Lease management for multi-unit operators
$1 a lease a month.
Know what they say.
Send the signed PDFs. Where a lease contradicts itself, you see both clauses quoted — Kite does not guess.
No setup fee, no minimum. Keep whatever you use today.
Kite· Contracts05 · The morningThe renewal notice window at WST-3120 closes in 8 days
Give notice, or the option lapses
$1 per lease
The landlord billed $3,412.40 more CAM than the lease allows
Admin fee charged on taxes and insurance, which §7.4 excludes
needs your bills · full back office
Operators of these brands run their back office on Kite
Alloy Fitness
Cost Cutters
Why the reading holds up
Every abstract looks certain. This one tells you when it isn’t.
Anything can hold your leases and remind you of a date. What matters is what happened where the document was unclear — and you usually find that out in a landlord's letter, years later.
01
It shows you where it is unsure
When the notice window in §2.2 and the one in Exhibit D disagree, you see both, quoted, and you decide. The model gets no casting vote on a number you will have to defend.
02
It stops rather than invent
An index-linked step whose index has not published yet stays pending, naming what it is waiting for. Nothing is estimated into the gap to make the schedule look finished.
03
It reads the document, not a form
The signed PDF goes in as it left the lawyer. Nothing depends on what a previous abstractor typed into a field, or on whether they were having a good week.
04
Every number keeps its clause
The page, the section and the sentence stay attached to the figure — so the one time you argue with a landlord, the citation is already there.
With the lease alone · $1 per lease per month
Everything the lease already says, read once and tracked.
A signed PDF goes in. A schedule, a set of terms and a calendar come out, each number carrying the clause it was read from.
Base rent, however it is written
A flat monthly amount, or a rate per square foot — including whether that rate is per year or per month, a twelvefold difference.
Escalations of every shape
A fixed percentage, compounding or on the original rate. A step table. A one-time bump. An index-linked clause with its floor and its ceiling.
Percentage rent, and what counts as a sale
The rate, the breakpoint and whether it is stated or natural — and the lease’s own definition of gross sales, quoted, with whatever it excludes. That definition is the whole argument later.
CAM, tax and insurance
The monthly estimates billed on account, the administrative fee and what it may be charged on, and what the reconciliation clause actually promises.
Free rent, and the dates it hangs off
Months waived at commencement, whole or partial, plus the commencement, expiry and delivery dates the rest of the schedule is measured from.
Renewal options and notice windows
Each option, the term it grants, the notice it needs and the conditions attached. Give notice late and the option is generally gone.
With the full back office · $350 per location per month
The same lease, checked against the money.
Whether you crossed a breakpoint depends on what you sold. Whether a CAM bill is right depends on what the landlord charged. Both are books problems — which is why this is the lease half of an accounting service, not a lease product.
01
Percentage rent, computed
Against real sales from your register, period by period, with the cumulative breakpoint trued up as the year runs — and your lease’s own definition of gross sales quoted beside the figure, so any exclusion it names is checked before the charge is confirmed.
02
CAM, reconciled
The landlord’s year-end statement checked line by line against what the lease allows, including whether the admin fee was charged on things the lease excludes.
03
Rent, on the balance sheet
The right-of-use asset, the liability and the schedule that unwinds them under ASC 842 — drafted at month end, remeasured on amendment.
If your leases already live somewhere
Nothing to move. Nothing to rip out.
You should not have to move a portfolio to find out whether this reads a lease better than what you have. Keep your system and send three of the awkward ones.
Run it beside what you have
Not a migration. Whatever holds your leases keeps holding them; you compare two readings of documents you know well.
Start with three, not the portfolio
Send the awkward ones — the CPI clause, the one whose exhibit contradicts the body, the one nobody can find the amendment for.
Leave whenever you like
No setup fee, no minimum, no tier to move up, nothing to disconnect.
How this fits Kite
This is Kite, starting with the lease.
Kite reads franchise agreements the same way — royalty, ad fund, every number cited to its clause. When you’re ready, the same account moves into the full back office at $350 per location per month. Nothing starts over.
Questions
Questions before you send a lease.
How does a lease get to you?
As a PDF of the signed lease. Reading starts on upload, and every number carries the page and clause it came from.
We already use a lease-management tool. Why add this?
Keep it. This runs alongside anything, and at a dollar a lease you can decide on evidence instead of on a demo. Two differences are worth that dollar: the reading tells you where it is unsure, and the terms can later be checked against what you sold and what the landlord billed — which live in your books, the other half of what Kite is.
Why is it only a dollar?
Because it is a door. Kite is an accounting service priced per location per month, and lease reading is the part that needs nothing from you but a document — so it is priced where trying it needs no defending. If it never goes further than leases, the price does not change.
What about the lease between our property company and our operating company?
Kite models a group of entities rather than a single company, so a lease between two of your own is not a special case — as long as it is written down. Knowing which of yours never were is worth something on its own.
Do you handle lease accounting under ASC 842?
Yes, with the full back office. A new lease is measured from commencement, so an auditor can re-perform the figure; one already on your balance sheet is brought across from the schedule your CPA signed, so the two agree. Kite carries the right-of-use asset, the liability and the schedule that unwinds them, classifies the lease, remeasures on amendment and produces the note. Fixed payments enter the liability; CAM, tax and insurance that vary with the landlord’s actual costs stay variable expense.
We're already a Kite customer. Do we need this too?
No — contracts, including leases, are already part of the per-location service. This is for locations not yet on the full service.
How is "per lease" counted?
Every lease you connect counts as one, real estate or equipment. Most locations are a single lease; some carry more.
Send us three leases.
Tell us how many locations the leases cover. A person replies within one business day with how to send them.