8 Things Every Will County Business Owner Should Know Before Signing a Lease.

Finding the right space for your business is exciting. The location is perfect, you can already picture your customers walking through the door, and you’re ready to sign. But before you pick up the pen, take a step back.

A commercial lease isn’t just “rent.” It’s a legally binding contract that can shape your business’s future—for better or worse. Too many business owners in Will County sign what’s put in front of them, only to discover hidden costs or restrictions later.

Here’s what most people don’t realize: leases are negotiable. You don’t have to accept every clause as written. Whether it’s rent, repairs, or build-outs, you often have room to negotiate terms that better protect your business.

Here are eight things every local business owner should know before signing a commercial lease:

1. Understand the Real Cost of Rent

Not all leases are created equal. Some are straightforward (flat rent each month), while others—like triple net leases (NNN)—require tenants to cover property taxes, insurance, and maintenance. That means your rent check could be hundreds or even thousands more than you expect. Always ask what’s included (and not included) before you commit.

2. Look Closely at the Lease Term

A five- or ten-year lease might give you stability, but it can also tie your hands. What happens if your business grows faster than expected—or if it doesn’t take off like you hoped? Look for renewal options, early termination clauses, or shorter initial terms that give you flexibility.

3. Who Pays for Maintenance, Insurance and Repairs?

When the roof leaks or the HVAC breaks, will you be footing the bill, or is it on the landlord? Many commercial leases shift these costs to tenants, and unexpected expenses can add up quickly.

Insurance is another big one: landlords often require tenants to carry specific types of coverage—such as general liability, property insurance, or even business interruption insurance—and name the landlord as an “additional insured.” These policies can be costly, so you’ll want to know exactly what you’re required to carry before signing.

A local café owner was thrilled to sign her lease, only to learn afterward that she was required to carry a very specific—and very expensive—liability insurance policy, naming the landlord on it. The coverage itself wasn’t unreasonable, but the premium added thousands each year to her operating costs. If she had known ahead of time, she could have budgeted for it—or negotiated with the landlord to share the cost.

Always make sure the lease spells out clearly who is responsible for repairs, replacements, ongoing upkeep, and insurance coverage.

4. Check the Use and Exclusivity Clauses

A use clause tells you what kind of business you’re allowed to operate in the space—and sometimes, it’s more restrictive than you think. On the flip side, an exclusivity clause can work in your favor by preventing the landlord from renting nearby space to a direct competitor. Read these sections carefully so your business isn’t boxed in.

5. Watch Out for Personal Guarantees

Many landlords ask small business owners to personally guarantee the lease. That means if your business can’t pay, they can come after your personal assets. Negotiating these guarantees (or at least limiting them) can protect your family’s finances if the unexpected happens.

6. Build-Outs and Improvements

Most new spaces aren’t “move-in ready.” You may need to add walls, update flooring, or install equipment to make the space work for your business. A build-out clause should clearly state:

• Who pays for the improvements (you, the landlord, or a shared contribution)?

• Who owns the improvements once they’re installed?

• Whether you have to return the space to its original condition when you leave.

A boutique owner signed a lease that allowed her to design a beautiful new interior. She spent thousands on lighting, shelving, and custom flooring—only to find out that when her lease ended, she was responsible for restoring the space to “vanilla box” condition. Not only did she lose her investment, she also had to pay to tear it all down. A few clear build-out provisions could have prevented the loss.

7. Subleasing and Assignment Rights

Life happens—businesses pivot, relocate, or close. If your lease doesn’t allow you to sublease or assign it, you could be stuck paying rent on a space you’re not even using. Negotiating some flexibility here can save you from a major financial headache later.

8. Common Area Maintenance (CAM) Fees

If you’re leasing in a strip mall, office building, or shared plaza, watch for CAM fees. These cover shared costs like landscaping, snow removal, parking lot repairs, and signage. They’re often billed in addition to rent and can rise every year if not capped. Always ask how these fees are calculated and whether there’s a maximum annual increase.

Bottom Line

Your lease should set your business up for success—not saddle you with surprises. And remember: leases are negotiable. From rent to repairs to build-outs, many terms are flexible—you just have to ask (or have someone ask for you).

If you don’t feel comfortable pushing back on your landlord—or you simply don’t want to handle negotiations yourself—I can draft, review and negotiate the lease on your behalf, so you walk away with terms that protect your business, your investment, and your peace of mind.

Next Step: If you’re considering a new lease (or are already reviewing one), call us before you sign. I’ll help you spot red flags, negotiate fairer terms, and make sure your lease sets you up for success. Call the office at 815-443-4767 for a complementary consultation.