Hans Lapping

Shareholder
925.941.3292

Hans Lapping is an AV-rated shareholder in Miller Starr Regalia’s Walnut Creek office, where his practice focuses on complex commercial real estate transactions.

Hans Lapping is an AV-rated shareholder in Miller Starr Regalia’s Walnut Creek office, where his practice focuses on complex commercial real estate transactions.

Biography

Hans Lapping is an AV-rated shareholder in Miller Starr Regalia’s Walnut Creek office, where his practice focuses on complex commercial real estate transactions.

For over 25 years, Hans has represented institutional clients in leasing, buying, and selling virtually every type of real estate. From acquiring raw land for retail, office, residential and data center projects to assisting some of the world’s largest technology companies with office and R&D leasing to representing national and regional landlords and tenants in retail leases, his representations regularly include negotiating and drafting complex real estate related contracts, coordinating due diligence, and closing transactions.

A recognized authority in the field, Hans speaks frequently on real estate law topics such as purchase and sale agreements and commercial leasing.  He has presented to legal and industry groups such as the American College of Estate Lawyers, ICSC and CoreNet Global,  and he is a regular faculty member at continuing legal education seminars for both new and experienced practitioners.

                                                                                       

Education

J.D., magna cum laude, University of Illinois College of Law (1996)

  • Articles Editor and Topic Editor, Elder Law Journal

B.A., summa cum laude, Bowdoin College (1993)

Representative Matters

Represented technology company in leasing over two million square feet in office, creative and research and development space.

Represented technology company in leasing over 300,000 square feet of office and research and development space in Silicon Valley together with an option to purchase the leased premises.

Represented technology company in the disposition of corporate campuses and data centers in California, Arizona, and Oregon.

Represented publicly traded REIT in 250,000 square foot build-to-suit corporate headquarters lease in San Jose, California. 

Represented one of the world’s most successful retailers in leasing flagship, street, and in-line locations throughout the United States.

Represented technology company in leasing office and research and development space throughout the United States.

Represented technology companies in leasing over 100,000 square feet of office space in Virginia.

Represented one of the nation’s largest privately held homebuilders in the acquisition and disposition of thousands of lots throughout Northern California.

Represented developer in the acquisition, development, and disposition of multi-family residential projects throughout California.

Represented developer in leasing over one million of square feet of retail space including negotiating leases with some of the nation’s largest retailers, restaurants, and entertainment operators.

Represented developer in the acquisition of real property throughout California for development as industrial and warehouse projects.

Represented privately held sporting goods chain in leasing throughout Northern California.

Represented privately held pet food supply store in leasing throughout California.

Associations

American College of Real Estate Lawyers – Fellow 

Contra Costa County Bar Association 

CoreNet

International Council of Shopping Centers 

Practical Law – Real Estate Advisory Board Member

Urban Land Institute 

Awards & Recognition

Martindale-Hubbell – AV Preeminent Rated (2011–2025)

Super Lawyers Northern California (2012–2025)

Best Lawyers® – Real Estate Law (2021-2025)

Best Lawyers® – Oakland Real Estate Law “Lawyer of the Year” (2023, 2025)

CoreNet Global "Top Rated Faculty" Award Recipient (2013–2016, 2018–2020)

Publications

“Breaking Up is Hard To Do: Planning and Preparing For The End of The Lease” (co-authored with Sandra Jacobson and Sara Hansen Wilson), ACREL Papers, Fall 2025.

"An Owner's Primer on Sublease Consents," The BOMA Magazine, March/April 2008

Chapter 1, "Contracts,” Miller & Starr, California Real Estate 3d (co-authored with Harry D. Miller)

Chapter 2, "Specific Contracts,” Miller & Starr, California Real Estate 3d (co-authored with Harry D. Miller)

Chapter 31, "Mobilehomes,” Miller & Starr, California Real Estate 3d (co-authored with Harry D. Miller)

"Financing Start-Ups Post 'Dotbombs',” Contra Costa Lawyer, August 2002, Vol. 15, No. 8

"Written Proof: Landlord is Entitled to Rely on Estoppel Certificates," San Francisco Daily Journal, October 5, 2000

"License to Steal: Implied Gift Giving Authority and Powers of Attorney,” Elder Law Journal, Spring, 1996, Vol. 4, No. 1

Speeches & Presentations

“Guaranty Obligations: Bad Boy Carve Outs and Beyond; Which Partner is Responsible for What?” ICSC + U.S. Law Conference, September 2025

“Breaking Up is Hard To Do: Planning and Preparing For The End of The Lease” American College of Real Estate Lawyers 2025 Annual Conference.

“What Non-Leasing Lawyers Need To Know About Lease: The Good, The Bad & The Ugly:” ICSC + U.S. Law, October, 2024

“Purchase and Sale Agreements,” ICSC + U.S. Law, October, 2023

“What Leasing Lawyers Should Know about Acquisitions, What Acquisition Lawyers Should Know about Leasing, and What Leasing and Acquisition Lawyers Need to Know about Lender Concerns,” ALI CLE: Modern Real Estate Transactions 2023 - Acquisitions, Financing, and Leasing in an Uncertain Market, January, 2023

“Acquisitions and Dispositions: What is Market?”, ALI CLE: Modern Real Estate Transactions 2023 - Acquisitions, Financing, and Leasing in an Uncertain Market, January, 2023

“Retail Issues and Does Gross Really Mean Gross?”, ALI CLE: Modern Real Estate Transactions 2023 - Acquisitions, Financing, and Leasing in an Uncertain Market, January, 2023

“Deep Dive Session: Leasing During the Great Un-Occupying,” ALI CLE: Modern Real Estate Transactions 2023 - Acquisitions, Financing, and Leasing in an Uncertain Market, January, 2023

“Repurposing Underutilized Assets: Giving Properties New Purpose,” ALI CLE: Modern Real Estate Transactions 2023 - Acquisitions, Financing, and Leasing in an Uncertain Market, January, 2023

“Advanced Negotiations for CRE Professionals”, CoreNet Global

Related News

See All News
June 30, 2025

Seven Miller Starr Regalia Lawyers Named 2025 Northern California Super Lawyers

Miller Starr Regalia (MSR), a preeminent California real estate and land use law firm for more than 60 years, today announced that four of its shareholders are included in the 2025 Northern California Super Lawyers list. Three additional lawyers Samantha L Chen, associate; Nicholas E. Ma, shareholder and James Swearingen, shareholder; were included in the Rising Stars list. 

August 15, 2024

Seven Miller Starr Regalia Attorneys Receive Recognition in 2025 Best Lawyers© Lists

Miller Starr Regalia (MSR), a preeminent California real estate and land use law firm for more than 60 years, announced today that eight of its attorneys were recognized by Best Lawyers in its updated 2025 edition. Lawyers are named to The Best Lawyers in America®, and Best Lawyers: Ones to Watch lists, and received recognition as Lawyer of the Year in Oakland Real Estate Law.

October 25, 2023

2023 ICSC+U.S. LAW Conference

Join us at the 2023 ICSC+U.S. LAW Conference happening October 25-27 at the JW Marriott Desert Ridge Resort & Spa, Phoenix, Arizona! Miller Starr Regalia Shareholder Michael Di Geronimo will speak on “Commonly Negotiated Lease Provisions: What’s New, What’s Old and What Works” from 2:15 p.m.to 3:15 p.m. on Wednesday, October 25, 2023. Miller Starr Regalia Shareholder Hans Lapping will moderate the “Purchase and Sale Agreements: Getting to a “Yes” Without Giving In” panel from 12:00 p.m. - 1:00 p.m. on Friday, October 27, 2023.