Lease Calculator

Generating and Editing the Schedule

Click Generate Schedule once all variables are entered. If any variable is changed afterward, click Generate Schedule again to refresh the table.

The generated schedule can be manually edited to reflect custom rent changes. Clicking a field allows direct entry; related fields update automatically.

Click Save & Go Back to return to the Deal Profile.

Rent Schedule Table — Column Definitions

Values in the Rate per SF, Total Lease, and Gross Commission columns are not rounded during calculation but display rounded to cents. Rounding occurs on the total row only.

Handling a Lease Expansion

Use the Lease Expansion toggle when a tenant takes on additional square footage partway through the lease term, and that additional space carries its own square footage and commission rate.

Before you start: Link the deal to the property and select the applicable space. The space's square footage becomes the base SF for the original premises. Expansion square footage is then entered separately in the rent schedule, so the two are tracked independently rather than combined into a single figure.

Steps:

1. On the Deal Profile, link the property and select the space from the listing or property.
2. Complete the Transaction Information section and click Calculate.
3. In the Lease Calculator, enable the Lease Expansion toggle. A Square Footage column appears in the rent table.
4. Enter your lease variables and click Generate Schedule.
5. Beneath the rent line where the expansion begins, click to add an Expansion row. Expansion rows are highlighted in green.
6. In the expansion row, enter the additional Square Footage, Rent per SF, and Commission Rate for that space. Rent per SF and Commission Rate are pre-filled with the parent row's values — override them to apply a different rate to the expansion space.
7. Repeat for each period where the expansion applies, then click Save & Go Back.

Expansion row rules:

• Each expansion row includes Square Footage, Rent per SF, Base Rent, Total Lease, and Commission, using the same months and period as its parent row.
• Only one expansion is allowed per rent line.
• If Square Footage is entered in the first expansion row while all others are blank, the value auto-populates to all other expansion rows. This applies to the first row only.
• The Effective Rate calculation includes expansion values.
• Invoice Preview and the Invoice PDF include expansion data when this toggle is active.

Separating commission rates: Because the Commission Rate is editable per expansion row independently of the parent row, this is the mechanism for applying a different rep fee to expansion space than to the original premises — for example, a full rate on the original square footage and a reduced rate on the expansion.

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Lease Toggles

Amortize Free Rent When ON, free rent (months or dollar amount) is distributed equally across all periods. When OFF, the free rent value is added to the last period of the term. 

Exclude ARI from Commission When ON, commission is calculated based on the Base Rent in the first row only, excluding any Annual % Increase. Applies to both House and Outside Commissions. This toggle is disabled if Base Rent or ARI is blank.

Lease Expansion For deals where square footage increases during the lease term. When ON, a Square Footage column appears in the rent table and an Expansion row can be added beneath each rent line.

• Expansion row includes: Square Footage, Rent per SF, Base Rent, Total Lease, and Commission (same months and period as the parent row).
• Rent per SF and Commission Rate are pre-filled with default values.
• Expansion rows are highlighted in green.
• Only one expansion per rent line is allowed.
• If Square Footage is entered in the first expansion row while all others are blank, the value auto-populates to all other expansion rows. This only applies to the first row.
• Effective Rate calculation includes expansion values.
• Invoice Preview and Invoice PDF include expansion data when this toggle is active.

Include Expenses in Calculation Available for all lease types. Enables an Expense Stop value to be factored into rent and commission calculations. Note: Changing the lease type from Direct-New to any other type removes expenses from calculations.

When enabled, the following fields become available:

Adjustment

To accommodate unplanned changes to commission calculations, click Add Adjustment next to the Add Rent button on the Rent Schedule page. This adds a row below the entire schedule with a description field and an input for a positive or negative $ or % amount. Adjustments recalculate the total gross commission but do not affect lease amounts or effective rates.

Note: Adjustments, like all rent schedule edits, cannot be made after at least one payment has been received.

Print Rent Schedule on Invoice Defaults to Yes. When set to No, the rent grid is excluded from the invoice PDF. This setting can be changed regardless of deal status.

Commission Calculation Notes

• If Commission is set to 0 on the Lease Calculation screen, House Gross and Broker Commission are calculated based on the Rep Fee % on the Deal Profile.
• If Commission is greater than 0, the House Gross equals the Commission value and is used to generate internal broker commissions.
• Once commission is generated and saved, the Rep Fee inputs on the Deal Profile are disabled.
• The Brokers Who Share the Commission section splits the total commission between all participating brokers based on their Rep Fee %.

Points to Note

• • If Amortize Rent is OFF, the Rent Abatement value is added to the end of the lease.
  • If the rent schedule is created manually or modified after generation, lease variables must be updated manually as well.