The last two weeks have felt like a quiet season on the surface — people travelling, the city slowing down a little — but inside the office market, things have been surprisingly active.
Even with the holiday mood, there’s been steady movement in the 800–1,500 sq ft range. These spaces are still very attractive, especially the fitted units in the CBD. And whenever a building finishes its refurbishment, the demand spikes instantly. Fresh spaces always tell a good story.
What stood out most this round was speed.
Tenants are making decisions faster. When they find something that fits their needs, they’re not hesitating — they move.
And with this wave of activity, one theme kept repeating:
Tenancy agreement clauses.
Different tenants, different buildings, but the same few clauses kept appearing at the negotiation table.
So here’s a simple snapshot of the key clauses my tenants discussed with strata landlords recently. Not legal advice — just a window into what’s been happening on the ground.
🔑 Clauses My Tenants Negotiated Recently
(Illustration only — for clarity, always speak with a lawyer.)
1. Reinstatement Clause
Tenant’s goal: Keep reinstatement limited to works they actually carried out — nothing more.
Landlord’s position:
“Tenant shall reinstate only alterations made by the Tenant, and only to the original handover condition, fair wear and tear excepted.”
2. Access for Viewings
Tenant’s goal: Allow access, but only during office hours and with proper notice.
Landlord’s position:
“Access shall be given with at least 24 hours’ notice and within the Tenant’s office hours.”
3. Illegal Worker / Prohibited Immigrant Clause
Tenant’s goal: Ensure responsibility applies only to their own staff, not external vendors or delivery teams.
Landlord’s position:
“This clause applies only to individuals employed directly by the Tenant, and excludes contractors, delivery personnel, or visitors.”
4. Commission Reimbursement Clause
Tenant’s goal: Remove commission reimbursement since market practice is landlord-paid commission.
Landlord’s position:
“Not removable.”
5. Notice Clause
Tenant’s goal: Include email as an official form of communication.
Landlord’s position:
“Notices shall be valid if sent by registered mail or email to the stated or last known address.”
6. Air-Conditioning Servicing Interval
Tenant’s goal: Keep the quarterly schedule but allow a small grace buffer.
Landlord’s position:
“Servicing shall be done every 3 months, with a 14-day grace period.”
Industry norm: within 3 months; not later than 4.
📌 Disclaimer
These points are shared as general reference based on recent cases and common market practice.
They do not represent what all landlords will agree to.
For exact wording, negotiation strategy, or legal interpretation, it’s always best to consult a lawyer.
