How much to I raise the rent for a lease extension

[Sam LLoyd]

I currently have a potential tenant that wants to sign a 2 year lease for a commercial shop.  They also want 4 two year extensions.  That means they are committed to the current terms for 2 years, and I would potentially be committed to the current terms for up to 10 years.

I figure I need to work in a 3% minimum annual increase to cover inflation and cost of utilities.  Does anybody have recommendations or other areas that I need to cover myself when making this long of a commitment?

Thanks