Leasing Manager

Leasing Manager

The Leasing Manager is a key role on the Real Estate & Construction team at HoneyBaked, leading the strategic and transactional side of our portfolio of 200+ company locations. The Leasing Manager serves as the Company's primary landlord contact; negotiates lease renewals, extensions and early terminations; conducts site and market analysis to support renew, relocate, or close decisions; and reviews and negotiates estoppel certificates and subordination, non-disturbance and attornment (SNDA) agreements. Working with Legal, Finance, Operations, Development, and Construction, the role makes sure every lease decision is grounded in market data and store performance and is negotiated on terms that protect the Company and control occupancy costs.

Essential Functions

Lease Renewals & Extensions

• Leads negotiation of lease renewals and extensions across the portfolio, from initial landlord outreach and letter of intent through final execution.
• Builds and manages a rolling renewal pipeline 12 to 24 months ahead of expiration, prioritizing locations by expiration date, store performance, and negotiating leverage.
• Sets the negotiation strategy for each renewal, including target rent, term, option structure, tenant improvement allowance, and landlord work, and secures leadership approval before engaging the landlord.
• Negotiates key retail and QSR lease provisions at renewal, including use and exclusive clauses, co-tenancy, radius restrictions, kick-out and go-dark rights, signage, drive-thru, patio, parking, and venting and grease requirements.
• Drafts and negotiates renewal and extension amendments, side letters, and related documents in partnership with Legal and outside counsel.
• Makes the renew, extend, or exit recommendation on each lease option and delivers option exercise notices ahead of the deadline.

Site Analysis & Market Strategy

• Conducts site and market analysis for existing and prospective locations, including trade area demographics, anchor and co-tenant health, traffic counts, visibility and access, and competitive presence.
• Gathers market rent comparables and broker opinions of value to benchmark current rent and set renewal and relocation targets.
• Evaluates renew, relocate, downsize, or close scenarios with Operations and Finance using sales trends, four-wall profitability, occupancy cost as a percentage of sales, and capital requirements.
• Identifies relocation opportunities within existing trade areas and negotiates relocation terms with current and prospective landlords.
• Conducts site visits to assess property condition, center health, and nearby development that may affect a location's long-term viability.
• Directs tenant-representation brokers on market surveys, site tours, and deal sourcing.

Lease Terminations & Exits

• Negotiates early terminations, lease buyouts, and surrender agreements, including termination fees, surrender dates, and release of future obligations.
• Evaluates and exercises contractual termination, kick-out, and co-tenancy remedies when store performance or center conditions warrant.
• Develops exit strategies for underperforming locations, including assignment, sublease, buyout, or negotiated early termination.
• Negotiates surrender, restoration, and holdover terms at expiration or closure, and coordinates premises turnover with Operations, Facilities, and Construction.
• Prepares and delivers termination and non-renewal notices in compliance with lease requirements.

Estoppels & SNDAs

• Reviews and negotiates estoppel certificates and SNDA agreements requested by landlords, lenders, and purchasers to protect the Company's lease rights and defenses.
• Negotiates qualifications, exceptions, and revisions to landlord and lender forms, including non-disturbance protections, notice and cure rights, and limits on Company representations.
• Identifies landlord defaults, disputed charges, and unfulfilled landlord obligations that must be disclosed or reserved in each certificate.
• Works with Legal and outside counsel on non-standard requests and obtains sign-off from authorized signatories.
• Maintains the Company's standard estoppel and SNDA forms and negotiating positions.

Landlord Relations

• Serves as the Company's primary point of contact for landlords, landlord representatives, property managers, and center management across the portfolio.
• Builds and maintains strong relationships with national and regional landlords, with regular portfolio-level reviews with key landlord partners.
• Leads communication and negotiation with landlords on lease issues, requests, and disputes, and escalates to leadership and Legal as needed.
• Responds to landlord requests for consents, approvals, and information, coordinating input from Operations, Construction, Facilities, and Finance.
• Represents the Company in landlord meetings, site visits, and industry events such as ICSC.

Deal Approval & Reporting

• Prepares deal summaries for leadership approval on each renewal, extension, relocation, and termination, outlining economics, key terms, risks, and recommendations.
• Reports on the transaction pipeline, including upcoming expirations, deals in negotiation, terminations in progress, and results against occupancy cost targets.
• Interprets lease language and explains positions, risks, and recommendations for leadership and non-legal stakeholders.

Supervisory Responsibilities

• No direct reports. Partners with the Lease Administration Specialist, who provides the lease data, critical dates, and financial information used in renewal, termination, and estoppel work.

Experience Requirements

• Minimum 5+ years of retail, restaurant, or QSR real estate experience, with direct responsibility for negotiating lease renewals, extensions, and terminations in a multi-site portfolio
• Proven track record negotiating business and legal lease terms with national and regional landlords and shopping center owners
• Experience conducting site or market analysis, including trade area, demographic, and market rent comparable analysis
• Direct experience negotiating early terminations, lease buyouts, and store exits
• Direct experience reviewing and negotiating estoppel certificates and SNDA agreements
• Working knowledge of commercial lease language, including use and exclusivity, co-tenancy, kick-out, assignment and subletting, holdover, surrender, and default and remedy provisions
• Experience with site analytics and market data tools (e.g., Placer.ai, Esri, CoStar) preferred

Education Requirements

• Bachelor's degree in Real Estate, Finance, Business, or a related field; equivalent experience considered. ICSC designation (e.g., CLS or CRX) a plus.

Knowledge, Skills, and Abilities

• Strong negotiation skills, with the ability to hold firm positions while maintaining long-term landlord relationships
• Ability to analyze deal economics, including occupancy cost, market rent comparables, and renew, relocate, or close scenarios
• Strong financial modeling skills, including lease cash flow, net present value, and occupancy cost comparisons
• Ability to read a market and a site, turning data and field observations into a clear recommendation
• Strong written and verbal communication, including persuasive deal memos and landlord correspondence
• Ability to run multiple concurrent negotiations against firm deadlines
• Proficiency in Microsoft Excel, Word, and PowerPoint

Travel Requirements

Moderate travel (up to 25%) for site visits, market tours, and landlord meetings.

Physical Demands

Most all of the time is spent sitting in the same position or standing/walking. There is some requirement to lift or handle material and/or equipment of moderate weight (up to 50 pounds).

Work Environment

• Works from a desk, in the office or at home.