s savings escalate at the entered rate and are discounted at year end using the entered discount rate. NPV is discounted benefits less the applicable capital share; simple payback is net capital divided by positive first-year savings. The model does not verify engineering savings, incentive eligibility, tax, financing, measurement and verification, useful life, residual value, degradation, compliance or lease treatment.

Commercial property acquisition underwriting

The acquisition workbench rebuilds the property one month at a time from the exact user-entered acquisition date through the hold period and a further 12 months used only for forward terminal NOI. Each income and expense row preserves its direction, start and end month, first growth month, growth interval, growth rate, vacancy eligibility and source. Annual amounts are divided by 12. Growth occurs only on the entered first month and every entered interval after it. Vacancy is applied only to income rows explicitly marked vacancy-eligible; expenses are never reduced by an assumed recovery or occupancy relationship.

Initial equity equals purchase price plus entered closing costs, immediate capital and other acquisition cash, less entered loan proceeds. A separately entered GST/HST amount is included in initial cash and, only when the user marks it potentially recoverable, an equal modelled receipt occurs in the exact entered recovery month. The model does not determine whether tax applies, whether an election is available, who must collect or remit, or when any input tax credit or refund is legally available. Provincial land registration, transfer-tax, mutation-duty and similar amounts remain user-entered rather than jurisdiction defaults.

Debt is modelled monthly from entered loan amount, annual nominal rate, amortization, contractual term and interest-only period. Interest-only months pay monthly interest. Amortizing months use a constant monthly payment based on the entered amortization treatment. Any balance remaining in the entered maturity month is shown as a balloon and paid in that month. When maturity occurs before the hold ends, the workbench exposes the resulting funding gap and never invents a refinancing transaction.

Terminal value is the forward 12 months of modelled NOI beginning after the entered hold month divided by the entered exit capitalization rate. Selling costs use either the entered percentage of gross sale value or a fixed entered amount, plus entered exit deductions. Unlevered cash flow includes acquisition cash excluding debt, monthly NOI, capital and net sale proceeds. Levered cash flow includes loan proceeds, debt service, balloon repayment and net sale proceeds after debt. NPV discounts monthly cash flow using the effective monthly rate derived from the entered annual discount rate. IRR is solved from the monthly cash-flow series and annualized; if no sign-changing solution is found, it is reported as unavailable rather than estimated.

Going-in capitalization rate is first-year NOI divided by purchase price. Yield on cost is first-year NOI divided by purchase price, closing costs, immediate capital and other acquisition cash. Debt yield is first-year NOI divided by initial loan proceeds. DSCR is NOI divided by scheduled debt service for each reported period. Break-even occupancy is the entered non-vacancy income required to cover entered operating expenses and debt service divided by entered vacancy-eligible potential income. The 25-cell sensitivity table changes only modelled NOI and exit capitalization rate around the base case. These metrics, issue flags and diligence controls are deterministic scenarios—not an appraisal, market value, financing approval, title opinion, tax conclusion, environmental opinion, engineering review or investment recommendation.

What the tool does not do

It does not read lease documents, verify user-entered lease or building facts, provide title information, or publish proprietary market averages. Proposal and PDF extraction remains disabled — no file is uploaded or analyzed in this version. The output is financial modelling, educational issue spotting and workflow support only, not legal, tax, accounting, insurance, appraisal or brokerage advice.

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