在加拿大商业租赁应注意的事项

商业租赁房东的权益远大于住宅租赁 

商业租赁一般是从事商业活动的公司发生的租赁行为,承租公司需缴纳HST,而住宅租赁则不需要交纳HST.

商业租赁和住宅租赁比,当租客的租约到期时,商业租赁的房东可以拒绝继续出租给租客。而住宅租赁则不同,在大多数情况下,房东是无权拒绝续约的。

对于商业租赁来讲,如果租客没有及时缴纳房租,房东在一定的时间之后可以更换门锁,拒绝让租客出入;更有甚者,房东可以拍卖租客的资产抵偿租金。但住宅租赁的房东则没有那么幸运,除了有权选择租客之外,大部分时候都很被动。

在商业租赁时需特别注意的事项

♥搞清物业使用性质:

每一个商业物业都有其获得政府批准的不同的商业用途,在租赁物业前,经营公司需明确自己的经营业务符合物业的商业用途。若后期还需装修,签订租约时,需要首先取得城市规划的许可。

♥核实物业保险所担保的内容:

商业物业的业主通常得购买物业综合保险,受保范围包括大厦大堂/会客厅、楼梯及升降机等共用地方,亦在大楼受损时赔偿。业主有权要求租户自己投保,保证业主不用承担因经营租户在所租的区域因经营不当而引发的保险索偿(例如访客给办公室地毯绊倒等)。如客户自主装修也需自己购买保险。对于双方的保单是不是相辅相成,则需要律师审阅业主的保单,堵塞危险的漏洞,剔除不必多花费的项目。

核实物业管理公司所提供的服务内容

♥常规物业管理服务包括如下几项:

(1) 水通常包括在物业管理服务范围;

(2) 暖气、通风及空调(HVAC)亦通常由业主负责(平时使用,维护,维修租客安排,如果需要更换设备,业主负责,或者租赁合同中明确规定好各自职责范围; 如果没有规定, 可以双方协商分摊比例);不过商用店面不像大厦,很少二十四小时不断供应HVAC,因此大家应该把HVAC供应时间表附列在租约内,甚至列举法定假期时业主供应那些服务(正常HVAC通常从星期一至五早上八时至下五时供应,星期六则从上午八时至下午一时)。

(3) 公众区域的卫生清洁,办公物业会包括租客办公室的清洁。租客可要求业主提供一份详细清洁时间表,以配合清理办公室垃圾。(4)电力通常包括在办公物业管理服务范围;但是如果租户计划安装电力机械或加装空调,业主则可能设下耗电限量。

根据商业计划及财务预算合理制定租期及日后的延期条款

典型的商业租约为三到十年不等,通常都可以和出租人(业主)洽商。商业租赁房东的权益受法律保护较多,新公司在签订商业租赁时业主往往需要公司股东个人担保,对于个人信用不太好的股东,业主通常会要求加大租赁押金。因此新公司在签署租赁合同时需根据自己的商业计划及财务情况合理选择租期及装修程度。

租约满了,业主在法律上没有责任给你续租相同(或其他)场地,除非在租约中双方同意续租方案,而且保证在租约期满时,你将拥有续租的优先权。当然,续约后你便要按当时的市场租金水平交租。一般情况下,租户必须书面通知业主,打算行使续租的权利,否则续租权便会自动消失(长期租约要一年通知,短期租约则要三或四个月通知)。另外有一种租约,除非租户主动取消,否则便自动续租;这种租约特别受拥有多家分店的企业欢迎,因为他们不愿意因疏忽续租而租约意外地取消。

♥分租及转租条款

建议在签订租赁合同时加上可分租及转租的条款。当然分租和转租均需房东同意。转租时,房东可能允许将全部责任转移到新的承租人,但在分租的情况下,原承租人需要继续承担全部责任。业主自然希望在租约中,自己拥有更多分租/转租安排的控制权。

♥装修改善租用场地期间的租赁费用

商铺租赁中,免租装修期经常会出现在合同之中,主要是由于承租人在租房后需要对物业进行装修,不能马上办公、营业。此种情形下,出租人一般会同意不收取承租人在装修期间的租金。但“免租装修期”非法律明确规定的概念,因此,在签订租赁合同时一定要明确约定免租装修期起止时间,免除支付的具体费用,一般情形下,只免除租金,实际使用房屋产生的水费、电费等还需按合同约定承担。

♥签署租约前需要律师审阅

房东提供的租赁合同基本上是由律师撰写的,对于大型的商业物业公司业主自己就有内部的法律机构,随时撰写修改租赁合同及跟踪相关的法律纠纷。因此建议租客在签署由房东提供的正式的租约前一定要聘请自己的律师审阅,把握风险。 

HVAC Responsibilities in your Lease

In your house you know it as the furnace and A/C Unit but in your commercial space it is the HVAC system.  Your space may have a rooftop unit, or a heat pump; or maybe the equipment uses fan coils or blower coils to heat the space.  No matter what HVAC system is in place, it is important there is a clear understanding of who is responsible for the repair and maintenance of this very expensive and important equipment!

Most commercial leases will pass any cost associated with the maintenance, repair AND replacement of the HVAC system on to the Tenant.  That may not always be fair! What if you as the Tenant are taking over on old space with damaged equipment that was never properly maintained by the previous tenants? Or what if you share a unit with another Tenant whose hours are longer and therefore uses the equipment more?

When looking at a space it is important to understand what type of system your business will need and that is when having the right team of experts from the beginning (BEFORE you sign an Offer) is so important.

And remember generally speaking, the equipment is affixed to the property and therefore is the property of the Landlord. You will not have any benefit from the cost of upgrading the HVAC system once you vacate the space.

In most instances the COST of the HVAC’s maintenance is allocated to the Tenant, but you will need to read the Lease carefully to understand who is actually responsible to engage an HVAC technician. Some Landlords will engage the contractors and usually there would be an Admin fee associated with that (typically 15%).  Often times if the Landlord allows the Tenant to engage their own contractor, they will need to seek the Landlord’s approval first. If it is your responsibility as the Tenant to ensure proper maintenance of the HVAC systems it is important to use a licenced company and keep a copy of the maintenance contract and inspection logs.

So what do you want to think about when you are discussing the HVAC clause…

  • What is the condition of the unit?
  • What type of equipment does my business need?
  • Is the unit being shared with others? Either Tenants or Common Areas
  • Who is responsible for the performance and who bears the cost?
  • Will the replacement cost be amortized over its useful life?
  • Is this cost included in the figures quoted by the Landlord or is it going to be an additional cost?

Knowledge is Power and having the right team of experts on your side is the best way to prepare yourself.

Give us a call when you need help!

要依照租约执行。一般租约(我给公司做的版本)是租客负责平时正常的维修,但需要更换系统的话,要求房东负责费用。如果没有规定,可以协商一下,根据租约的租期和设备的寿命分摊到租客。

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在加拿大商业租赁应注意的事项
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