Commercial Lease (Full Repairing and Insuring) — Word & PDF Template

This full repairing and insuring (FRI) commercial lease sets out the terms on which business premises are let to a tenant who takes on full responsibility for repairs and insurance costs. It is a common form of commercial letting for shops, offices, warehouses and industrial units.

Who is this template for?

It is intended for commercial landlords, property investors, business tenants and their advisers in England and Wales. Use it for a substantial commercial letting where the tenant bears the repairing and insuring burden.

What does the template include?

The lease is organised into clearly numbered clauses covering the letting:

• Parties — identifies the landlord and the tenant.
• The premises — the property let.
• Term — length of the lease, executed as a deed, with a choice to include or exclude the tenant’s statutory right to renew (exclusion needs the prior notice steps recorded) and a note that leases over seven years must be registered.
• Rent — amount and payment.
• Rent review — open-market review, with a tick box for upward-only or upward-or-downward.
• Service charge — contribution to common costs.
• Rates and outgoings — responsibility for rates and bills.
• Repair obligations — full repairing and insuring (FRI) — the tenant’s repairing duty.
• Insurance — landlord insures and the tenant reimburses, plus the tenant’s own liability and contents cover.
• Use — permitted use of the premises.
• Alterations — works and changes.
• Assignment and subletting — consent required, with authorised guarantee agreement on assignment.
• Break clause — an optional break clause.
• Landlord’s right of access — entry to the premises.
• Yielding up — returning the premises at the end.
• Governing law — England and Wales jurisdiction.
• Signatures — witnessed deed signatures for both parties.

Easy to customise

The template works in Microsoft Word, Google Docs and LibreOffice. Fill in the highlighted fields, tailor the rent and repair clauses to the letting and remove anything that does not apply.

Format and scope

Supplied as an editable Word (.docx) file and a PDF, formatted to A4. Written in plain British English with light, general references to England & Wales commercial property law.