Who may sign on behalf of an entity?

The person listed with authority in corporate records or with explicit written authorization should sign. For corporations, include title and evidence of authority; for LLCs, follow operating agreement requirements to show the signer's authority.

Can a head lease be signed electronically?

Yes. Electronic signatures that meet intent, consent, attribution, and record retention requirements are valid under the ESIGN Act (15 U.S.C. §7001) and UETA where adopted; confirm exceptions for specific filings.

Is notarization required for a commercial lease?

Most states accept leases without notarization for enforceability, but notarization is often required for recording or to create a self-proving document; check county recording rules and lender requirements.

What if a sublease lacks landlord consent?

If the head lease prohibits subletting without consent, an unauthorized sublease can expose the head tenant to breach and potential eviction; remedies depend on the lease's default and cure provisions.

How do I amend a signed head lease?

Use a written amendment signed by all parties; specify the amendment effective date and attach it to original lease records. Electronic amendments follow the same ESIGN/UETA validity test.

How should executed leases be stored?

Retain executed originals or certified electronic copies in a secure, tamper-evident system with audit logs and backup; maintain accessibility for the applicable retention period.

Electronic Signature
Templates
Real estate
Commercial Head Lease

Commercial Head Lease

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COMMERCIAL HEAD LEASE

Parties and Recitals

This Commercial Head Lease (the Lease) is made effective as of between Landlord: with mailing address , and Tenant: with mailing address .

Property Identification

Premises Address Parcel / APN Number Legal Description

Term

Lease Term Commencement Date: . Lease Expiration Date: . The initial term is for months, unless extended or earlier terminated as provided herein.

Rent and Financial Terms

Base Rent (Monthly)

Rent is payable in advance on or before the day of each month to Landlord at the address for notices or at such other place designated in writing. A late charge of and interest at shall apply following a grace period of days after written notice of default.

Security Deposit Operating Expenses / Taxes (Triple Net)

Use, Subletting and Assignment

Permitted Use:

Subletting and Assignment: Tenant shall not assign this Lease or sublet the Premises in whole or in part without Landlord's prior written consent, which consent shall not be unreasonably withheld. Landlord's consent is: Required Not Required If consented, Tenant remains primarily liable for all obligations under this Lease.

Maintenance, Repairs and Alterations

Tenant shall, at Tenant's cost, maintain and keep in good order and repair the interior of the Premises. Landlord shall be responsible for structural repairs to the roof, foundation, and external walls, except where damage is caused by Tenant, Tenant's agents, invitees, or contractors. No structural alterations or material improvements shall be made without Landlord's prior written consent. All permitted improvements shall become the property of Landlord at Lease expiration unless otherwise agreed in writing.

Insurance and Liability

Tenant shall obtain and maintain commercial general liability insurance with minimum limits of and shall name Landlord as an additional insured where required. Tenant shall maintain property insurance for Tenant's personal property and leasehold improvements. Evidence of insurance shall be delivered to Landlord prior to occupancy and upon renewal.

Taxes, Utilities and Environmental Compliance

Responsibility for payment of real property taxes and assessments: Tenant Landlord Utilities serving the Premises shall be paid by .

Environmental Compliance: Tenant shall not cause or permit any Hazardous Materials to be brought onto, used, stored, generated, or released on the Premises except in compliance with applicable law. If Tenant discovers a release or condition, Tenant shall promptly notify Landlord and remediate at Tenant's expense as required by law.

Default, Remedies and Termination

An Event of Default includes Tenant's failure to pay rent within days after notice, failure to cure other breaches within days after written notice, or abandonment of the Premises. Upon default, Landlord may pursue all remedies at law or equity including reentry, termination of this Lease, recovery of rent and damages, and securing the Premises.

Estoppel, Subordination and Attornment

Tenant agrees, upon request, to execute commercially reasonable estoppel certificates certifying the status of this Lease. This Lease shall be subordinate to any mortgage or deed of trust now or hereafter placed on the Premises, unless a non-disturbance agreement is executed by the holder of such mortgage in favor of Tenant.

Surrender and Condition

Upon expiration or earlier termination of this Lease, Tenant shall surrender the Premises broom-clean, ordinary wear and tear excepted, and remove Tenant's personal property and trade fixtures as required. Tenant shall repair any damage caused by such removal.

Notices

Landlord Notice Address Tenant Notice Address

Representations and Warranties

Landlord represents that it has the full right and authority to lease the Premises and that, to Landlord's knowledge, no default under any superior agreement exists which would materially impair Tenant's enjoyment of the Premises. Tenant represents that the execution of this Lease will not violate any lease, contract, or law applicable to Tenant.

Miscellaneous Provisions

Governing Law: This Lease shall be governed by the laws of the state in which the Premises are located. The provisions of this Lease constitute the entire agreement between the parties and supersede all prior negotiations and understandings. Any amendment must be in writing and signed by both parties. The prevailing party in any litigation arising under this Lease shall be entitled to recover reasonable attorneys' fees and costs.

Acknowledgment

Each party acknowledges that it has read this Lease, understands its terms, and that each party's signatory is authorized to execute this Lease on behalf of the respective party. Execution of this Lease by electronic signature or facsimile shall be binding to the same extent as an original signature.

Landlord

Printed Name:

By:

Date:

Tenant

Printed Name:

By:

Date:

What a Commercial Head Lease Is and when it applies

A Commercial Head Lease is the principal lease between a property owner (head lessor) and a primary tenant, where that tenant commonly has the right to sublet parts or all of the premises to subtenants. It establishes the head tenant's obligations to the owner—rent, maintenance, insurance, permitted uses, and term—while enabling downstream occupancy arrangements. Head leases are typical for multi-tenant buildings, shopping centers, and build-to-suit arrangements where a master tenant manages occupancy, collects sub-rents, and remains contractually liable to the landlord for performance.

Why a clear Commercial Head Lease matters

A well-drafted head lease allocates financial responsibility, clarifies subletting permissions, sets operating and repair obligations, and reduces disputes between owner, head tenant, and subtenants. It creates enforceable performance standards and risk allocation over the lease term.

Who typically prepares and signs a head lease

Head leases are used by property owners, institutional tenants, brokers, and legal counsel involved in commercial property management and leasing.

Property owners and asset managers who grant occupancy to a head tenant and need clear performance covenants.
Corporate or institutional tenants that will sublease space and require contractual control over subtenant relationships.
Commercial real estate attorneys and leasing brokers who draft, negotiate, and review lease mechanics and risk allocation.

Each party uses the document to enforce rights and obligations; legal review ensures the head lease aligns with property-level financing and regulatory constraints.

Core sections every professional Commercial Head Lease should include

A complete head lease organizes landlord and head tenant obligations, financial terms, permitted uses, and remedies. Clear exhibits and definitions prevent ambiguity when subleases or property changes occur.

Parties and recitals

Identify the head lessor and head tenant by their full legal names, entity types, and addresses; include recitals that describe ownership and the property being leased.

Premises description

Describe the leased space precisely (suite numbers, square footage, parcel ID) and reference exhibits or plans with measurable boundaries to avoid future disputes.

Term and rent

State the lease commencement, expiration, options to renew, base rent schedule, escalation clauses, and acceptable payment methods and timing.

Subletting and assignment

Specify whether, how, and under what consent conditions the head tenant may sublease or assign rights; include notice procedures and landlord approval standards.

Repairs and maintenance

Allocate responsibility for structural repairs, utilities, common area maintenance, and who pays for replacements or capital improvements.

Insurance and indemnity

Describe required insurance types and limits, naming clauses for additional insureds, indemnity scope, and risk-transfer language for third-party claims.

Step-by-step: completing a Commercial Head Lease

Follow these sequential steps to prepare an enforceable head lease, from initial data to final execution and delivery.

01

Gather data: Collect legal names, property details, and exhibits before drafting.
02

Draft core terms: Insert term, rent, use clauses, and sublease rules.
03

Review legal issues: Evaluate financing, zoning, and M&E obligations with counsel.
04

Execute and distribute: Sign, notarize if required, and deliver executed copies to stakeholders.

How to set up a digital signing workflow for a head lease

Define document routing and authentication to match organizational approval hierarchies and any regulatory authentication requirements.

Field	Configuration
Signature Order	Sequential or parallel signer routing
Authentication	Email plus SMS code or identity check
Conditional Fields	Show tenant options only when applicable
Reminders	Automatic reminders and expiration notices

Digital delivery and file formats for head leases

Use platforms that support PDF and DOCX uploads, audit trails, and role-based signer order for reliable execution.

Supported formats: PDF, Word DOCX, and scanned images are acceptable for digital signatures.
Integrations: Connect with CRMs and storage: Salesforce, NetSuite, Google Workspace, Box, Procore.
Authentication: Use SMS codes, email links, or advanced signer verification where required.

Ensure the chosen platform provides a tamper-evident audit trail and secure storage to preserve evidentiary value.

Typical electronic signing flow for a head lease

A standard e-signing workflow reduces turnaround time while capturing the events needed to establish intent and attribution under U.S. law.

Upload document: Add the finalized lease and attach exhibits.
Place fields: Assign sign, date, and initial fields to each party.
Set authentication: Choose email link, SMS, or stronger ID verification.
Execute and archive: Capture certificates and distribute executed copies.

Key dates and typical timelines in a head lease lifecycle

Track milestone dates precisely to avoid rent disputes or missed obligations; timelines below represent common contractual checkpoints.

Effective Date:

Date obligations begin; impacts rent and remedies.

Commencement Date:

Physical possession start date for the head tenant.

Rent Payment Dates:

Monthly or quarterly due dates for rent and NNN charges.

Security Deposit Return:

State-specific return periods typically 30–60 days after lease end.

Notice to Vacate:

Require written notice 30–180 days depending on clause.

Essential information fields required in the lease

Party Names: Full legal entity names

Property ID: Parcel or suite identifier

Term: Start and end dates

Rent: Base amount and schedule

Insurance: Required coverages

Signatures: Dated, printed names

Common drafting and execution pitfalls to avoid

Using informal or trade names instead of legal entity names, which can invalidate obligations and complicate foreclosure or remedies.
Failing to attach or number exhibits (floor plans, tenant allowance schedules), resulting in disagreements over square footage and rent calculations.
Omitting explicit subletting or assignment procedures, which can produce unauthorized occupancies and lender consent disputes.
Not specifying dispute resolution or default cure periods, increasing litigation risk and delaying practical remedies for nonpayment.

Consequences of errors or omissions in a head lease

Voidable terms: Ambiguous clauses can be unenforceable

Financial exposure: Uncapped liabilities trigger large losses

Tenant liability: Head tenant remains liable for subtenant defaults

Recording issues: Incorrect details can prevent county recording

Insurance gaps: Insufficient coverage shifts risk to owner

Regulatory fines: Noncompliance with local rules invites penalties

eSignature pricing and capability snapshot for head-lease workflows

Comparing core price signals and key capabilities helps select a signing platform that matches volume, compliance, and integration needs.

	signNow	DocuSign	Adobe Sign	PandaDoc	HelloSign
Starting Price	$8/user/mo	$15/user/mo	$14/user/mo	$19/user/mo	$15/user/mo
Free Trial	7-day free trial	Varies	Varies	Varies	Varies
Bulk Send	Yes	Yes	Yes	Yes	No
HIPAA Compliant	Yes	Yes	Yes	No	No

Frequently asked questions about Commercial Head Leases

Answers address execution, authority, electronic signing, and common post-execution issues for head leases.

Need help? Contact support

Who may sign on behalf of an entity?
The person listed with authority in corporate records or with explicit written authorization should sign. For corporations, include title and evidence of authority; for LLCs, follow operating agreement requirements to show the signer's authority.
Can a head lease be signed electronically?
Yes. Electronic signatures that meet intent, consent, attribution, and record retention requirements are valid under the ESIGN Act (15 U.S.C. §7001) and UETA where adopted; confirm exceptions for specific filings.
Is notarization required for a commercial lease?
Most states accept leases without notarization for enforceability, but notarization is often required for recording or to create a self-proving document; check county recording rules and lender requirements.
What if a sublease lacks landlord consent?
If the head lease prohibits subletting without consent, an unauthorized sublease can expose the head tenant to breach and potential eviction; remedies depend on the lease's default and cure provisions.
How do I amend a signed head lease?
Use a written amendment signed by all parties; specify the amendment effective date and attach it to original lease records. Electronic amendments follow the same ESIGN/UETA validity test.
How should executed leases be stored?
Retain executed originals or certified electronic copies in a secure, tamper-evident system with audit logs and backup; maintain accessibility for the applicable retention period.

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