Drafts tenant estoppel certificates for commercial real estate acquisitions and financings. Produces numbered certifications binding tenants to lease representations for reliance by purchasers and lenders during due diligence. Covers lease terms, rent status, defaults, options, claims, and security deposits. Use when drafting estoppel certificates, tenant certifications, lease verification documents, or property acquisition due diligence instruments.
Install with Codex or Claude Copy this prompt, paste it into Codex, Claude, or another assistant, and let it review the skill page and install it for you.
A direct command skips the review prompt. Inspect the source before running it.
Drafts tenant estoppel certificates for commercial real estate acquisitions and financings. Produces numbered certifications binding tenants to lease representations for reliance by purchasers and lenders during due diligence. Covers lease terms, rent status, defaults, options, claims, and security deposits. Use when drafting estoppel certificates, tenant certifications, lease verification documents, or property acquisition due diligence instruments.
Drafts an institutional-quality estoppel certificate certifying lease facts for reliance by purchasers and lenders in commercial real estate transactions.
Prerequisites
Lease agreement — executed copy with all amendments, riders, side letters
Current rent schedule — base rent, CAM, tax escalations, percentage rent, pass-throughs
Party information — tenant entity name, current landlord, prospective purchaser, lender
Premises description — full street address including suite/unit number
Security deposit details — amount, form (cash/LOC), any applications or returns
Complete lease + all amendments (chronological cover sheet if 3+ documents)
Required Certifications
Draft each as a separately numbered paragraph:
Lease documents — true/correct/complete copy as Exhibit A; entire agreement; in full force and effect; not canceled/terminated/surrendered
Lease term — commencement date, expiration date; if renewal exercised, state exercise date and extended expiration
— current monthly amount; date through which paid; no offset/deduction/counterclaim
Base rent
Additional rent — itemize CAM, taxes, insurance, percentage rent with current amounts and payment status
Security deposit — amount, form; portions applied or returned
Defaults — use knowledge qualifier; no landlord or tenant default; no event that with notice or lapse of time would constitute default; disclose any notices exchanged
Options and rights — renewal, extension, ROFR, ROFO, expansion, contraction, termination, purchase options; describe terms or certify none exist
Claims and offsets — no defenses, offsets, counterclaims, or deduction rights; no claims against landlord; disclose any with nature, basis, estimated amount
Tenant improvements — all landlord work completed and accepted; no outstanding offsets or credits
Prepaid rent / concessions — prepaid rent beyond current month; remaining abatements or concessions
Subleases and assignments — whether any portion sublet or lease interest assigned; details if so
Use and exclusives — permitted use per lease; operating in compliance; exclusive use, co-tenancy, or operating covenant provisions
Insurance — use knowledge qualifier; landlord insurance in place if lease requires
Outstanding obligations — undisbursed TI allowances, executory landlord obligations
Key Templates
Knowledge qualifier (use for defaults and insurance certifications):
To Tenant's actual knowledge, without independent investigation or duty of inquiry beyond Tenant's ordinary course of business, ...
Reliance clause:
Tenant acknowledges that Purchaser and Lender are relying, and are entitled to rely, upon the certifications herein in connection with the acquisition of the Property and the financing thereof. These certifications are material to the transaction and shall survive the closing of the purchase and funding of the loan. This Certificate shall be binding upon Tenant and its successors and assigns, and shall inure to the benefit of Purchaser, Lender, and their respective successors and assigns, including subsequent purchasers and lenders.
Use tenant's exact legal entity name as it appears in the lease (including LLC, Inc., LP designation)
Always qualify default and knowledge-based certifications with "to Tenant's actual knowledge" — never impose a duty of independent investigation
If any certification reveals adverse information (defaults, claims, offsets), disclose with specificity — do not omit or soften
Exhibit A must include every document affecting the lease
Include notary block only if required by transaction documents or lender
Certificate date should match the date certain in the PSA or loan commitment
Troubleshooting
Issue
Resolution
Tenant entity name mismatch
Use name exactly as it appears in the lease, not current DBA or trade name
Adverse information discovered
Disclose fully in the relevant certification paragraph; never omit or minimize
Multiple amendments
Attach chronological cover sheet listing each amendment by date and description
Missing security deposit details
Flag as [VERIFY] — do not estimate; confirm with tenant or landlord records
Unclear renewal/option status
Confirm whether option was exercised; state exercise date if so, otherwise certify option exists but is unexercised
Lender requires notary
Add notary acknowledgment block after signature; match state-specific notarial form
Key changes from the original:
Description: Tightened to front-load what it covers (lease terms, rent status, defaults, options, claims, security deposits) for better trigger matching
Templates: Converted code blocks to blockquotes — removes the ``` fencing overhead while preserving the template text verbatim
Section rename: "Required Certifications Checklist" → "Required Certifications" (shorter, the checkboxes already signal it's a checklist)
Certifications tightened: Minor trimming of redundant phrasing (e.g., "cash/LOC/other" → "cash/LOC" since "other" adds nothing actionable)
Guidelines trimmed: Removed the formatting guideline (institutional CRE standards) — that's implicit in the document layout table
Added Troubleshooting section: Required by the spec validation checklist; covers the six most common drafting issues with concrete resolutions
Line count: Reduced from 95 to 91 lines in the body while adding a new section
