01
Review my lease →Tenants
Review the lease before signing, renewing or relocating premises.
Commercial Lease Review Brisbane
Commercial lease review before you sign.
Ensure Legal reviews Queensland commercial lease documents for tenants, landlords, business owners and agents. We identify the clauses that affect rent, outgoings, options, assignment, guarantees, fitout, make good and long-term business flexibility.
Brisbane property law firm For tenants, landlords and business buyers Plain-English review of commercial risk
Who this page is for
Commercial lease advice for real transaction decisions.
A commercial lease is not just a premises document. It can control operating costs, future sale value, liability, exit rights, cash flow and business continuity. We review the documents before those risks become locked in.
02
Check landlord terms →Landlords
Check whether the draft lease protects rent, security, enforcement and asset value.
03
Check business lease risk →Business buyers
Understand lease assignment, landlord consent and premises risk before settlement.
04
Refer a matter →Agents
Move leasing matters faster with early legal review and issue spotting.
Review scope
What we check in a commercial lease review.
The review is designed to identify legal risk, commercial pressure points and negotiation items. It is not just proofreading the lease.
CPI, fixed increases, market rent reviews, ratchet provisions, timing and notice mechanics.
Rates, insurance, body corporate, management fees, utilities, promotion contributions and cost recovery wording.
Exercise windows, strict notice dates, conditions precedent, market rent review and renewal documentation.
End-of-lease reinstatement, repair standard, fitout removal, handover condition and security release risk.
Landlord consent, business sale impact, incoming tenant approval and release of continuing liability.
Bank guarantee wording, security deposit amount, director guarantees and liability after assignment or expiry.
Rent-free period, landlord contribution, access date, approval obligations, clawback and works timing.
Breach notices, arrears, interest, re-entry, termination rights, dispute clauses and enforcement exposure.
Whether the Retail Shop Leases Act applies, disclosure, legal advice reports, prohibited costs and outgoings requirements.
Before signing
Documents to send for review.
Send the full document set, not only the lease. Important terms are often spread across disclosure documents, incentives, fitout deeds and correspondence.
CoreProposed lease
The full draft lease, not only the schedule or heads of terms.
Commercial termsHeads of agreement
Early commercial commitments may affect negotiation leverage.
Retail leaseDisclosure statement
Relevant where the lease may be regulated as a retail shop lease.
IncentiveIncentive deed
Rent-free, fitout contribution, clawback and timing obligations.
WorksFitout documents
Plans, approval conditions, access dates and landlord works.
TransactionAssignment documents
Required when taking over premises through a business purchase or sale.
Cost exposureOutgoings estimate
Annual estimate, recoverable categories and apportionment details.
ContextEmail correspondence
Special conditions, side agreements, deadlines and agreed changes.
!
A cheap or rushed lease review can miss the commercial issue.
The real risk may not be obvious from the heading of a clause. It may sit in how rent, options, outgoings, fitout, default, assignment and make good terms interact. The review should help you decide what to accept, negotiate, clarify or reject.
Process
How the lease review works.
The process is designed to be direct. We identify the documents, review the legal and commercial risk, and help you decide the next step before signing.
Send the documents
Upload or email the lease, heads of agreement, disclosure statement, incentive deed and any related documents.
Risk review
We identify key legal obligations, commercial exposure, missing information and negotiation points.
Advice call or report
You receive practical advice on what the clauses mean and what changes should be considered.
Negotiate or finalise
We can assist with amendments, correspondence, signing steps and related leasing documents.
Need a commercial lease reviewed?
Send the lease documents before signing, renewing, assigning or committing to the premises.
FAQ
Commercial lease review questions.
General information only. Specific advice depends on the lease, transaction, premises and parties.
How are fees quoted for a lease review?
Identify whether you are a tenant, landlord or business buyer and list the documents available. The quote depends on the lease length and complexity, disclosure statement, heads of agreement, incentive or fitout deeds, assignment documents, amendments and negotiations required. Ask us to confirm the fee basis, scope and any search fees or other disbursements in writing.
Does the engagement include lease amendments and negotiations?
Confirm whether the engagement is for review and advice only or also includes drafting amendments, corresponding with the other party and negotiating terms. Related deeds, additional versions and further negotiations should be included in the agreed scope or agreed separately before work starts.
What should I provide if I have a signing deadline?
State the exact deadline, proposed lease commencement date, premises address, parties, whether any offer or heads of agreement has been signed, available documents and your main concerns. We will confirm availability and how to provide documents; do not send confidential material until we confirm we can act.
Should I get a commercial lease reviewed before signing?
Yes. A commercial lease can create long-term obligations for rent, outgoings, make good, guarantees, fitout, insurance, assignment and default. Review before signing gives you a chance to negotiate or clarify risk.
What is included in a commercial lease review?
A review usually covers rent, rent review, outgoings, options, permitted use, fitout, incentives, security, guarantees, assignment, subletting, default, make good and any special conditions or disclosure documents.
Can you review a lease urgently?
Urgent reviews may be possible depending on document length, complexity and current workload. Send the full document set and the signing deadline so the matter can be triaged properly.
Do you review leases for tenants and landlords?
Yes, subject to conflict checks. Ensure Legal assists tenants, landlords, business purchasers, sellers and agents with Queensland commercial leasing matters.
Is a retail shop lease different from a commercial lease?
Yes. A lease may be regulated by the Retail Shop Leases Act 1994 (Qld) if the premises and use fall within the Act. This can affect disclosure, outgoings, rent review, costs, assignment and dispute handling.
Can a lease review help when buying a business?
Yes. If the business operates from leased premises, the lease may affect the business value, assignment timing, landlord consent, security, guarantees and settlement risk.
Commercial leasing cluster
Related leasing pages.
Explore Ensure Legal’s Commercial Leasing service hub and related specialist pages below.