Upload the lease. Ask any question, simple or complex. Get a clause-cited answer in under a minute, cross-checked by the Juror (10 parallel responses, outlier removal, 3-agent consensus vote). For any critical clause, click straight through to verify against the original PDF. That is the entire workflow.
First pilot user
Genuinely impressed. It cleanly parsed a 1963 Scottish commercial lease that would have taken a senior surveyor an hour to read carefully.
Grant Woollard, Director · Newsteer Real Estate Advisers · April 2026
A 60-year-old commercial lease in Scots law, scanned from the Registers of Scotland. Heavy black smudging, Latin clause numbering (Primo, Secundo, Tertio), hand-stamps, fading ink. This is probably the hardest commercial lease we've ever processed. A senior surveyor reading it carefully would spend hours on it (Grant generously said "an hour" in the quote above), assuming they were willing to start. Below: the actual input and output from the Newsteer pilot.
1963 commercial lease, Twelve Ritchie Street, West Kilbride. Scanned from the Registers of Scotland. Templeton Ltd. as tenant, registered 15 April 1963.
![A screenshot of the LEASE-iQ Commercial chat interface, returning a clause-cited extraction of the 1963 Scottish lease. The output shows the property address with a [SEC:1.1|PAGE:2] citation tag, title number, and plan reference, with bullet-point structure.](grant-lease-output.jpg)
A clause-cited extraction, in your hands within seconds. Every line carries a citation tag (e.g. [SEC:1.1|PAGE:2]) that links back to the original page. Items not stated in the documents are explicitly named, never guessed at.
This 1963 lease is one of the hardest commercial documents we have ever processed. Smudged photocopy, Latin clause numbering, mixed-date registration, dual-execution, summary-page corrections. In short: almost unreadable.
The Juror found four different dates across registration, the landlord's execution, the tenant's execution, and the summary page. Ten independent responses were generated in parallel and three agents voted on the best answer. They could not agree on which date governs the lease.
So the tool said so. It named every candidate verbatim, gave the page reference for each, and flagged the field for human verification. No confident wrong answer. No averaged-out best guess. Just the truth about what it could and could not determine.
Confidently wrong is the failure mode you actually fear. Flagged uncertainty is the second-best outcome after a correct answer, and the only one that never transfers PI risk to your firm.
The video runs the LEASE-iQ workflow in under a minute and returns clause-cited, statute-anchored output that an asset manager can act on.
One transparency note. The lease in the video is a residential lease, not a commercial one. Residential leases are publicly available from the Land Registry for around £7, so there is no confidentiality issue showing one in a marketing video. Commercial leases typically are not public, so we do not put a real one on a public website. The principles, the workflow, the clause-cited output, the human-in-the-loop verification step are all identical between residential and commercial. The question set differs (rent reviews, break clauses, alienation, dilapidations on the commercial side; service charge, extension premium, RTM on the residential side), the regulatory layer activated by lease type differs, the engine is the same.
Demo runs 90 seconds. No audio narration required.
Rent reviews trigger silently. Break notices fail on a missed condition nobody read. Alienation consents stall on a definition buried in a schedule. Dilapidations exit costs run six figures because the schedule of condition wasn't anchored at lease commencement. The asymmetry: every one of these turns on a clause buried on page 47 of a 60-page lease, and the cost of missing it is paid in cash, not legal fees.
Most leases require a trigger notice. Get the notice wrong, or miss the window, and the rent stays where it was for the next five years. Asset managers running mid-sized portfolios lose review uplift quietly because nobody is watching every lease.
Time-of-the-essence service, vacant possession, condition compliance, no arrears, payment of supplemental rent. Every commercial litigator can name three failed breaks they were instructed to defend. The break clause was always exercisable. The execution wasn't.
FRI leases shift the risk onto the tenant. The schedule of dilapidations at exit is a negotiated document, not an objective one. Without an anchored schedule of condition, photographic evidence, and a clean read of the user, alterations and reinstatement clauses, the tenant pays for what the landlord chooses to claim.
Assignment, underletting, and group-share clauses each have separate procedures and conditions. A delayed consent decision can void a sale or relocation deal. Most occupier teams don't know which conditions are actually contractual versus statutory, and which conditions on consent are likely to be unreasonable.
The Landlord and Tenant Act 1954 Part II security-of-tenure framework and the Arbitration Act 1996 are both in the LEASE-iQ Commercial regulatory layer right now. The Handbook of Rent Review and the Handbook of Business Tenancies are on the roadmap, built from underlying case law and statute since the handbooks themselves are copyrighted. The lease alone does not tell you the answer. The lease against statute does. AI without that context gives a confidently wrong answer.
LEASE-iQ Commercial works the way you'd actually use it. Upload your lease, ask anything in plain English. No template selection, no setup ritual. Below are the six question types that come up most in commercial portfolios. Real questions, not vendor categories. Pick one to see what comes back.
LEASE-iQ Commercial extracts the review trigger date, the review basis (open market, RPI, indexed, fixed uplift), the timing requirements for the landlord's notice, and the tenant's counter-notice rights. It flags whether time is of the essence.
Reads break dates, notice windows, and conditions precedent (vacant possession, no arrears, condition compliance). Generates a break notice checklist tied to the actual lease wording and flags the conditions practitioners most often miss.
Distinguishes the three alienation pathways and the conditions on each. Identifies whether AGA is required, whether surety is needed, what the consent procedure looks like, and which conditions on consent are likely to be unreasonable. Outputs a draft consent application or a draft refusal, depending on which side you're on.
Reads the repair, decoration, alterations, and reinstatement covenants together. Cross-references against any schedule of condition limitation, supersession arguments, and the Dilapidations Protocol. Returns an estimated exposure range with the factual gaps you need to close before the schedule arrives.
Reads the user clause, the alterations regime (absolute, qualified, fully qualified), and any planning overlay. Identifies whether a proposed change of use or fit-out triggers consent, and what conditions a landlord can lawfully impose. Outputs a consent letter or a defence to a refusal.
Identifies what is in the service charge basket, what is excluded, and any caps or carve-outs. Flags clauses where the actual recoverability is narrower than the landlord may claim, and produces a defensible challenge or response position from the lease wording itself.
A commercial portfolio runs on triggers, not documents. Here are the moments when LEASE-iQ Commercial pays back the investment in a single answer.
What is the trigger date, what is the basis, what notice do I need to serve, and is time of the essence?
Calendar entry, draft trigger notice, fallback position if the date passes, time-of-the-essence flag.
Can I break? On what date, with what notice, subject to what conditions, and what kills the notice?
Hard deadline, conditions checklist, draft notice in landlord-acceptable form, the conditions practitioners most often miss flagged for you.
Can they assign? On what conditions? Is AGA required? Which conditions on consent are likely to be reasonable, and which are not?
Procedural map, financial covenant test, draft consent or refusal letter with reasons that survive challenge.
What is the dilapidations exposure, what does the schedule of condition cover, what reinstatement is required, what is the supersession position?
Estimated exposure range, missing factual gaps, defensible negotiating position, draft response to landlord schedule.
Is the cost recoverable under the lease, is it RICS-compliant, are caps applied correctly, are exclusions respected?
Line-by-line audit, recoverability map, draft challenge letter, RICS Code reference points.
What are the lease-level risks across the target's tenants? Which leases have onerous clauses, near-term breaks, or live disputes?
Portfolio-wide abstract, risk-ranked tenant list, calendar of all review and break dates, flagged onerous clauses.
Newsteer Real Estate Advisers is the first UK commercial firm running LEASE-iQ Commercial on real work. The trial started 29 April 2026 and runs for 30 days. Their senior team uses the tool on the leases that actually arrive on their desks. No artificial test cases. No demo theatre.
30 days. Free. Five seats. Your team uses LEASE-iQ Commercial on real work. If you don't get value, we turn it off. That's the entire deal.
At day 30 we ask one question: would you keep it, or would you rather we turned it off? If you'd keep it, we have a commercial conversation anchored on the value you've identified on your own leases. If not, we turn it off and we both learn something. No card collected at any point. No commitment beyond a 30-minute review meeting.
"Genuinely impressed. It cleanly parsed a 1963 Scottish commercial lease that would have taken a senior surveyor an hour to read carefully." Grant Woollard. Director, Newsteer Real Estate Advisers. April 2026.
No training. No fine-tuning. No template ritual. LEASE-iQ reads YOUR lease, every time. Newsteer's senior team got value on day one without any setup work, which is exactly the point.
PDF, scan, or even photograph. The engine OCRs, segments, and parses structure across clauses, schedules, definitions, and any deeds of variation that form part of the lease itself.
Plain English. "What's the rent review trigger date?" or "Walk me through every break notice condition." Multi-question runs supported. Behind the scenes: the Juror runs 10 parallel responses, removes outliers, takes a 3-agent consensus vote, and flags uncertainty rather than guessing.
Every answer cites the exact clause. For anything that matters, click straight through to the original PDF and read the clause yourself. The human verification step stays in your hands. PI risk doesn't transfer.
Generic AI hallucinates clauses. It cites statutes that don't exist. It collapses hierarchical schedules into flat prose and loses the cross-references that change the answer. The cost of a confidently wrong answer in commercial real estate runs to six figures.
LEASE-iQ Commercial runs every output through a seven-layer cross-check. If the layers disagree, you see the disagreement, not a smoothed-over consensus. Ambiguity surfaced is risk reduced.
Reading a 60-page commercial lease line by line is tedious. Senior eyes glaze over by page 30 and miss the schedule-of-condition reference on page 47. LEASE-iQ Commercial does that extraction consistently across every page without fatigue, and surfaces the critical clauses for your review.
Every cited clause is one click from the original PDF. The surveyor, the in-house counsel, the partner sign-off, the expert reviews what matters most against source. That human-in-the-loop validation step is exactly where professional risk lives, and we deliberately keep it with you, not with the tool.
The same architecture sits behind the residential LEASE-iQ deployment at building-trust.uk, where getting a service charge or extension premium wrong is financially disastrous for the leaseholder. Whether that mechanism reduces your firm's professional risk in any given case is a judgment for the firm. We give you the verification step. You bring the expertise.
Worth naming the things sophisticated buyers always wonder, so we can move on.
After the pilot, we agree a per-lease or per-seat rate at the day-30 review, anchored on the time the tool actually saved your team. So you have a reference, here is what the standard alternatives cost.
One to two hours per commercial lease read. £600 to £1,200 per lease before any drafting work begins.
Manual abstract from a commercial real estate paralegal. Two to three day turnaround. Quality varies by provider.
30 days free, no card. After the pilot, per-lease or per-seat pricing, agreed at the day-30 review based on what the tool actually saved you. Rate is fixed for 24 months for the first ten firms.
All prices exclude VAT. Pricing structure for firms 11+ will be published once the first ten paying customers are on board.
Most demos are sales theatre. Ours isn't. We send you a login within one working day. You upload one of your own commercial leases, ask the question you've actually been wrestling with, see the answer in your hands within minutes. If LEASE-iQ Commercial earns a place in your workflow, we talk pilot. If it doesn't, you've lost twenty minutes.