Commercial building leases in the Philippines (office, retail, warehouse, mixed-use, industrial) are primarily governed by the Civil Code’s provisions on lease and the parties’ freedom to contract, tempered by mandatory laws (building, fire, safety, zoning, tax, condominium/association rules, and local ordinances). The practical reality is that most disputes arise not from “rent” alone, but from unclear cost allocation, ambiguous turnover/fit-out rules, weak default and remedy mechanics, and missing protections against sale/mortgage/condominium restrictions.
What follows is a comprehensive, clause-by-clause and cost-by-cost guide to the commercial building lease agreement in Philippine practice.
1) Legal and Regulatory Framework to Keep in View
A. Civil Code lease principles (baseline rules)
Even when a lease is heavily negotiated, the Civil Code supplies default rules and interpretive context on:
- Nature of lease (use/enjoyment for a price for a period)
- Lessor obligations (deliver the premises, maintain suitability, ensure peaceful use/quiet enjoyment)
- Lessee obligations (pay rent, use as agreed, take care of the property, return upon lease end)
- Repairs and improvements (necessary vs useful improvements; notice; reimbursement rules vary by circumstance)
- Termination and rescission for breach; damages and rental arrears recovery
Commercial leases are typically drafted to supplement (and where allowed, adjust) these defaults—especially on repairs, improvements, and remedies.
B. Statute of Frauds and enforceability
As a practical and legal matter:
- Leases beyond one year should be in writing to avoid enforceability issues under the Statute of Frauds concept.
- Notarization is not required for validity, but strongly affects evidence, enforceability posture, and the ability to register/annotate the lease to bind third parties.
C. Property registration and protection against third parties
A recurring Philippine risk: the building/space is sold or mortgaged, or the property is under a master title with constraints.
- Long-term or high-investment tenants often seek registration/annotation (where feasible) so the lease is enforceable against third parties (e.g., a buyer).
- Where the property is mortgaged, tenants may need bank consent and a non-disturbance arrangement (see SNDA discussion below).
D. Condominium buildings and association rules
If the leased space is in a condominium project, the lease must align with:
- Master Deed/Declaration of Restrictions
- Condominium Corporation bylaws
- House rules (fit-out hours, hauling, signage, HVAC limitations, exhaust, grease traps, generators, etc.) Association dues and shared facility restrictions frequently drive costs and operational feasibility.
E. Building, fire, zoning, and local permits
Commercial use depends heavily on compliance with:
- Zoning/use classification and local ordinances
- Fire safety and building code requirements
- Occupancy/permit status of the building and tenant’s fit-out works
- Environmental rules for certain industries (chemicals, clinics, food, fuel, waste)
Lease drafting should assign responsibility and cost for compliance, upgrades, and penalties.
F. Tax rules (transactional and ongoing)
Commercial leases are shaped by:
- VAT (if the lessor is VAT-registered; typical invoicing passes VAT to tenant)
- Withholding taxes (commonly the tenant withholds and remits on rent, depending on payor/payee status)
- Documentary Stamp Tax (DST) on leases
- Income tax and local business tax considerations on the lessor’s side (often passed through in pricing, even if not stated) Because rates and thresholds can change, the lease should address tax change mechanics rather than hard-coding assumptions.
2) Due Diligence Before Drafting: What the Lease Should Be Built On
A strong lease agreement is only as good as the facts you confirm. Common Philippine pitfalls include leasing from a party without authority, hidden title issues, unregistered mortgages, or use restrictions that make the tenant’s business illegal.
A. Party authority and capacity
- Identify the true lessor: registered owner, condominium unit owner, or authorized sublessor under a master lease.
- For corporations: board/authorized signatory proof (e.g., secretary’s certificate).
- If an agent signs: require SPA or agency authority, and ensure it covers leasing, term length, escalation, and security deposit handling.
B. Property and title checks (commercially essential)
- Confirm the premises matches what’s on title/tax declaration/condo certificate.
- Check encumbrances (mortgages, adverse claims, annotations).
- If mortgaged: understand the bank’s rights and whether bank consent is required.
- Confirm there is no conflicting master lease, and whether subleasing is allowed.
C. Technical and operational feasibility
- HVAC capacity, electrical load, water supply, telecom readiness
- Fire exits, sprinkler/alarms compatibility, exhaust/grease trap (for F&B)
- Structural limitations (mezzanine, heavy loads, warehouse racking)
- Generator policy, fit-out restrictions, working hours, elevator access for hauling
D. Compliance status of the building
- Occupancy permits and fire safety compliance (as applicable)
- For special uses (clinics, schools, labs, food): confirm viability under zoning and building rules.
E. Commercial terms alignment
- Area measurement standard (usable vs rentable; inclusion of common areas)
- Parking allocation and fees
- Signage permissions
- Exclusivity or non-compete (particularly retail)
3) The Economic Deal: Rent Structures and the Clauses That Make Them Work
A. Premises description and measurement
This is not “boilerplate.” It affects rent, taxes, and fit-out.
Define the Premises precisely (unit number, floor, building, project, boundaries, marked plan).
Define the Area basis:
- Usable area (actual occupiable space)
- Rentable area (usable plus an allocation of common areas)
Provide a mechanism if area is later found inaccurate (re-measurement and rent adjustment rules).
B. Rent: base rent and how it is paid
Key drafting points:
- Rent amount: in PHP (or other currency, if allowed and agreed), per sqm per month, or lump sum.
- Due date and mode of payment (post-dated checks, bank transfer, auto-debit).
- Invoicing/official receipts timeline (critical for tenant accounting and withholding).
- Grace period (if any), and whether grace period removes default or only removes penalties.
C. Rent escalation and review
Common mechanisms:
- Fixed annual increase (e.g., “X% per year”)
- Step-up schedule (pre-agreed increases)
- CPI/index-linked escalation
- Market rent reset on renewal (requires a clear procedure to avoid disputes) Drafting must specify:
- When escalation starts (month 13? anniversary? calendar year?)
- What happens if CPI/index is discontinued
- Whether escalation applies to base rent only or also to CAM/service charges
D. Rent-free periods and fit-out periods
If there is a fit-out period:
- Is it rent-free, rent-deferred, or discounted rent?
- Are service charges, utilities, and association dues payable during fit-out?
- When does VAT/withholding start (usually upon billing/rent recognition)?
- Define when the lease term starts: on turnover? on opening date? on permit issuance? on rent commencement date?
E. Security deposit, advance rent, and other upfront amounts
Typical commercial practice includes:
- Security deposit: often multiple months of rent (commonly 2–3 months in many markets, but varies).
- Advance rent: typically 1–2 months, applied to first months of rent.
- Fit-out bond / construction bond: to cover damage to common areas and compliance with fit-out rules.
- Utility deposits: power/water deposits required by building admin or utility provider. Critical drafting issues:
- Whether deposit is held interest-free (common) or earns interest
- Conditions for deductions (rent arrears, utilities, repairs, penalties)
- Timing and conditions for return (often after final billing reconciliation)
- Whether deposit can be applied to rent (usually prohibited unless lessor agrees)
F. VAT and invoicing clause
If the lessor is VAT-registered, rent is typically exclusive of VAT and the tenant pays VAT on top. The lease should state:
- Whether rent is VAT-exclusive or inclusive
- Required invoices/receipts and timing
- What happens if the lessor’s VAT status changes (and whether the tenant bears increased taxes or not)
G. Withholding tax mechanics (often the most mishandled)
Many Philippine tenants must withhold and remit expanded withholding tax on rent, depending on their status and the payee’s classification. Drafting should cover:
Tenant’s right/obligation to withhold and remit
Requirement to provide withholding certificates within a set time
Whether rent is gross or net of withholding
- If “net,” specify gross-up formula
- If “gross,” clarify tenant remits withholding from rent and pays the net to lessor
Allocation of consequences if withholding is mishandled (penalties, interest)
4) Operating Costs: The “Real Rent” Beyond Base Rent
Commercial tenants usually pay more than base rent. The lease must define each cost bucket, who pays, how it is computed, and what audit rights exist.
A. Common Area Maintenance (CAM) / CUSA / service charges
Often charged per sqm and includes:
- Security, housekeeping, common area utilities
- Building admin and management fees
- Consumables and minor repairs for common areas Drafting must address:
- Is it a fixed rate or adjustable based on actual expenses?
- If adjustable: annual reconciliation, billing, supporting documents, and audit rights
- Exclusions (capital expenditures vs operating expenses) and if capex is amortized and passed through
B. Association dues (condominium)
If in a condo building:
- Condominium corporation dues may be charged to unit owners, who often pass them to tenants.
- Ensure clarity on dues, special assessments, and extraordinary charges.
C. Utilities: metering, submetering, and mark-ups
- Electricity, water, chilled water, gas (if any), telecom
- Submetering fees, system loss allocations, administrative mark-ups
- Generator usage and fuel charge rules Clause should cover:
- Who contracts with utilities (tenant direct vs building admin)
- Billing basis and dispute process
- Late payment consequences (disconnection risk)
D. Real property tax (RPT) and related assessments
In Philippine practice:
- RPT is typically an owner obligation, but commercial leases often shift it (or RPT increases) to tenants. Drafting options:
- Tenant pays a pro-rata share of RPT for the premises
- Tenant pays RPT increases above a baseline year
- Lessor pays RPT but includes it in “all-in” rent Also address:
- Special assessments, local charges, and whether these are pass-through
E. Insurance (building and tenant)
Typically:
- Lessor: building insurance (property), sometimes public liability for common areas
- Tenant: contents, fit-out, business interruption, public liability Drafting should specify:
- Required coverages and minimum limits (if any)
- Who is named insured/additional insured
- Waiver of subrogation (common in commercial leases)
- Proof of insurance deadlines
F. Repairs and maintenance: who pays what
A major dispute area. Commercial leases usually divide:
- Base building (structure, façade, roof, main lines, elevators): lessor/building
- Tenant premises (interior, non-structural partitions, finishes, doors, tenant-installed systems): tenant Key drafting details:
- Define “base building,” “common areas,” and “tenant improvements”
- Emergency repairs and access rights
- Preventive maintenance obligations (especially HVAC units serving the premises)
G. Special retail costs (if applicable)
Retail leases may include:
- Percentage rent (rent tied to gross sales)
- Marketing fund contributions
- Operating hours and opening obligations
- Reporting and audit of sales This requires careful definitions of “gross sales,” exclusions, reporting frequency, confidentiality, and audit procedures.
5) Turnover, Fit-Out, and Alterations: Where Costs Spike
A. Turnover condition: bare shell vs fitted
State what is delivered:
- “As-is”
- Bare shell (no ceiling/lighting/HVAC distribution)
- Warm shell (basic mechanical/electrical provisions)
- Fitted office/retail (existing improvements) Attach a turnover checklist and provide a defects rectification period.
B. Fit-out approval process
The lease should integrate building admin requirements:
- Submission of plans signed/sealed by professionals (as required)
- Permits and coordination with building engineering
- Fit-out working hours and hauling routes
- Safety compliance and penalties for violations
C. Who owns improvements?
Clarify:
- Whether tenant improvements become the lessor’s property upon installation
- What must be removed at end of term (restoration obligations)
- Treatment of trade fixtures and equipment
D. Restoration and reinstatement
A high-cost end-of-lease issue.
- Define required reinstatement: return to bare shell? return to original turnover condition?
- Provide inspection and punch-list procedure
- Allow deposit deductions for restoration failures with documentation
E. Liens and contractor issues
Protect the lessor from contractor claims:
- Tenant must keep premises free of liens
- Tenant indemnifies lessor for contractor claims
- Require contractor accreditation/insurance
6) Use, Exclusivity, and Operational Restrictions
A. Permitted use clause
Must be specific enough to:
- Ensure legal compliance (zoning, permits)
- Protect building tenant mix (retail/office)
- Prevent nuisance or hazardous operations Include:
- Primary permitted use and permitted ancillary uses
- Prohibited uses (hazardous materials, noisy operations, certain emissions/odors)
- Compliance with laws and building rules
B. Exclusivity and non-compete (common in retail)
If granted:
- Define scope (same building? same mall? same project?)
- Define product category precisely
- Remedies (rent abatement? injunction? termination right?) Exclusivity without clear remedies often becomes symbolic and dispute-prone.
C. Signage rights
Signage is value.
- Where signage may be placed (façade, directory, pylon)
- Size, design approvals, permits
- Removal and restoration at lease end
D. Hours of operation and opening obligations (retail)
- Required opening hours/days
- Penalties for closure
- Force majeure exceptions
E. Access, deliveries, parking
- Access routes and hours
- Loading bay usage and scheduling
- Parking slots allocation and fees; overflow arrangements
- Security protocols for deliveries
7) Risk Allocation: Liability, Indemnities, and Insurance-Linked Clauses
A. Indemnity clauses
Common structure:
- Tenant indemnifies lessor for claims arising from tenant’s use, acts, employees, contractors, customers
- Lessor indemnifies tenant for claims arising from lessor’s negligence in common areas or base building (varies by bargaining power) Drafting must coordinate indemnity with insurance to avoid gaps.
B. Limitation of liability
Often includes:
- Exclusion of consequential damages
- Caps tied to insurance proceeds or a multiple of rent (varies)
- Carve-outs (fraud, willful misconduct, gross negligence)
C. Waiver of claims and waiver of subrogation
Where both parties insure, they often:
- Waive claims to the extent covered by insurance
- Require insurers to waive subrogation against the other party
D. Compliance and safety
Tenant obligations typically include:
- Fire safety compliance inside premises
- Occupational safety and health compliance
- Food safety or special industry compliance
- Waste disposal rules
8) Casualty, Force Majeure, and Condemnation
A. Casualty (fire, flood, major damage)
Key questions the lease must answer:
- Does rent abate if premises is unusable?
- Who decides whether to restore?
- Time limit to restore before termination rights arise
- Treatment of tenant improvements and insurance proceeds
- Partial damage vs total destruction
B. Force majeure
Must be precise about:
- Events covered (natural disasters, war, government orders, pandemics, utility failures)
- Which obligations are suspended (often performance, but not always payment)
- Mitigation duties
- Termination rights if force majeure persists beyond a threshold
C. Government expropriation/condemnation
- Allocation of compensation (landlord for property; tenant for relocation costs or tenant improvements, if compensable)
- Termination mechanics and rent adjustment
9) Assignment, Sublease, Change of Control, and “Who the Tenant Really Is”
A. Assignment and sublease
Commercial leases often restrict these to preserve credit quality and tenant mix. Drafting points:
- Requirement of prior written consent
- Standards for consent (absolute vs “not unreasonably withheld”)
- Conditions: no arrears, compliant fit-out, subtenant use restrictions, higher rent sharing
- Whether original tenant remains solidarily liable after assignment
B. Change of control
To prevent a “backdoor assignment”:
- Define what constitutes change of control (share transfer thresholds, merger, sale of assets)
- Require notice and consent depending on bargaining position
C. Affiliate transfers
Often allowed with conditions (affiliates under common control), but still require:
- Notice
- Continuing guarantee
- No adverse change in financial standing
10) Default, Remedies, and Enforcement (Philippine Practicalities)
A. Events of default
Typical defaults:
- Non-payment of rent or charges
- Breach of use restrictions
- Unauthorized alterations
- Unauthorized assignment/sublease
- Insolvency events
- Repeated violations of building rules Include:
- Notice and cure periods (different for monetary vs non-monetary defaults)
- Whether repeated minor breaches become default (“habitual breach” clause)
B. Interest, penalties, and attorney’s fees
- Define late payment interest and penalty structure
- Clarify whether interest is compounded or simple
- Attorney’s fees clause for collection and litigation (common)
C. Remedies
Common lessor remedies:
- Termination and eviction (through lawful process)
- Acceleration of rent (often contested; draft carefully as liquidated damages and ensure reasonableness)
- Forfeiture of deposits (subject to reasonableness and proof of damages)
- Re-entry and taking possession Tenant remedies:
- Rent abatement for loss of use
- Termination for prolonged disruption or lessor breach Draft with procedural clarity:
- How notices are served
- Where disputes are filed (venue)
- Injunctive relief availability (especially for signage/exclusivity)
D. Ejectment realities
In the Philippines, eviction is generally pursued via ejectment proceedings (unlawful detainer/forcible entry), depending on circumstances. The lease should:
- Avoid self-help clauses that risk unlawful eviction exposure
- Provide for coordinated turnover and inventory procedures to reduce confrontation
11) Documentation and Formalities: Notarization, Registration, and Attachments
A. Notarization and evidentiary strength
Notarizing the lease:
- Enhances enforceability and evidentiary weight
- Facilitates registration/annotation if pursued
- Helps with banking and corporate compliance requirements
B. Registration/annotation (when it matters)
Consider for:
- Long-term leases
- High capex fit-outs
- Anchor tenants or mission-critical sites If property is mortgaged, coordinate with lender; bank may require:
- Consent to lease
- Subordination and non-disturbance structures
C. Attachments that prevent future disputes
Best practice attachments:
- Premises plan and technical description
- Turnover condition checklist and photos
- Building rules and fit-out manual
- Schedule of rents and escalation table
- CAM/service charge description and sample computation
- Parking allocation
- Signage specifications
- Inventory of landlord-provided fixtures
12) Taxes and Statutory Costs Commonly Encountered
Commercial leasing in the Philippines typically triggers or interacts with the following cost items. The lease should specify who pays, when, and what proof is required.
A. Documentary Stamp Tax (DST) on lease
- DST is generally imposed on lease agreements, with computation depending on rental amount and term under tax rules.
- The lease should allocate DST responsibility (often tenant in market practice, but negotiable).
- Include a clause requiring cooperation in stamping/filing and providing stamped copies.
B. VAT
- If the lessor is VAT-registered, VAT is usually billed on top of rent and certain charges.
- If the lessor is not VAT-registered, VAT may not apply, but status can change; include tax-change provisions.
C. Withholding taxes
- Commonly the tenant withholds and remits and provides certificates.
- Draft gross vs net rent carefully to avoid “short payment” disputes.
D. Local permits and fees
Tenant typically shoulders:
- Business permit and local regulatory permits tied to tenant’s business
- Signage permits (if tenant signage)
- Fit-out permits and related professional fees (architect/engineer), if required by the building/LGU
E. Notarial and documentary costs
- Notarial fees for the lease and related instruments
- Costs of certified true copies, corporate certificates, IDs, and administrative processing
13) The Full Cost Map: Upfront, Recurring, and Exit Costs
A. Typical upfront costs (deal closing and move-in)
- Security deposit
- Advance rent
- Fit-out/construction bond
- Utility deposits (power/water)
- Legal drafting/review fees (each party usually pays its own; sometimes tenant pays lessor’s documentation fee)
- Brokerage commissions (if brokered; market practice varies who pays and how computed)
- DST and notarization expenses
- Initial CAM/service charge payments (sometimes billed in advance)
- Fit-out costs: design, construction, permits, furniture, IT, cabling, HVAC works
B. Recurring monthly/periodic costs
- Base rent
- VAT (if applicable)
- CAM/CUSA/service charges
- Association dues (if passed through)
- Utilities (and submeter/admin fees)
- Parking fees
- Insurance premiums (tenant side)
- Specialized charges (chilled water, generator charges, waste disposal)
C. Annual/occasional costs
- Rent escalation increases
- CAM reconciliation top-ups (if “actual vs budget” true-up)
- Special assessments (condominium/building)
- Maintenance or compliance upgrades required by new regulations (allocate clearly)
D. Exit and end-of-term costs
- Restoration/reinstatement costs
- Final utility and CAM reconciliation
- Punch-list repairs
- Removal of signage and trade fixtures
- Cleaning and handover compliance
- Deposit deductions and timing disputes (avoid by detailing final statement procedures)
14) Clauses That Are Commonly Missed but High-Impact
A. Sale of building / transfer of ownership
Include:
- Duty to notify tenant
- Whether buyer must honor lease
- Tenant’s right to record/annotate (if agreed)
- Non-disturbance protections if the building is sold or foreclosed (see below)
B. Subordination, Non-Disturbance, Attornment (SNDA)
When the property is mortgaged, the lender’s rights can disrupt the lease. An SNDA-style framework addresses:
- Tenant agrees lease is subordinate to mortgage (subordination)
- Lender agrees not to disturb tenant if tenant is not in default (non-disturbance)
- Tenant agrees to recognize lender/new owner as landlord after foreclosure (attornment) This is often crucial for tenants investing heavily in fit-out.
C. Holdover
Define:
- Month-to-month status vs fixed extension
- Holdover rent (often higher)
- Liability for damages if holdover disrupts new tenant
D. Confidentiality and data
For office and high-value tenants:
- Confidentiality of lease terms
- Data privacy and CCTV policies in the premises/common areas (where relevant)
- Access logs and security protocols
E. Dispute resolution and venue
Decide and draft:
- Courts vs arbitration/mediation
- Venue clause (critical in Philippine litigation logistics)
- Interim relief (injunction) availability
F. Notices
Philippine disputes often turn on whether notice was validly served.
- Specify addresses, email validity, and deemed receipt rules
- Require updates to notice addresses
15) A Drafting Checklist (Deal to Document)
A practical sequence for drafting and negotiating:
- Confirm parties and authority (lessor title/rights; corporate authority; agency authority).
- Define premises and area (attach plans; measurement basis).
- Lock economic terms: base rent, escalation, rent commencement, deposits, VAT/withholding mechanics.
- Map pass-through costs: CAM/CUSA, utilities, RPT allocation, association dues, special assessments.
- Turnover and fit-out regime: condition, defects, approvals, bond, restoration obligations.
- Use and operational controls: permitted use, signage, hours, parking, deliveries.
- Risk allocation: insurance, indemnities, limitations, compliance duties.
- Extraordinary events: casualty, force majeure, condemnation, utility outages.
- Transfer controls: assignment/sublease/change of control; affiliate transfers.
- Default/remedies: cure periods, interest/penalties, termination, handover process.
- Documentation: notarization, stamping (DST), registration/annotation strategy, attachments.
- Exit mechanics: surrender condition, final reconciliation, deposit return timeline and documentation.
16) Conclusion
A commercial building lease in the Philippines is less a “rent document” and more a risk-and-cost allocation system. The strongest leases are those that (1) precisely define the premises and the financial mechanics, (2) fully map operating and compliance costs, (3) anticipate fit-out realities and end-of-term restoration, and (4) protect the tenant’s continuity of possession in real-world scenarios like sale, mortgage enforcement, building rule changes, or prolonged service disruptions.