In a triple net lease, am I responsible for roof and structural repairs?
The short answer
In many commonly seen NNN lease structures, roof and structural repairs are carved out from the tenant's obligations and remain with the landlord — even though CAM, taxes, and insurance pass through. However, some leases described as 'absolute net' or 'bondable NNN' place roof, structural, and major capital repairs entirely on the tenant. The distinction turns on the lease's own language, not the NNN label. What your lease says about roof and structural obligations is one of the higher-stakes definitions in the document. Scan your lease to see exactly where that line is drawn before you sign.
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What the clause usually does
A standard NNN lease commonly separates routine maintenance (which the tenant handles) from structural and major capital repairs (which the landlord typically retains). The carve-out usually covers the roof, foundation, load-bearing walls, and sometimes major mechanical systems. In this structure, a tenant would handle interior maintenance and pay CAM, taxes, and insurance — but a roof replacement stays the landlord's cost.
An absolute net or bondable NNN structure goes further: it passes all ownership costs to the tenant, including capital repairs and structural work. This form is most often seen in single-tenant freestanding properties and ground lease situations. Tenants in absolute net leases can face six-figure repair bills that would not arise in a standard NNN lease.
Why people worry
Tenants commonly report not knowing whether their NNN lease includes roof and structural liability until a repair issue arises. The worry is substantial because a single roof replacement or foundation repair can cost more than a year's rent. Many NNN leases are signed without a clear understanding of whether the standard landlord carve-outs are present, and some leases blur the lines with phrases like 'capital improvements may be included in CAM' that deserve close reading.
What to look for in your lease
- An explicit carve-out that assigns roof and structural repairs to the landlord — and how 'structural' is defined.
- Whether any capital expenditure can be included in the CAM pool, and whether that would cover roof or major systems.
- Any language describing the lease as 'absolute net,' 'bondable,' or 'fully net' — these terms typically shift major repair liability to the tenant.
- Exclusions from the tenant's maintenance obligations, ideally listed by system (HVAC, plumbing, electrical, roof, foundation).
- Whether the landlord warrants that the building's structural and roof systems are in good condition at lease commencement.
Questions to ask before signing
- Ask the landlord to confirm explicitly in writing whether roof and structural repairs are their responsibility under this lease.
- Ask the other party to clarify whether any capital expense categories can be passed through the CAM definition.
- Confirm the age and condition of the roof, HVAC, and major mechanical systems — and ask for any recent inspection reports.
- Consider having the lease reviewed if the NNN structure is not a standard form or includes absolute net language.
Why scan instead of guess
The general rule tells you the baseline. Your lease tells you what you’re actually being asked to sign — and the wording is what binds. Dang reads the document and flags the clauses worth reviewing, in plain English.
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Common questions
What is an 'absolute net' or 'bondable' NNN lease?
A lease structure in which essentially all property costs — including structural repairs, roof replacement, and major capital items — are passed to the tenant. This form is more common in single-tenant freestanding properties and ground leases than in multi-tenant retail or office settings. The tenant's total financial exposure is significantly higher than in a standard NNN lease.
Does the NNN label guarantee the landlord keeps the roof?
No. The NNN label describes a general passthrough structure but is not standardized across markets or landlords. Whether the roof and structural repairs belong to the landlord or tenant is determined by the specific language in the lease — the label alone does not settle the question.
No account required · File deleted after analysis · Not legal advice. Dang reports contract findings in plain English — general information, not legal advice about your situation. For consequential decisions, consult a licensed attorney in your state.