“The landlord's draft lease is boilerplate, standard terms.”

While the mythical WIN WIN outcome is hard to achieve, it doesn't mean one shouldn't have a robust discussion on terms & conditions. So-called “standard terms” invariably mean pro-landlord terms because leases are drafted by landlords, and they’re naturally protecting their interests. You wouldn’t expect them to do otherwise. "Standard terms” can include budget-busters like operating expense loopholes, mark-ups on mark-ups, vague landlord performance standards and no audit rights. Don’t be pressured into accepting “standard terms.” A lease negotiation should be driven by your business objectives, not by a landlord’s desire to avoid risk (and pass it on to tenants like you). Your business needs must be translated into lease terms to be secured during negotiations.