Lease Expiry Ladder Calculator

Lease expiry ladders reveal concentration. This calculator scores evenness and identifies clusters.

Annual rent

Year 1 expiring

Year 2 expiring

Year 3 expiring

Year 4+ expiring

Concentration index

1.68

Peak year share %

41.94%

Total expiry coverage %

100.00%

How the math works

Concentration index = peak year share ÷ even distribution (25%). Index 1.0 = perfectly even; 2.0 = peak year double average.

When the index exceeds 1.5, start pre-emptive blend-and-extend 18 months before the peak year. Waiting until the expiry year costs you leverage — tenants already know the concentration is in their favor.

How to Use

Enter annual rent (12 months).
Enter Year 1 expiries.
Enter Year 2 expiries.
Enter Year 3 expiries.
Enter Year 4+ expiries.
Read concentration index.

Frequently Asked Questions

What is a good ladder?

Even distribution: 15-25% per year over 4-5 years. Index near 1.0 = evenly spaced. Index >1.5 = significant concentration in one year. Above 2.0 = high concentration risk requiring proactive management.

What creates lumps?

Developer lease-up (full stabilization year creates one big expiry year). Single large tenant with co-terminus renewals. Portfolio acquired at same time. Year of delivery on build-to-suit pipelines. Each creates structural concentration.

Fixing ladders?

Offer blend-and-extend terms. Stagger expiries at 3, 5, 7, 10 year marks. Structural termination options at year 5 on long leases. Give tenants short-term holdover options to avoid coterminous spikes.