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A modified gross lease is a hybrid between triple net and gross leases. With a modified gross lease, a tenant pays base rent, but in addition, pays the proportionate share of the increase in expenses of the building -- again taxes, insurance, snow clearing, maintenance -- above a base year, with the base year usually being the first year of the lease. So in a modified gross lease, the tenant will pay the base rent and a smaller amount of the additional rent since that additional payment is really based on an increase over a year-to-year basis, starting with the base lease year.