Lease Amendment Template: B2B Guide for Commercial Landlords, Tenants, and Property Managers

A Lease Amendment is a formal document used to update, clarify, or renegotiate terms in an existing commercial lease. Common reasons include rent reviews, changes to permitted use, assignment or subletting arrangements, service charge adjustments, or compliance with new regulations. For businesses, a written amendment protects both parties, ensures regulatory compliance, and reduces the risk of future disputes.

Below is a free, copy-and-paste template for Microsoft Word, Google Docs, or Apple Pages. It’s suitable for offices, retail, industrial, or mixed-use premises. No login, no payment, and no need for a solicitor—just fill in the details, print, and sign. For instant feedback or an additional layer of due diligence, upload your draft to Caira.

Lease Amendment Template (Commercial, Free, DIY, Copy & Paste)

This Lease Amendment is made on [Date] between:

Landlord: [Company Name], [Contact Name], of [Registered Address]
Tenant: [Company Name], [Contact Name], of [Registered Address]
Original Lease: Dated [Date], for the premises at [Property Address]

1. Amendment to Lease Terms:
   The parties agree to amend the lease as follows:

   • [Describe the change: e.g., “Annual rent is revised to £36,000, effective 1 November 2025.”]

   • [List other changes: e.g., “Permitted use is expanded to include light manufacturing.”]

   • [State new or revised obligations: e.g., “Tenant may sublet part of the premises with landlord’s prior written consent.”]

   • [Compliance: e.g., “Both parties agree to comply with the Building Safety Act 2022 and update fire safety provisions as required.”]
     
     

2. No Other Changes:
   All other terms of the original lease remain unchanged and in full effect.
   
   

3. Counterparts and Electronic Signatures:
   This amendment may be signed in counterparts and by electronic signature, each of which shall be deemed an original.
   
   

4. Signatures:
   Signed by authorised representatives of the parties on [Date].
   
   

Landlord Signature: ______________________
Name & Position: ________________________
Tenant Signature: ______________________
Name & Position: ________________________

Example: Commercial Lease Amendment (Save energy, Caira can draft one for you in seconds.)

This Lease Amendment (“Amendment”) is made on 1 October 2025 between:

Landlord:
Greenfield Properties Ltd (Company No. 09234567)
Registered Office: 12 Market Street, Manchester, M1 1AA
Authorised Signatory: Sarah Williams, Director

Tenant:
Tech Solutions Group PLC (Company No. 05432109)
Registered Office: 88 Innovation Park, Leeds, LS2 3AB
Authorised Signatory: David Chen, Chief Operating Officer

Superior Landlord:
Northern Estates Pension Fund (Company No. 07654321)
Registered Office: 100 City Road, London, EC1V 2NX
Authorised Signatory: Mark Taylor, Trustee

Lender Consent:
This Amendment is subject to written consent from Barclays Bank PLC (the “Lender”) under the terms of the Landlord’s mortgage dated 15 May 2019.

Original Lease:
Dated 1 June 2020, relating to the premises known as Unit 4, Innovation Park, Leeds, LS2 3AB (“the Premises”).

1. Amendment to Lease Terms

1.1 Rent Revision:
The annual rent is revised from £30,000 to £36,000, effective 1 November 2025. Rent shall be payable quarterly in advance on the first day of January, April, July, and October each year. The rent review schedule in Clause 4.2 is updated to reflect the new base rent.

1.2 Permitted Use Expansion:
Clause 3.1 (“Permitted Use”) is amended to include “light manufacturing, research & development, and data centre operations,” in addition to “office use.” The Tenant must comply with all planning and environmental regulations.

1.3 Service Charge Adjustment:
Clause 5.2 (“Service Charge”) is amended to cap the annual service charge at £8,000, subject to annual RPI indexation. The Tenant shall receive a detailed breakdown of service charge costs by 31 March each year. Disputes over service charge calculations shall be referred to an independent chartered surveyor.

1.4 Subletting Rights:
Clause 7.4 (“Subletting”) is amended to permit the Tenant to sublet up to 40% of the Premises to third parties, subject to the Landlord’s and Superior Landlord’s prior written consent (not to be unreasonably withheld or delayed). Subtenants must use the Premises for permitted uses only and provide evidence of insurance.

1.5 Break Clause Addition:
A new Clause 10.5 is inserted: “The Tenant may terminate the Lease on 31 December 2027 by giving not less than six months’ prior written notice to the Landlord and Superior Landlord, provided all rent and service charges are paid up to the break date and the Premises are returned in good repair.”

1.6 Compliance with Building Safety Act 2022:
Both parties agree to comply with all obligations under the Building Safety Act 2022. The Tenant shall provide the Landlord and Superior Landlord with fire safety and risk assessment documentation annually. Any required remedial works shall be completed within 60 days of notification.

1.7 Alterations:
Clause 8.1 (“Alterations”) is amended to allow the Tenant to install partition walls, upgrade IT infrastructure, and install solar panels, subject to providing plans to the Landlord, Superior Landlord, and Lender, and obtaining all necessary statutory consents.

1.8 Insurance:
The Tenant shall maintain public liability insurance of at least £5 million and provide copies of insurance certificates to the Landlord and Superior Landlord annually. Any changes to the use or occupancy must be notified to the insurer.

1.9 Data Protection:
Both parties agree to comply with the UK GDPR and Data Protection Act 2018 in relation to any personal data processed under the lease.

1.10 Dispute Resolution:
Any disputes arising from this Amendment shall be referred to mediation under the Centre for Effective Dispute Resolution (CEDR) rules before court proceedings may be commenced.

2. No Other Changes

All other terms of the Original Lease remain unchanged and in full effect.

3. Counterparts and Electronic Signatures

This Amendment may be executed in counterparts and by electronic signature, each of which shall be deemed an original.

4. Consents and Registration

This Amendment is conditional upon receipt of written consents from the Superior Landlord and Lender. Upon execution, the parties shall cooperate to register the Amendment at HM Land Registry if required.

5. Signatures

Signed by authorised representatives of the parties on 1 October 2025.

Landlord Signature: ______________________
Name: Sarah Williams
Position: Director
Date: ______________________

Tenant Signature: ______________________
Name: David Chen
Position: Chief Operating Officer
Date: ______________________

Superior Landlord Signature: ______________________
Name: Mark Taylor
Position: Trustee
Date: ______________________

Practical Guidance and Common Pitfalls in B2B Lease Amendments

Key Considerations:

• Authority to Amend:
  Verify the signatory’s authority by checking board resolutions, powers of attorney, or trust deeds. For pension funds or trusts, require a copy of the trustee resolution and confirm compliance with the trust’s investment policy. If the property is mortgaged, obtain lender consent in writing and attach it as a schedule. For companies, cross-check the Companies House register for current directors and authorised signatories. Where joint venture or partnership structures exist, ensure all partners or representatives sign, and attach evidence of authority.
  
  

  Clarity of Amendments:
  Reference the original lease by date, parties, and property address. Specify the exact clause numbers being amended, and set out the full revised wording in a schedule. For complex changes (e.g., rent review formula, service charge caps), include worked examples or appendices. If amending multiple clauses, use a table to show “old” and “new” text side by side. For regulatory changes, cite the relevant legislation and compliance deadlines.
  
  

  Regulatory Compliance:
  Assess whether amendments trigger obligations under the Building Safety Act 2022, MEES (Minimum Energy Efficiency Standards), or Equality Act 2010. If the permitted use is expanded, check planning permission and local authority licensing. Notify insurers of any change in use, occupancy, or fire safety arrangements, and obtain written confirmation of continued cover. For listed buildings or conservation areas, attach copies of planning consents or heritage approvals.
  
  

  Rent and Service Charges:
  State the calculation method (e.g., fixed, indexed, turnover-based), payment dates, and review mechanisms. For turnover rents, require audited accounts and specify the reporting format and deadlines. If capping service charges, define what is included/excluded and set out dispute resolution procedures for contested costs. Attach a sample service charge budget or reconciliation as an appendix.
  
  

  Assignment and Subletting:
  Set out conditions for assignment/subletting, including landlord’s consent, financial standing of assignee/subtenant, permitted use, and compliance with headlease restrictions. Require delivery of sublease drafts for approval, and specify whether subtenants must provide direct covenants to the landlord. For group company assignments, clarify whether guarantees or indemnities are required.
  
  

  Break Clauses and Extensions:
  Specify the minimum notice period, form of notice (e.g., recorded delivery, email), and address for service. List pre-conditions for exercising the break (e.g., payment of all sums due, vacant possession, compliance with repair covenants). State any penalties or compensation payable on early termination. For extensions, attach a draft deed of variation or supplemental lease.
  
  

  Counterparts and Electronic Signatures:
  Confirm that electronic signatures are valid under the Electronic Communications Act 2000 and the parties’ internal policies. Specify that each signed counterpart is an original and together constitute one agreement. For international parties, check local law recognition of e-signatures and attach a legal opinion if needed.
  
  

  Common Pitfalls (Expanded):

  • Failing to update all related documents (e.g., rent deposit deeds, licences to alter, guarantees, headlease consents), which can create inconsistencies and unenforceable terms.

  • Not registering the amendment with HM Land Registry for leases over seven years, risking loss of priority or unenforceability against third parties.

  • Overlooking third-party consents (e.g., superior landlord, lender, freeholder, management company), which can result in breach of covenant or acceleration of loan repayment.

  • Not notifying insurers or updating insurance arrangements, potentially invalidating cover or exposing parties to uninsured risks.

  • Unclear wording or failure to define terms, leading to disputes over interpretation, enforceability, or compliance with statutory requirements.

Disclaimer: This article does not constitute legal advice. Outcomes may vary depending on individual circumstances and the evidence presented to the court.