Terminating a commercial lease in Queensland

commercial lease in QLD

Commercial leases are legally binding agreements between landlords and tenants for the rental of commercial properties. While these leases are typically intended to last for a fixed term, certain circumstances may arise that warrant early termination. In Queensland, the termination of a commercial lease is subject to specific conditions and procedures set out in the commercial lease itself. This article aims to shed light on the circumstances under which a commercial lease can be terminated in Queensland.

1. Expiry of Lease Term

The most straightforward way a commercial lease can be terminated is when it reaches its natural expiry date. Once the agreed-upon lease term has concluded, the lease will automatically terminate without requiring any further action from either party. Of course, there will be specific obligations before the lease is terminated such as redecoration of the premises, payment of all outstanding costs etc. It is important for both the landlord and tenant to keep track of the lease expiration date to prepare for any necessary actions, such as lease renewal (taking up a further option) or vacating the premises.

2. Mutual Agreement

Another common way to terminate a commercial lease is through mutual agreement between the landlord and tenant. If both parties are in consensus about ending the lease early, they can execute a Deed of Surrender. This agreement should clearly state the termination date, any outstanding obligations, and the process for handing back the property. Both the landlord and tenant must fully understand and willingly consent to the terms of the termination.

3. Tenant’s Breach of Lease Terms

If the tenant fails to comply with the terms and conditions outlined in the commercial lease, the landlord may have grounds to terminate the lease. Common breaches include non-payment of rent, unauthorised alterations to the property, illegal activities conducted on the premises, or subleasing without prior permission. If you are a landlord, it is best you obtain legal advice before taking any action. However, before terminating the lease, the landlord should provide the tenant with a Notice to Remedy Breach, giving them an opportunity to rectify the violation within a specified timeframe. If the tenant fails to rectify the breach, the landlord can then initiate the termination process.

4. Landlord’s Breach of Lease Terms

Just as tenants must adhere to lease agreements, landlords are also bound by certain obligations. If a landlord fails to meet their responsibilities, the tenant may have grounds for lease termination. For instance, if the landlord fails to provide essential services, perform necessary repairs, or maintain a habitable environment, the tenant can issue a notice to the landlord to rectify per the lease terms. If the landlord does not address the issue within a reasonable period, the tenant may then have the right to terminate the lease.

5. Demolition or Renovation

In some cases, a landlord may choose to demolish or significantly renovate the commercial property. If these works are extensive enough to render the premises unsuitable for the tenant’s business, the landlord can terminate the lease.  Usually, the landlord must provide a written Notice of Intention to the tenant at least six months before the proposed works’ commencement. The tenant can also negotiate compensation for the early termination and relocation costs. Again, legal advice should be sought to determine if such events are covered in the lease.


Terminating a commercial lease in Queensland is a serious matter that should be approached carefully and only once legal advice has been sought. Whether through mutual agreement or in response to a breach of lease terms, understanding the circumstances under which a commercial lease can be terminated is vital for both landlords and tenants. By adhering to the legal requirements of the lease and following the correct procedures, both parties can avoid potential disputes and ensure a smooth termination process. Seeking legal advice and engaging in open communication can help facilitate a fair and just resolution for all involved.

If you require advice regarding a commercial lease, contact one of our lawyers on 07 3808 7777 or business@mclaughlinlawyers.com.au.

Dominic Doan

Dominic Doan

Principal, Director