What are the most important terms to include in your office lease?

When signing a lease for a conventional office, the small print matters more than you might think. All lease terms are important – because if there’s ever a dispute, the lease is the document both parties will rely on. So what are the important terms to include in your office lease? While your solicitor will lead the legal negotiations, it’s still worth understanding the key clauses you’re likely to come across.

In this guide, we’ll highlight some of the most common terms included in commercial office leases – and why each one matters.

Why lease detail matters

A standard office lease can easily run to 50+ pages. It’s a legally binding agreement between you (the tenant) and the landlord, and it’s designed to cover every scenario that might arise during the term.

That’s why it’s essential to instruct a solicitor who specialises in commercial leases. They will negotiate the terms on your behalf and make sure you’re fully protected. But it also helps to know what you’re agreeing to.

Important terms to include in your office lease

Here are some of the most important terms to include in your office lease, or at least understand before signing:

• Description of the premises – What exactly are you renting?
• Rent and outgoings – What will you pay, and what other costs are your responsibility (e.g., service charge, insurance)?
• Rent review clauses – Will the rent increase over time, and if so, how is it calculated?
• Subletting or assignment – Can you transfer the lease or sublet the space if your business changes?
• Lease term – How long is the lease, and when does it start and end?
• Break clause – Can you or the landlord end the lease early?
• Repairing obligations – What are your responsibilities for maintaining or repairing the space?
• Alterations – Can you make changes to the office layout or fit-out?
• Reinstatement – Do you have to return the office to its original condition at the end of the lease?
• Landlord responsibilities – What repairs, maintenance, and services is the landlord responsible for?
• Insurance – Who insures the building and what exactly is covered?

These terms shape your financial commitment, your flexibility, and your day-to-day experience of occupying the space.

Leases vs licences: what if you’re taking a serviced office?

If you’re moving into a serviced or flexible office, you’ll usually sign a licence agreement rather than a lease. These are shorter, more standardised documents – but many of the same commercial points are still covered.

Even if the agreement looks straightforward, we still recommend asking a solicitor to check it over before you sign. You may not be entering a full lease, but you’re still entering a legal contract.

Final thoughts – get expert advice early

The important terms to include in your office lease will depend on your business priorities. A solicitor is there to make sure you don’t miss anything, but it’s worth having a high-level understanding so you know the right questions to ask.