Office / Shop Lease


THIS INDENTURE OF LEASE made at ___this___day of ___, 2001, BETWEEN Mr.___son of ___ residing at ___hereinafter referred to as the " LESSOR" (which expression shall unless it be repugnant to the context or meaning thereof, be deemed to mean and include his heirs, legal representatives, successors and assigns) of the ONE PART; AND ___, a company incorporated under the Company's Act 1956, having its registered office at___ hereinafter referred to as LESSEE (which expression shall unless it be repugnant to the context or meaning thereof, be deemed to mean and include its successors and permitted assigns) of the OTHER PART.

WHEREAS THE LESSOR is absolutely seized and possessed of or otherwise well and sufficiently entitled to all that piece and parcel of land or property situated at___ (hereinafter referred to as the "Demised Premises"). 

AND WHEREAS THE LESSOR has agreed to demise a portion of the premises known as___(give full detail of the property) admeasuring approximately___Sq.ft to the LESSEE with the fixtures for their office purposes at the rate and terms and conditions herein set out.


1. The LESSOR doth hereby demise unto the LESSEE all that piece and parcel of property as mentioned above for a term of ___ years yielding and paying therefore to the LESSOR a monthly rent in the manner as provided herein below, payable on or before the___ day of each and every English Calendar month in advance commencing from the date hereto. Taxes, as applicable, shall be deducted at source, by the LESSEE.

a. Rent of a sum of Rs.___ per month at the rate of Rs___ per sq.ft for a period of___years including all outgoings to the LESSOR account.
b. The above rental sum shall be inclusive of all maintenance charges of the demised premises.
c. The lease deed is commences from___
d. After the expiry of lease period of ___ years, the lease stands renewed for another period of three years with a increase in the rent at the rate of ___% on the rent last paid. 

2. In addition to the above rentals payable by the LESSEE, a refundable interest free security deposit of Rs.___ equivalent to one year rent shall also be deposited by the LESSEE with the LESSOR on signing of the lease agreement upon which, immediate possession of the Demised Premises shall be given by the LESSOR to the LESSEE.

3. The LESSEE for themselves and their successors and assigns and to the intent that the covenants herein contained shall continue throughout the term hereby created with the LESSOR as follows:

a. To pay the LESSOR the monthly rent hereby reserved at the time and in the manner hereinbefore provided.
b. To use the said Demised Premises and/or structures that may be standing and/or that may be put up in the said Demised Premises for the purpose whatsoever and howsoever, permissible by law with permission from LESSOR.
c. To pay _______, the electricity bills on the basis of reading recorded in the separate meter No.____________ for the demised premises @ charged by the ____________________. The water charges shall be paid by the LESSEE to the LESSOR on the basis of the reading recorded in the sub-meter installed by the LESSOR under the overhead water tank, against the bill raised by the LESSOR at the rates fixed by the (concerned board).
d. To permit the LESSOR and his agents at all reasonable times on giving 24 hrs. written notice in that behalf, to enter upon the said Demised Premises for all reasonable purposes.
e. To comply with all the applicable statutory, governmental, municipal and other rules pertaining to the running of the business and shall indemnify and keep indemnified the LESSOR against any claim made or loss suffered by the LESSOR by reason of any breach of any rule, regulation and law by the LESSEE, in respect of the said use of the demised premises.
f. That the said premises shall be used exclusively for official use by the LESSEE and for no other purpose.


a. The LESSEE, paying the rent hereby reserved and other charges and observing and performing the covenants and conditions contained herein, and on the part of the LESSEE to be observed and performed, shall and will peaceably and quietly enjoy the said Demised Premises during the said term without interruption or disturbances by the LESSOR or any person or persons lawfully or equitably claiming from, under or in trust for them or any of them.

b. The LESSOR shall permit the LESSEE, its employees, workers, visitors and other persons authorized by the LESSEE, peaceful and uninterrupted use and enjoyment of the Demised Premises and the business during the entire term of the Lease hereby granted

c. To pay all taxes, charges, duties or fees and outgoings including land assessments and municipal taxes, etc. payable in respect of the said Demised Premises. 

d. To indemnify and keep indemnified the LESSEE for all actions, claims, litigation, damages etc.. from third parties for all reasons attributable to any non-performance on the part of the LESSOR with respect to her obligations as the owners of the Demised Premises.

e. To maintain the lift and pay service & maintenance charges.

f. That the LESSOR will before giving possession get in full working condition all sanitary, electrical and water supply connection and other fittings, fixtures pertaining to the said premises. Any structural or major repairs after occupation, shall be carried out at the earliest by the LESSOR on failure of which the LESSEE shall have the option of carrying out the same if causing inconvenience (eg leakages etc) and be entitled to deduct the proportionate amount from the rent . The LESSOR shall provide two duplicate keys (one for the LESSOR and the other for its employee) of the said premises to the LESSEE on the execution of this agreement.

g. That the LESSEE shall not in any event be responsible or liable for any loss or damage to any goods or property of the LESSOR whatsoever be the cause of such loss or damage unless due to the default of the LESSEE and that reasonable wear and tear and loss or damage by fire, flood, rain, accident, theft, irresistible force or act of god or any other accident due to force majeure beyond the control of LESSEE shall not be the responsibility of the LESSEE.


Upon expiry of the lease period granted herein, the LESSEE shall have the Right of First Refusal for any extension thereof, which shall be on mutually agreed terms between the parties.

a. The LESSOR shall not have any right of termination of this lease before the expiry of the lease period, save and except in the event of any breach by the LESSEE, which breach remains unrectified for a period of more than one month from the date of receipt of notice by the LESSEE from the LESSOR for rectification of the said breach. However, the LESEE shall be entitled to terminate this Lease, by giving written notice of three months, to the LESSOR.

b. That on the expiry of the agreement or its earlier revocation / termination , the LESSEE shall hand over peaceful and vacant possession of the said premises alongwith its fixtures and fittings as existent at the time of the agreement on refund of the security deposit by the LESSOR.

c. The LESSEE shall be entitled to add, install or affix items of necessity and make modifications and/or changes in the Demised Premises without demising the existing structure/structural strength for the development of their business and such modifications and/or changes by the LESSEE in the said Demised Premises shall exclusively belong to the LESSEE and LESSEE shall have the right to take away all such items of modifications and/or changes as also items added, installed or affixed in the Demised Premises, upon expiry of the lease period.

d. The LESSEE shall be entitled to add, alter and/or demolish interiors from time to time of the Demised Premises to suit its purpose, convenience and business requirements. 

e. There shall be no increase whatsoever in the rental and/or the security deposit money, during the term of this Lease Deed.

6. It is agreed between the parties hereto that the said premises shall be used by the LESSEE and / or its associate, affiliates or group company(s) only and shall not permit any other person, party, entity, firm or Company to use the said premises either with the LESSEE otherwise howsoever. The Lease hereby granted by the LESSOR to the LESSEE is personal to the LESSEE is personal to the LESSEE who shall not any time assign the same and / or transfer the benefit of this agreement to any of the person or party or company provided the above shall not apply change in name of the LESSEE or to the use of the premises by companies / entities in which the LESSEE or its associate / affiliate / group company(s) has atleast 51% share holding or voting power. 

7. In case the LESSOR is not in a position to return the deposit in full, on time as aforesaid, then the LESSEE shall have every right to continue to occupy the said premises, without any let or hindrance from the LESSOR and paying a rent of Re.1 only to the LESSOR so long as the LESSOR withholds and fails to return the deposit alongwith 18% interest thereon in the manner given in the above clause. 

8. The LESSOR shall assist the LESSEE in obtaining all clearances, NOC's, permissions and or consents, as the case may be, from all statutory or any other authorities, as applicable, for the installation, operation and or/running of the business of the LESSEE. 

9. Each party hereby unconditionally undertake to indemnify and keep indemnified the other party against all loss, claims, demands, actions, penalties, prosecutions, proceedings, damages, costs, liabilities, expenses or payments of any nature whatsoever arising in any way as a consequence of any breach by either party of any term, conditions or covenants of the Lease granted herein.

10. The LESSEE shall not sublet the demised premises or any portion thereof to any third party.

11. Any notice intended to be given by any party hereto to the other shall be deemed to be properly and validly given only if it is sent by any means registered A/D post to the LESSOR and the LESSEE at the below mentioned address and directed to the person named hereinbelow :




Both the LESSOR and the LESSEE have the right to change any of the above stated particulars and such change shall become effective on the intimation of the same to the other party.

In the event of any dispute or difference arising between the parties concerning the meaning of interpretation of these presents or the rights and obligations of the parties, the same shall be referred to arbitration in accordance with the Arbitration and Conciliation Act, 1996 or the prevailing statute.The arbitration shall be conducted in English. The arbitration shall be held at Mumbai. Courts in Mumbai alone will have jurisdiction in the matter.

IN WITNESS WHEREOF the parties hereto have hereunder set and subscribed their respective hands to the original and duplicate hereof the day and year first hereinabove written.

Signed Sealed and Delivered by the 
withinnamed "LESSOR" Mr.______
in the presence of ______________
Signed Sealed and Delivered by the
withinnamed ":LESSEE" ________
through its authorised signatory 
In the presence of Mr.___________