Tools
Lease tools that do the math
Work out the real monthly cost of a space, see when to start on your renewal, and get a rough steer on whether to renew or move.
Calculators and checklists
- Buying
BC Property Transfer Tax calculator
Property transfer tax in BC is 1% on the first $200,000, 2% up to $2 million and 3% above that, plus another 2% on residential value over $3 million.
Open the tool - Buying
GST on commercial property and leases
Commercial property sales and commercial rent in Canada are usually taxable for GST at 5%.
Open the tool - Leasing
Total occupancy cost
The advertised rent is only part of what a commercial space costs.
Open the tool - Leasing
Space size estimator
A rough answer: most offices need 150 to 250 usable square feet per person, restaurants 30 to 40 per seat including the kitchen, and warehouses 25 to 35 per floor pallet position.
Open the tool - Leasing
Rent-to-sales check
A quick check landlords and lenders use: total occupancy cost divided by sales.
Open the tool - Buying
Lease vs buy
Owning usually wins over longer holds if the value grows and you have the down payment.
Open the tool - Buying
Cap rate, NOI and value
Cap rate is net operating income divided by price.
Open the tool - Leasing
Lease renewal deadline countdown
Most commercial leases with a renewal option need written notice by a set date, often 6 to 12 months before the lease ends.
Open the tool - Leasing
TI allowance and free rent
Two offers with the same face rent can cost very different amounts once you count free months and the tenant improvement allowance.
Open the tool - Selling
Business sale proceeds
Start with the price, then subtract the broker fee, legal and accounting costs, debts paid out at closing, and tax.
Open the tool - Buying
Commercial mortgage payment
Commercial lenders usually want a bigger down payment and a shorter amortization than on a home, and they check that the rent covers the payments.
Open the tool - Leasing
Office and store moving checklist
A typical commercial move takes 6 to 12 months from first search to moving day, longer with a build-out or permits.
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Lease cost, countdown and renew or move
Lease cost calculator
Lease expiry countdown
Lease expiry countdown
When should you start? Pop in your lease end date.
Stays on your device. Nothing is sent anywhere.
The rule of thumb: start 12 to 18 months before your lease ends. Renewal notice deadlines are often 6 to 12 months before the end, and they’re the dates people miss.
Renew or move: a quick check
Renew or move: a quick check
Five quick questions. A rough steer.
Where you’re leaning
Answer the five questions and you’ll get a rough steer here. There’s no wrong answer, and nothing is sent anywhere.
How to use the calculator
Start with the usable area and either the load factor or the rentable area from the listing. Add base rent and the landlord’s estimate of additional rent, both per square foot per year. Then add the term and any incentives from the proposal.
Comparing two spaces
Run each one and compare monthly cost and total over the term, not the advertised rate. For offers with different incentives, compare net effective rent. The guides explain load factor, net effective rent and triple net leases in more detail.
About the countdown
It uses the rule of thumb I use myself: start 12 to 18 months before your lease ends, and expect a renewal notice deadline somewhere around 6 to 12 months before the end. Your lease has the real dates, so use it as a rough guide.
The date stays on your device, and the calendar reminders are a file you download, nothing more.
Go deeper
If you’re looking for more details
How to use the tools
- Lease cost calculator: enter the area, base rent and additional rent to get a monthly and yearly cost.
- Lease expiry countdown: enter your expiry date to see when to start.
- Renew or move: answer a few questions for a rough steer.
They’re for planning only. Bring the numbers to a call and I can check them against the market.
Next step
Send me a real space and I can run the numbers.
Send me the listing or the proposal. I can check the measurements, the additional rent and the terms.