It starts well, you find the perfect commercial space, negotiate the rent, and picture your business thriving there. The lease looks like a “standard” document — a few pages of legal wording that everyone signs without too much fuss. Then the invoices arrive. Suddenly, you’re responsible for repainting the building’s exterior, installing new security systems, and paying for pest treatments — none of which you planned for in your budget.
These aren’t rare mistakes. They happen because many tenants don’t read beyond the obvious rent and term details. Hidden maintenance and repair clauses can cost thousands each year, and once the lease is signed, you’re bound to them.
The Clause That Changes Everything
Every commercial lease contains sections on maintenance and repairs, but the wording can vary widely. Some simply require you to keep the space clean and functional. Others quietly shift the cost of major structural work, compliance upgrades, or specialist services onto you.
This is where a commercial lawyer earns their fee. They can identify terms that unfairly push expenses onto tenants, such as clauses requiring “full external upkeep” or “compliance with all future safety standards.” Without legal guidance, you might agree to responsibilities far beyond basic upkeep.
When “Exterior Maintenance” Means More Than You Think
A fresh façade is great for curb appeal, but if your lease makes you pay for it, the costs can be eye-watering. In some agreements, “exterior maintenance” includes periodic commercial painting and façade restoration — projects that require specialised equipment, safety measures, and trained crews.
These aren’t jobs you can delay without risking compliance issues or disputes with the landlord. For tenants in multi-storey or high-visibility properties, the bill for a single repaint can rival months of rent. Understanding whether you’re liable for this type of work is essential before signing.
Security Clauses That Go Beyond Locks and Keys
Many modern commercial leases contain security obligations, but the details matter. In some cases, you may be required to meet specific insurance or building security standards, which could mean installing or upgrading a surveillance system.
Professional security camera installation ensures compliance and provides an added layer of protection for your business. But if you don’t account for the cost upfront, it can become an unwelcome financial hit early in your tenancy.
Hygiene Obligations You Can’t Ignore
It’s common for leases to include pest control in a general maintenance clause, but some are more specific — naming particular pests or requiring compliance with hygiene standards for the entire building.
If your lease puts the responsibility on you, cockroach pest control might need to be carried out on a regular schedule, even if there’s no visible problem. This makes sense from a hygiene perspective, but it’s another ongoing cost that should be factored into your budget.
Ask About Shared vs Individual Responsibilities
In multi-tenant buildings, responsibilities can overlap. For example, the landlord may handle pest control in common areas but expect each tenant to treat their own leased space. Similarly, exterior works might be shared across tenants through an outgoings arrangement — or they might be assigned entirely to you.
Clarifying this early prevents disputes and helps you plan realistic operational costs.
Look for “Make Good” Clauses
One of the most overlooked areas in commercial leases is the “make good” clause — the section that outlines the condition under which you must return the property. In some cases, you may be required to repaint walls, replace floor coverings, or even restore original layouts.
If your lease also includes exterior or compliance-related clauses, you could face significant expenses at the end of your tenancy, just when you’re managing the costs of moving to a new space.
Why Landlords Include These Clauses
From a landlord’s perspective, transferring certain maintenance responsibilities to tenants ensures the property is well-kept and compliant without constant oversight. It’s not inherently unfair — but it is negotiable. If you understand the potential costs, you can work them into the rent negotiation or request modifications before signing.
Protect Yourself Before You Sign
The key to avoiding expensive surprises is a thorough lease review before committing. A commercial lawyer can:
- Flag clauses that shift high-cost repairs onto tenants
- Estimate the potential financial impact of maintenance obligations
- Negotiate fairer terms or shared responsibilities
- Ensure compliance requirements are clearly defined
It’s also worth asking for examples of when these clauses have been applied in the past. If the landlord recently carried out high-rise painting, for instance, you might be able to negotiate that you won’t be liable for another cycle within your lease term.
Budget for More Than Rent
Even with fair terms, every commercial space comes with ongoing operational costs. When budgeting for a new lease, include:
- Routine maintenance and cleaning
- Potential security upgrades
- Pest control treatments
- End-of-lease restoration costs
Treat these as part of your total occupancy cost, not as incidental expenses.
Final Thought
A “standard” lease isn’t always standard. The fine print can carry obligations worth thousands in repairs, upgrades, and compliance costs. By understanding these clauses before you sign — and negotiating where possible — you protect your budget and avoid conflicts later.
Whether it’s a repaint on a multi-storey building, a mandatory security system, or ongoing pest treatments, knowing your responsibilities in advance lets you plan for them and focus on running your business, not fighting your lease.
FAQs
- Why do I need a commercial lawyer for a lease review?
They can identify hidden obligations and help you negotiate terms that don’t put excessive repair costs on you.
- Are tenants usually responsible for high-rise painting?
Not always, but some leases include this in exterior maintenance clauses — which can be very
costly. - What counts as security compliance in a lease?
It can range from functional locks to full security camera installation for insurance or safety
requirements. - Is pest control always the tenant’s job?
No — responsibilities vary. Some landlords cover common areas, but tenants often handle their
own leased space. - How can I avoid costly make-good obligations?
Negotiate clear, reasonable end-of-lease conditions before signing, and keep detailed records
of the property’s condition.
Hidden Clauses in Commercial Leases That Can Cost You Thousands in Repairs
Until next time, shine amongst the stars!
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Hidden clauses in commercial leases can drain your budget fast 💸 From costly repairs to surprise upgrades, learn how to spot & avoid these traps before you sign. Read more 👉 #BusinessTips #CommercialLease
Paperwork really does scare me, and a lot of that is down to “legal jargon” and not fully understanding what clauses mean. Thank you for this breakdown!
As a mom dreaming of owning a bakery, I feel more prepared now. Thank you sis.