UK CRE lease intelligence
For UK CRE Professionals
Read any UK lease in 60 seconds. Generate a branded deal deck in under 5 minutes. Built for UK CRE surveyors and commercial agents — investment sales, leasing, tenant rep, landlord rep.
Built for independent and mid-market UK CRE firms. If you are a team of 2 to 50 surveyors and agents running investment sales, leasing, or tenant/landlord rep — Rubo is for you.
Claude Sonnet 4.6
Same model family as the production lease abstractor.
EU-hosted
Frankfurt (eu-central-1) for diligence packs and exports.
What Rubo does for your firm
FRI Lease Abstraction
Upload a 40-page UK commercial lease. Get a structured abstract in 60 seconds — FRI obligations, alienation, rent review, break conditions, all key terms.
Break Clause Analysis
Mannai, Avocet, Goldman Sachs — Rubo checks the three killers (unpaid rent, vacant possession, unauthorised alterations) and flags strict-compliance failure.
LTA 1954 Notice Drafting
Draft s.25 (landlord) or s.26 (tenant) notices with s.30(1) grounds. Pre-flight check flags the s.38A statutory declaration before service.
Dilapidations Review (s.18)
Parse a schedule of dilapidations, flag likely-exaggerated items, apply the s.18 diminution-in-reversion cap. Highlight supersession defence where relevant.
Deal Pack / IM Generation
Turn a rent roll, photos, and a guide price into a branded Investment Memorandum (IM) with financial tables, market analysis, and professional maps — in under 5 minutes.
Heads of Terms Drafter
Agree the headline deal on a call — Rubo drafts RICS 2020 Code-aligned Heads of Terms from your voice note. 17 sections, s.38A carve-out auto-triggered.
Rent Review Analysis
RPI-linked, open market value, fixed uplift, upward-only — identifies the mechanism, calculates counter-notice deadlines, and drafts the serve-or-accept decision tree.
Rent Roll & Tenancy Schedule
Upload any Excel format — no templates required. Rubo parses relevant tabs, metrics, and assumptions automatically. ARGUS exports supported.
Yield & Financial Summaries
Net Initial Yield, Equivalent Yield, Reversionary Yield, WAULT, voids — from a 30-second voice note on WhatsApp.
Pre-filled tools
Continue this lease
One lease. Every tool. No re-keying.
Abstract a lease once — Rubo pre-populates your break clause check, LTA 1954 notice draft, rent review analysis, and Heads of Terms automatically. No copy-paste between tools. No data entry twice.
15 seconds to abstract. Tools pre-filled. Ready to review.
A day in the life
Morning: Pipeline digest summarises active deals and overnight client replies before your first coffee. Three leases expiring next month flagged with break clause analysis.
Afternoon: Site visit voice note — "2,400 sqft Class E, Brindleyplace Birmingham, £35/sqft asking, 5-year lease, upward only" — Rubo pulls comps and drafts Heads of Terms you can send the same hour.
Evening: At 9pm from the kitchen table, a client asks about SDLT on a mixed-use deal; Rubo answers in your voice on WhatsApp with assumptions clearly labelled.
WhatsApp-first · UK statute cited
FRI lease on WhatsApp. Break-clause risk in 90 seconds.
Forward a 60-page FRI lease or a schedule of dilapidations. Rubo runs strict compliance gates, cites Mannai, Avocet, United Scientific, and flags the s.18 cap — straight back to your phone.
Rubo
UK CRE legal copilot · online
Landlord rep on 15 Queen St. Tenant wants to break. Lease attached — valid?
15_Queen_St_FRI_Lease.pdf
5.1 MB · 62 pages
Break-clause checker running. Applying Mannai / Avocet / Goldman gates. ~80s.
⚠️ Break notice likely INVALID on strict compliance:
- • "All sums due" condition — £4,200 service-charge arrears outstanding (Avocet)
- • Vacant possession not achievable — subtenant in situ (Goldman Sachs)
- • Alterations not reinstated — mezzanine + 2 partition walls (s.18 risk on dilaps)
- Cases cited: Mannai · Avocet · Goldman Sachs.
Break-clause report — 15 Queen St
Strict-compliance gates · counter-notice draft · firm PDF
console.askrubo.ai/r/bc-4m8q
Transcribed: "Draft a letter to the tenant's solicitor refusing the break and set out the three failures."
Draft ready — refusal letter, 340 words, cites the three cases, subject-to-contract.
Solicitor letter — Refusal of break notice
Review, edit, send from console
console.askrubo.ai/d/ltr-91kz
Break Clause Checker
Three deterministic gates: all-sums-due, vacant possession, reinstatement. Refuses on strict-compliance failure — cites the case.
LTA 1954 Drafter
Draft s.25 (landlord) or s.26 (tenant) notices with s.30(1) grounds picked from a checklist. s.38A statutory declaration pre-flight.
Dilapidations (s.18 cap)
Parses a schedule of dilapidations, applies the s.18 diminution-in-reversion cap, flags supersession, and tags the likely-exaggerated items.
Rent Review Analyser
Defaults United Scientific time-not-of-essence unless clause says otherwise. Calculates counter-notice deadlines + decision tree.
A typical CRE workflow
Lease → abstract → advice → letter, all cited
The four moves every UK lease advisory surveyor does ten times a week. Rubo does the heavy reading so you spend time on the call with the client.
- 01WhatsApp
Send the FRI lease or the dilapidations schedule
Drop the PDF on WhatsApp, or voice-note the question while walking back from a viewing. Rubo pairs voice + document seamlessly.
- 02Backend
Lease Abstractor + FRI review + Companies House trust flag
Long lease → structured JSON + a 1-page PDF abstract. FRI review flags absolute alienation, no schedule of condition, uncapped service charge. Companies House check: dormant / struck-off / in administration.
LTA 1954 Part II · RICS Code for Leasing Business Premises 2020
- 03Console
Heads of Terms drafted — RICS 2020 Code, 17 sections
Industrial B8 aware. s.38A contracted-out carve-out triggered automatically when flagged. Reflects your brand + tone from the profile.
- 04WhatsApp + Console
Client-facing letter drafted, statute cited, subject-to-contract
Rubo drafts the letter to the tenant / landlord solicitor. You review in the console, edit anywhere, send. Every cite is clickable in the deep-link report.
What UK CRE surveyors and commercial agents actually ask
Pulled from pilot-phase conversations. Every Rubo reply cites UK statute, landmark case, or RICS guidance.
You: “Tenant served a break on 15 Queen St. Valid?”
Rubo: Runs all-sums-due, vacant possession, and reinstatement gates. Cross-refs the tenant ledger. Returns valid / invalid with the precise failure — Mannai / Avocet / Goldman.
You: “Draft a s.25 opposing renewal on redevelopment (ground (f)).”
Rubo: Drafts the s.25 hostile notice with s.30(1)(f) ground, planning evidence placeholder, timing window for tenant's s.29 claim. Flags whether s.38A contracting-out applied.
You: “Landlord claims £186k on a £220k reversion. Fair?”
Rubo: Applies s.18 LTA 1927 cap: claim capped at diminution in reversionary value. Flags supersession (redevelopment intent). Drafts counter-schedule + without-prejudice offer.
You: “Did we miss the rent-review trigger on 7 Paternoster?”
Rubo: Applies United Scientific — time-not-of-essence unless lease says otherwise. Calculates trigger, counter-notice window. Drafts the reply with hypothetical term + disregards.
You: “Abstract the lease and flag anything FRI-fatal.”
Rubo: Structured JSON abstract + 1-page PDF. Flags no schedule of condition (unlimited exit liability), absolute alienation, uncapped service charge. Confidence score per field.
You: “Who's Acme Properties Ltd — are they good for the rent?”
Rubo: Live Companies House pull. Active / dormant / caution (admin / receivership / CVA) / critical (liquidation / struck off). Directors, PSCs, registered office, last accounts.
You: “Pull IRR, cap rate, and WAULT from this ARGUS file.”
Rubo: Structured extraction from the ARGUS export: tenant-by-tenant rent, breaks, reviews, cap rate, WAULT, discount rate. LLM fallback on messy decks.
You: “Draft HoTs for the Unit 4 letting — 10yr, break at 5, B8.”
Rubo: RICS 2020 Code 17-section HoTs. Industrial B8 terms pre-filled. s.38A contracted-out carve-out triggered. Subject-to-contract, your firm's brand.
Proactive intelligence — CRE
Rubo pings you before the window closes.
Upload the lease once. Rubo tracks the dates that turn into a Mannai/Avocet problem if you miss them — and messages you on the channel you actually use.
| Trigger | Window | Channel | What Rubo says |
|---|---|---|---|
| Rent-review trigger date | T-90 days | "Rent review at <asset> opens on <date>. Counter-notice window <window>. Draft response?" | |
| Break window opens | T-60 days | "Break window opens on <date>. Conditions: <list>. Need a strict-compliance check?" | |
| Break window closes | T-30 days | "Break window closes in 30 days. <conditions>. Ready to serve?" | |
| s.25 / s.26 (LTA 1954) window | T-90 days | "Lease at <asset> expires <date>. s.25 / s.26 window opens <date>." | |
| Option-to-renew exercise | T-30 days | "Option-to-renew window closes in 30 days at <asset>." | |
| Service charge reconciliation | Year-end + 30 days | "Service charge reconciliation due for <asset>. Last year £<x>." |
Rubo flags; verify with your solicitor. Proactive scans are always free (0 credits).
Data rooms
Watermarked, NDA-gated, every view logged.
Share the Investment Memorandum (IM), the rent roll, the lease pack — all behind a per-recipient NDA, with each PDF watermarked to the viewer's name. Every download and every page view logged for the audit trail an institutional buyer expects.
- Per-recipient NDA gate — viewer signs before any document loads
- Per-viewer watermark on every page (name + email + timestamp)
- Full audit trail: who opened what, when, how long they spent
- Auto-revoke access on a date or after a set number of views
- Branded portal — your firm's logo and colours, not Rubo's
Built for regulated professionals
Data stays in the EU
Your leases and deal data are stored in Frankfurt, Germany (AWS eu-central-1). Never leaves the EU.
Powered by Anthropic Claude
Rubo runs on Claude Sonnet 4.6. Named in our sub-processor register. No data used to train AI models.
GDPR Art.5(1)(e) compliant
Configurable data retention. Choose anonymise or delete. 90-day minimum on screening data, enforced.
Rubo advises. You decide.
Professional liability stays with the RICS surveyor or commercial agent who signs the deal. Rubo is a decision-support tool, not a professional opinion.
Read our full Privacy Policy and DPA →
Design partner quotes coming soon. Want to be one?
Simple monthly pricing — from £299/month for a solo practitioner to £799/month for firms up to 15. Unlimited lease analysis and deal decks included.
UK CRE service levels
Lease intelligence and deal marketing for England & Wales. GBP billing only.
Most firms recoup the subscription on the first lease of the month.
Service levels
What Rubo does for your firm — UK commercial real estate, England & Wales.
Solo
Independent CRE practitioners — up to 2 seats
- Full UK CRE lease intelligence (7 tools)
- 10 deal decks / month · 25 Companies House lookups / month
- 500 AI queries / month
- WhatsApp + email + console
Team
Independent brokerages — up to 10 seats
- Everything in Solo
- 25 deal decks / month · 100 Companies House lookups / month
- 2,500 AI queries / month
- ARGUS extraction, data rooms, shared workspace
Firm
Mid-market practices — up to 30 seats
- Everything in Team
- Unlimited deal decks · unlimited Companies House lookups
- Unlimited AI queries
- Advanced reporting & priority support
VAT applied at UK standard rate where applicable. Public site is waitlist-first — your firm completes billing when invited through onboarding.
Institutional
SSO, signed DPA, audit log, dedicated tenancy, priority SLA, and white-label deal decks. For firms transacting £25M+ deals.
Running a CRE team of 15+? Talk to us about white-label Rubo for your firm.
Contact us about enterprise CRE →