Caira can help commercial tenants feel more secure and in control, from the moment you sign your lease to the day you hand back the keys. Chat to her 24/7 for instant answers and drafts for break notices, assignment requests, landlord disputes, and understanding your rights. She’s your new superpower for navigating commercial property with confidence.

You can also upload your own DOCX files, PDFs, screenshots, photos, spreadsheets, CSV and XLSX files. Caira reads the relevant parts alongside your question to give clearer, more contextual responses—whether it’s a lease, a rent schedule, a service charge statement, or a chain of emails with your landlord.

Caira makes things clearer, step by step, in plain English—so you can move forward with confidence. Behind the scenes, Caira is grounded in more than 10,000 legal documents, judgments and commercial property materials for England and Wales.

Who this is for
Business owners, managers, and anyone renting commercial property in the UK who wants to avoid disputes, save time on paperwork, and make informed decisions—whether you’re running a shop, an office, or a warehouse.

Anyone who’s ever faced a landlord dispute, struggled with break clauses, or worried about being stuck in a lease that no longer fits your business.

How Caira Can Help You Right Now

• Instant, clear answers: Ask any question about your lease, break clauses, assignment, surrender, or what counts as a valid reason to terminate early. Get straightforward, UK-specific explanations—no jargon.
  
  

• Document review: Upload your lease, break notice, assignment paperwork, service charge statements, spreadsheets, CSV or XLSX files (redact sensitive data). Caira explains what the small print means, checks your numbers, and highlights what to watch for.

• Uploads that work: Send DOCX, PDFs, screenshots, photos, spreadsheets, CSV and XLSX files; Caira reads the relevant parts while it answers your question.

• Grounded answers: Caira is backed by 10,000+ legal documents, judgments and commercial property materials for England and Wales.

• Dispute checklists: Before you respond to a landlord demand or try to exit your lease, get a short list of what matters—break clause conditions, assignment steps, evidence of communication, and statutory rights.

• Step-by-step guidance: From checking for a break clause to preparing an assignment request, or negotiating a surrender, Caira helps you plan the next actions.

• Helpful reminders: Note notice periods, payment terms, and what to do if your landlord refuses consent or you’re facing a claim for unpaid rent.

You deserve to understand your rights and responsibilities. Caira breaks down commercial property law and tenant protections in the UK so you can make sensible decisions—at your own pace.

Examples

Break clause confusion:
A business signs a 10-year FRI (full repairing and insuring) lease with a break clause: “Tenant may terminate after 5 years, provided 6 months’ prior written notice is given, all rent is paid up to date, and the premises are yielded up with vacant possession.” After 3 years, sales collapse and the tenant wants out. They email the landlord, hoping for flexibility, but the landlord points to the strict wording: the break can only be exercised after 5 years, and only if every condition is met.

The tenant realises they’re locked in for another 2 years, facing £2,400 per quarter in rent, plus service charges and insurance. Worse, the lease contains a “no rolling break” clause—if the tenant misses the notice window, the right is lost for good. Caira reviews the lease, highlights the importance of serving notice in the correct form (often by recorded delivery to a specific address), and checks for any “time of the essence” wording. If the tenant misses the deadline, Caira explains how to document attempts to negotiate, and what evidence (emails, draft notices, payment records) to keep in case a surrender is possible.

Assignment headaches:
A retailer is four years into a 10-year lease with no break clause. The lease allows assignment “with landlord’s consent, not to be unreasonably withheld,” but also includes a “financial covenant test”—the new tenant must have net assets of at least £50,000 and provide three years’ audited accounts. The outgoing tenant finds a start-up willing to take over, but their accounts show only £12,000 in assets and no trading history.

The landlord demands an Authorised Guarantee Agreement (AGA), making the outgoing tenant liable if the new tenant defaults. The landlord then refuses consent, citing “insufficient financial standing” and “potential adverse effect on the value of the reversion.” The outgoing tenant is left paying £1,800 a month for an empty unit, plus business rates. Caira helps the tenant gather evidence of the new tenant’s business plan, draft a challenge to the refusal (referencing s.19(1A) Landlord and Tenant Act 1927), and prepare for a possible claim that consent was unreasonably withheld. The lease also contains a “no assignment in last 12 months” clause, which Caira flags as a potential stumbling block.

Surrender negotiations:
A small company’s lease has three years left, with a “no surrender except by deed” clause. The landlord is open to a surrender but wants £9,000—covering six months’ rent, legal fees, and a “surrender premium.” The tenant’s cash flow is tight, and they’re unsure if the sum is fair, especially as the lease also requires payment of any “unamortised incentives” (e.g., rent-free periods or fit-out contributions).

Caira reviews the lease, checks the sums, and helps the tenant prepare a counter-offer, including evidence of market rents, the landlord’s duty to mitigate losses (i.e., re-letting quickly), and whether the surrender premium is justified. The tenant also has to consider “dilapidations on surrender”—the landlord may demand the premises be put into full repair before accepting the surrender.

Repairs and dilapidations dispute:
A tenant wants to leave early, but the landlord claims the premises are in disrepair and demands £6,500 for dilapidations. The lease is FRI, with a “schedule of condition” attached, but the tenant’s records are patchy—no recent photos, only a few emails about repairs, and no evidence of regular maintenance. The landlord’s surveyor lists cracked tiles, worn carpets, and a leaking roof.

The tenant argues these are “fair wear and tear,” but the lease excludes that defence, requiring the tenant to “keep the premises in good and substantial repair.” Caira helps the tenant gather what evidence they have, draft a response, and understand the difference between “reasonable wear and tear” and a genuine breach. The lease also contains a “reinstatement of alterations” clause, meaning the tenant must remove a partition wall and restore the original layout before leaving.

How to Get Started—It’s Simple
Begin by telling Caira what you’d like to achieve or what challenge you’re facing—whether it’s ending your lease, negotiating with your landlord, or understanding your obligations.
If you have documents—like your lease, break notice, emails, or spreadsheets—you can upload them (just redact any personal details). This helps Caira give more relevant answers.

Ask your questions, such as “How do I use my break clause?”, “What should I do if my landlord refuses consent to assign?”, or “What are my rights if I want to surrender my lease?”

Caira will help you build a checklist of what to do next, so you can review and verify your position before you respond or take further action.

Caira vs. ChatGPT:
ChatGPT is excellent for general conversation and follow-up questions. For UK commercial property, Caira focuses on plain-English explanations grounded in how leases, break clauses, and assignments work in practice. You can upload relevant documents, ask about your situation, and get responses shaped around UK terms and real-world commercial tenant scenarios. Use both wisely:

Use Caira to clarify legal jargon, build dispute checklists, and plan your next steps.

Why Caira?
Caira is a live product by Unwildered—loved and used every day by our users. It’s not a prototype, sandbox pilot, beta, experiment, or project for testing or proof-of-concept. Any commercial tenant in the United Kingdom or worldwide can sign up to Caira and start chatting instantly.

FAQ

Is this legal advice? No. Caira can help you understand your options and prepare questions. For tailored recommendations, speak to a regulated legal adviser.

Do you train on user's data? No. We are a privacy-first organisation. We don't train ai models on users' documents or conversations with Caira.

Disclaimer: This article is for general information only and is not legal advice. Caira and Unwildered are not authorised or regulated by the Solicitors Regulation Authority (SRA). If you need personalised recommendations, speak to a regulated legal adviser. Always verify specific details (terms, break clauses, rights) on the official government or regulatory website.