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But he has to learn to be one. The tenant is asking for a variation and the answer should be a clear no unless there is a clear and definable benefit to him. An option is not a benefit. As to the agent, it may be time to look for another.

Any good commercial agent would have clearly advised the tenant that the carpet was in acceptable condition at the beginning of the lease and that they are now requesting a variation outside of agreed terms. How happy would they be if you starting making changes to your needs? I still stand...

All leases may be varied by Variation to Lease document

Agree with the others. Take note that often when you start changing the terms of the lease a tenant will often keep on asking for more.