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How CRE Redline works,
step by step.

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. Below it, the same steps at reading pace, with the documents laid out in full.

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 IntentHarbor Point Retail, LLC to Northgate Veterinary Group, PC

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
Agreed · both sides
CRE Redline · Northgate Veterinary · Deal termsentered once

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
Open the sample deal

The clause above is an illustration. The sample deal inside the app is two real lease drafts, already read.

The same steps, slowly

The documents in full

The letter of intent, the clause as the landlord’s lawyer marked it, the flag as you see it, the client update, the counter draft, and the next draft coming back.

  1. Step 1 · you and the landlord

    The letter of intent sets the business terms

    The letter of intent is the business deal: rent, term, allowance, free rent, options. You negotiated it. You enter the same six numbers on the deal, once.

    Letter of Intent, Northgate Veterinary Groupagreed August 12

    The business terms both sides shook on, before any lawyer touched a lease.

    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

  2. Step 2 · landlord's counsel

    The first lease draft arrives with tracked changes

    Forty-one pages, 87 tracked changes. Somewhere in section 9 the allowance you agreed at $45 is now $30, and payment waits for lien releases. Forward the email to your deal's address, or upload the .docx.

    Northgate Lease, Landlord Draft, tracked changes.docxmarks by Landlord Counsel

    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 (the “Tenant Improvement Allowance”) 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.

  3. Step 3 · CRE Redline

    Each change is shown word for word and compared with the LOI

    The change list is read straight out of the file's revision marks, never generated. Each one gets a plain-English reading, a materiality rating, and a check against the LOI number you entered. Accept, edit or dismiss. Nothing enters the record without you.

    CRE Redline · Review round 1change 12 of 87
    9.2. Tenant Improvement Allowance.Materiality 5 of 5Appears to favor landlordDeparts from the LOI
    …an allowance of Forty-Five Dollars ($45.00) Thirty Dollars ($30.00) per square foot… payable within sixty (60) days after… lien releases from every contractor.

    Reading, for your review

    Cuts the allowance from $45.00 to $30.00 per square foot, $65,775 less on 4,385 square feet, and makes payment wait for lien releases from every contractor. The LOI fixed the allowance at $45.00 per square foot.

    Suggested language:Landlord shall provide an allowance of Forty-Five Dollars ($45.00) per square foot… payable within thirty (30) days after substantial completion of Tenant’s Work.

    LOI conformanceLOI: $45.00 per sfLease says: $30.00 per sfDiffers
    AcceptEditDismiss

  4. Step 4 · you, to the client

    You send the client an update, drafted for you

    What changed, what matters, what you propose, composed from what you accepted. You edit it in your words and press Send. It goes out from your name with your reply-to, and a copy sits on the deal.

    Email · Round 1: where the Northgate lease standsfrom Tenant Rep via CRE Redline

    To: dr.patel@northgatevet.com

    What matters

    TI allowance: the LOI set $45.00 per sq ft; the landlord’s draft says $30.00, a $65,775 difference, and delays payment until every contractor signs a lien release.

    What we propose

    Restore the allowance to $45.00 per sq ft per the LOI, paid within 30 days of completion.

    Not included

    One table-of-contents update and 3 cross-reference fixes were set aside.

    Composed from what you accepted. Edited in your words. Nothing is sent until you press Send.

  5. Step 5 · you, to landlord's counsel

    The landlord's lawyer gets the draft back with your changes marked

    Your proposed language goes into the landlord's own Word file as tracked changes under your name. Accept and Reject work in Word. The memo version is there too, for the email.

    Northgate Lease, Tenant Counter.docxmarks by Tenant Rep via CRE Redline

    9.2. Tenant Improvement Allowance.

    Landlord shall provide Tenant an allowance of Thirty Dollars ($30.00) Forty-Five Dollars ($45.00)per square foot of the Demised Premises Floor Area (the “Tenant Improvement Allowance”) 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 thirty (30) days after substantial completion of Tenant’s Work.

  6. Step 6 · landlord's counsel, again

    The next draft comes back and only what moved is read again

    The returned file still carries every mark from round one plus your own edits. Repeats are set aside as carried over, yours are filed as yours, and each open item is reported against the new round: revised, unchanged, or no new marks at all.

    CRE Redline · Round 2 arrives18 new, 58 carried, 10 yours
    9.2. Tenant Improvement AllowanceRevised in round 2now $40.00 per sq ft, 45 days
    14.1. Assignment to affiliatesNo new marks in round 2accepted, or ignored. Worth a call.
    4.3. Abated rent clawbackUnchanged in round 2same mark as round 1

    A returned redline still carries last round’s marks and your own edits. Repeats are set aside, yours are filed as yours, and the queue holds only the 18 changes that moved.

Who does what

The software reads, sorts, checks and drafts. You decide. Counsel drafts the lease and gives the advice.

PersonSoftware
Reads the marks out of the Word file—CRE Redline
Sets aside repeats and your own edits—CRE Redline
Explains each change and rates materiality—CRE Redline, as a suggestion
Checks each number against the LOI—CRE Redline, in arithmetic
Decides what to accept, edit or dismissYou—
Writes the words the client readsYou, from a draft—
Chooses the counter languageYousuggested, never sent without you
Drafts the leaseCounsel—
Gives legal adviceCounselnever CRE Redline

Try it on the sample deal, or on your own round.

Sign in and open the sample deal to click through both rounds. Or upload your own first round: it is free, no card required.

Open the sample deal