Lease Expiry Calculator
Start date plus term, and you get the expiration date, a live countdown in months and days, and the renewal reminder dates that matter — 24, 12, and 6 months out.
Results update automatically and are saved in the page URL — share the link to share the calculation.
Worked example
A Dollar General lease commencing January 15, 2020 with a 15-year primary term expires January 15, 2035. Checked on July 15, 2026, that's 102 months remaining — still comfortable financing territory. The 24-month reminder lands January 2033: that's when a buyer holding the deal should be opening renewal conversations, and when a would-be seller should list, because the same deal marketed with under 8 years of term starts pricing like a different product. Buyers comparing that kind of remaining term start at Dollar General NNN properties for sale.
Why term remaining runs the deal
Lenders size loans against lease term (many want the loan to mature inside it), 1031 buyers screen on minimum years remaining, and appraisers move cap rates materially per year of term. Tracking expiry to the month isn't bookkeeping — it's watching the main value driver of a net lease asset tick. With the end date in hand, divide income by price in the cap rate calculator, or build that income from rent and expenses in the NOI calculator. Base rent plus taxes, insurance, and CAM is the NNN lease calculator. The same term check is how buyers screen QSR NNN properties for sale.
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Methodology & FAQs
How do I calculate lease start and end dates?
Take the commencement date defined in the lease, add the primary term in years and months, and the result is the expiration date; this lease date calculator does that arithmetic and counts the months and days left from today. Some leases end the day before the anniversary (a lease starting March 1 runs through the last day of February), so check the lease's own wording for the final day and for any renewal options, which are not term until exercised.
How does the lease expiry calculator work out the end date?
Pure calendar arithmetic: your start date plus the term in years and months gives the expiration date; the countdown compares that against today in whole months and days. It deliberately ignores options — an option isn't term until it's exercised, and treating it as term is one of the most common (and expensive) mistakes in lease analysis.
Why do the reminders sit at 24, 12, and 6 months before expiry?
They track how commercial leases actually get decided. Two years out is when tenants begin relocation studies and landlords should start renewal conversations; twelve months out is the practical decision point for most retail operators; six months out is when notice provisions and holdover clauses start binding. Export any date to your calendar so the lease can't sneak up on you.
Should I measure a lease from commencement or rent commencement?
Read the lease — the term usually runs from the commencement date defined in it, which can differ from both signing and rent commencement (free-rent periods often push rent start later). For NNN underwriting, expiry math should follow the defined term; for cash-flow modeling, rent commencement matters too. When the OM and the lease disagree, the lease wins, every time.
Does remaining lease term really move a property's value that much?
It's one of the biggest pricing variables in net lease. The same building with the same tenant can trade 100–150 basis points apart between 15 years remaining and 4 years remaining, because financing, exit options, and renewal risk all hang on the term. Buyers should recompute months-remaining at closing, not at offer — a 60-day escrow quietly shortens your term.
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