Modified Gross Lease (MG Lease): Definition and Rent Calculations

What Is a Modified Gross Lease?

A modified gross lease is a type of real estate rental agreement where the tenant pays base rent at the lease's inception. Still, it takes on a proportional share of some of the other costs associated with the property as well, such as property taxes, utilities, insurance, and maintenance.

Modified gross leases are typically used for commercial spaces such as office buildings with more than one tenant. This type of lease normally falls between a gross lease, where the landlord pays for operating expenses, and a net lease, which passes on property expenses to the tenant.

How a Modified Gross Lease Works

Commercial real estate leases can be categorized by two rent calculation methods: gross and net. The modified gross lease—at times referred to as a modified net lease—is a combination of a gross lease and a net lease.

Modified gross leases are a hybrid of these two leases, as operating expenses are both the landlord's and the tenant's responsibility. With a modified gross lease, the tenant takes over expenses directly related to his or her unit, including unit maintenance and repairs, utilities, and janitorial costs, while the owner/landlord continues to pay for the other operating expenses.

The extent of each party’s responsibility is negotiated in the terms of the lease. Which expenses the tenant is responsible for can vary significantly from property to property, so a prospective tenant must ensure that a modified gross lease clearly defines which expenses are the tenant’s responsibility. For example, under a modified gross lease, a property's tenants may be required to pay their proportional share of an office tower's total heating expense.

Components of a Modified Gross Lease

To summarize the section prior, there are three main components to a modified gross lease:

Rent

In a modified gross lease, rent constitutes the fixed base amount that tenants pay to the landlord for the use of the leased space. This base rent is determined through negotiations and remains constant over the lease term

Operating Expenses

Operating expenses in a modified gross lease encompass the additional costs required for the operation and maintenance of the property. These expenses may include utilities, property insurance, property management fees, and sometimes property taxes. Typically, the landlord covers base operating expenses up to a certain threshold.

Maintenance Costs

Maintenance costs are another part of modified gross leases. They're also often negotiated between the tenant and landlord. These costs include expenses related to the upkeep and repair of common areas, structural components, and sometimes specific elements within the leased space like yards/outdoor spaces. Landlords usually handle major repairs and significant maintenance tasks.

When Modified Gross Leases Are Common

Modified gross leases are common when multiple tenants occupy an office building. In a building with a single meter where the monthly electric bill is $1,000, the cost would be split evenly between the tenants. If there are 10 renters, they each pay $100. Or, each may pay a proportional share of the electric bill based on the percentage of the building’s total square footage that the tenant’s unit occupies. Alternatively, if each unit has its own meter, each tenant pays the exact electrical expense it incurs, whether $50 or $200.

The landlord may generally pay other costs related to the building under a modified gross lease such as taxes and insurance.

Advantages of Modified Gross Leases

One of the primary advantages of modified gross leases is the predictability of rent payments for tenants. The base rent in a modified gross lease remains fixed over the lease term, offering tenants financial stability and ease in budgeting. This fixed rent structure allows tenants to plan their expenses without worrying about unexpected rent increases. It also provides a clear understanding of their monthly financial obligations, making it easier for businesses to manage their cash flow effectively.

Another advantage is the balanced cost-sharing arrangement. Operating expenses such as utilities, property insurance, and property taxes are typically shared between the landlord and the tenant. This means tenants are only responsible for a portion of these variable costs, rather than bearing the entire burden. For landlords, this arrangement ensures that tenants contribute to the property's upkeep and operational costs.

The lease terms to a modified gross lease can be tailored to clearly define which maintenance tasks are the responsibility of the landlord and which are the tenants. Typically, landlords handle major structural repairs and significant maintenance tasks, while tenants take care of minor repairs. Under this type of agreement, tenants benefit from having a well-kept space, while landlords ensure the property's long-term value is preserved.

Finally, modified gross leases can make properties more attractive to a wider range of tenants. The combination of fixed base rent and shared operating expenses can appeal to businesses that need a balance between cost predictability and control over expenses. For landlords, this broader appeal can lead to higher occupancy rates.

Downsides to Modified Gross Leases

A downside of a modified gross lease is the potential for unpredictable costs. While the base rent remains constant, tenants are often responsible for their share of operating expenses and maintenance costs which can fluctuate. This can make it tough to budget for. especially if there are unexpected increases in utilities, property taxes, or significant maintenance issues.

Another downside is the complexity of expense calculations and allocations. Determining the tenant's share of operating expenses and maintenance costs can be complicated and may lead to disputes between tenants and landlords. The process requires transparency and accurate record-keeping to ensure fair distribution of costs.

There are also some challenges in maintenance responsibilities. The division of maintenance tasks between tenants and landlords may not always be clear, leading to disagreements over who is responsible for specific repairs or upkeep. Tenants might feel burdened by the responsibility for certain maintenance tasks, particularly if they believe these should fall under the landlord's responsibility because they are potentially a bigger or more important scope.

Last, the fluctuating nature of shared costs in modified gross leases can actually negatively impact the overall appeal of the property. Prospective tenants might be wary of entering into a lease where they cannot predict their total occupancy costs accurately. Though this could be seen as an advantage (and was listed in the section), it could also be a downside.

Gross and Net Leases

Gross Lease

Under a gross lease, the owner/landlord covers all the property’s operating expenses including real estate taxes, property insurance, structural and exterior maintenance and repairs, common area maintenance and repairs, unit maintenance and repairs, utilities, and janitorial costs.

Landlords who issue gross leases typically calculate a rental amount that covers the cost of rent and other expenses such as utilities, and/or maintenance. The amount payable is normally issued as a flat fee, which the tenant pays to the landlord each month for the exclusive use of the property. This can be beneficial for a tenant because it allows them to budget properly, especially when they have limited resources.

Net Lease

A net lease, on the other hand, is more common in single-tenant buildings and passes the responsibility of property expenses through to the tenant. Net leases are generally used in conjunction with tenants like national restaurant chains.

Many commercial real estate investors who purchase properties, but don't want the aggravation that comes with ownership, tend to use net leases. Because they pass on the costs associated with the building—insurance, maintenance, property taxes—to the tenant through a net lease, most landlords will charge a lower amount of rent.

The Bottom Line

Modified gross leases are rental agreements where the tenant pays base rent at the lease's inception as well as a proportional share of other costs like utilities. A gross lease is where the landlord pays for operating expenses, while a net lease means the tenant takes on the property expenses. Other costs related to the property, such as maintenance and upkeep, are generally the responsibility of the landlord. Modified gross leases are common in the commercial real estate industry, especially office spaces, where there is more than one tenant.