{"id":22805,"date":"2026-04-30T07:49:18","date_gmt":"2026-04-30T04:49:18","guid":{"rendered":"https:\/\/www.commercialcafe.com\/blog\/?p=22805"},"modified":"2026-05-05T12:17:48","modified_gmt":"2026-05-05T09:17:48","slug":"overview-types-cre-leases","status":"publish","type":"post","link":"https:\/\/www.commercialcafe.com\/blog\/overview-types-cre-leases\/","title":{"rendered":"Overview of the Different Types of Commercial Real Estate Leases"},"content":{"rendered":"<blockquote style=\"background: #f9f9f9; border-left: 10px solid #0bbfeb; padding: 20px; font-style: normal !important;\">\n<h3>Key Takeaways<\/h3>\n<ul style=\"margin: 0; padding-left: 20px;\">\n<li style=\"margin-bottom: 8px;\">Commercial leases fall into six main structures: percentage, single net, double net, triple net (NNN), modified gross (MG), and full-service gross (FSG).<\/li>\n<li style=\"margin-bottom: 8px;\">Each structure shifts a different mix of taxes, insurance, maintenance, and utility costs between landlord and tenant.<\/li>\n<li style=\"margin-bottom: 8px;\">Triple net leases are the most common in retail and industrial properties; full-service gross leases are standard in Class A office buildings.<\/li>\n<li style=\"margin-bottom: 8px;\">Even in gross leases, variable charges are reconciled at year-end through a true-up.<\/li>\n<li style=\"margin-bottom: 0;\">Most lease terms are negotiable, including hybrid structures that don&#8217;t fit neatly into one category.<\/li>\n<\/ul>\n<\/blockquote>\n<p>Commercial leases work very differently from residential ones. Rather than a single standard agreement, they come in several types, each shifting the balance of costs and responsibilities between landlord and tenant in a different way. Understanding which type you&#8217;re dealing with, before you sign, is one of the most practical things a tenant or investor can do.<\/p>\n<p>Here is a breakdown of the main commercial lease types, how they work, and what each side takes on.<\/p>\n<h2>Percentage Lease<\/h2>\n<p>In a <strong>percentage lease<\/strong>, the tenant pays a base rent plus a percentage of their monthly gross sales above a set threshold. This structure is most common in retail settings, including large shopping centers, grocery-anchored centers, and malls, because it ties the landlord&#8217;s income to the tenant&#8217;s performance.<\/p>\n<p><em>Example:<\/em> Base rent is $5,000 per month. The percentage rate is 5% on sales above $50,000. If the tenant brings in $75,000 in sales that month: $5,000 + ($25,000 \u00d7 5%) = $6,250 total rent.<\/p>\n<h2>Net Lease (Single Net)<\/h2>\n<p>The tenant pays base rent plus a proportional share of the building&#8217;s property taxes. The landlord still covers insurance and maintenance. <strong>Single net leases<\/strong> are less common today but do appear in some multi-tenant retail and mixed-use properties.<\/p>\n<p><em>Example:<\/em> Tenant occupies 10% of the building. Base rent is $5,000\/month. Annual property taxes for the building are $10,000. Tenant&#8217;s share: $10,000 \u00f7 12 \u00d7 10% = $83.33\/month. Total: $5,083.33\/month.<\/p>\n<h2>Double Net Lease (NN)<\/h2>\n<p>The tenant pays base rent, a proportional share of property taxes, and a proportional share of the building&#8217;s insurance premiums. The landlord remains responsible for maintenance and structural costs. <strong>Double net leases<\/strong> are frequently found in retail centers and freestanding commercial buildings.<\/p>\n<p><em>Example (continuing above):<\/em> Annual insurance for the building is $2,000. Tenant&#8217;s share: $2,000 \u00f7 12 \u00d7 10% = $16.67\/month. Total: $5,100\/month.<\/p>\n<h2>Triple Net Lease (NNN)<\/h2>\n<p>The most widely used lease type in retail, industrial, and single-tenant investment properties. The tenant pays base rent plus a proportional share of property taxes, insurance, and maintenance costs. Because the tenant absorbs most variable operating expenses, <strong>triple net leases<\/strong> offer landlords predictable income, which is why they are attractive in investment contexts.<\/p>\n<p><em>Example (continuing above):<\/em> Annual maintenance costs are $24,000. Tenant&#8217;s share: $24,000 \u00f7 12 \u00d7 10% = $200\/month. Total: $5,300\/month.<\/p>\n<h2>Modified Gross Lease (MG)<\/h2>\n<p>A middle ground between a net lease and a full-service gross lease. The tenant pays base rent plus certain specified operating expenses, often utilities or a share of property taxes, while the landlord covers the rest. The exact split is negotiated, so terms vary considerably from lease to lease. <strong>Modified gross leases<\/strong> are common in multi-tenant office buildings, where landlords want to pass through some costs without full NNN exposure for tenants.<\/p>\n<p><em>Example:<\/em> Tenant and landlord agree that the tenant will pay base rent of $5,000\/month, plus their own utility costs, while the landlord covers taxes, insurance, and maintenance.<\/p>\n<h2>Full-Service Gross Lease (FSG)<\/h2>\n<p>The tenant pays a single fixed monthly amount and the landlord covers all operating expenses, including taxes, insurance, utilities, maintenance, and often janitorial services. Landlords factor estimated operating costs into the quoted rent, sometimes adding a buffer for variance. <strong>Full-service gross leases<\/strong> are most common in Class A office buildings and are straightforward for tenants who want cost predictability.<\/p>\n<p><em>Example:<\/em> Landlord estimates the tenant&#8217;s share of operating expenses at $300\/month, adds $100 as a buffer, and rolls it into the rent. Tenant pays $5,400\/month, all-in.<\/p>\n<p><strong>A note on true-ups:<\/strong> Even in gross leases, variable charges like taxes, insurance, and maintenance are set at the start of the year based on estimates. At year-end, usually by March of the following year, landlords reconcile the estimated costs against actual expenses. If actual costs were higher, the tenant pays a one-time true-up charge. If lower, the tenant receives a credit.<\/p>\n<p><em>Example:<\/em> Tenant paid $300\/month in estimated variable charges. Actual costs came to $350\/month. True-up charge: ($350 \u2212 $300) \u00d7 12 = $600.<\/p>\n<h2>Comparing Cost Responsibilities Across Lease Types<\/h2>\n<p>The differences between lease types come down to who pays what. The matrix below shows how property taxes, insurance, maintenance, and utilities are typically allocated under each lease type.<\/p>\n<div style=\"border: 1px solid #00adef; border-radius: 8px; overflow: hidden; font-family: sans-serif;\">\n<table style=\"width: 100%; border-collapse: collapse;\">\n<thead>\n<tr style=\"background-color: #1e2d45; color: #ffffff; border-bottom: 2px solid #00adef;\">\n<th style=\"padding: 15px; text-align: left;\">Lease Type<\/th>\n<th style=\"padding: 15px; text-align: center;\">Property Taxes<\/th>\n<th style=\"padding: 15px; text-align: center;\">Insurance<\/th>\n<th style=\"padding: 15px; text-align: center;\">Maintenance<\/th>\n<th style=\"padding: 15px; text-align: center;\">Utilities<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr style=\"background-color: #ffffff; border-bottom: 1px solid #e1e8ed;\">\n<td style=\"padding: 15px; font-weight: bold; color: #1e2d45;\">Single Net (N)<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Tenant<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Landlord<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Landlord<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Landlord<\/td>\n<\/tr>\n<tr style=\"background-color: #f9fbff; border-bottom: 1px solid #e1e8ed;\">\n<td style=\"padding: 15px; font-weight: bold; color: #1e2d45;\">Double Net (NN)<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Tenant<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Tenant<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Landlord<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Landlord<\/td>\n<\/tr>\n<tr style=\"background-color: #ffffff; border-bottom: 1px solid #e1e8ed;\">\n<td style=\"padding: 15px; font-weight: bold; color: #1e2d45;\">Triple Net (NNN)<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Tenant<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Tenant<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Tenant<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Varies<\/td>\n<\/tr>\n<tr style=\"background-color: #f9fbff; border-bottom: 1px solid #e1e8ed;\">\n<td style=\"padding: 15px; font-weight: bold; color: #1e2d45;\">Modified Gross (MG)<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Varies<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Landlord<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Landlord<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Tenant<\/td>\n<\/tr>\n<tr style=\"background-color: #ffffff; border-bottom: 1px solid #e1e8ed;\">\n<td style=\"padding: 15px; font-weight: bold; color: #1e2d45;\">Full-Service Gross (FSG)<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Landlord<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Landlord<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Landlord<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Landlord<\/td>\n<\/tr>\n<tr style=\"background-color: #f9fbff;\">\n<td style=\"padding: 15px; font-weight: bold; color: #1e2d45;\">Percentage<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Varies<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Varies<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Varies<\/td>\n<td style=\"padding: 15px; text-align: center; color: #444;\">Varies<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<p>&nbsp;<\/p>\n<p>Modified gross and percentage leases are the most flexible, with terms negotiated case by case. Triple net and full-service gross are the two extremes: NNN pushes nearly all variable costs to the tenant, while FSG bundles everything into a single rent figure.<\/p>\n<h2>Other Terms to Know<\/h2>\n<p><strong>Base rent<\/strong> is the minimum monthly rent before any variable charges. Some leases keep base rent separate from CAM and other pass-throughs; others roll everything into one figure.<\/p>\n<p><strong>CAM (Common Area Maintenance)<\/strong> charges cover a tenant&#8217;s proportional share of building operating costs: landscaping, lobby security, exterior lighting, property management, taxes, and insurance. CAM is calculated based on the share of rentable space the tenant occupies.<\/p>\n<p><em>Example:<\/em> Tenant leases 1,000 square feet in a 10,000 square-foot building (10% of rentable space). Monthly operating expenses for the property are $3,000. Tenant&#8217;s CAM: $3,000 \u00d7 10% = $300\/month.<\/p>\n<p><strong>Load factor<\/strong> (also called the add-on factor) is used to calculate a tenant&#8217;s rentable square footage from their usable square footage, that is, how much common-area space is attributed to each tenant on top of the space they exclusively occupy.<\/p>\n<p><em>Example:<\/em> A building is 12,000 square feet total. 10,000 is rentable; 2,000 is common area (lobby, elevators, restrooms). Load factor: 12,000 \u00f7 10,000 = 1.2, meaning a tenant&#8217;s rentable square footage is 20% higher than their usable space. The same calculation viewed from the tenant&#8217;s side is called the <a href=\"https:\/\/www.commercialcafe.com\/blog\/loss-factor-commercial-real-estate\/\" target=\"_blank\" rel=\"noopener\">loss factor<\/a>.<\/p>\n<h2>Negotiate from a Position of Knowledge<\/h2>\n<p>Unlike residential leases, commercial agreements are almost always negotiable. The structures above are starting points, not fixed terms. Landlords will often accept hybrids, such as a modified gross structure that shifts only utility costs to the tenant, and market conditions affect how much leverage each side holds.<\/p>\n<p>Before entering any negotiation, it helps to understand how these structures interact with your total occupancy cost. Base rent is only part of the picture: lease type changes <a href=\"https:\/\/www.commercialcafe.com\/blog\/how-to-calculate-commercial-rent\/\" target=\"_blank\" rel=\"noopener\">how rent is calculated<\/a> and what <a href=\"https:\/\/www.commercialcafe.com\/blog\/commercial-lease-insurance\/\" target=\"_blank\" rel=\"noopener\">insurance<\/a> the tenant has to carry, both of which can move the real cost of a deal more than the headline rate suggests.<\/p>\n<hr \/>\n<blockquote style=\"background: #f9f9f9; border-left: 10px solid #0bbfeb; padding: 20px; font-style: normal !important;\">\n<h3>Frequently Asked Questions (FAQ)<\/h3>\n<p style=\"margin-bottom: 20px;\"><strong style=\"color: #000;\">What is the most common type of commercial lease?<\/strong> Triple net (NNN) leases are the most common, particularly in retail, industrial, and single-tenant investment properties. Full-service gross leases dominate in Class A office buildings.<\/p>\n<p style=\"margin-bottom: 20px;\"><strong style=\"color: #000;\">What is the difference between a gross lease and a net lease?<\/strong> In a gross lease, the landlord covers most or all operating expenses and the tenant pays a single fixed amount. In a net lease, the tenant pays base rent plus a proportional share of one or more operating expenses, depending on whether it&#8217;s single net, double net, or triple net.<\/p>\n<p style=\"margin-bottom: 20px;\"><strong style=\"color: #000;\">Are commercial leases negotiable?<\/strong> Yes. Most commercial lease terms are negotiable, including the structure itself. Hybrid arrangements that don&#8217;t fit neatly into one category are common.<\/p>\n<p style=\"margin-bottom: 0;\"><strong style=\"color: #000;\">What is a true-up charge?<\/strong> A true-up is a year-end reconciliation between the estimated operating expenses a tenant has paid and the actual costs incurred. If actual costs were higher, the tenant owes the difference. If lower, the tenant gets a credit.<\/p>\n<\/blockquote>\n<hr \/>\n","protected":false},"excerpt":{"rendered":"<p>Key Takeaways Commercial leases fall into six main structures: percentage, single net, double net, triple net (NNN), modified gross (MG), and full-service gross (FSG). Each structure shifts a different mix of taxes, insurance, maintenance, and utility costs between landlord and tenant. Triple net leases are the most common in retail and industrial properties; full-service gross&hellip;<\/p>\n","protected":false},"author":3163,"featured_media":49178,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_publicize_message":"","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":true,"jetpack_social_options":{"image_generator_settings":{"template":"highway","default_image_id":0,"font":"","enabled":false},"version":2},"_wpas_customize_per_network":false},"categories":[39,2547],"tags":[2725],"class_list":["post-22805","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-office","category-resources","tag-cre-resources","wpautop"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v23.4 (Yoast SEO v24.6) - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Overview of the Different Types of Commercial Real Estate Leases<\/title>\n<meta name=\"description\" content=\"A long-term relationship between landlord and tenant begins with agreeing on a lease that\u2019s beneficial for all parties. Which type works best for you?\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.commercialcafe.com\/blog\/overview-types-cre-leases\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Overview of the Different Types of Commercial Real Estate Leases\" \/>\n<meta property=\"og:description\" content=\"A long-term relationship between landlord and tenant begins with agreeing on a lease that\u2019s beneficial for all parties involved. 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