Why Should a Tenancy Agreement Be Prepared by a Lawyer?

Why Should a Tenancy Agreement Be Prepared by a Lawyer?

Especially for Industrial and Commercial Properties Involving Renovation and Alteration Works

Many people think:

“It’s only a tenancy agreement. Just download a template online, change the names and rental amount, and let both parties sign it.”

This may seem simple, but it can create significant risks.

For commercial properties, industrial buildings, factories, warehouses, and land, especially where the tenant intends to carry out renovation, alteration, installation of machinery, construction works or major business improvements, the tenancy agreement should be properly prepared and reviewed by a lawyer.

The purpose is not merely to produce a document for both parties to sign.

The real purpose is to identify risks, define responsibilities and protect both parties if something goes wrong in the future.

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1. A Tenancy Agreement Is More Than a Rental Receipt

Many people think the most important terms are simply:

Rental + Tenancy Period + Deposit.

In reality, a proper commercial or industrial tenancy agreement may need to address many other matters, such as:

• When must the rent be paid?

• What happens if rent is paid late?

• When will the deposit be refunded?

• Who is responsible for repairs?

• Who pays utilities, assessment and other charges?

• Who is responsible for insurance?

• Who bears the cost of damage to the property?

• Can the tenant renovate the premises?

• Does renovation require the landlord's written consent?

• Are approvals from the local authority required?

• Does the tenant have to reinstate the premises at the end of the tenancy?

• Who owns fixtures and fittings?

• Can machinery be removed?

• Can the tenant sublet or assign the tenancy?

• What happens if the landlord sells the property?

• Can either party terminate the tenancy early?

If these matters are not clearly stated, disputes can arise later.

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2. Industrial Tenancy Is Very Different From Residential Tenancy

Consider a normal residential property.

The tenant may move in with furniture, appliances and personal belongings. Usually, there is limited alteration to the property.

An industrial factory is completely different.

For example:

Monthly rental: RM50,000

Tenancy period: 5 years

The tenant may invest:

• RM500,000 on renovation

• RM300,000 on electrical works

• RM200,000 on fire protection systems

• RM500,000 on machinery

• RM300,000 on office and production facilities

The tenant could potentially invest more than RM1.8 million.

At that point, the tenancy agreement is no longer simply:

“The landlord rents the factory to the tenant at RM50,000 per month.”

It becomes a legal framework governing a multi-million-ringgit commercial investment.

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3. Who Has the Right to Approve Renovation?

This is one of the most common issues.

A tenant may assume:

“Once I rent the factory, I can renovate it.”

Not necessarily.

The tenant may want to:

• Remove walls

• Add toilets

• Build office space

• Construct a mezzanine floor

• Modify drainage

• Upgrade electrical capacity

• Install cold rooms

• Install heavy machinery

• Modify fire protection systems

• Install signboards

• Modify entrances

• Install storage systems

Some works may require the landlord's consent.

Some may require approvals from the local authority or other relevant authorities.

Therefore, the tenancy agreement should clearly state:

What renovation is permitted?

What requires the landlord's written approval?

Who applies for the necessary approvals?

Who pays the costs?

This is one of the reasons professional legal drafting is important.

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4. What Happens to the Renovation at the End of the Tenancy?

This is often overlooked.

Imagine the tenant spends:

RM1 million on renovation.

At the end of the five-year tenancy, the landlord says:

“The tenancy has ended. Please reinstate the property to its original condition.”

The tenant responds:

“I paid RM1 million for these renovations. Why should I remove them?”

A dispute immediately arises.

A properly drafted agreement should therefore address:

• Which items must be removed?

• Which improvements may remain?

• Which fixtures belong to the landlord?

• Which fixtures belong to the tenant?

• Is reinstatement required?

• What standard of reinstatement applies?

• Who bears the reinstatement cost?

These matters should ideally be agreed before the renovation begins, not after the tenancy ends.

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5. Machinery and Equipment Must Also Be Considered

This is another major difference between industrial and residential tenancy.

An industrial tenant may install:

• CNC machines

• Injection moulding machines

• Cold rooms

• Compressors

• Air-handling systems

• Production lines

• Heavy equipment

Some equipment may be worth millions of ringgit.

The tenancy agreement should therefore address:

Does the equipment remain the tenant's property?

Can the tenant remove it when the tenancy ends?

Who is responsible for damage caused during removal?

What happens if the tenant defaults on rent?

These are important commercial issues that should not be left to assumptions.

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6. Land Use and Permitted Use Cannot Be Ignored

This is particularly important for industrial properties.

Owning or renting a property does not automatically mean the tenant can conduct any business there.

The parties should consider:

• Land Use Category

• Express Conditions / Syarat Nyata

• Local authority planning requirements

• Business licences

• Manufacturing-related approvals

• Fire safety requirements

• Environmental requirements

• Other relevant approvals

For example, an industrial property does not necessarily mean every type of manufacturing activity is automatically permitted.

The tenancy agreement should therefore clearly state the permitted use of the premises.

It should also clarify:

The tenant is responsible for obtaining the licences, permits and approvals required for its business.

At the same time, the agreement may specify what documents or reasonable cooperation the landlord is required to provide.

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7. The Permitted Use Clause Is Extremely Important

For example, a clause simply stating:

“The premises shall be used for lawful business purposes.”

may be too broad for certain industrial transactions.

The agreement should consider the actual business activity, such as:

• Manufacturing

• Warehousing

• Distribution centre

• Cold storage

• Food processing

• Logistics

Different businesses can create different:

• Noise levels

• Waste

• Wastewater

• Odours

• Fire risks

• Electricity requirements

• Traffic volumes

Therefore, the landlord should know exactly:

What is the tenant going to do in the premises?

The permitted use should be properly addressed in the agreement.

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8. Tenancy Period and Renewal Rights Must Be Clear

Suppose the agreement states:

3 + 3 years

What exactly does that mean?

Does the tenant automatically receive another three years?

Or does the tenant merely have an Option to Renew?

Who has the renewal right?

How much notice must be given?

How is the renewal rental determined?

For example:

Original rental + 10%?

Or:

Market rental rate?

Or:

Mutual negotiation?

What happens if both parties cannot agree?

These issues should be clearly addressed from the beginning.

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9. What Happens If the Tenancy Is Terminated Early?

Businesses do not always succeed.

A tenant may experience:

• Business losses

• Restructuring

• Relocation

• Mergers

• Changes in business strategy

The property may also be sold by the landlord.

Therefore, the tenancy agreement should consider the Termination Clause.

For example:

• Can the tenant terminate early?

• How much notice is required?

• Is there a termination penalty?

• What happens to the security deposit?

• What happens if the landlord breaches the agreement?

• What happens if the tenant breaches the agreement?

A proper agreement should provide a clear mechanism for these situations.

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10. A Deposit Is Not Simply “Money Collected”

Commercial tenancies may involve:

• Security Deposit

• Utility Deposit

• Rental Deposit

• Renovation Deposit

The important questions are:

When must the deposit be refunded?

Under what circumstances can it be deducted?

How much can be deducted?

Can the landlord use the deposit to offset unpaid rent?

How long after the tenancy ends must the balance be refunded?

These matters should be clearly stated.

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11. Repair and Maintenance Responsibilities Must Be Defined

This is one of the most common sources of disputes.

For example:

The roof is leaking. Who pays?

The electrical system fails. Who pays?

The toilet is blocked. Who pays?

The air-conditioning system breaks down. Who pays?

The fire protection system requires maintenance. Who pays?

The lift breaks down. Who pays?

A properly drafted agreement should distinguish between:

Structural Repairs

and

Routine Maintenance

Otherwise, both parties may simply point fingers at each other.

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12. What Happens If the Landlord Sells the Property?

Imagine the tenant has signed a five-year tenancy.

In the second year, the landlord sells the property to a third party.

Then several questions arise:

Does the new owner have to honour the existing tenancy?

What happens to the tenant's deposit?

Can the new owner require the tenant to sign a new agreement?

Can the tenant continue occupying the property?

These matters can be especially important for long-term industrial leases.

They should be considered before signing the agreement.

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13. Why Not Simply Use an Online Template?

The problem with an online template is not necessarily that it is automatically invalid.

The real issue is:

It may not be suitable for your particular transaction.

A standard residential tenancy template may not adequately deal with:

Industrial factory + renovation + machinery + long-term tenancy + government approvals + business operations + significant investment.

The more complicated the transaction, the more important it is for the agreement to be tailored to the actual circumstances.

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14. What Are You Really Paying a Lawyer For?

Many people think:

“The lawyer is charging several thousand ringgit just to type a few pages.”

That is not really the value of the lawyer's work.

The lawyer is helping the client with:

1. Risk Identification

Identifying potential problems before they happen.

2. Contractual Protection

Turning the parties' agreed commercial terms into legally structured provisions.

3. Allocation of Responsibilities

Clearly defining who is responsible for what.

4. Protection of Rights

Making sure the client's rights are properly addressed in the agreement.

5. Exit Mechanisms

Providing procedures for dealing with default, termination, sale of the property and other unexpected circumstances.

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15. For Industrial Tenancies, Check These Matters Before Signing

Before signing, ask:

• Is the land use compatible with the proposed business?

• Is renovation permitted?

• Does renovation require the landlord's written consent?

• Are government approvals required?

• Who is responsible for obtaining approvals?

• Who pays for the renovation?

• Must the premises be reinstated at the end of the tenancy?

• Who owns the machinery and equipment?

• Can machinery be removed?

• Who is responsible for repairs?

• Who is responsible for insurance?

• When will the deposit be refunded?

• What happens if rent is paid late?

• Is subletting permitted?

• Is assignment permitted?

• Is there an option to renew?

• Is there a break clause?

• What happens if the landlord sells the property?

• What happens if either party breaches the agreement?

If many of these questions do not have clear answers, do not rush to sign the tenancy agreement.

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Conclusion: The Smart Tenant Is Not the One Who Saves on Legal Fees

Imagine renting an industrial factory for:

RM50,000 per month

5-year tenancy

The total contractual rental is already:

RM3 million.

If the tenant additionally invests:

RM1 million in renovation and equipment,

the overall financial exposure could exceed:

RM4 million.

Saving a few thousand ringgit on legal fees by using an online template may therefore not necessarily mean you are saving money.

The professional approach is:

Spend money before signing to properly manage and document the risks, rather than spend much more money after a dispute has already occurred.

For industrial properties, commercial properties, warehouses, factories, land leases, and transactions involving renovation, alteration works, machinery and long-term investment, a tenancy agreement should never be treated as merely:

“Both parties sign, and that's it.”

A good tenancy agreement is not prepared because the parties expect to fight.

It is prepared because both parties understand that circumstances can change.

The real purpose of a well-drafted tenancy agreement is to ensure that even when the landlord and tenant eventually disagree, both parties know what their rights and obligations are, who bears the responsibility, and what procedure should be followed.

Disclaimer: This article is for general property and commercial tenancy information only and does not constitute legal advice. Specific tenancy arrangements should be reviewed by a qualified lawyer based on the property type, permitted use, tenancy period, renovation requirements and commercial terms involved.

为什么租用合约必须聘请律师准备？

特别是工业、商业产业，涉及装修、改造，更不能随便套用模板

很多人租房、租店、租厂房的时候，第一句话往往是：

“租用合约罢了，网上找一个Template，改一改不就可以了吗？”

甚至有人认为：

“双方都同意，签名就有效啦，为什么还要花律师费？”

这个观念在普通住宅租赁已经存在风险；如果涉及的是商业产业、工业厂房、仓库、土地，甚至涉及装修、改造、机器安装和长期经营投资，风险更大。

因为一份租用合约真正的价值，不是在双方关系好的时候，而是在双方发生意见分歧、产业出现问题、租客违约、业主卖产业、租约提前终止的时候，能够清楚告诉大家：

谁有权利？谁负责任？谁必须赔偿？谁可以终止？Deposit怎么办？装修怎么办？

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一、租用合约不是简单的“租金收据”

很多人以为租约最重要的就是三个东西：

租金、租期、Deposit。

实际上，一份完整的商业或工业租约，可能涉及几十项甚至更多的问题。

例如：

• 租金什么时候缴？

• Late Payment怎么办？

• Deposit什么时候退？

• 谁负责维修？

• 谁负责保险？

• 谁负责门牌税、地税及水电？

• 产业损坏由谁负责？

• 租客可以装修吗？

• 装修是否需要业主书面批准？

• 是否需要地方政府批准？

• 租约结束后要不要恢复原状？

• 机器可以带走吗？

• 固定设备属于谁？

• 租客可以转租吗？

• 可以转让给关联公司吗？

• 业主可以出售产业吗？

• 产业出售后租约是否继续？

• 租客可以提前终止吗？

• 业主可以提前收回产业吗？

这些问题如果没有写清楚，发生纠纷时，双方就会开始各说各话。

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二、工业租赁与普通住宅租赁完全不同

假设你租的是一间普通住宅。

租客搬进去，放家具、冰箱、电视，基本上不会涉及巨额改造。

但是工业厂房就完全不同。

例如：

厂房租金 RM50,000一个月，租期5年。

租客可能投入：

• RM500,000装修

• RM300,000电力系统

• RM200,000消防系统

• RM500,000机器设备

• RM300,000办公室及生产设施

加起来可能超过RM1.8 million。

这个时候，租约就绝对不是简单的：

“Landlord租给Tenant，Tenant每个月给RM50,000。”

而是一个涉及数百万令吉商业投资风险的法律安排。

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三、最大的风险之一：装修到底谁批准？

很多工业租客签约以后才发现：

“我以为租下来就可以装修。”

不一定。

例如租客准备：

• 打墙

• 加建厕所

• 建办公室

• 安装Mezzanine Floor

• 改排水系统

• 增加电力

• 安装冷库

• 安装大型机器

• 改消防系统

• 做招牌

• 改入口

• 建货架系统

这些工程可能涉及业主批准，也可能涉及地方政府、建筑、消防、电力或其他监管要求。

因此租约应该明确：

什么装修可以做？

什么装修需要业主书面批准？

什么工程必须取得政府批准？

谁负责申请？

费用谁承担？

这就是律师的重要性。

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四、最容易被忽略的问题：租约结束，装修怎么办？

这是商业和工业租赁非常重要的问题。

假设租客花了：

RM1 million装修。

租期5年结束以后，业主说：

“租约结束，请你恢复原状。”

租客却说：

“这些装修都是我花钱做的，为什么我要拆？”

双方马上发生冲突。

所以合约应该提前规定：

哪些东西必须拆？

哪些东西可以留下？

哪些属于业主？

哪些属于租客？

租客是否需要恢复原状？

恢复原状的标准是什么？

如果这些都没有写清楚，到了租约结束才讨论，通常已经太迟。

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五、机器设备也必须考虑

工业租赁与住宅最大的区别之一，就是Machinery & Equipment。

例如租客安装：

• CNC Machine

• Injection Moulding Machine

• Cold Room

• Compressor

• Air Handling System

• Production Line

• Heavy Equipment

这些设备可能价值几百万。

所以租约必须考虑：

这些设备是不是租客的？

租约结束能不能拆走？

拆走的时候造成地面、墙壁、电力系统损坏怎么办？

如果租客欠租，业主可以怎样处理这些设备？

这些都属于商业风险管理的一部分。

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六、土地用途也不能忽略

这是工业产业特别需要注意的地方。

业主拥有土地，并不代表租客可以做任何生意。

必须考虑土地本身的：

Land Use Category

以及：

Express Condition / Syarat Nyata

同时还要考虑地方政府的规划用途以及相关营业、制造、消防、环境等批准。

例如一块产业可以作为工业用途，并不代表租客任何类型的制造活动都自动获得批准。

所以租约应该清楚规定：

租客负责取得其经营业务所需要的执照、许可证及政府批准。

同时，也应该明确：

业主需要提供什么文件，以及在合理范围内配合租客申请相关批准。

否则租客签了租约、付了Deposit、开始装修，最后才发现业务无法获得批准，问题就非常严重。

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七、租约的“用途条款”非常重要

例如：

“Premises shall be used for lawful business purposes.”

这种写法可能太宽泛。

工业租赁更应该考虑具体用途。

例如：

Manufacturing

Warehousing

Distribution Centre

Cold Storage

Food Processing

Logistics

不同业务可能产生完全不同的：

• 噪音

• 废水

• 废料

• 气味

• 消防风险

• 电力需求

• 交通流量

因此，业主不能只是说：

“你租来做生意就可以。”

而应该清楚知道：

租客到底要做什么？

并在合约里面明确规定。

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八、租期与续租权必须写清楚

例如合约写：

3 + 3 years

很多人以为：

“就是3年后再租3年。”

其实并没有这么简单。

必须明确：

谁拥有续租权？

是Landlord还是Tenant？

Tenant需要提前多久通知？

续租租金如何计算？

例如：

原租金 + 10%

还是：

Market Rental Rate

还是：

双方重新协商？

如果双方谈不拢怎么办？

是否需要Valuer决定？

这些都应该提前写清楚。

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九、提前终止租约怎么办？

商业经营不是一定成功。

租客可能经营不下去。

也可能公司重组。

甚至产业本身可能被出售。

所以必须考虑：

Termination Clause

例如：

租客可以提前终止吗？

需要提前几个月通知？

是否需要支付Penalty？

Deposit是否没收？

业主违约，租客有什么权利？

租客违约，业主有什么权利？

这些条款都是律师应该帮助双方设计的。

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十、Deposit不是“收了就算”

商业租赁可能涉及：

• Security Deposit

• Utility Deposit

• Rental Deposit

• Renovation Deposit

关键问题是：

什么时候退？

什么情况下可以扣？

可以扣多少？

业主可以用Deposit抵租金吗？

租约结束后多久必须退还？

如果租客欠租RM30,000，而Deposit是RM100,000：

业主可以直接扣吗？

扣多少？

这些都应该在合约里写清楚。

───

十一、维修责任一定要分清楚

这是商业租赁最常发生争议的地方之一。

例如：

屋顶漏水。

谁负责？

电线老化。

谁负责？

厕所堵塞。

谁负责？

冷气坏了。

谁负责？

消防系统需要维修。

谁负责？

电梯坏了。

谁负责？

如果租约没有清楚区分：

Structural Repairs

与

Routine Maintenance

双方很容易发生争执。

因此，律师在准备租约的时候，会帮助双方把维修责任进行合理划分。

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十二、业主卖掉产业怎么办？

假设租客已经签了5年租约。

第二年，业主突然把产业卖给第三方。

那么：

新业主是否必须继续尊重原来的租约？

租客怎么办？

原来的Deposit怎么办？

新业主是否可以要求租客重新签约？

租客是否拥有继续使用产业的权利？

这类问题如果没有提前处理，就可能影响双方权益。

尤其是长期工业租赁，更应该在签约之前考虑。

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十三、为什么不能随便拿网上Template？

网上Template最大的问题不是一定“无效”。

真正的问题是：

它未必适合你的交易。

一份普通住宅租约，可能无法充分处理：

工业厂房 + 装修 + 机器 + 长期租赁 + 营业执照 + 政府批准 + 高额投资

这种复杂交易。

就好像：

你不会因为网上找到一个普通买卖合约Template，就直接拿来处理价值RM20 million的工业地产交易。

因为：

交易越复杂，法律文件越需要针对交易情况设计。

───

十四、律师真正卖的不是“一份纸”

很多人觉得：

“律师收费几千块，只是帮我打几页纸。”

其实不是。

律师真正提供的是：

1. 风险识别

提前发现交易可能出现的问题。

2. 条款设计

把双方口头谈好的条件正式写进合约。

3. 权利保护

确保自己的客户在发生争议时有合理的合同依据。

4. 责任划分

明确谁负责什么。

5. 退出机制

发生违约、出售、经营失败或其他情况时，知道如何处理。

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十五、尤其是工业租赁，我建议至少检查这几个重点

签约之前，可以问自己：

• 土地用途是否符合租客计划经营的业务？

• 业主是否允许装修？

• 装修需要什么批准？

• 政府批准由谁申请？

• 装修费用由谁承担？

• 租约结束是否需要恢复原状？

• 机器设备属于谁？

• 机器能否拆走？

• 维修责任如何划分？

• Insurance由谁负责？

• Deposit什么时候退？

• 租金迟缴有什么后果？

• 是否可以转租？

• 是否可以Assignment？

• 是否有Renewal Option？

• 是否有Break Clause？

• 业主出售产业怎么办？

• 双方违约如何处理？

如果这些问题很多都没有答案，就不应该急着签名。

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最后：真正聪明的租客，不是省律师费，而是控制风险

很多人租一个RM5,000的办公室，会觉得：

“找律师太贵了。”

可是如果是：

RM50,000/月的工业厂房，5年租期，

总租金已经达到：

RM3 million。

如果租客另外投入RM1 million装修和设备，

整个项目涉及的金额可能已经达到：

RM4 million以上。

这个时候还为了省几千令吉律师费，直接使用网上Template，其实未必是在省钱。

真正专业的商业租赁思维是：

签约之前花钱把风险讲清楚；

而不是发生纠纷以后，才花更多钱请律师解决问题。

尤其是工业、商业、仓库、厂房、土地租赁，以及涉及装修、改造、机器设备和长期投资的项目，租约绝对不应该只是“双方签名就算”。

一份好的租用合约，不是为了证明双方现在关系很好，而是为了确保将来即使双方意见不同，大家仍然知道应该按照什么规则处理。

**免责声明：**以上内容仅供一般房地产及商业租赁知识参考，不构成法律意见。具体租约应根据产业性质、用途、租期及交易条件，咨询合资格律师。