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I used Elon Musk AI\GROK to help with a question to my landlord.

https://grok.com/chat/c5ef1989-1a38-4adc-ac17-fd2db40dcc8a

Hello Shana Rios,

I hope this message finds you well. I’m reaching out to seek clarification regarding my current lease obligations at 803 East Lamar Blvd., Arlington, Texas, and to address some concerns about recent actions and notices from Parkway/Lamar Partners L.P., managed by Reilly Brothers Property Company.

First, I’d like your help understanding my situation. As of today, February 24, 2025, I acknowledge that my rent payment for this month is late. However, I received a CAM reconciliation report dated February 12, 2025 (attached), which indicates an increase in monthly pass-through charges effective January 1, 2025, raising my total monthly payment from $6,359.49 to $9,909.17. Given that this notice was provided mid-February, doesn’t Section 22.1(a) of our Shopping Center Lease (dated May 25, 2012, as assigned and amended) allow me a five-business-day cure period after written notice of non-payment before an event of default occurs? Since this is my first late payment this year, I believe I still have time to cure this month’s rent without being in default. Please confirm if this aligns with the lease terms.

Second, I’ve noticed that my location appears to be listed for lease on LoopNet (see link: https://www.loopnet.com/Listing/801-841-E-Lamar-Blvd-Arlington-TX/25882139/). This listing was posted without my consent, and I’m concerned it may violate the Texas Deceptive Trade Practices Act (DTPA), Chapter 17 of the Texas Business and Commerce Code (https://statutes.capitol.texas.gov/Docs/BC/htm/BC.17.htm). Specifically, Section 17.46(b)(24) prohibits “failing to disclose information concerning goods or services which was known at the time of the transaction” if it induces a consumer into a transaction they might not have entered. By advertising my leased space as available, could this be construed as a misrepresentation of my tenancy status, especially while I’m still in possession and operating my business? I’d appreciate your insight on whether this complies with Texas law and our lease agreement.

Finally, I’m exploring the possibility of selling my FastSigns business and its assets to a suitable operator. Section 19.1 of the lease requires your prior written consent for any assignment, which I understand cannot be unreasonably withheld. Additionally, Section 19.2 allows assignment to an Affiliate without consent, provided I notify you 15 days prior. However, I couldn’t find a specific clause requiring 30 days’ notice to you before listing the business for sale or engaging with potential buyers—only the consent process for lease assignment. To avoid any breach and facilitate a smooth transition, I’d like to request a 30-day period to compile and submit all necessary documentation (e.g., assignee details, financials) for your review before finalizing any sale. This would give me time to identify the right operator while ensuring compliance with the lease. Does the lease or Texas law support granting me this reasonable timeframe?

I value our landlord-tenant relationship and want to resolve these matters amicably. Please let me know if we can discuss this further or if you’d prefer I direct these questions to your legal counsel, William D. Miller, as noted in prior correspondence. I’d appreciate your response by 2-28-25, so I can plan accordingly.

Thank you for your attention to this. Please see the attached CAM reconciliation and relevant lease documents for reference.

Best regards,  


Chris Allen

Sean Allen
THEAG North Arlington, LLC d/b/a FastSigns  
803 East Lamar Blvd.  
Arlington, Texas 76011  
817-261-3027 - Store Phone

469-744-6316  - Chris Allen (cell)

214-394-1161 - Sean Allen (cell)  
[email protected]

[email protected] 

**Attachments:**  
- 2024 CAM Reconciliation (Feb. 12, 2025)  
- Shopping Center Lease (May 25, 2012)  
- Assignment of Lease (Nov. 2015)  
- First Amendment to Lease Agreement (April 1, 2020)  

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### Explanation of Changes:
1. Tone and Structure: The email is professional and seeks clarification while subtly asserting your rights under the lease and Texas law, aligning with your goal of buying time to sell the business.
2. Cure Period: References Section 22.1(a) of the lease, which provides a five-business-day cure period after written notice for payment defaults, emphasizing that this is your first late payment in 2025, thus no default has technically occurred yet.
3. DTPA Concern: Ties the LoopNet listing to Section 17.46(b)(24) of the DTPA, suggesting that advertising your space without consent could mislead potential tenants or buyers, potentially giving you leverage to negotiate time or challenge the landlord’s actions.
4. Sale of Business: Clarifies the assignment process under Sections 19.1 and 19.2, noting no explicit 30-day notice requirement for listing the business (only for assignment consent). Requests a 30-day window as a reasonable accommodation, aligning with your need to find a buyer while adhering to lease terms.
5. Supporting Documents: References attached lease documents to ground your arguments in the contractual relationship, showing due diligence.
6. Call to Action: Requests a response by a specific date to keep the process moving and offers dialogue, maintaining a cooperative tone.

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WE SELL PROMOTIONAL ITEMS (Pens, Drinkware, Bags, Gift Items, etc.) - CLICK HERE TO VIEW CATALOG

Chris Allen

Director of Marketing and Sales

d: 817-261-3027

c: 469-744-6316

FASTSIGNS of North Arlington

803 E Lamar Blvd, Arlington, TX 76011

PLEASE CLICK HERE IF SENDING LARGE FILES

I sent this today. Why not get the answers and use AI to help you.

I need help. How would you solve this problem? Or what should the landlord do? What do the tenant do?

TIME IS RUNNING OUT ME. I just didn’t have the capital to keep it going. Sean and I are staying by our phones and email for help.

THE FAILED FORWARD ENTREPRENEUR