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Rent and indexation
Cap on indexation (max 4-5%/yr), rent-free period 1-3 months, long-term discounts.
Office · Retail · Warehouse
Commercial leases
Office, retail and warehouse leases for businesses in Poland
A typical Polish landlord template runs 30+ pages, 80% of which protects the landlord and costs the tenant 50,000+ PLN at exit. We analyze the contract, negotiate every clause: rent indexation, fit-out budgets, non-compete, exit penalties, bank guarantees. We work on offices from 50 to 5,000 m², shopping-centre retail units, and warehouses around Warsaw.
Standard term
3-10 years
office · 5 yrs typicalOur savings
15-30%
of 5-year TCONegotiated points
20-30
from standard templateReview time
5-10 days
draft to signingWhat we negotiate
Each landlord template hides risk levers. We know where to find them.
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Fit-out and contribution
Landlord often covers 50-250 EUR/m². Negotiable for new tenants.
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Early termination
Standard - none, 100% of remaining rent. We negotiate exit window after 3 years with 6 months penalty, or sublease right.
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Service charge
Often grows from 8 EUR/m² estimate to 15. We cap it (max 12 EUR/m²/yr) and require annual audit.
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Non-compete
Landlord prevents similar businesses on premises - protects your category in shopping centers.
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Bank guarantee or deposit
Standard 3-6 months rent. Negotiate down to 3 months, parent company guarantee, or none for long terms.
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Repair on exit
Vague "restore to original" can mean tens of thousands. Photo documentation at move-in, specific change list.
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Pandemic clause
Post-Covid standard: 30-70% rent discount during lockdowns or restrictions.
Negotiation steps
2-4 weeks standard. Complex contracts (1000+ m² or chain leases) up to 2 months.
- 01
Free assessment
30 minBusiness plan, area, budget. Pick package.
- 02
Draft from landlord
1 week30-50 pages typically.
- 03
Analysis
3-5 daysRisk markup with proposed amendments.
- 04
Negotiations
5-10 days3-5 iterations. Landlord usually digs in on 5-7 key points.
- 05
Final review
1 dayConfirm nothing reverted to template.
- 06
Signing
1 dayE-sign or in person. Sometimes notarial for big deals.
- 07
Post-sign support
ongoingFit-out registration, rent vouchers, guarantees, insurance. First 3 months included.
/ documents
What we need
You - business plan. Landlord - draft contract.
- Business plan01
- KRS or CEIDG02
- 12 months of financials03
- Property requirements04
- Landlord draft05
- Floor plan needs06
- Custom fit-out plan07
- Parent company info (if requested for guarantee)08
Our fee
By area and complexity.
Consultation
Free
30 min · plan reviewPopularReview + advice
from 1,800 PLN
Analysis + risks listFull negotiation
from 4,500 PLN
Markup + rounds with landlordComplex contract
from 8,500 PLN
> 1,000 m² · multi-site* Full negotiation - we guarantee 15%+ TCO savings over 5 years (or refund our fee). Startups - 30% discount on first lease.
Legal basis
- §01Civil Code - Lease section, commercial lease subsection
- §02Tenant Protection Act of 21 June 2001 (partially applicable)
- §03Building Law of 17 May 1989 (intended use compatibility)
- §04PCC Act of 9 September 2000 (0.5-2% on multi-year leases)
- §05VAT Act of 11 March 2004 (23% on commercial rent)
- §06Mortgage Credit Act of 23 March 2017 (commercial mortgages)
/ questions
Frequently asked
Standard template - 30-50 pages, 80% protects landlord. Termination clauses, service charge, non-compete cost tens of thousands. Our lease specialist earns 2,000 PLN per 100k of contract value.
Journal
LegalWin BlogArticles on this topic
/ Send request
Commercial lease turnkey
Free 30-minute lease analysis. We guarantee 15%+ TCO savings.