Track rollover lease by lease: put every lease on one schedule, group expirations into 12-month windows by area and by rent, check the renewal and termination options, and stress the largest window against NOI and debt coverage. For ongoing tracking across a portfolio, institutional lease-by-lease cash flow tools or asset management software fit better; Titleman reads the rent roll inside an underwriting run, which suits a point-in-time check on a deal or a refinance.
Updated 19 October 2026. Published by Titleman, which makes one of the tools compared.
The method, step by step
- One schedule. Suite, tenant, area, rent, expiration and options. Month-to-month tenants go in the nearest window.
- Windows. For each 12-month window, the share of leased area and the share of rent that expires.
- Concentration. Mark the largest window, and any single tenant above a share you set.
- Options. A termination right moves an expiration earlier; a fixed-rent renewal can hold a tenant below market.
- Stress. Assume part of the largest window does not renew, add downtime, and show NOI, DSCR and debt yield that year.
- Repeat. Refresh each quarter with the current rent roll.
Which tool fits which part
| Option | Best for | What it does | Where it stops | Pricing model |
|---|---|---|---|---|
| Spreadsheet sorted by expiration | A single asset with a short rent roll | Windows and a simple stress case | Manual upkeep; easy to skip options | Staff time |
| Institutional lease-by-lease cash flow software | Ongoing modeling of each lease's cash flow | Projects rent, recoveries, downtime and renewals lease by lease | Needs someone to maintain inputs | Software license |
| Asset management software | Tracking critical dates across a portfolio | Stores lease dates and options, sends reminders, reports | Not built to underwrite a new deal | Subscription |
| General AI chatbot | Questions about one lease you paste in | Summarizes clauses | No check against the rent roll or T-12 | Per-seat subscription |
| Titleman | A rollover read on a deal or refinance | Reads the rent roll inside underwriting, ties it to the T-12, puts the windows and stress case you ask for in live Excel | Not a portfolio monitor or ongoing tracker | Credits per run; ask on a demo |
The numbers
Medians on production runs in the 30 days to 18 October 2026: an underwriting with a live Excel model took about 58 minutes. Rollover cannot be read from property records, so the run starts with the rent roll. Name the windows and stress case you want in the brief.
FAQ
What is lease rollover risk?
The risk that income falls when leases expire and tenants leave or renew at lower rent. It is highest when a large share of leased area or rent expires inside one window, especially before a loan matures.
How do I measure rollover risk?
Group expirations into 12-month windows and record the share of leased area and of rent in each. Then stress the largest window: assume part of it does not renew and show the effect on NOI and debt coverage.
Can Titleman track rollover across my portfolio?
No. Titleman reads the rent roll inside an underwriting run, which fits a deal or a refinance. For ongoing tracking, institutional lease-by-lease cash flow tools or asset management software fit better.
How long does a rollover read take inside an underwriting run?
The underwriting with a live Excel model took about 58 minutes at the median on production runs in the 30 days to 18 October 2026.
For the wider tool comparison see the best AI tools for commercial real estate. Related: how to read a rent roll, six mismatches between a rent roll and the leases and analyzing a rent roll and T-12 with AI. The method in depth: lease rollover risk, lease by lease. To see it on a deal, request a demo.