Draft Ground Lease

---
name: draft-ground-lease
task_id: real-estate/draft-ground-lease
description: Guides tenant-side drafting of a long-term commercial ground lease by reconciling economic terms from the governing deal materials and financing documents, addressing leasehold mortgage requirements and environmental constraints, and flagging cross-document issues in a companion memo.
activates_for: [planner, solver, checker]
---

# Skill: Draft Long-Term Commercial Ground Lease for Mixed-Use Development — Tenant Representation

## 1. Subject-matter triage

- Treat the lease as the primary deliverable and the issues memo as secondary; do not let the memo substitute for a fully operative lease form.
- Confirm the scope of the source set before drafting: governing deal terms, title materials, survey/legal description, financing materials, environmental materials, and any authority approving the transaction.
- If the source set contains multiple operative versions of a term, identify the controlling document hierarchy before drafting text.

## 2. Failure modes the skill is correcting

- Drafting from the deal summary alone and missing title exceptions, recorded easements, covenants, or other fee-interest encumbrances that must be addressed in the lease’s permitted-encumbrance and non-disturbance provisions.
- Omitting leasehold-financing protections, including mortgagee notice, cure rights, new-lease rights, and fee-mortgagee non-disturbance, even though a long-term development lease must support construction and permanent financing.
- Leaving environmental allocation vague, which improperly shifts pre-existing conditions to the tenant or fails to carve them out of the tenant indemnity.
- Using a permitted-use clause that is too narrow for the contemplated mixed-use project or a development schedule that conflicts with financing milestones.
- Failing to align construction obligations, default provisions, and reverter mechanics with lender cure periods and force-majeure extensions.
- Not reconciling board or authorization materials with the lease economics and risk allocation, leaving authority defects unflagged.
- Producing an issues memo that lists problems without tie-back to the source documents, responsible party, and recommended fix.

## 3. Legal frameworks / domain conventions that apply

- Ground lease structure: the fee owner leases land for a long term, the tenant develops improvements, and the lease should clearly address ownership, maintenance, casualty, condemnation, and reversion of improvements at expiration.
- Leasehold financing: the lease must expressly permit a leasehold mortgage, define lender notice and cure mechanics, and preserve the mortgagee’s ability to protect the lease through assignment, new lease, or reinstatement rights after termination.
- Fee mortgage interaction: if the fee is encumbered, the tenant needs non-disturbance protections so a fee-level foreclosure does not extinguish the lease absent agreed defaults and notice.
- Environmental allocation: the lease should allocate pre-existing contamination, migration, and regulatory obligations under the common commercial allocation reflected in environmental due diligence and applicable federal and state environmental law.
- Permitted use and development rights: a mixed-use waterfront project requires use language broad enough for the planned improvements, interim construction, signage, access, utilities, and customary ancillary uses.
- Construction risk allocation: the lease should address commencement, completion, force majeure, milestones, approvals, insurance, and consequences of delay in a way that remains financeable.
- Remedies and termination: default, notice, cure, and reverter provisions should be drafted as a coordinated system, not isolated clauses.
- Authority and execution: if the landlord’s approving resolution or organizational authority is limited, the lease should conform to that authority or flag the variance for sign-off.
- General commercial leasing practice: review and harmonize rent, escalation, term, options, use restrictions, assignment, casualty, condemnation, maintenance, and compliance covenants against the transaction materials and financing package.

## 4. Analytical scaffolds

- Start with a deal-term extraction pass: rent, term, escalation, use, milestones, deposits, approvals, options, and any special community or development obligations. Map each extracted term to a lease provision.
- Run a document-comparison pass for every term that appears in more than one source: if a term appears in the deal materials, title, financing, environmental, or authorization documents, reconcile them before drafting the final text.
- Review title materials for each exception, easement, restriction, reservation, and other encumbrance; decide whether it is expressly permitted, needs a landlord covenant, or requires a disclosure in the issues memo.
- Review financing materials for every lender protection requested; translate each protection into operative lease language rather than leaving it in a side letter or memo.
- Review environmental materials for any identified condition, recognized environmental concern, or reporting obligation; draft an express allocation and determine whether the landlord must make a representation, covenant, or indemnity.
- Review the survey and legal description together; if the premises description is inconsistent, resolve the discrepancy before finalizing exhibits.
- Review approvals and authorization materials for conditions, limitations, or required findings; flag any term that exceeds the authority granted.
- For each issue identified, state the source conflict, the affected clause or exhibit, the practical consequence for the tenant, and the proposed drafting resolution.

## 5. Vertical / structural / temporal relationships

- Build the lease as a linked system: defined terms, exhibit references, milestones, cure periods, default triggers, and reverter rights must all point to the same chronology.
- Coordinate construction timing with financing timing so that the commencement, substantial completion, and delivery obligations are realistically achievable.
- Where the lease permits assignment, financing, or casualty/condemnation recovery, preserve the tenant’s development and financing flexibility while keeping the landlord’s consent rights commercially reasonable.
- If multiple parties have overlapping rights in the fee and leasehold, state the priority and interaction of those rights in the lease and any consent documents.
- Treat the reverter as a last-resort remedy and ensure it is preceded by notice, opportunity to cure, lender protection, and any required force-majeure relief.

## 6. Output structure conventions

- Draft the ground lease as a complete, operative agreement with integrated exhibits and schedules commonly needed for a long-term commercial ground lease, including the legal description, development or milestone schedule, insurance requirements, and any mortgagee-consent or recognition form.
- Use industry-conventional sectioning and headings for a transaction document of this type; do not mirror any hidden checklist or rubric labels.
- The lease should read as signable contract text, not as commentary or a summary of terms.
- The issues memo should be a standalone advisory document organized by issue, with a short description, source conflict, impact on the tenant, and recommended fix.
- Include a clear severity designation for each memo issue using a consistent ordinal scale defined once at the start of the memo.
- End the memo with a concise Recommended Actions section that assigns each action to a role and ties it to the next deal milestone or other timing anchor in the source materials.
- Confirm in the drafting workflow that the lease file is complete and non-empty before finalizing the memo, and ensure both deliverables are labeled consistently with the task instructions.