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Commercial Property Lease Lawyers Who Think Beyond the Heads of Agreement

You’re not here because you want someone to skim the lease. You’re here because you’re thinking about what’s hidden between the lines, personal guarantees that follow you long after the deal, rent reviews that could blow out your costs, make-good clauses no one flagged. You want commercial property lease lawyers who catch what others miss and keep your risk in check before you sign.

How Commercial Property Lease Lawyers Help You Avoid the Usual Pitfalls

Commercial property lease lawyers should focus on the parts of your lease that affect how you operate day to day: what you can change in the premises, what you’re personally liable for, what costs can increase without warning, and what happens if you want to leave or assign the lease. That’s where the risk is and that’s what needs proper review before you sign.

We flag personal and financial risks hidden in the lease

We check for personal guarantees, indemnities, and other terms that could leave you or your directors personally liable if things go wrong. We identify conditions that lock you into future costs, like automatic rent increases, landlord break rights, or unbalanced insurance obligations.

We map the terms that change what you can do with the premises

We review permitted use, signage, fit-out, and alterations clauses to ensure you can actually run the business as planned. We flag restrictions that could limit operations, expansion, or future changes. We also check assignment and sublease conditions so you know your options if you need to exit or restructure.

We plan rent, review, break, and demolition clauses so you stay in control

We explain how rent reviews work; CPI, market, fixed increases and check break clauses, landlord termination rights, relocation rights, and demolition clauses. We make sure you understand how these terms could force you out or increase costs mid-lease.

We set out the critical dates and exit conditions upfront

We prepare a timeline of key dates, option notices, rent review triggers, renewal deadlines, so you don’t miss anything that could cost you. We review make-good obligations and exit conditions so you can plan for the end of the lease without last-minute surprises.

The Practical Work Behind Safer Commercial Leases

Most lease deals don’t fall apart because of major disputes. They fall apart because of details no one explained properly at the start.

Like a demolition clause that lets a landlord end your lease on short notice if they decide to redevelop.

Or a rent review formula that quietly pushes your costs beyond what you planned.

Or a personal guarantee that keeps following you, long after you thought you’d moved on.

We’ve seen tenants locked into spaces they couldn’t modify because of strict fit-out or signage rules. We’ve seen make-good clauses at the end of a lease turn into expensive surprises. And we’ve seen businesses lose the right to renew simply because they missed a notice date no one flagged.

That’s why we take a different approach.

We don’t just review the lease to see if it looks standard. We look at whether it works for you, whether the terms fit your business, your plans, and your risk tolerance. We tell you what’s fair, what’s worth pushing back on, and what could cause trouble later.

Our job is to help you sign a lease that lets you focus on running your business, not on untangling problems down the track.

If a clause exposes you, we call it out.
If the terms go too far, we suggest what needs to change.
And if something looks good on paper but won’t serve you in practice, we say so.

Sincerely, Mark Lazarus Director, Lazarus Legal

We started Lazarus Legal because we kept seeing clients tied to terms they didn’t understand, missing deadlines no one flagged, and facing risks that could have been avoided.

What to Look For in a Commercial Property Lease Before You Sign

A commercial property lease sets more than your rent. It defines how easily you can change, grow, or leave and what costs or risks might follow you long after you’ve signed. Clauses don’t work in isolation: rent reviews affect assignment value, make-good conditions shape your exit cost, and demolition rights change how secure your tenancy really is. This table highlights terms that often get overlooked, and how we help ensure they’re planned for at the start not left to surprise you later.

Clause	Risk Over Time (What It Means for You)	How We Help Reduce That Risk
Personal Guarantee	You can remain personally liable even if the business changes, closes, or assigns the lease.	We explain the exposure, and negotiate caps, limits, or release points.
Rent Review	Rent can increase beyond what you forecast, impacting cash flow and assignment value.	We model cost scenarios and negotiate fairer review methods or caps.
Demolition Clause	The landlord can end your lease early for redevelopment, affecting stability and renewal value.	We check triggers, notice, compensation, and push for clearer conditions.
Make-Good	Restoration obligations at exit can create unexpected, large costs.	We define scope early and help plan or negotiate fairer requirements.
Permitted Use	Can limit business growth, diversification, or the ability to sell.	We ensure the clause supports your current and potential future use.
Assignment / Sublease	Restrictive conditions limit exit options or restructuring flexibility.	We identify unfair terms and negotiate for workable, fairer rights.
Relocation Clause	You may be forced to move during the term, causing disruption and unexpected cost.	We check compensation terms and help limit relocation triggers.

What Careful Lease Review Achieves

These aren’t numbers about how many documents we reviewed or how fast we worked. They’re about moments where lease advice changed the outcome: where terms were adjusted, risks reduced, or future cost avoided because we caught the issue before it became a problem.

95% of Leases Adjusted

In nearly every lease we review, at least one key term like a personal guarantee, make-good scope, or rent review formula is modified to reduce client exposure.

Average $25,000 Saved on Make Good

Early negotiation and planning on make-good obligations regularly reduce exit costs by tens of thousands.

0 Missed Renewal Deadlines

Every client who received our flagged timeline and guidance has met their option notice date, keeping control of their space.

85% of Clients Avoid Lease Disputes

Clients who engage us before signing typically avoid disputes over use, alterations, rent review, or exit terms during the lease.

Ella Burgess

I highly recommend Mark and the team at Lazarus Legal. They assisted me with reviewing and negotiating a commercial lease. The entire process was straightforward and stress-free. Thank you!

Camilla Ingall

Mark was efficient, professional, and conducted everything in such a timely manner with excellent attention to detail. I was very new to the world of small business legalities and he was patient and took the time to take me through all the finer details to ensure it was clear and I was comfortable. I would highly recommend him!

Tom Fleming

Approached Mark when we were starting our company. He was personable, provided great advice, hit our timelines and was really fair with his pricing. Highly recommend Lazarus Legal

Make the lease fit your business, not just the landlord’s draft.

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Questions Commercial Property Lease Lawyers Get Asked The Most

How much does it cost to do a commercial lease?

Commercial lease costs in NSW include multiple components beyond monthly rent that business owners often underestimate during initial negotiations. Legal fees for commercial property lease lawyers typically range from $1,500 to $3,500 plus GST depending on lease complexity and negotiation requirements. Upfront costs also include bank guarantees or security deposits equivalent to three to six months’ rent, fit-out expenses averaging $500 to $1,500 per square metre for office or retail spaces, and initial outgoings payments covering building insurance, council rates, and property management fees. Annual ongoing costs include base rent, outgoings (typically 15-30% of base rent for office space), and rent increases through fixed escalation clauses or market review mechanisms.

What do commercial property lease lawyers review in a lease agreement?

Commercial property lease lawyers examine rent review mechanisms, outgoings obligations, make-good requirements, assignment and subletting restrictions, and termination provisions to identify unfavourable terms before signing. They verify whether rent increases are capped or market-based, whether you’re liable for landlord’s legal costs during disputes, and what condition you must return the premises in at lease end. Lawyers also review special conditions including options to renew, bank guarantee requirements, personal guarantee clauses, and whether the landlord can relocate your business to different premises within the same building. Our commercial property lease lawyers identify hidden maintenance costs, unfair rent review clauses, and exit restrictions that standard conveyancers often miss.

What is the best lease type for commercial property?

The best commercial lease type depends on your business needs, risk tolerance, and ability to manage property expenses rather than a universal optimal structure. Gross leases where rent includes all outgoings provide cost certainty and simplify budgeting, making them preferable for small businesses or startups with limited cash reserves, though base rent is typically 20-30% higher than net lease equivalents. Net leases where tenants pay base rent plus proportionate outgoings offer lower starting rent but expose you to uncontrolled increases in insurance, council rates, and building management costs. Commercial property lease lawyers help businesses evaluate which structure minimises total occupancy costs over the lease term by analysing historical outgoings data, rent review mechanisms, and your specific operational requirements. Retail tenants in NSW receive additional protections under the Retail Leases Act 1994.

What are common problems commercial property lease lawyers find in retail leases?

Commercial property lease lawyers frequently identify uncapped annual rent increases that compound over multi-year terms, turning affordable space into unviable overhead within three years. Make-good clauses requiring tenants to remove all fit-out improvements and restore premises to base building condition often cost $50,000 to $200,000 at lease end, far exceeding initial fit-out investment. Outgoings provisions where tenants pay proportionate building costs without verification rights or caps allow landlords to pass through excessive management fees and capital improvement costs. Assignment restrictions preventing lease transfer during business sale force tenants to continue paying rent after selling their business or walk away from substantial fit-out investments.

Do I need commercial property lease lawyers for short-term office leases under 3 years?

Yes, commercial property lease lawyers remain essential for short-term leases because unfavourable terms cause financial damage regardless of lease duration. Short-term leases often lack renewal options, forcing you to relocate or accept whatever rent increase the landlord demands when the term expires, destroying business location value. Many landlords use identical lease templates for short and long terms, meaning you face the same make-good obligations, personal guarantee requirements, and uncapped outgoings whether leasing for two years or ten years. Commercial property lease lawyers identify whether your short-term lease allows early termination if your business struggles, whether rent reviews occur annually despite the brief term, and whether you’re liable for disproportionate outgoings or landlord legal costs.