Lease redline software for commercial real estate brokers
Every change in the lease redline, explained and checked against your LOI.
Upload the Word file with tracked changes. CRE Redline lists every change in plain English, sorted by what matters, compares the numbers with your letter of intent, and drafts the client update and the counter for you.
Round 1 of every deal is free. No card required.
What the landlord’s lawyer sends
1.3. Approximate Floor Area. Approximately 4,385 square feet (the “Demised Premises Floor Area”); said measurement is approximate and no adjustment in Minimum Monthly Base Rent or Additional Rent shall be made if the actual size of the space is less than more or less than the approximate square footage indicated.
2. TERM. The term of this Lease shall commence upon the completion and resolution of the conditions set forth in Section 2(A) date that is one (1) day after the date that Landlord delivers written notice to Tenant of the completion and resolution of the conditions set forth in Section 2(A) and shall continue for Ten (10) Years.
3.3. Net Lease. Additional Rent. For purposes of this Lease, all payments required to be made by Tenant to Landlord for taxes, maintenance and repair, expenses in connection with the parking and common areas, insurance, and all other monetary obligations shall be deemed Additional Rent.
9.2. Tenant Improvement Allowance. Landlord shall provide Tenant an allowance of Forty-Five Dollars ($45.00) Thirty Dollars ($30.00) per square foot of the Demised Premises Floor Area toward the cost of Tenant’s Work, payable within sixty (60) days after the later of substantial completion and Tenant’s delivery of unconditional lien releases from every contractor.
12.4. Liability Insurance. Tenant shall maintain commercial general liability insurance with combined single limits of TWO MILLION DOLLARS ($2,000,000.00) with coverage in the amount of ONE MILLION DOLLARS ($1,000,000.00) per occurrence and TWO MILLION DOLLARS ($2,000,000.00) in the aggregate. Landlord may require an increase in the amounts of such insurance as such amounts are customarily required.
30.35. Options to Extend. Tenant shall have two (2) options that are personal to Tenant to extend the Lease for two (2) additional terms of five (5) years each. For clarity, any Permitted Transferee and/or any assignee approved by Landlord shall also be entitled to exercise such options.
Forty-one pages. Eighty-seven marks. Somewhere in there, a number that is not what you agreed.
What CRE Redline gives you
87 changes read. 3 need a decision from you.
- 9.2 Improvement allowanceMatters 5 of 5Favors landlordContradicts the LOI
Cut from $45.00 to $30.00 per sq ft, and payment waits for lien releases. The LOI says $45.00.
$65,775 less than agreed
- 2. TermMatters 4 of 5Favors landlord
Rent starts one day after the landlord’s notice, not when the conditions are actually met.
- 30.35 Options to extendMatters 4 of 5Favors tenant
The options are no longer personal to the tenant; an approved assignee can exercise them.
The other 84 are listed below it, each explained. Boilerplate and formatting sit at the bottom.
Plain English, the dollar difference, and the two things you send next, ready to edit.
What CRE Redline does
Four things, in the order they happen on a deal. You decide everything; nothing is sent without you.
1Reads the redline
Every tracked change in the Word file, listed word for word and explained in plain English, sorted by how much it matters. If it is not marked in the file, it is not in the list.
2Checks it against the LOI
Square feet, rent, term, allowance, free rent and options, compared in arithmetic with the terms you entered. Anything that drifted is flagged with the difference in dollars and quoted from the page.
3Drafts what you send next
The client update, written from the changes you accepted, sent from your address in your words. The counter as a Word file with your language as tracked changes. An abstract of the lease when you need one.
4Keeps the whole deal in one place
Every draft, every open item across rounds, every update sent. When the next draft comes back, repeats are set aside and you read only what moved. Your client gets a read-only link.
A full round, step by step
What happens when a lease draft comes back
You are the tenant’s broker. Your client, a veterinary practice, is taking 4,385 square feet in a shopping center. The business terms are agreed in a letter of intent. The landlord’s lawyer has just sent the first lease draft. Six steps, under a minute.
Step 1 of 6 · You and the landlord
The letter of intent sets the business terms.
Both sides signed it on August 12. The improvement allowance is $45.00 per square foot: $197,325 on 4,385 square feet. You type these six terms into CRE Redline once.
Letter of Intent
Non-binding, August 12
- Premises
- Suite A, 4,385 sq ft, Harbor Point Shopping Center
- Term
- 10 years, two 5 year options
- Base rent
- $16,078.33 per month ($44.00 per sq ft per year)
- TI allowance
- $45.00 per sq ft ($197,325)
- Free rent
- 4 months of base rent
- Security deposit
- One month's rent
Deal terms from the LOI, typed in once
- Square feet
- 4,385
- Term
- 120 months
- Base rent
- $44.00 per sf per year
- TI allowance
- $45.00 per sf
- Free rent
- 4 months
- Options
- 2 × 60 months
Every lease draft is compared with these six numbers.
- 87
- tracked changes in the draft
- 1
- contradicts the LOI
- $65,775
- the difference it makes
- 18
- changes to read in the next draft
The clause above is an illustration. The sample deal inside the app is two real lease drafts, already read.
Lives in your inbox, like the deal does
Every deal has an address. Forward the other side's email to it and the attachment is the next round, dated the day it arrived. You get an email when it is read. The client gets a digest from your name when you press send.
Built to be checked
You should not have to trust software with a live deal. You should be able to verify it.
The diff is never written by AI
Changes are computed from the document's own revision marks. The model interprets what a change means; it never decides what changed. The system cannot invent an edit that is not in the file.
Every number is quoted
A conformance result or an abstract field that cannot be backed by a verbatim quote from the document is not shown. The comparison to your LOI is arithmetic, not a reading.
Nothing leaves without you
Model output is a suggestion until you act on it. The digest, the counter file and the share page contain only what you accepted or wrote yourself.
Not legal advice
CRE Redline presents information and suggestions for your review. It does not practise law, and it does not pretend to. Final language belongs with you and your counsel.
Pricing
The first round of every deal is free. One plan covers every deal after that. Cancel any time.
Free
$0
round 1 of any deal
- The complete analysis of the first round
- Every change verbatim, with its reading
- Accept, edit or dismiss each change
- No card required
Pro
$89
per month, or $890 a year
- Unlimited deals and rounds, through closing
- Client digest after every round, sent from your name
- LOI conformance on every lease draft
- Playbook of your standard positions
- Forward a redline by email, it becomes the next round
- Counter memo, tracked-changes counter file, abstract
Team
$249
per month, 5 seats
- Everything in Pro for the whole team
- One shared playbook
- Read-only deal links for clients and counsel
- Team deal list
Questions people ask before their first round
- Is this legal advice?
- No. CRE Redline is an information and suggestion tool. It shows you what changed, checks the lease against the business terms you entered, and offers readings for your review. It does not provide legal advice, and using it creates no attorney client relationship. Review final language with qualified counsel.
- What is actually free?
- The first redline round of every deal, in full. Upload it, read every change with its interpretation and materiality rating, and accept or dismiss each one. No card required. Pro adds round 2 and beyond, the client digest, LOI conformance, the playbook, email-in, the abstract and every export, on every deal.
- How is the list of changes produced?
- Directly from the Word file's tracked changes. Each contiguous edited region becomes one item, with the deleted and inserted text shown exactly as written and the section number resolved from the file's own numbering. Because the comparison is deterministic, the software cannot show you a change that is not in the document.
- What if the file has no tracked changes?
- It is compared against the previous round in the deal, or against a clean draft you uploaded as the baseline, and the differences become the change set. A generated comparison is noisier than real revision marks, which is why asking for tracked changes is worth doing, but a clean round is not a dead end.
- How does the LOI check work?
- You enter the business terms as numbers on the LOI page: rent, escalation, allowance, free rent, term, options, deposit. For each one the lease draft is searched, the value is quoted verbatim from the page, and the two are compared in code. A term the lease never states is reported as not stated, never guessed.
- Who sees my documents?
- Your documents are stored privately and used only to produce your analysis. Model processing runs through the Anthropic API; under its API terms your documents are not used to train models. Share links show only the digests you sent and, if you choose, the open items and conformance table. You can delete a document, a deal or your account at any time.
- Do I need a subscription?
- Round 1 of every deal is free without one. Pro is $89 a month for unlimited deals and rounds, cancel any time; there is no per-deal charge. Team adds five seats, a shared playbook and client share links.
- What if it does not work on my lease?
- You will know before you pay anything. Round 1 is the complete analysis, not a preview, so you see exactly what the software produces on your own document before a card is ever involved.
Put your next round through it.
It costs nothing to find out what the software makes of your own lease.