Based on the info given, it would seem reasonable to look at three possibilities:
1) no (actual) liability (HBR 8)
2) non-commercial
3) taking advantage (“contrived”)
If you only go for “contrived”, your case will not be as strong as you might think. After all, what L/L (or tenant) compiles terms where the services outweigh the level of rent? That doesn’t seem to indicate much cohesion in terms of “taking advantage”.
But, to cover all possibilities, you could find on more than one basis – but the sequence must be in the right order (e.g. the clmt is not liable; alternatively, the agreement is non-comm; alternatively, liability is contrived).
Regards