Who is Lease Launch for?

Lease Launch suits landlords setting up a new commercial or retail lease who want it done properly without committing to ongoing property management. It works best on your first lease, on an unoccupied property that needs a condition report, on any retail lease, and when you own several properties and are setting up multiple leases. Tenants benefit too, because a structured process protects both sides.

How much does Lease Launch cost?

We offer five fixed products. The condition report on its own starts at $1,500. Short-term commercial leases start at $3,000, standard three to five year leases at $4,500, and three to seven year leases with options at $5,500, where most deals land. Retail and complex leases start at $7,500. We quote your exact figure on a discovery call once we have scoped the property.

Why do you quote "from" a price?

Every property carries a different scope. Strata adds by-law and levy work. Retail adds disclosure and outgoings compliance. A fitout adds works coordination and a second site visit. Distance beyond thirty kilometres from our Norwest office adds travel. We will not pretend one number fits every deal, so we publish a starting price and confirm the exact figure once we have scoped your property on a call.

Do I even need a lawyer for a commercial lease?

For most commercial leases, yes. 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. Standard commercial structures reach nine years, so they need a lawyer. We coordinate the lawyer and manage everything around the legal drafting, so the whole setup moves as one process.

What is an ingoing condition report and why does it matter?

It is a 30 to 50 page photo schedule and written report covering every wall, fixture, defect, and service in your property, signed by both parties before the tenant takes possession. It is the single document that decides a make-good dispute at the end of the lease. Without it, you cannot prove the condition the tenant started in, and make-good claims worth tens of thousands of dollars collapse.

Can I just buy the condition report on its own?

Yes. The condition report is available as a standalone product from $1,500. It suits landlords whose lawyer handles the rest of the setup and who only need the property documented properly. You get the full photo schedule and written report, signed by both parties, without the coordination, handover, or support that the larger products include.

What is the commercial sense-check?

Before you sign, we read the draft lease against a fifty-point commercial property checklist and send you a two-page memo flagging anything off-market, missing, or onerous. Lawyers handle the legal drafting. We handle the market. We catch the rent set too low, the outgoings clause missing a category, the vague make-good standard, and the option mechanism that fails on a technicality.

How is a retail lease different from a commercial lease?

Retail leases sit under the Retail Leases Act 1994, which overrides the lease wording. The Act sets a minimum five-year term, prohibits certain clauses, caps outgoings recovery, voids land tax recovery, and forces disclosure on a fixed timetable. Commercial leases sit under the Conveyancing Act and carry none of those statutory duties. We set up both, and we price retail higher because the Act adds real compliance work.

What happens if I miss a retail disclosure deadline?

Under the Retail Leases Act, you must give the tenant a disclosure statement at least seven days before the lease is entered into. If it arrives late or contains material errors, the tenant can terminate the lease within the first six months. We prepare the statement and manage the timing so that window never opens against you. This is one of the most common and costly retail setup mistakes.

Can I recover land tax from a retail tenant?

No. The Retail Leases Act voids any clause that tries to recover land tax from a retail tenant, even if the clause is copied straight from a commercial lease. Many landlords assume the recovery applies and build it into their outgoings, then absorb the cost for the whole term. We strip the assumption out of your retail outgoings schedule so you are not relying on money you will never collect.

When do I actually pay?

You pay as work lands. We tie every release to a delivered milestone: the engagement letter, the site visit and condition report, the drafting and sense-check, execution, and handover. As each completes, you authorise the release for that stage. You never pay in advance for work we have not done, and you can see exactly what each payment bought.

What if I stop the engagement partway?

We reconcile against the milestones delivered and refund the balance held in trust. If the scope turns out smaller than we quoted, the difference returns to you as well. We would rather refund a fee and keep your trust than hold money against work we did not do. Nothing is locked in beyond the work already completed and released.

How long does a lease setup take?

A standard setup runs about three weeks from the discovery call to handover, though it depends on how fast the lawyer, bank, and tenant respond. We drive the timeline rather than wait on it: we chase documents, escalate when things stall, and keep both sides informed at every milestone. Complex retail and fitout deals take longer, and we tell you the realistic window on the discovery call.

What is in the key dates calendar?

Every date that costs money if you miss it: rent reviews, option exercise windows, insurance certificate renewals, bank guarantee expiry, make-good notice triggers, and the outgoings reconciliation deadline. You get it as a printed wall calendar and an iCal subscription. Missing an option window or a reconciliation deadline can cost more than the entire setup fee, so we build the calendar into every engagement above the standalone report.

Do you set up the bank guarantee and bond?

Yes. We set the security amount, usually three to six months of annual rent plus outgoings and GST, and structure it as an unconditional bank guarantee or a bond. We check the guarantee wording is payable on demand, issued by an Australian bank, and names the correct landlord entity. We then diarise the expiry in your key dates calendar so the security never lapses mid-term.

When is Lease Launch not worth it?

When you are an experienced landlord renewing an existing tenant on the same terms, when the lease runs twelve months or less on a property you already documented, when the tenant is in occupation and you are re-papering an existing deal, or when the annual rent sits under $30,000. We will tell you honestly on the call if your deal falls into one of these, and point you to the standalone report or to doing it yourself.

Lease Launch by Blox

Set up the lease properly.

A fixed-fee service that sets up commercial and retail leases in New South Wales. We coordinate every stage: site visit, ingoing condition report, commercial sense-check of the draft lease, liaison with your lawyer, tenant document handling, registration and a full handover.

Book a discovery call See pricing

Fixed-fee · NSW Licence 1013554 · Trust account, audited annually

The assembly line

Six stages. One point of contact.

We run the lease setup as a coordinated project. Every stage has a defined output. You sign off at each milestone before we draw against the trust account.

Site visit and ingoing condition report
We walk the property and produce a 30 to 50 page photo schedule covering every wall, fixture, defect and service. Both parties sign before the tenant takes possession. This document decides any make-good dispute at lease end.
Commercial sense-check memo
We read the draft lease against a fifty-point commercial checklist and send you a two-page memo flagging anything off-market, missing or onerous. Lawyers handle the legal drafting; we handle the market. The memo goes to you, not your tenant.
Lawyer liaison
We work alongside your solicitor on the key commercial items: outgoings schedule, rent review mechanism, make-good obligations and bank guarantee quantum. We do not draft the deed; your lawyer does. We make sure the commercial terms are right before they do.
Tenant document liaison
We coordinate the disclosure statement, the agreement to lease, and any fitout licence documents with the tenant, their solicitor and your property manager. One point of contact for every document exchange.
Registration coordination
Any term over three years, including options that take the total past three years, must be registered with NSW Land Registry Services. We coordinate the lodgement with your lawyer and track it through to the title notation.
Handover
You receive a bound file with the signed lease and every ancillary document, a key dates calendar, a one-page tenant contact sheet, a handover walkthrough and a month of follow-up email support. We drive this timeline from the first call, not from whenever everyone else gets around to it.

Fixed-fee pricing

Pricing without surprises.

Fees are quoted on discovery, held in trust and released milestone by milestone. You know what you are paying before we start. We refund any unused portion.

Condition report only

From

$1,500

Just the ingoing condition report. For landlords whose solicitor handles the rest of the setup.

Short-term commercial

From

$3,000

Full setup for commercial leases under three years. Site visit, sense-check, tenant liaison and handover.

Standard lease (3 to 5 years)

From

$4,500

Where most deals land. Includes registration coordination and the full six-stage run.

With options (3 to 7 years)

From

$5,500

Longer terms with option periods. Option exercise mechanisms and renewal coordination included.

Complex

From

$7,500

Retail under the Act, fitout works, registered leases and multi-tenancy coordination.

We quote on discovery. The fee sits in our statutory trust account, audited annually by an independent auditor, and is released only as each milestone lands with your written authority. We reconcile and refund unused funds if the matter stops partway.

Retail Leases Act 1994. We know where the traps are.

Retail Leases Act 1994

The Act overrides your lease. We know every clause it voids.

Retail leases in NSW sit under legislation that operates independently of whatever the parties put in writing. A clause copied from a commercial precedent can be void the moment it touches a retail premises. We read for both.

Minimum term: Five years, unless the parties validly contract out under the Act. Short-term deals require a specific contracting-out process or the tenant acquires a five-year right regardless of what the lease says.
Disclosure statement: Must reach the tenant at least seven days before the lease is entered. Late or materially wrong and the tenant may terminate within the first six months of occupation.
Land tax: Cannot be recovered from a retail tenant. The Act voids any clause that tries, even if both parties agreed to it and it is professionally drafted.
Outgoings: Only outgoings specified in the disclosure statement and the lease can be recovered. A post-signing outgoings schedule is generally unenforceable under the Act.

For retail leases, the Retail Leases Act 1994 applies irrespective of any contrary lease term. The lease must be read against the Act before it is finalised. minimum five-year term (unless the parties validly contract out).

Lawyers handle the law.
We handle the market.

Your solicitor prepares and registers the lease deed and advises on clause enforceability. We handle the commercial and operational layer that sits alongside that work: the condition report, the outgoings schedule, the key dates, and the coordination that keeps a three-week process from dragging into three months.

For most commercial leases you need a solicitor. Any term over three years, including options that carry the total past three years, must run as a deed and register with NSW Land Registry Services. We work alongside your solicitor from the first site visit to the final title notation.

Blox Commercial. NSW Licence 1013554.

Questions

Lease Launch questions, answered.

What is Lease Launch?

A fixed-fee service that sets up a commercial or retail lease in New South Wales. We coordinate the site visit, the ingoing condition report, a commercial sense-check of the draft lease, lawyer liaison, tenant document liaison, registration coordination and a full handover.

Does Lease Launch replace my lawyer?

No. We draw a clean line. Your lawyer prepares and registers the lease deed and advises on enforceability. We handle the commercial and operational setup that sits alongside the legal work.

What is an ingoing condition report?

A 30 to 50 page photo schedule and written report covering every wall, fixture, defect and service, signed by both parties before the tenant takes possession. It decides a make-good dispute.

How does the trust account work?

Blox holds a NSW real estate licence and a statutory trust account, audited annually. We draw against it only as each milestone is delivered, with your written authority.

What if I stop partway?

We reconcile against milestones delivered and refund the balance held in trust.

How long does it take?

About three weeks from discovery call to handover. We drive the timeline rather than wait on it.

What do I get at handover?

A bound file with the signed lease and every document, a printed and digital key dates calendar, a one-page tenant contact sheet, a walkthrough meeting, and a month of email support.

Do I need Lease Launch if I already have a property manager?

Lease setup sits outside most ongoing management agreements. If your current manager is not actively coordinating the condition report, the commercial sense-check and the registration, that work is likely not being done. Lease Launch fills that gap as a one-off fixed-fee project, after which your manager takes over the ongoing obligations.

Book a call

One transaction. Done properly.

Book a 30-minute discovery call. We send a fixed-fee quote within four hours and will tell you honestly whether Lease Launch is worth it for your deal, or whether you should simply book a standalone condition report.

(02) 8883 4559

Book a discovery call See pricing

NSW Licence 1013554 · ABN 20 633 280 109

Set up the lease properly.

Six stages. One point of contact.

Site visit and ingoing condition report

Commercial sense-check memo

Lawyer liaison

Tenant document liaison

Registration coordination

Handover

Pricing without surprises.

The Act overrides your lease. We know every clause it voids.

Lease Launch questions, answered.

One transaction. Done properly.