Commercial lease setup, run end to end.
You found the tenant and agreed the terms. Now the setup decides whether you recover your outgoings, hold the tenant to a defined make-good, and avoid the clauses that quietly cost you over the term. Lease Launch coordinates the whole commercial setup under one fixed fee.
A commercial lease moves money the whole time it runs.
Most landlords treat setup as paperwork to push through. Then the tenant leaves five years later, the property is damaged, and no condition report exists to enforce against. Or the outgoings clause missed a chargeable category and tens of thousands of dollars went unrecovered across the term. The day you sign decides those outcomes, not the day the lease ends.
Commercial leases sit under the Conveyancing Act 1919 (NSW). Any term over three years, including options that push the total beyond three years, must run as a deed and register with Land Registry Services under the Real Property Act 1900. Standard commercial structures of three plus three plus three reach nine years, so most commercial leases need a lawyer to draft and register the deed. We coordinate that lawyer. We handle everything commercial and operational that sits alongside the legal work.
We run the commercial setup, end to end.
We draw a clean line. The lawyer prepares and registers the lease deed and advises on clause enforceability. We do the commercial and operational work that most landlords get wrong on their own.
- Ingoing condition report. A 30 to 50 page photo schedule and written report of every surface, fixture, and service, signed by both parties. Your evidence base for make-good at lease end.
- Commercial sense-check memo. We read the draft lease against a fifty-point checklist and flag anything off-market, missing, or onerous before you sign.
- Outgoings schedule. We list every recoverable category and set the basis of apportionment, so you carry no charge you could have passed on.
- Tenant verification. We confirm the trading entity, check the directors, and structure guarantees where the covenant needs them.
- Security setup. We structure the bank guarantee or bond, check the wording is unconditional, and diarise the expiry so your security never lapses mid-term.
- Registration coordination. For terms over three years, we coordinate registration through to a registered lease.
What a setup protects across the term.
A defined make-good standard backed by a signed condition report protects twenty to sixty thousand dollars of restoration at lease end. A correctly built outgoings schedule recovers what most self-managing landlords leave on the table, often ten to thirty thousand dollars a year on a multi-category net lease. A bank guarantee structured and diarised correctly means your security never lapses while a tenant is in default. On a five-year commercial lease, getting the setup right is worth several times the fee.
On a commercial lease, the tenant usually carries the legal cost.
Standard NSW commercial leases include a cost recovery clause: the tenant pays the landlord’s reasonable legal costs of preparing, negotiating, and registering the lease, including stamp duty and registration fees. That means the lawyer’s fee is largely recoverable from the tenant on a commercial deal. Land tax is recoverable on commercial leases too. Your net cost often comes down to the Lease Launch fee alone, against a setup that protects six figures of value over the term.
Commercial setup pricing.
Commercial setups start at $3,000 for short-term leases under three years and run to $5,500 for the three to seven year leases with options where most deals land. We quote the exact figure on discovery, hold it in our agent’s trust account, and release it only as each milestone is delivered. We refund unused funds.