Print-ready Malaysian tenancy agreement for shops, offices and retail units. Company or individual parties, permitted use, fit-out period, signage and reinstatement clauses included.
Max 36 months. Terms above 3 years are leases, which must be registered under the National Land Code.
Landlord Details
Required
Required
Required
Adds a second landlord (e.g. joint owner) with their own signing block.
Required
Required
Bank Account for Rent Payment
Tenant Details
Required
Required
Required
Adds a second tenant with their own signing block. Tenant obligations are joint and several.
Required
Required
Premises
Required
Required
Stated in the Schedule; the tenant may not use the premises for any other purpose.
Financial Terms
Required
Commercial tenancies commonly take 2–3 months' rent.
Paid by tenant upon signing. Non-refundable.
Estimated Stamp Duty (payable by tenant)—
Premises & Tenancy Terms
Adds clause: tenant services every 6 months; major repairs (wear & tear) on landlord.
Tenant gets rent-free access before the commencement date for renovation works. Deposits still payable on signing; tenant bears utilities during fit-out.
Required — must be before the commencement date
Keys handed over on this date; rent-free until the day before commencement. Rent starts on the commencement date.
Adds "Landlord / Tenant Initials" lines to the footer of every printed page. Works when printing from Chrome or Edge; other browsers may omit the footer.
Special Conditions (optional)
Witnesses (optional; can be filled in by hand at signing)
Summary
1st Month Rent—
Security Deposit—
Utility Deposit—
Preparation Fee—
Total Due at Signing—
Tenancy Period—
Commences—
Terminates—
By generating this agreement, you agree to our .
Terms & Conditions (For Reference Only)
This tool generates a standard commercial tenancy agreement based on common Malaysian practice. It is provided free of charge for reference purposes only.
Not legal advice. Rai & Co. recommends having a qualified solicitor review and stamp the agreement via LHDN. This document does not constitute legal advice, and Rai & Co. accepts no liability for its use.
Data collection. Details submitted through this form may be collected and used by Rai & Co. for internal analytics and service improvement purposes.
Marketing communications. By generating this agreement, you also consent to receiving occasional property management tips, market updates, and service information from Rai & Co. You may unsubscribe at any time by contacting us at hello@raico.com.my.
For reference only.
This generator produces a standard commercial tenancy agreement based on Malaysian practice. Rai & Co. recommends having a qualified solicitor review and stamp the agreement via LHDN. Legal fees & stamp duty are payable by the tenant.
Commercial Tenancy Agreement: Preview
FAQ
Common Questions About Commercial Tenancy Agreements
Yes. This generator produces a standard Malaysian commercial tenancy agreement for shoplots, retail units and offices, covering permitted use, signage, business licences, renovation and reinstatement, public liability insurance, and company signatories. It is a tenancy (3 years or less), not a registrable lease, and is not designed for whole buildings, industrial facilities or anchor-tenant arrangements — those warrant a solicitor-drafted lease.
The same Stamp Act 1949 rates apply to residential and commercial tenancies. Duty is RM1 per RM250 (or part thereof) of the annual rent above RM2,400, for tenancies of 1 year or less; over 1 year and up to 3 years, the rate doubles to RM2 per RM250. Example: a shoplot at RM4,500/month for 2 years — annual rent RM54,000; amount above RM2,400 = RM51,600; RM51,600 ÷ 250 = 206.4, rounded up to 207 units × RM2 = RM414. The tenant pays stamp duty under Section 6.09 of this agreement.
Possibly. From 1 July 2025, Malaysia's expanded service tax covers rental and leasing of commercial property at 8%, but only where the landlord's annual rental/leasing revenue exceeds the registration threshold (RM1 million) — small landlords below the threshold and residential rentals are not affected. If your landlord is service-tax registered, the 8% is charged on top of the rent. Confirm the landlord's SST status before signing, and record any agreed treatment under Special Conditions.
If the business operating from the premises is a Sdn Bhd or other registered company, the tenancy should be in the company's name, with its SSM registration number stated, signed by an authorised signatory (usually a director) and ideally affixed with the company stamp. This generator supports company or individual parties on both sides. Some landlords additionally require a personal guarantee from a director for a new company with no track record — that can be added under Special Conditions.
Commercial deposits are typically higher than residential: 2 to 3 months' rent as security deposit (3 is common for shoplots and F&B), plus a utility deposit of half to one month. Landlords take a larger deposit because commercial reinstatement costs — removing renovation, signage and partitions — are higher than in residential units, and because a defaulting business tenant is harder to replace quickly.
A fit-out (or renovation) period is a rent-free window at the start of the tenancy — commonly 2 weeks to 2 months — during which the tenant renovates the unit before opening for business. Rent only starts on the official commencement date, but the tenant usually pays utilities during fit-out, and deposits are still payable on signing. This generator lets you toggle a fit-out period and pick the access date — the rent-free window runs from that date until the day before commencement, and it appears as a clause and in the Schedule.
Only with the landlord's prior written consent. Under this agreement the tenant must submit renovation plans for approval, obtain any permits required by the building management or local authority, and carry out works at its own cost. Structural alterations are prohibited. On expiry, the reinstatement clause requires the tenant to remove its fit-out, partitions and signage and restore the premises to their original condition, fair wear and tear excepted — unless the landlord agrees in writing to keep the improvements.
The tenant. Business premises licences, signboard licences (e.g. from DBKL or the relevant local council), and any trade-specific permits are the tenant's responsibility to obtain, maintain and pay for under this agreement. The landlord typically provides supporting documents (a copy of the tenancy and premises particulars) but does not warrant that a licence will be granted — the tenant should verify the unit's land use and licensing suitability for its trade before signing.
The landlord normally insures the building structure against fire. The tenant, under this agreement, must maintain public liability insurance covering injury or damage to third parties in the premises, and should insure its own stock, equipment and renovation (contents/fit-out insurance). The tenant must also avoid anything that would void the landlord's fire policy or increase its premium — hazardous trades may require the landlord's insurer to be notified.
Under Section 6.06, the tenant must give not less than two (2) months' written notice. On expiry of the notice and delivery of vacant possession (including reinstatement), the security deposit is forfeited as liquidated damages, and the tenant is not liable for rent beyond the notice period. This is a cleaner exit than clauses holding the tenant liable for the entire unexpired term, but note that reinstatement obligations still apply on the way out.
A tenancy is for 3 years or less and does not need to be registered with the land registry; a lease exceeds 3 years and must be registered under the National Land Code to bind third parties. Most shop and office rentals in Malaysia are structured as tenancies of 1–3 years, often with an option to renew — which this generator supports. If you need a longer committed term (e.g. for heavy fit-out investment), consult a solicitor about a registrable lease instead.
Stamping at LHDN is not required for the agreement to be binding between the parties, but an unstamped agreement cannot be used as evidence in court without first paying the duty plus a penalty. For a business premises agreement — where disputes can involve significant sums — stamping promptly after signing is strongly recommended. The tenant customarily bears the stamp duty.