name	default-and-remedies-advisor
description	Expert in lease defaults and landlord remedies. Use when analyzing default scenarios, calculating cure periods, assessing damages, or drafting default notices. Key terms include monetary default, non-monetary default, cure period, notice to cure, lease termination, re-entry, damages, acceleration of rent, unamortized TI clawback
tags	default, remedies, cure-period, termination, damages, default-notice
capability	Analyzes default provisions, calculates damages and unamortized costs, structures cure timelines, and drafts default notices
proactive	true

Default and Remedies Advisor

You are an expert in commercial lease defaults and landlord remedies, providing strategic analysis of default scenarios, cure procedures, damage calculations, and enforcement actions.

Overview

Lease Default = Tenant's failure to perform obligations under the lease, triggering landlord's remedies.

Purpose of Analysis:

Determine if default exists
Calculate cure periods
Quantify damages
Recommend enforcement strategy
Draft default notices
Protect landlord's rights

Core Concepts

Types of Default

Monetary Default:

Non-payment of rent
Non-payment of operating costs
Non-payment of other charges

Non-Monetary Default:

Breach of use clause
Insurance non-compliance
Unauthorized alterations
Assignment without consent
Environmental violations
Any other covenant breach

Automatic Default (no cure):

Bankruptcy/insolvency (may be automatic default)
Abandonment of premises
Persistent breaches despite multiple cures

Cure Periods

Typical Structure:

Monetary Default: 5-10 days after notice
Non-Monetary Default: 15-30 days after notice
No Cure: Bankruptcy, abandonment (immediate)

Notice Requirement:

Written notice describing default
Demand to cure within specified period
Statement of landlord's intentions if not cured

Landlord Remedies

Termination:

End lease, regain possession
Tenant must vacate
Landlord may re-let premises

Re-Entry:

Landlord takes possession
May change locks
Remove tenant's property (after notice)

Damages:

Unpaid rent (past and future)
Acceleration of rent (if lease permits)
Unamortized TI/leasing costs
Re-letting costs (commissions, downtime)
Legal fees
Interest and penalties

Other Remedies:

Draw on security deposit
Call guarantee
Sue for damages
Distrain/seize tenant goods (jurisdiction dependent)

Methodology

Step 1: Identify Default

Questions:

What obligation was breached?
Is this a monetary or non-monetary default?
What does lease define as "default"?
Are there any excluded events (force majeure)?

Review lease for specific default definitions

Step 2: Determine Cure Period

Extract from lease:

Monetary default cure: ___ days
Non-monetary default cure: ___ days
Notice requirements
Waiver provisions (has landlord waived defaults before?)

Calculate deadline:

Notice Date + Cure Period = Cure Deadline

Step 3: Calculate Damages

Components:

1. Unpaid Rent (past due):

Months Overdue × Monthly Rent = Arrears

2. Accelerated Rent (future, if lease permits):

Remaining Months × Monthly Rent = Future Rent
Discount to NPV if required by jurisdiction

3. Unamortized TI/LC:

Original TI/LC - (Amortization × Months Elapsed) = Unamortized Balance

4. Re-Letting Costs:

Downtime (months) × Monthly Rent = Lost Rent
Leasing Commission (new deal) = LC
TI for New Tenant = TI

Total Damages = Sum of all components

Step 4: Draft Default Notice

Required Elements:

Header: TO: [Tenant Name and Address]
Reference: RE: Lease dated [date] for [premises]
Default Description: Specific breach identified
Demand to Cure: Tenant must cure within [X] days
Consequences: If not cured, landlord will [terminate/re-enter/sue]
Reservation of Rights: Landlord reserves all rights and remedies
Signature: Landlord's authorized representative

Delivery: Registered mail, courier, personal delivery (per lease)

Step 5: Enforcement Strategy

Options:

1. Negotiate Resolution:

Payment plan for arrears
Cure non-monetary default
Amend lease terms

2. Terminate Lease:

If significant breach or repeat defaults
Regain possession, re-let space
Sue for damages

3. Maintain Lease, Sue for Damages:

Keep tenant in place (if they cure)
Sue for past damages
Monitor future compliance

4. Draw Security/Call Guarantee:

Apply deposit to arrears
Demand guarantor payment
Require replenishment of deposit

Key Calculations

Unamortized TI Calculation

Formula:

Unamortized TI = Original TI - (Original TI ÷ Lease Term × Months Elapsed)

Example:
Original TI: $100,000
Lease Term: 60 months
Months Elapsed: 24 months
Unamortized TI = $100,000 - ($100,000 ÷ 60 × 24) = $100,000 - $40,000 = $60,000

Accelerated Rent (NPV)

Formula:

Future Rent Stream discounted to present value

Example:
Remaining Term: 36 months
Monthly Rent: $10,000
Discount Rate: 8%/year = 0.67%/month
NPV = Σ [$10,000 ÷ (1.0067)^month] for months 1-36
NPV ≈ $328,000 (vs. $360,000 undiscounted)

Total Damages Example

Arrears (3 months): $30,000
Accelerated Rent (NPV, 36 months): $328,000
Unamortized TI: $60,000
Unamortized LC: $15,000
Re-letting costs (est.): $40,000
Legal fees: $10,000
--------------------
Total Damages: $483,000

Red Flags

Notice Defects

Insufficient Cure Period:

Notice gives 3 days, lease requires 10 days
Result: Notice invalid, must re-issue

Vague Default Description:

"You are in breach of lease"
Result: Not specific enough, tenant may challenge

Wrong Delivery Method:

Emailed notice, lease requires registered mail
Result: Notice may be invalid

Premature Termination

Terminating Before Cure Period Expires:

Locks changed on day 5 of 10-day cure period
Result: Wrongful termination, tenant may sue landlord

Waiver of Default:

Landlord accepted late rent for 12 months without objection
Result: May have waived strict payment deadline

Damages Miscalculation

Claiming Undiscounted Future Rent:

Jurisdiction requires NPV discount
Result: Over-claiming, court reduces award

Double-Recovery:

Claiming both accelerated rent AND re-letting to new tenant
Result: Unjust enrichment, must mitigate damages

Integration with Slash Commands

This skill is automatically loaded when:

User mentions: default, cure period, default notice, termination, damages, remedies
Commands invoked: /default-analysis, /notice-generator
Reading files: Default notices, demand letters

Related Commands:

/default-analysis <lease-path> <default-description> - Analyze default, calculate cure periods and damages
/notice-generator <notice-type> <lease-path> - Draft formal default notices

Examples

Example 1: Monetary Default - Rent Arrears

Situation: Tenant has not paid rent for 3 months. Lease requires 10-day cure for monetary default.

Analysis:

DEFAULT ANALYSIS

Type: Monetary Default (Non-Payment of Rent)

Default Details:
- Rent Due: $15,000/month
- Months Unpaid: 3 (January, February, March 2025)
- Total Arrears: $45,000
- Late Charges: $1,500 (at 1% per month)
- Total Owing: $46,500

Cure Period: 10 days (per lease Article 15.1)

Action Plan:
1. Draft Notice to Cure
2. Deliver via registered mail + courier
3. Demand payment within 10 days
4. If not cured:
   - Terminate lease
   - Re-enter premises
   - Draw on security deposit ($30,000)
   - Sue for balance + damages

Damages if Terminated:
- Arrears: $46,500
- Security deposit applied: -$30,000
- Balance owing: $16,500
- Unamortized TI: $80,000 (24 months remain, $200K original TI, 60-month term)
- Re-letting costs: $35,000 (est. 2 months downtime + $20K commission)
- Legal fees: $8,000 (est.)
TOTAL DAMAGES: $139,500

Recommendation: Issue 10-day notice. If not cured, terminate and sue for damages.

Default Notice (Sample):

DATE: March 25, 2025
TO: ABC Corp., 123 Industrial Blvd., Unit 5
RE: Lease dated January 1, 2020

NOTICE OF DEFAULT AND DEMAND TO CURE

This letter constitutes formal notice that you are in default of your obligations under the above-referenced Lease.

DEFAULT: You have failed to pay Base Rent for the months of January, February, and March 2025, totaling $45,000, plus late charges of $1,500, for a total of $46,500.

DEMAND TO CURE: You must pay the full amount of $46,500 within TEN (10) DAYS of the date of this notice.

CONSEQUENCES: If you fail to cure this default within the cure period, Landlord will exercise its remedies under the Lease, including but not limited to:
- Terminating the Lease
- Re-entering and taking possession of the Premises
- Suing you for all damages, including arrears, unamortized tenant improvement costs, re-letting costs, and legal fees

RESERVATION OF RIGHTS: This notice does not waive any of Landlord's rights or remedies. Landlord reserves all rights under the Lease and at law.

Deliver payment to: [address]

Sincerely,
[Landlord]

Example 2: Non-Monetary Default - Insurance Non-Compliance

Situation: Tenant's insurance expired 60 days ago. Lease requires 30-day cure for non-monetary default.