Taking on Your First Commercial Lease? Read This First
What You Need to Know Before Signing – and How We Can Help
Leasing a commercial property is a significant step for any business. Whether you’re opening your first shop, moving into an office, or expanding your operations, your premises will shape how your business runs – and how it grows.
But commercial leases are complex legal documents, and the decisions you make now can have long-lasting implications. At Bramble & Wagg, we work with business owners to ensure they understand the commitments they’re making – and help them negotiate terms that truly work for them.
We can even help you find the right building in the first place, using our local market knowledge and understanding of your business needs to steer you in the right direction.
Common mistakes we help our clients avoid
Too often, we see new tenants agree to terms that seem straightforward on the surface but carry hidden risks or long-term cost implications.
One of the most common issues is misunderstanding repairing obligations. In a full repairing and insuring (FRI) lease, you may be responsible for putting a property into a better state than it was when you took it on. Without a proper Schedule of Condition, this could mean thousands in unexpected liabilities at lease end.
Other key areas that need close attention include:
- Break clauses – Are they flexible and clearly drafted?
- Rent reviews – Are they upward-only, and how frequently will they occur?
- User clauses and planning use – Is the property legally permitted for your intended use?
- Service charges – How are they calculated, and what do they cover?
Even the location, size, and physical layout of a property should be carefully assessed. We frequently support clients in evaluating multiple options before a decision is made.
Case Study: Negotiating a Fair Lease for a Local Start-up
We recently assisted a small retail start-up looking to lease a unit on a popular high street in Leicestershire. The initial lease terms included a full repairing obligation with no Schedule of Condition, an upward-only rent review clause, and service charge provisions that lacked clarity.
Our pre-lease advice and negotiation support resulted in several key changes: a photographic Schedule of Condition was attached to the lease, the rent review mechanism was amended to reflect open market value, and a cap was agreed on annual service charges.
We also introduced the client to alternative premises in a neighbouring town centre that ultimately proved a better fit for their budget and footfall requirements.
How we can support you
At Bramble & Wagg, we provide independent, tailored advice to business owners at every stage of their property journey – from selecting the right premises to negotiating the lease.
Our commercial services include:
- Pre-lease advice and support
- Review and negotiation of heads of terms
- Schedules of Condition
- Market rent assessments
- Advice on relocation, expansion or downsizing
- Ongoing professional support as your needs evolve
Don’t sign until you’ve spoken to us. We’re here to ensure you go into your new premises with full clarity and confidence.
Contact us today to arrange an initial consultation or to discuss how we can help you find and secure the right property for your business.
