California Commercial Lease Renewal Option Analysis & Negotiation Support (CA-Licensed Attorney)

I'm the CEO of a small San Francisco design consultancy. We've occupied our office for 11 years and have been in the building close to 20. Our lease expires August 31, 2026, under four weeks away, and I need help resolving a renewal option question quickly. The situation: - Our lease amendment grants two successive three-year renewal options at 3% annual increases, exercisable on 120 days' written notice. - We did not send formal notice by that deadline. - After the deadline passed, the landlord's broker proactively emailed asking whether we wanted to renew and on what term, without mentioning the deadline had lapsed. - I responded in writing confirming renewal pursuant to the lease's renewal provisions, including the 3% adjustments. - I followed up again in writing weeks later. We have received no response to either message. - The lease carries a 150% holdover provision, so the difference between option terms and holdover is roughly $4,000/month. - A separate property-damage dispute has been settled and released, though the insurer's payment to the landlord is still in transit. What I need: 1 Review of the original lease and amendment, focused on the renewal option language and notice provisions. 2 Written or verbal assessment of whether waiver, estoppel, or relief against forfeiture preserves the option's 3% terms given the landlord's post-deadline conduct. 3 Assessment of whether my written response functions as a late exercise the landlord's conduct may have accepted. 4 Review of a draft email I plan to send the landlord's general partner, to ensure the wording strengthens rather than undercuts our position. 5 Guidance on a short bridge extension at current rent if the renewal can't be papered before expiration. 6 If we reach terms, review of the renewal document before signing. Requirements: - Demonstrated commercial landlord-tenant experience, ideally California office leasing - Available to review documents and respond within 2–3 business days