The Renter's Ledger
What does this lease cost after concessions and mandatory fees?
Enter the lease terms and calculate to see the monthly and full-term totals.
Two useful monthly numbers
Net effective base rent spreads only entered rent concessions across the lease term. All-in monthly cost starts with that net rent, adds entered mandatory nonrefundable monthly and one-time fees, and averages the combined cost across the same term.
Keeping both numbers visible prevents a free-rent promotion from hiding recurring amenity, technology, trash, package, or other required nonrefundable charges.
Formula
All-in monthly cost = (gross base rent - entered concessions + mandatory nonrefundable fees) / lease months.
Enter only stated values
A promotion such as two weeks free can be converted differently depending on the lease's daily-rent or proration method. To avoid inventing a method, this worksheet accepts the property's stated dollar credit instead of estimating one from days or weeks.
If the promotion does not provide a dollar amount, request the written concession calculation before comparing offers.
Included
Not included
Across 12 months, $28,800 in gross base rent minus a $2,400 concession produces $2,200 net effective base rent per month.
On $2,200 rent for 12 months, a $1,000 credit produces about $2,116.67 net effective base rent per month.
Three months at $1,500 instead of $2,000 create a $1,500 concession and a $1,875 net effective base rent across a 12-month lease.
One free month on $2,400 rent saves $2,400, but $250 monthly fees plus a $300 one-time fee total $3,300 and raise all-in monthly cost to $2,475.
$1,800 rent plus $100 monthly and $200 one-time mandatory fees creates an all-in monthly cost of about $1,916.67 over 12 months.
Twelve free months on a 12-month, $1,000 lease produces zero net base rent and a confirmation warning because concessions equal gross base rent.
Net effective base rent is gross base rent for the lease term minus entered rent concessions, divided by the number of lease months. It does not include mandatory fees unless a result is specifically labeled all-in monthly cost.
Each full free month subtracts one base monthly rent from gross base rent before the remaining amount is averaged across the lease term.
Include mandatory nonrefundable monthly and one-time fees to calculate all-in monthly cost. Exclude refundable deposits, optional services, application fees, and usage-based utilities.
Enter the dollar credit stated by the property or lease. This calculator intentionally does not convert days or weeks because proration methods can differ.
No. Repayment conditions, early-termination clawbacks, invoice timing, and multiple reduced-rent periods are outside this calculator's scope.
Last reviewed August 9, 2026 - This calculator provides an informational estimate and is not legal, financial, tax, or housing advice.
