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租约谈判清单
英文商业租约核查清单 Word + PDF 下载 · 点击下载。
使用须知
仅作谈判核查起点 — 签约前建议委托 Malaysian Bar Council 注册律师审阅草约（3-6 年承诺，代价远高于审阅费）。含租户保险条款与 SOCSO（社会保险）合规核查。详见页底说明。
核查清单 [这里有误？]
30 项核查 + 2026 印花计算 + 签字确认栏。下载 Word 在线注记，或 PDF 打印后逐项勾选。
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Template for reference only. Legal advice is recommended before signing.
COMMERCIAL LEASE NEGOTIATION CHECKLIST
For use when negotiating a commercial tenancy or lease agreement for F&B premises in Peninsular Malaysia (Federal Territory of Labuan included). Governed by the National Land Code 1965 (Act 828), the Contracts Act 1950 (Act 136), and the Stamp Act 1949 (Act 378, as amended effective 1 January 2026).
Property address: ______________________________________________________________
Landlord: ______________________________________________________________
Tenant: ______________________________________________________________
Negotiation date: ______________
I. Rent and Deposits
| # | Item | Checked |
|---|---|---|
| 1 | Monthly base rent: RM ______________________ stated clearly (exclusive / inclusive of service charge) | [ ] |
| 2 | Security deposit: typically 2–3 months' rent. Amount: RM ______________________. Refund conditions stated? Timeline? | [ ] |
| 3 | Utility deposit: typically 0.5 month, separate from security deposit | [ ] |
| 4 | Advance rent: 1 month typically paid with security deposit | [ ] |
| 5 | Refund timeline: deposit returned within ______ days after lease end (recommended: 30 days). Deductions itemised in writing | [ ] |
| 6 | Late payment: interest / penalty rate stated (typical 1%–1.5% per month on overdue sum) | [ ] |
II. Lease Term and Renewal
| # | Item | Checked |
|---|---|---|
| 7 | Lease type: Tenancy (≤ 3 years, no PTG registration) vs Lease (> 3 years, requires PTG registration) | [ ] |
| 8 | Commencement date clearly stated, not linked to vague events | [ ] |
| 9 | Rent-free fit-out period: ______ months (industry standard 1–3 months for F&B). Permitted works scope defined | [ ] |
| 10 | Renewal option: "Tenant shall have option to renew" (binding on Landlord) vs "may" (Landlord discretion). Notice period ≥ 3 months before expiry | [ ] |
| 11 | Rent escalation on renewal: fixed % or CPI-linked, cap at ______% per renewal cycle (recommended ≤ 10%) | [ ] |
III. Early Termination and Exit
| # | Item | Checked |
|---|---|---|
| 12 | Break clause: conditions to terminate early (recommended: at year 2 with 6 months' notice) | [ ] |
| 13 | Penalty for early termination: equivalent to ______ months' rent | [ ] |
| 14 | Landlord's termination rights: specify events, cure period, compensation | [ ] |
| 15 | Sub-letting: permitted with written landlord consent? Restrictions? | [ ] |
| 16 | Assignment on sale of business: Tenant may transfer lease to buyer without Landlord unreasonably withholding consent | [ ] |
IV. Permitted Use and Operational Clauses
| # | Item | Checked |
|---|---|---|
| 17 | Permitted use: "restaurant" / "café" / "cloud kitchen" / "bar" etc. specified clearly, not narrowly (avoid "Chinese cuisine only" type wording) | [ ] |
| 18 | Exclusivity: Landlord agrees not to lease to same-category operator within the building / radius | [ ] |
| 19 | Operating hours: aligned with mall / building hours; late-night surcharge if any | [ ] |
| 20 | Signage: size, location, and Landlord approval timeline for storefront signage | [ ] |
| 21 | Licensing cooperation: Landlord agrees to sign / provide documents for Tenant's F&B licence applications (MBPJ / MBPP / DBKL, MOH MeSTI, JAKIM Halal, DBKL Halal premise endorsement) | [ ] |
V. Fit-Out and Alterations
| # | Item | Checked |
|---|---|---|
| 22 | Tenant's fit-out scope: what can be installed (ventilation, grease trap, gas line, water upgrade, external signage, etc.) | [ ] |
| 23 | Approval process: Landlord approval timeline for design drawings, typically 14–30 days | [ ] |
| 24 | Make-good clause: restoration obligation on exit. Negotiate "return in existing condition" rather than "return to bare shell" where possible | [ ] |
| 25 | Landlord's fit-out contribution: any rent credit, cash contribution, or free extension of fit-out period | [ ] |
VI. Repairs, Maintenance and Insurance
| # | Item | Checked |
|---|---|---|
| 26 | Landlord's responsibility: structural elements, roof, external walls, main building services (plumbing, electrical mains, common areas) | [ ] |
| 27 | Tenant's responsibility: interior, fixtures, fittings, grease trap cleaning, pest control within premises | [ ] |
| 28 | Service charge / Common Area Maintenance (CAM): monthly fee, fixed or variable, annual cap | [ ] |
| 29 | Tenant's insurance obligations: Public Liability ≥ RM1 million (recommended for F&B), fire insurance on contents, Workmen's Compensation / SOCSO compliance | [ ] |
VII. Legal and Statutory
| # | Item | Checked |
|---|---|---|
| 30 | Stamp duty (effective 2026-01-01): full annual rent subject to stamp duty (RM2,400 exemption removed). Who bears? (Tenant typically). Must be stamped within 30 days | [ ] |
Stamp Duty Calculation Worksheet (2026)
Formula: Annual Rent ÷ RM250, round up to whole number, × rate, + RM10 for duplicate.
Rate by duration:
- Term ≤ 1 year: RM1 per RM250 of annual rent
- Term 1–3 years: RM2 per RM250 of annual rent
- Term > 3 years: RM4 per RM250 of annual rent
Worked example (monthly rent RM5,000, 3-year term):
- Annual rent = RM5,000 × 12 = RM60,000
- RM60,000 ÷ RM250 = 240 units
- 240 × RM2 = RM480 (main) + RM10 (duplicate) = RM490
My calculation:
| Field | Value |
|---|---|
| Monthly rent (RM) | ________________ |
| × 12 months | = ________________ |
| ÷ RM250, round up | = ________________ units |
| × rate (RM1 / RM2 / RM4) | = RM ________________ |
| + RM10 duplicate | = RM ________________ total |
Late stamping penalty: ≤ 3 months RM50 or 10%; > 3 months RM100 or 20% (whichever higher).
Force Majeure Clause (Critical Post-COVID)
Ensure the agreement includes a Force Majeure provision covering:
- Natural disasters, pandemics, government-mandated closure orders (MCO-type)
- Rent abatement or suspension during Force Majeure period
- Right to terminate without penalty if event exceeds ______ months (recommended 3–6 months)
Caveat Registration (Recommended)
Tenant may lodge a private caveat on the title at the Land Office (Pejabat Tanah) to protect tenancy rights against Landlord selling the property mid-term. Filing fee approximately RM50–100. Applicable to tenancies not registered with PTG.
Signatures
I/We confirm having reviewed the above 30 items with the Landlord and the following have been agreed in writing in the Tenancy Agreement / Lease Agreement dated ______________.
Date: ________________
| Tenant | Landlord |
|---|---|
| ____________________________ | ____________________________ |
| Name: ____________________ | Name: ____________________ |
| NRIC / Company No.: ________ | NRIC / Company No.: ________ |
| Date: ____________________ | Date: ____________________ |
| WITNESS (Tenant's side) | WITNESS (Landlord's side) |
| ____________________________ | ____________________________ |
| Name: ____________________ | Name: ____________________ |
| Date: ____________________ | Date: ____________________ |
详细说明
2026 印花税新规 [这里有误？]
2026-01-01 起取消原来的 RM2,400/年租金印花税豁免，全额按租金计算印花税。签约后 30 天内必须 LHDN 贴印花，逾期有罚款：
- 3 个月内：RM50 或 10%（取高）
- 3 个月后：RM100 或 20%（取高）
未贴印花的合同不能作为法庭证据，纠纷时无法举证。2026 起印花税成本对小商户影响显著（过去月租 ≤ RM200 可免，现在全额计算）。
适用场景 [这里有误？]
本节列本租约谈判清单的 4 类典型适用场景 · 含新店首签 Tenancy / Lease Agreement、续约谈判、转租 / 扩租 / 改造前条款对照、纠纷前合同自检的核心使用情境。
- 新店选址后谈 Tenancy Agreement（3 年）或 Lease Agreement（> 3 年）
- 现有租约到期前的续约谈判
- 转租 / 扩租 / 改造前的条款对照
- 纠纷前的合同自检
不适用场景 [这里有误？]
本节列本租约谈判清单的不适用场景 · 住宅租赁须用住宅专用 Tenancy Agreement，本清单仅针对商业餐饮经营场所。
- 住宅租赁（用住宅专用 Tenancy Agreement）
- Pop-up / Food Truck 短期场地（多为 Licensing / Operating Agreement，不受 NLC 保护）
- 共用厨房 / 共享工位（Operating Licence，非 Lease）
数据基准（2026-04）
- National Land Code 1965 (Act 828, revised 2020) — Peninsular Malaysia 土地法基本法
- Stamp Act 1949 (Act 378, amended effective 2026-01-01) — 印花税新规，取消 RM2,400 年租豁免
- Contracts Act 1950 (Act 136) — 合同法通则
- 租约类型行业惯例：Tenancy 3 年 + Renewal option 3 年；Lease 5 年 + Renewal 5 年
- Deposit 行业惯例：2–3 个月保证金 + 0.5 月水电押金 + 1 月预付
填写指引（中文） [这里有误？]
Tenancy vs Lease 的差别：
- Tenancy（≤ 3 年）不需要 PTG（Pejabat Tanah Galian）登记，手续简单
- Lease（> 3 年）必须登记，登记后租客权利更强，但手续复杂
- 行业惯例：3 年 + 3 年 option 是商业地产标准结构
2026 印花税实算：年租金 RM60,000（月租 5,000）× 3 年 → 印花税 RM490。之前 RM2,400 免税额的保护没有了。
装修期免租：餐饮业装修涉及 MPKK/MBPJ / 通风 / 油烟道 / 煤气审批 / POS 布线，至少 1 个月，合规要求高的（Halal / HACCP 认证）争取 2-3 个月。
提前终止条款：业主通常抗拒加 break clause，但餐饮业失败率高。务必争取年 2 起可提前终止（付 3-6 个月违约金），没有这条，失败后死守 3 年合同代价巨大。
Assignment 转让条款："Landlord shall not unreasonably withhold consent"——你盘子卖给下家时业主不能阻挠。没有这条，店盘不出去。
Make-good 条款：谈成 "return in existing condition"（按现状归还），避免 "return to bare shell"（恢复毛坯，要拆除你的装修，成本可能 5-10 万）。
Exclusivity 排他条款：建筑内 / 商场内 / 半径 X 米内业主不得租给同类经营者。没有这条，业主可在你隔壁开同类餐厅分流生意。
Caveat 私人告知：到 PTG 登记 caveat（RM50-100 费用），防止业主 3 年内卖楼导致你被迫迁出。
Public Liability 保险：餐饮场所食物中毒 / 滑倒摔伤 / 火灾高发，≥ RM1 million 是行业最低。
常见误区 [这里有误？]
| 误区 | 正确做法 |
|---|---|
| "口头承诺免租期就行" | 必须写入租约，业主换人就不认账 |
| "Tenancy 3 年内不用登记" | 虽不强制 PTG 登记，但建议到 PTG 登 caveat 防止业主卖楼 |
| "Make-good 只是拆装修" | 包含拆通风 / 煤气 / 水电改造 / 地板，成本可能 5-10 万 |
| "只要合同没到期业主不能赶我" | 违反条款（迟付租 / 擅自改用途 / 噪音投诉）仍可终止 |
| "Exclusivity 不重要" | 业主可在隔壁租给同类餐厅分流，合同没写就没法阻止 |
| "Deposit 交了就能全退" | 实战 30% 业主会找借口扣押，务必写清楚退款条件和时限 |
| "2026 后印花税变化不大" | 年租 RM60,000 3 年印花 RM490，之前只算 RM57,600 超出部分 RM456，差距明显 |
| "Force Majeure 是套话" | 后疫情建议写入，要明确期限（3-6 月）后双方可终止 |
相关章节 [这里有误？]
- 选址与店铺开发 — 选址评估与租约谈判策略
- 战略与开业筹划 — 开业全局规划
- 租金承受力评估 — 根据营收预测计算合理租金比例
- 开业 90 天倒计时 — 签租约后的开业筹备时间表
官方来源 [这里有误？]
- National Land Code 1965 (Act 828) — KPKT
- Stamp Act 1949 (Act 378) — LHDN
- 2026 Stamp Duty changes — RDS Law Partners
- LHDN STAMPS — e-stamping portal
- Pejabat Tanah Galian (PTG) registration guide
[算错了？告诉我们]
免责声明： 本清单仅供参考，不构成法律建议。租约涉及长期财务承诺，签约前建议咨询 Malaysian Bar Council 注册律师审阅草约。法规（特别是印花税规则）可能更新，以 LHDN 与 KPKT 官方发布为准。详见完整免责声明。
最后审阅：2026-04。法规与市场数据可能随时更新，以官方公告为准。