Lease Event Tracker
Finds the break clause before its window closes
- 8hard rules
- Things it must never do, enforced in every run
- 5handover rules
- Conditions where it stops and gives the work to a person
- 11output fields
- A structured result, not a paragraph you have to re-read
- ≤8steps per run
- Bounded work: at most 6 tool calls, enforced by the runtime
Read-only by design. This agent has no path to sending, spending, publishing or committing anything. Where that limit is the product, removing it would remove the reason to trust the output.
Overview
Commercial leases are full of dated rights, and every one is conditional and unforgiving. A break option can usually only be exercised in a specific window, in a specific form, with rent paid up to date and vacant possession given — and if any condition fails, the break fails and the lease runs to term. A rent review not challenged inside its window is often deemed agreed at the landlord's figure. A service charge cap applies only if the certificate is queried in time.
None of this is hard to manage and it is missed constantly, because leases are signed by one person, filed by another, and the deadlines are three years away when they are created and nobody's job when they arrive. Property systems hold rent and end dates; almost none hold the conditions attached to a break, which is the part that decides whether it works.
The other thing hiding in a portfolio is the obligation you are already failing — repair standards, insurance to maintain, consents to obtain before alterations. Those surface at lease end as a dilapidations claim, priced by the landlord.
This agent reads your leases and produces the calendar with the conditions attached to each date. It gives no legal advice and serves no notice: serving one is a formal act with strict requirements, and getting it wrong is how a break fails.
Benefits
Breaks exercised, not missed
A missed break can cost years of rent on space you left.
Reviews challenged in time
Rather than deemed agreed by silence.
Dilapidations seen early
While the work can still be done at your cost rather than theirs.
What it does
Carries the conditions, not just the date
A break needs rent paid up, vacant possession, the right form and the right window. Property systems hold the date and none of the rest.
Counts back from the deadline
A break needing six months' notice is decided six months before the date everyone has in their diary.
Finds rent review windows
A review not challenged in time is often deemed agreed at the landlord's figure. Silence is the decision.
Tracks service charge query periods
A cap or a challenge right that only exists if the certificate is queried inside its window.
Surfaces obligations already failing
Repair, insurance and consent covenants, before they arrive as a dilapidations claim priced by the landlord.
Serves nothing
Serving notice is a formal act with strict requirements. Getting it wrong is how a break fails.
What this changes
What this changes about your week
- It takes over
- Tracking every dated right and condition inside a lease portfolio.
- Done today by
- A property system that holds rent and end dates and none of the conditions.
- How often
- Deadlines arrive years after the lease is signed, as nobody's job.
- Typical manual effort
- Every break clause carries conditions that decide whether it works at all.
Why Real estate in particular. A break option fails entirely if any condition fails — rent up to date, vacant possession, the right form, the right window. Missing one by a week can cost five more years of rent.
Runs unattended
Started by you or by an event, and it finishes on its own. Nothing waits for someone to be at a desk.
The same standard every time
The two-hundredth item is held to the bar the first one was. Consistency is the part people cannot sustain.
It cannot act on its own
Lease Event Tracker has no path to sending, spending or committing. That limit is why its output is safe to act on.
How it runs
This agent runs server-side through the PROMIVO runtime. Each run is logged step by step and every tool call is permission-checked before it executes.
- 1InputValidated against the agent input schema
- 2Modelclaude-opus-5 with automatic fallback
- 3Toolssearch_knowledge, extract_structured_data
- 4PermissionsRuns READ actions automatically; anything higher waits for approval
- 5OutputStructured result matching the output schema
- 6LoggingTokens, duration and every step recorded
Demo
Demo dataIllustrative sample output, abridged.
Input
{
"asAtDate": "2026-09-02",
"currency": "USD",
"properties": [],
"breakWindowMonths": 9
}Output
{
"calendar": [
{
"event": "Break option",
"clause": "Clause 12.1 — six months' prior written notice.",
"property": "Unit 4, Brightwell Estate",
"actByDate": "2026-12-24",
"daysToAct": 113,
"eventDate": "2027-06-24",
"valueAtStake": 1240000
},
{
"event": "Rent review",
"clause": "Schedule 3 — counter-notice within two months or the landlord's figure is deemed agreed.",
"property": "Second floor, Meridian House",
"actByDate": "2026-10-25",
"daysToAct": 53,
"eventDate": "2026-12-25",
"valueAtStake": 96000
}
],
"escalate": true,
"ambiguous": [
"Dockside clause 8.2 requires the premises kept in \"good and substantial repair\" without a schedule of condition attached. What that means at lease end is exactly what a dilapidations claim argues about."
],
"disclaimer": "A reading of the leases retrieved. Not legal advice, no notice served or drafted, no landlord contacted, no statement that any right is validly exercisable or any lease breached, and conditions whose status could not be established are reported as such rather than assumed satisfied.",
"leasesRead": [
"Unit 4, Brightwell Estate",
"Second floor, Meridian House",
"Warehouse 2, Dockside"
],
"rentReviews": [
"Meridian House: upward-only review, landlord's figure deemed agreed if no counter-notice within two months. Silence is the decision here, and the window closes in 53 days."
],
"breakConditions": [
{
"status": "appears-satisfied",
"wording": "\"...provided that on the Break Date there are no arrears of Rent or other sums due under this Lease\"",
"property": "Unit 4, Brightwell Estate",
"condition": "All rent and sums due paid up to the break date"
},
{
"status": "appears-unsatisfied",
"wording": "\"...and the Tenant gives vacant possession, having removed all alterations made by it\"",
"property": "Unit 4, Brightwell Estate",
"condition": "Vacant possession, and the premises reinstated"
},
{
"status": "cannot-establish",
"wording": "\"...by notice in writing served at the Landlord's registered office\"",
"property": "Unit 4, Brightwell Estate",
"condition": "Notice served on the landlord's registered office"
}
],
"couldNotRetrieve": [
"A deed of variation for Meridian House is referenced in the lease and is not in the knowledge base."
],
"escalationReason": "A break notice deadline falls in 113 days on a lease worth 1.24m, one of its conditions appears unsatisfied and another cannot be established; and a rent review counter-notice window closes in 53 days where silence deems the landlord's figure agreed.",
"standingObligations": [
"Brightwell: mezzanine and partitioning were installed in 2023. No landlord consent appears in the records, and clause 12.1 requires reinstatement before the break. This is the condition most likely to defeat the break, and it needs months of lead time."
],
"serviceChargeWindows": [
"Dockside: the 6% cap in clause 9.4 applies only if the certificate is queried within 21 days. The 2026 certificate arrived 14 days ago."
]
}Requirements
Integrations
No integrations required.
Before you start
- Your leases and any deeds of variation, in a knowledge base
- Current rent, service charge and payment status per property
- Records of alterations and consents, where you hold them
- Requires the All-Access plan or higher
Use cases
Portfolio review
Every dated right and obligation, in one calendar.
Before a property decision
What each site's lease actually permits, and when.
Taking over a portfolio
What the person who left committed you to.
Cost reduction
Which sites you could exit, and by which date the choice closes.
Pricing
All-Access
Billed monthly through your PROMIVO subscription. Cancel at any time.
Runs consume your plan allowance for agent executions and tokens. See plan limits
FAQ
Does it serve notices?
No. Serving notice under a lease is a formal act with strict requirements on form, recipient and timing. Getting it wrong is one of the commonest reasons a break fails, and it belongs to a solicitor.
Is this legal advice?
No, and it gives none. It reports what your leases say and quotes the wording. Whether a condition is satisfied is a legal question about specific facts.
What if a lease is ambiguous?
It quotes the wording and reports it as ambiguous rather than resolving it. On a break clause an ambiguity is the most valuable thing to surface early, because it needs advice months before the window.
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