Lease Advisory
Your business does not need to own its real estate to uncover opportunities for value creation. Existing leases can offer ways to release capital, improve occupancy costs, and create greater operational flexibility.
Catch & Release
When your business leases a mission-critical facility, a change in property ownership can create an opportunity to negotiate a lease that better supports your operating and financial goals.
Ascension advises on transactions in which a real estate investor acquires your facility from the existing landlord while your business enters into a new long-term lease. Depending on the transaction, this can reduce rent expense, strengthen long-term occupancy rights, fund facility improvements, or generate proceeds from the difference between the negotiated acquisition price and the investor’s purchase price.
We evaluate the economics, identify suitable investors, and coordinate the property acquisition and new lease so your business can continue operating from the same location.
Purchase Option Execution
Some leases give tenants the right to purchase their facility at a predetermined price. If that price is below what a sale leaseback investor would pay, your business can turn the difference into capital.
Ascension coordinates the purchase from your landlord and the simultaneous sale to a real estate investor. Your business receives the difference between the two prices, less transaction costs, and continues operating in the facility under a new long-term lease.
We manage the investor process and coordinate both transactions with your legal team, aligning the purchase option deadline, diligence, and closing.
Existing Lease Review
Leases negotiated years ago can restrict the decisions your business needs to make today.
Ascension negotiates directly with existing landlords to create greater flexibility. We evaluate the landlord’s investment priorities and structure revised terms that balance those priorities with your business objectives.
Our work can include:
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Separate master leases
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Negotiate site exits
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Revise lease provisions
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Minimize termination payments
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Market Rent Analysis
Understanding how your rent compares with the market and what each location can afford helps you make informed lease decisions.
Ascension prepares market rent reports that compare existing lease rates with recently executed leases and asking rents for properties of similar quality, use, location, and size. This analysis identifies whether your rent is above, below, or in line with the market and provides a basis for negotiations with potential new landlords and renegotiations with existing landlords.
Our occupancy cost assessment evaluates rent relative to each location’s sales and earnings, including rent-to-sales and rent coverage ratios. We benchmark these measures against industry and brand averages to assess affordability, identify locations under financial pressure, and inform decisions about lease terms and site exits.