Beware the “All-In” Rate—Why Simplicity Doesn’t Always Mean Clarity

There’s a trend in commercial leasing right now where landlords advertise “all-in”

rates—one flat number that’s supposed to cover everything. Sounds simple, right?

Until you realize “everything” isn’t always what you think it is.

I recently reviewed a lease for a client looking at a creative office in the city. The listing

said $28 per square foot, “all-in.” But the fine print excluded utilities. And janitorial. And

parking. By the time we tallied everything, the real number was over $35.

That’s not clarity. That’s marketing.

What Tenants Should Watch For in “All-In” Offers:

Is CAM truly included? If so, are there caps on increases?

Are utilities based on metered usage or flat fee?

What about janitorial, snow removal, landscaping, trash?

Are taxes and insurance built in—and if they go up, do you pay more?

We’re not anti-bundle. In fact, flat-rate leases can be great tools if they’re clearly defined

and fairly priced.

At Commercial Investors Group, we break down our lease rate components line by line.

If you want bundled pricing, we’ll structure it transparently. If you prefer to manage

expenses independently, we’ll support that too.

Bottom line: Simplicity is great, but only if it’s honest.

When evaluating lease options, ask for itemized breakdowns. Do side-by-side

comparisons. Ask landlords to show real historicals—not just a brochure number.

The true cost of a lease isn’t what’s on the flyer—it’s what shows up on your P&L every

month.

Don’t settle for surface-level clarity. Dig deeper. Because when you truly understand

what you’re signing, you make better decisions. And better decisions build stronger

businesses.