Closeout
Read your commercial lease in 5 minutes — before you sign.
Closeout scans or imports your commercial lease and surfaces a single number: how much over market rate you're paying, backed by real comparable transactions. Severity-tagged clause redlines — deal-breakers, major risks, and minor items — each with a plain-English explanation and a suggested counter you can hand to your broker. A shareable negotiation PDF delivers everything in one page.
Closeout
finance
Read your commercial lease in 5 minutes — before you sign
What you get
Closeout was built for exactly this.
The core features that make Closeout different from the generic alternatives.
Scan or import a commercial lease in under a minute — camera page-by-page or PDF from Files
AI clause extraction across nine clause types
rent, escalations, CAM, TI allowance, exclusivity, assignment, personal guaranty, holdover, and surrender
Three-tier severity badges (deal-breaker / major / minor) with plain-English risk explanations and suggested counter language
Market-rate estimate with comp drill-in
$/sqft/yr comparables by metro and property type, source-attributed
Server-rendered negotiation PDF — attorney-shareable, with disclaimer on page 1
Portfolio mode
re-scan annually, option-window alerts 30 days out, multi-property dashboard
A look inside
See it in your hands.
A note from the studio
“The headline number is the product. Everything else — the clause list, the comps, the PDF — exists to support the single figure you'll show your broker: 'you're asking me to pay $X over market for this footprint.' That's the leverage most small-business tenants never had.”
How it works
Three steps. No account. No tracking.
01
Capture your lease
Tap New Review and scan page-by-page with auto edge detection, or import a PDF straight from your Files app. Either way, your original document never leaves a secure upload pipeline — it's processed and discarded within 24 hours.
02
We redline it in minutes
Clause extraction and market-comp matching run on the backend — typically 2–4 minutes for a 60-page lease. You'll see a live progress stepper: extracting clauses, matching comps, drafting redlines.
03
Take the number to your broker
The headline screen shows the single $X/month figure — how much over market this footprint is — with a tap-through to the comp set. Export the full negotiation pack as a branded PDF to share with your broker, attorney, or landlord.
Not shipped yet
Notify me when Closeout ships.
It'll launch at $199 per review. Free tier: headline market-rate estimate and first two clauses — free preview.
One email when it lands on the App Store. No drip sequence.
No spam. No tracking. Email only — unsubscribe with one click.
From the journal
Notes on the practice.
- 01
Personal Guarantee on a Commercial Lease: How One Signature Quietly Undoes the LLC You Formed to Protect Yourself
A personal guarantee on a commercial lease erases the LLC protection you built your business behind. How the clause works, and the levers that limit it.
2026-07-13
7 min read
- 02
Force Majeure Clause in a Commercial Lease: Why 'Acts of God' Almost Never Excuse the Rent
A force majeure clause in a commercial lease almost never excuses rent. Here's the one-sentence carve-out that guts it — and the language that actually protects you.
2026-07-12
7 min read
- 03
Can a Commercial Tenant Withhold Rent for Repairs? Why the Obvious Move Is a Trap
Can a commercial tenant withhold rent for repairs? Almost never — the independent covenants doctrine keeps rent due even when your landlord breaches. Here's what actually works.
2026-07-12
7 min read
- 04
Landlord's Lien in a Commercial Lease: How Your Own Equipment Quietly Becomes Collateral for the Rent
A landlord's lien in a commercial lease can quietly turn your equipment and inventory into collateral for the rent — and block the loan you need. Here's how to spot it.
2026-07-11
7 min read
- 05
Commercial Lease Commencement Date vs. Rent Commencement Date: How a Floating Delivery Date Leaves You Paying Rent on Two Spaces
Commercial lease commencement date vs rent commencement date: why a floating delivery date can leave you paying two rents — and the clause that fixes it.
2026-07-11
7 min read
The dispatch
A dispatch from the studio.
One short letter every few weeks. What we launched, what we cut, what we learned. No tracking pixels. Unsubscribe in one click.
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