Subordination, Non-Disturbance and Attornment Agreement

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A Subordination, Non-Disturbance, and Attornment Agreement is a critical, three-party document in commercial real estate that clarifies the relationship between a tenant, a landlord (borrower), and the landlord's lender (mortgagee). The primary purpose of a Subordination, Non-Disturbance, and Attornment Agreement is to establish the relative priority of the lender's mortgage lien against the tenant's leasehold interest in the property, thereby mitigating the substantial risks that arise when the landlord defaults on its loan obligations. In the absence of a Subordination, Non-Disturbance, and Attornment Agreement, the legal principle of "first in time, first in right" often determines priority. If a lease is subordinate to a mortgage (either by being chronologically later or through a lease provision), a foreclosure by the lender could legally terminate the lease, resulting in the eviction of a non-defaulting tenant and the collapse of the income stream for the lender.

The Subordination, Non-Disturbance, and Attornment Agreement is structured around its three namesake components, each providing a specific right and corresponding obligation for the parties involved. The Subordination provision ensures that the tenant agrees their leasehold interest is legally inferior (subordinate) to the lien of the lender's mortgage. This is typically a requirement insisted upon by the lender to safeguard its security interest. Conversely, the Non-Disturbance clause is the crucial protection for the tenant: in exchange for subordination, the lender promises that if it forecloses, it will not disturb the tenant's possession or terminate the lease, provided the tenant is not in default. Finally, the Attornment component obligates the tenant to recognize and accept the lender, or any subsequent purchaser at a foreclosure sale, as the new landlord. The tenant agrees to continue paying rent and performing all lease obligations directly to this successor owner, ensuring the continuity of the lease and the property's rental income.

For a commercial tenant, the Non-Disturbance clause in a Subordination, Non-Disturbance, and Attornment Agreement is non-negotiable for protecting a significant investment. Without it, a tenant who has spent considerable capital on build-outs and tenant improvements could face termination and eviction with little recourse if their landlord defaults. The Subordination, Non-Disturbance, and Attornment Agreement transforms a potentially terminable lease into a post-foreclosure certainty. For the lender, the Subordination, Non-Disturbance, and Attornment Agreement is equally vital as it preserves the property's income-generating capability. By ensuring the tenant will attorn and continue paying rent, the lender stabilizes the collateral's value and minimizes the risk of vacancy following a foreclosure. The Subordination is key, allowing the lender to maintain the superior lien position necessary for loan enforcement and securing its investment priority.

The negotiation of a Subordination, Non-Disturbance, and Attornment Agreement involves a careful balancing act, primarily concerning the scope of the successor landlord's liability. Lenders typically insist on provisions limiting their liability to the tenant post-foreclosure. Key negotiating points include:

• Prior Acts and Omissions: Lenders will seek to disclaim liability for any defaults, acts, or omissions of the prior landlord (the borrower) that occurred before the foreclosure.

• Security Deposits and Prepaid Rent: Lents will also typically refuse liability for the return of a tenant's security deposit or for rent paid more than one month in advance, unless those funds were physically transferred to the lender.

• Construction Obligations: Lenders will often limit or refuse liability for completing the prior landlord's remaining construction, improvement, or refurbishment obligations.

Another critical legal consideration is how the Subordination, Non-Disturbance, and Attornment Agreement affects the original lease's key terms. Tenants must ensure the Subordination, Non-Disturbance, and Attornment Agreement explicitly binds the successor landlord to all material terms of the existing lease, including renewal options, expansion rights, or negotiated rent concessions. Lenders, conversely, may attempt to exclude certain tenant-favorable clauses. Furthermore, many Subordination, Non-Disturbance, and Attornment Agreements require the tenant to notify the lender of any landlord defaults and provide the lender with an extended cure period before the tenant can exercise remedies like rent abatement or lease termination. This notice and cure provision is designed to give the lender time to protect its collateral (the lease) and address the default, often by stepping into the landlord's shoes before the situation escalates. The final, agreed-upon Subordination, Non-Disturbance, and Attornment Agreement effectively acts as a direct contract that supersedes the original lease's priority rules in a distress scenario, providing a clear roadmap for all parties.

For knowledgeable and experienced legal representation in negotiating, drafting and reviewing business contracts pertaining to commercial leasing arrangements and other legal matters related to commercial leases, contact our law firm by email at Chris@NeufeldLegal.com or by telephone at 403-400-4092 / 905-616-8864.