Whether you’re leasing office space in the Brisbane CBD, signing up for a warehouse in the Trade Coast, or renting out a shopfront in Fortitude Valley, the lease terms you agree to will determine your rights, your costs, and your options for years to come. A poorly drafted lease can leave you exposed to unexpected outgoings, unfavourable rent reviews, or make good obligations that cost far more than they should at lease end.
Queensland’s commercial leasing landscape is shaped by the Retail Shop Leases Act 1994 (Qld) for retail premises, while non-retail commercial leases are governed by general contract law and the Property Law Act 1974 (Qld). Whether or not your lease falls under the retail legislation, getting the terms right at the outset is essential for protecting your investment and avoiding costly disputes.
At Lease Lawyers, we provide fixed fee commercial lease services for landlords and tenants across Brisbane and Queensland. We draft, review, and negotiate lease agreements that protect your position and comply with Queensland law.
Our commercial lease agreements start from $950+GST. That’s a fixed fee quoted upfront, covering the full process from initial consultation through to the signed agreement.Enquire Online Now
We prepare lease agreements that clearly define each party’s rights and obligations. Every lease we draft covers rent, lease term, permitted use, outgoings, maintenance, rent review mechanisms, options to renew, and make good obligations. We tailor the agreement to your property type and commercial arrangement rather than relying on generic templates that miss the details that matter to your situation.
If you’ve been handed a lease to sign, we go through it clause by clause and explain what it means for you in practical terms. Common issues we identify in Brisbane leases include outgoings clauses that allow the landlord to recover costs that weren’t properly disclosed, rent review mechanisms without a clear process for resolving disagreements, option notice deadlines that are easy to miss, and make good requirements that could cost you significantly at lease end. A lease review before signing catches problems when you still have the ability to negotiate changes.
Most lease terms are negotiable before signing, but many landlords and tenants don’t push back because they assume the document is standard. We negotiate on your behalf to secure terms that reflect your priorities. For tenants, that often means rent-free periods, fit-out contributions, outgoings caps, and limitations on personal guarantees. For landlords, we focus on strong default provisions, enforceable rent review clauses, and clear assignment restrictions.
Personal guarantees are common in Queensland commercial leases, particularly for tenants operating through company structures. Directors and business owners are often asked to guarantee the lease obligations personally, which can mean significant financial exposure if the business fails. We review and negotiate guarantee terms to ensure the scope of liability is defined and, where possible, limited to a reasonable amount.
We also advise on other forms of lease security including bank guarantees and security bonds, helping landlords secure appropriate protection while ensuring tenants aren’t providing more security than the situation warrants.
Brisbane’s industrial precincts through the Trade Coast, Eagle Farm, Acacia Ridge, and the southern logistics corridor involve lease considerations that go beyond a standard office or retail arrangement. Permitted use restrictions, environmental compliance, heavy vehicle access, and specialised fit-out requirements all need to be addressed in the lease. We prepare industrial lease agreements that cover these practical needs alongside the standard commercial terms.
When a tenant needs to transfer their lease to a new party, the process needs careful documentation to protect everyone involved. Under the Retail Shop Leases Act, if a tenant assigns a retail lease following the proper process, the outgoing tenant and any guarantor can be released from future liability under the lease. For non-retail commercial leases, the assignment terms depend entirely on what the lease says. We handle the documentation for both landlords and tenants, ensuring the process protects your position.
When a dispute arises over rent, outgoings, maintenance, make good, or any other lease issue, we work to resolve it as quickly and cost-effectively as possible. Retail lease disputes in Queensland must be referred to the Queensland Government’s mediation service before they can proceed to the Queensland Civil and Administrative Tribunal (QCAT). For non-retail commercial disputes, the resolution path depends on the terms of the lease. We represent clients across all forums and focus on practical outcomes.Enquire Online Now
The legal framework for commercial leasing in Queensland depends on whether your premises qualify as a “retail shop” under the Retail Shop Leases Act 1994. Unlike South Australia, where the leasing legislation covers both retail and commercial premises, Queensland’s Act only applies to retail premises. This means the rules that apply to your lease depend heavily on the nature of your business and premises.
Where the Act applies, landlords must provide a disclosure statement before the lease is signed, ratchet clauses in rent reviews are void, land tax cannot be recovered from the tenant, outgoings can only be charged if properly disclosed, and tenants who assign their lease through the correct process can be released from future liability. The Act also includes provisions around business disturbance compensation, demolition clauses, and relocation of tenants in shopping centres.
If your premises don’t fall under the Act (as is the case for most offices, industrial sites, and non-retail commercial spaces), the lease is governed by the Property Law Act 1974 (Qld) and general contract law. This gives both parties more flexibility in how terms are structured, but it also means there are fewer statutory protections. The lease agreement itself becomes your primary source of rights, which is why quality drafting is so important.
If your lease involves retail premises specifically, our retail lease lawyers can help with the additional compliance requirements.Enquire Online Now
You’ve found a space and been handed a lease to sign. Before you commit, we review the agreement and tell you exactly what you’re signing up for. We identify the clauses that could cause problems and negotiate changes where needed.
You’re a landlord and need a lease drafted. We prepare an agreement that protects your property investment with clear tenant obligations, structured rent reviews, and practical provisions for dealing with default, assignment, and make good at lease end.
You’ve been asked to sign a personal guarantee. We review the guarantee terms, explain the extent of your potential liability, and where possible negotiate limitations on the scope and duration of the guarantee.
Your tenant wants to assign the lease. We prepare the assignment documentation, assess whether you can reasonably refuse consent, and ensure the incoming tenant provides appropriate security. If the lease falls under the Retail Shop Leases Act, we make sure the assignment process complies with the requirements for releasing the outgoing tenant.
The lease is ending and there’s a disagreement about make good. We review the clause, tell you what’s actually required, and negotiate with the other party if the scope or cost is disputed.
You need to exit a lease early. We review your options, whether that’s assignment, subletting, negotiated surrender, or relying on a break clause, and advise on the approach that limits your financial exposure.Enquire Online Now
Fill out our enquiry form or send us a message. We respond within 2 business hours.
We discuss your requirements and give you a fixed fee quote before any work begins. No obligation.
We prepare your lease agreement or review the one you’ve received, making sure it complies with Queensland law and protects your interests.
You review the draft and come back with any questions or changes. Revisions are included in the fixed fee.
We guide you through execution and advise on next steps, including lease registration where applicable.Enquire Online Now
Fixed fee from $950+GST. No hourly billing. You know exactly what your lease will cost before we start, and that fee covers the full process including revisions.
Queensland legislation expertise. We work with the Retail Shop Leases Act 1994 and QLD property law regularly. Your lease will reflect the legal requirements specific to this state.
We act for both sides. Whether you’re a landlord or a tenant, we bring the same attention to your agreement. Understanding both perspectives means we draft leases that are practical and less likely to end in a dispute.
All property types covered. From CBD offices and retail shopfronts to industrial warehouses and Trade Coast logistics premises, we handle leases across every commercial property category in Brisbane.
Fast turnaround. We respond to enquiries within 2 business hours and most standard lease agreements are completed within 3 to 5 business days.Enquire Online Now
Our fixed fee for drafting a commercial lease agreement is $950+GST. This covers the full process from initial consultation through to the completed agreement. For lease reviews and more complex matters, we provide a fixed fee quote after understanding your requirements.
The Retail Shop Leases Act 1994 (Qld) applies to leases of premises used as a “retail shop,” which generally means premises where goods or services are sold to the public. Unlike some other states, Queensland doesn’t use a rent or area threshold to determine coverage. If you’re not sure whether your premises qualify, we can assess your situation and let you know which rules apply.
If your lease falls under the Retail Shop Leases Act, ratchet clauses (provisions that prevent rent from decreasing at a market review) are void. For non-retail commercial leases in Queensland, ratchet clauses are permitted and are a matter of negotiation between the parties. If your lease includes one, it’s important to understand the long-term cost implications before signing.
Personal guarantees are common in QLD commercial leases, particularly where the tenant is a company. As a guarantor, you can be held personally liable for the tenant’s obligations under the lease, including unpaid rent and make good costs, if the business defaults. We review guarantee terms and negotiate limitations where possible to reduce your personal exposure.
Make good obligations set out what the tenant must do to restore the premises at the end of the lease. This can include removing fit-outs, repairing damage, and returning the space to its original condition. Without a clear clause, disputes about the scope and cost of these works are common. We make sure the lease spells out exactly what’s expected.
Under the Retail Shop Leases Act, if a tenant follows the prescribed assignment process (including providing the incoming tenant with a disclosure statement), the outgoing tenant and any guarantor can be released from future liability under the lease. For non-retail commercial leases, the release of the outgoing tenant depends entirely on what the lease and assignment documentation say. We handle the process to make sure it’s done properly for all parties.
For retail lease disputes, the Retail Shop Leases Act requires the matter to be referred to a mediator before it can proceed to QCAT. For non-retail commercial disputes, the resolution process depends on what the lease says. Most leases include a clause requiring negotiation or mediation before court proceedings. We represent clients across all forums and focus on resolving matters as quickly and cost-effectively as possible.
Yes. Most terms are negotiable before signing, including rent, lease duration, rent-free periods, outgoings caps, fit-out contributions, option terms, personal guarantee limits, and assignment rights. Having a lawyer involved during negotiations often results in meaningfully better terms for both landlords and tenants.Enquire Online Now
We provide commercial lease services to clients across Brisbane and throughout Queensland. Our fixed fee services are delivered online and over the phone, so your location doesn’t affect the service you receive or the price you pay.
Whether your commercial property is in the Brisbane CBD, Fortitude Valley, South Brisbane, Chermside, Ipswich, the Gold Coast, the Sunshine Coast, Townsville, or anywhere else in Queensland, we can draft, review, or negotiate your lease agreement.
Looking for commercial lease lawyers in another state? We also help clients in Sydney, Melbourne, Perth, and Adelaide.
Fill out our online enquiry form and a member of our team will be in touch within 2 business hours. We’ll discuss your situation, provide a fixed fee quote, and get your commercial lease agreement prepared. No hourly billing and no hidden costs.
Contact us today, we generally respond within 2 business hours.
