Canadian Commercial Lease | Landlord Forms

Canadian Commercial Lease — The Professional-Grade Template That Protects Your Investment From Day One

Commercial tenancies are high-stakes. A weak lease exposes you to unpaid rent, property damage, and costly litigation. This fully drafted, triple-net (NNN) Canadian commercial lease gives you landlord-grade protection across every major scenario — without the legal fees.

Valid across all Canadian provinces and territories
Triple-net (NNN) structure — the most landlord-favourable framework
Includes a comprehensive Landlord’s Usage Guide (a $79 value)

$79 — One-time. No subscription.

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Triple-Net (NNN) Structure
PDF + DOCX Format
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All Canadian Provinces
Includes Landlord’s Usage Guide

Why Commercial Landlords Can’t Afford a Generic Lease

Unlike residential tenancies, commercial leases are almost entirely negotiated — the law gives you very few automatic protections. A basic or template lease downloaded from a general legal site often lacks the rent acceleration clauses, CAM provisions, personal guarantees, environmental protections, and use restrictions that commercial landlords actually need.

This template was built to fill exactly those gaps — clause by clause.

Get the Commercial Lease Template — $79

Professionally drafted for use across Canada. Final review by a licensed real estate lawyer is recommended for any rental/tenancy, but especially high-value or complex tenancies.

What’s Included

A complete, ready-to-use commercial lease package — built for Canadian landlords who need real protection without paying a lawyer to draft from scratch:

25-page commercial lease agreement — fully drafted, legally structured
Triple-net (NNN) structure — tenant pays base rent plus utilities, insurance, maintenance
5-year term with year-by-year rent escalation tables (adaptable to other terms)
GST/HST, late fees, NSF charges, and interest on arrears provisions
Common Area Maintenance (CAM) provisions for multi-tenant buildings
Security deposit, last month’s rent, and rent acceleration on default
Assignment and subletting controls with 50% profit-sharing clause
Use restrictions, hazardous activity controls, and odour/noise provisions
Signage, parking, and alterations sections with approval framework
$5M CGL insurance requirement + landlord named as additional insured
Full default and remedies — re-entry, distrain, re-let, or terminate (Section 9)
Insurance — $5M CGL minimum, Landlord as additional insured, cross-liability endorsement (Section 8)
Force majeure, SNDA, dispute resolution, binding arbitration, and option to renew (Sections 16–21)
Environmental protections — hazardous substance prohibition, remediation obligations, Phase I option (Section 17)
Hazardous substance prohibition and remediation obligations — including option to require a Phase I Environmental Site Assessment at commencement
Schedule A — Personal Guarantee (unconditional, primary, continuing)
Editable Word (.docx) + print-ready PDF — both included
BONUS: Full Landlord’s Usage Guide — field-by-field completion instructions, 10 use-case scenarios, pre-execution checklist, and schedule guidance

Note on Schedules: Schedule A (Personal Guarantee) is included and ready to complete. Schedules B through E are referenced in the lease and fully explained in the Landlord’s Guide — these are property-specific documents (floor plan, building rules, approved alterations, environmental disclosure) that you prepare for your specific tenancy. The Guide provide a briefl walkthrough.

Maximum Financial Protection

Rent acceleration on default, late payment fees, NSF charges, 18% interest on arrears, CAM reconciliation, security deposit provisions, and a landlord’s lien right all work together to protect your income stream.

Legally Enforceable Across Canada

Drafted to comply with the Commercial Tenancies Act (Ontario), Commercial Tenancy Act (BC), Law of Property Act (Alberta), and applicable provincial legislation nationwide — including Quebec’s Civil Code framework.

Guided From Start to Finish

The included Landlord’s Usage Guide walks you through every clause, every blank line, 10 specific use-case scenarios (office, retail, food service, gym, medical, auto, industrial, and more), and a complete pre-execution checklist.

How It Works

Buy & Download

Complete checkout and receive your lease template + guide instantly via email and direct download page.

Fill In & Customize

Use the included Guide to reference every section — rent, term, use, CAM, parking, schedules. Customize for your specific tenancy in under an hour.

Sign & File

Have all parties sign both original copies. Collect your personal guarantee from corporate tenants. File your lease — and start your tenancy with confidence.

What This Lease Covers — All 22 Sections

Every section is fully drafted — no blanks left for you to figure out on your own:

Section	What It Covers
1. Grant of Lease	Establishes the leasehold interest, quiet enjoyment covenant, and Landlord’s title warranty
2. Rent	5-year escalation tables, GST/HST, late fees ($100 or 5%), NSF charges ($75), 18% interest on arrears, CAM provisions, security deposit, last month’s rent, landlord’s lien, rent acceleration on default
3. Term & Possession	Fixed 5-year term, quiet enjoyment, landlord’s right of entry (48-hour notice), early occupancy provisions, holdover penalty (double rent)
4. Assignment & Subletting	Landlord consent required, 50% sublease premium to Landlord, Landlord’s legal cost recovery up to $2,500, assignee bound by all lease terms
5. Use	Permitted use restrictions, nuisance/damage prohibitions, cannabis and illegal activity prohibition, odour/noise/vibration controls, food prep ventilation requirements, hazardous activity controls
6. Repair & Maintenance	Tenant’s HVAC, plumbing, electrical, and door obligations; Landlord’s structural obligations; incoming/outgoing inspection forms; pest control; seasonal maintenance (standalone buildings); continuous business operations obligation
7. Alterations, Signage & Parking	Landlord approval required for all alterations; Trade Fixture removal rights; floor loading restrictions; signage by-law compliance and approval; parking space allocation and charges
8. Insurance	$5M CGL minimum per occurrence and annual aggregate; Landlord named as additional insured; cross-liability endorsement; 30-day cancellation notice; contents and legal liability coverage requirements
9. Default & Remedies	Full Acts of Default definition (non-payment, abandonment, insolvency, change of control, and more); Landlord’s right to re-enter, distrain, re-let, or terminate; duty to mitigate
10. Renewal & Demolition	Option to renew with arbitrated rent mechanism; demolition and redevelopment termination right with compensation (default: 3 months)
11. Estoppel Certificates	Tenant obligated to provide estoppel certificate within 48 hours of Landlord’s request — essential for financing and property sales
12. Damage & Destruction	Landlord’s election to repair or terminate on substantial damage; rent abatement provisions; uninsured loss protections
13. Rules & Regulations	Landlord’s authority to make and amend building rules; Tenant bound by current and future rules; Schedule D framework
14. Notices	Formal notice addresses and methods for both parties; maintenance contact designation; deemed delivery rules
15. Indemnity	Mutual indemnification; Tenant indemnifies Landlord against third-party claims arising from Tenant’s use; Landlord indemnifies Tenant against structural failures
16. Dispute Resolution	Negotiation first; escalates to binding arbitration under applicable provincial legislation; prevailing party cost recovery
17. Environmental	Hazardous substance prohibition and remediation obligations; Landlord’s representation re: known conditions; option to require Phase I Environmental Site Assessment at commencement
18. Force Majeure	Defined Force Majeure Events; obligations suspended during qualifying events; notification requirements; no rent abatement for Tenant’s financial hardship
19. Miscellaneous	Entire agreement clause; severability; waiver provisions; time of the essence; applicable law and jurisdiction
20. Execution	Signature blocks for Landlord and Tenant with witness lines; duplicate originals; corporate signing authority provisions
21. SNDA	Subordination, Non-Disturbance, and Attornment — protects Tenant’s right to remain in possession if property is sold or mortgagee takes over, while subordinating lease to any mortgage
22. Schedules	Schedule A (Personal Guarantee) is included. Schedules B–E are referenced and fully explained in the Landlord’s Guide — these are property/tenancy-specific documents you prepare using the Guide’s instructions (floor plan, rules, alterations list, environmental disclosure)
Schedule A — Personal Guarantee	Unconditional, continuing, primary guarantee — Landlord may pursue the guarantor directly without first exhausting remedies against the corporate Tenant. Strongest form of personal security available.

Single-user license: use this template on all properties you personally own or manage. Not for resale or redistribution.

Get the Complete Lease Package — $79

Frequently Asked Questions

Yes — and it’s one of the most important steps landlords skip. Before you sign a lease with any commercial tenant, you need to verify their business history, financial capacity, and the principals behind the company. Our Canada Commercial Tenant Application form captures everything: business registration details, principals and guarantors, years in operation, current and previous landlord references, banking information, and a signed consent for credit and background verification.

Yes. The lease is drafted to be valid across all Canadian provinces and territories. It expressly references the governing provincial legislation including Ontario’s Commercial Tenancies Act, BC’s Commercial Tenancy Act, Alberta’s Law of Property Act, Saskatchewan’s Landlord and Tenant Act, and Quebec’s Civil Code. You simply fill in the governing province on the first page, and the appropriate legal framework applies.

In a triple-net (NNN) lease, the tenant pays base rent plus their proportionate share of operating costs — including utilities, property taxes, insurance, and maintenance. This is the most landlord-favourable structure in Canadian commercial real estate because it protects you from cost increases over the lease term. Your base rent arrives net of expenses, and the tenant absorbs operational cost inflation. This template is structured as a NNN lease out of the box.

Especially then. A corporation can be dissolved, restructured, or placed into bankruptcy, leaving you with no recourse. Schedule A — the Personal Guarantee included in this package — is an unconditional, primary, continuing guarantee, meaning you can pursue the guarantor (the director or principal) directly without first exhausting remedies against the corporate tenant. It’s one of the most important documents in any commercial lease with a corporate tenant.

Yes — this template is designed as a general-purpose framework applicable across all common commercial uses, including professional office, retail, personal services, food service (light prep), health and fitness, light industrial, warehouse, and more. The included Landlord’s Guide contains a dedicated section covering 10 specific business-type scenarios with tailored guidance for each. Simply fill in the permitted use clause to match your tenant’s business.

You receive the full commercial lease agreement as an editable Word (.docx) file and a print-ready PDF, plus the Landlord’s Usage Guide as a PDF. The Word file lets you complete all blanks, adjust any clause, and adapt the document for your specific tenancy. Print two original copies, have all parties sign both, and each party retains one.

This template is designed to be completed without a lawyer for standard commercial tenancies (ie. small business, mixed-use properties, etc.) BUT we always strongly advise having your lawyer review your completed lease prior to signing.

Think of our commercial lease as a professionally drafted, legally structured starting point. For high-value leases, complex build-outs, specialized uses like full-service restaurants or medical tenants, or if your tenant is pushing back on specific clauses — a real estate lawyer’s review is strongly recommended. The template’s value is that you arrive at your lawyer’s office with a solid, complete document, not a blank page — saving you significant drafting fees.

Yes — it’s a one-time purchase with a single-user license. You may use the template on all commercial properties you personally own or manage, as many times as needed. No per-use fees, no subscriptions, no renewals. Keep one master copy and customize it for each tenancy. The template is not for resale or redistribution.

Both. The template is designed to work for either scenario. For a standalone building where the tenant occupies the entire property, the CAM provisions are largely not applicable — the guide explains exactly how to handle this. For a multi-tenant building, the CAM section with Proportionate Share provisions is fully drafted and ready to complete. The guide walks you through this critical decision with clear instructions for both scenarios.

Protect Your Commercial Investment — Start With the Right Lease

A commercial tenancy is a multi-year, high-value commitment. The lease you sign on Day 1 determines everything that follows — your ability to collect rent, enforce obligations, recover your property, and protect your investment. Don’t start a commercial tenancy with a weak document.

$79 — One-time. Instant download. Use it forever.

Get the Commercial Lease Package — $79

Includes: 25-page Commercial Lease (.docx + PDF) + Landlord’s Usage Guide (PDF)
One-time purchase · No subscription · Instant download · Use on all your properties