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Commercial Lease Agreement governed by Swedish law – an English-first document package for offices, shops, warehouses and other business premises in Sweden. The package includes an editable English Word/PDF agreement, a Swedish reference version and detailed user guides in both languages.
Legally reviewed: 6 October 2026
Reviewed against current Chapter 12 Swedish Land Code rules on commercial premises, including term and notice, rent/indexation, assignment/subletting, forfeiture, indirect security of tenure, change-of-terms notices, mediation and compensation.
What is included?
| Commercial Lease Agreement – DOCX | Editable English primary template governed by Swedish law. |
| Commercial Lease Agreement – PDF | Print-ready English version. |
| English user guide – DOCX + PDF | Guidance on notice, CPI/indexation, VAT, security of tenure and formal termination steps. |
| Swedish reference lease – DOCX + PDF | Swedish reference version for landlords, tenants, advisers and authorities. |
| Swedish reference guide – DOCX + PDF | Corresponding Swedish-language guidance. |
What counts as commercial premises under Swedish law?
Under Chapter 12 of the Swedish Land Code, commercial premises are premises that are not let wholly or to a material extent for residential use. This can include offices, shops, warehouses, workshops, studios and other business premises.
Commercial leases differ materially from residential tenancies. This package is therefore specifically structured for business premises and should not be used as a residential lease agreement.
Term and notice
The template includes separate choices for indefinite and fixed-term leases. For an indefinite commercial lease, the statutory default notice period is generally nine months to the relevant lease end point unless a longer period has been agreed.
A fixed-term lease for commercial premises that has lasted longer than nine consecutive months generally also requires notice in order to end. The lease term, notice period and any renewal cycle should therefore be completed carefully.
Rent and CPI/indexation
Base rent is entered as a fixed amount. For a fixed-term commercial lease with a term of at least three years, the parties may use another calculation basis for the rent, such as a properly drafted CPI/indexation clause.
The template therefore separates base rent from optional indexation. CPI indexation should not be inserted mechanically in shorter leases where the statutory conditions for an alternative calculation basis are not satisfied.
VAT on commercial rent
Letting real property is normally exempt from Swedish VAT. Voluntary VAT taxation can, however, be used for qualifying commercial premises when the statutory conditions are met. The agreement therefore contains a separate VAT choice rather than automatically adding VAT to every commercial lease.
The parties should verify the actual VAT treatment before signing, especially where the premises are used for mixed, exempt or changing business activities.
Permitted use of the premises
The agreement contains a dedicated field for the permitted business/use. A tenant may not simply use the premises for a materially different purpose than agreed. In some long-running leases, the Rent Tribunal may permit a change of use where the statutory conditions are met, but this does not remove the need for a clear use clause in the original agreement.
Maintenance, alterations and reinstatement
The template separates landlord and tenant responsibilities for surfaces, installations, servicing, repairs and business-specific requirements. Clear allocation is especially important for commercial premises.
Alterations, installations, signage and structural changes can be made subject to written approval. The agreement also includes a separate reinstatement section for the end of the tenancy.
Fire safety, permits and regulatory compliance
The package includes fields for systematic fire-safety allocation and responsibilities arising from the tenant's specific business. The correct allocation depends on the building and the activity carried out in the premises and should therefore be documented rather than assumed.
Assignment and subletting
A commercial tenant does not have an unrestricted right to assign the lease or sublet the premises. Swedish law distinguishes between different situations, including transfer of a business together with the lease. The agreement therefore requires the consent or permission that is legally necessary instead of suggesting that transfer or subletting is automatically permitted.
Late rent and forfeiture
For commercial premises, rent remaining unpaid for more than two business days after the due date can constitute a statutory ground for forfeiture under Chapter 12 of the Land Code. This does not mean eviction occurs automatically. Statutory notice, cure, reinstatement and procedural requirements can still apply.
In qualifying cases, a commercial tenant may reinstate the tenancy by paying within two weeks after the prescribed statutory notice.
Indirect security of tenure after more than nine months
A commercial tenant generally gains indirect security of tenure once the tenancy has lasted longer than nine consecutive months, unless a valid waiver or statutory exception applies.
This is not an unconditional right to remain in the premises. Instead, the tenant may have a right to compensation where renewal is refused or unreasonable renewal terms are demanded and no statutory exception applies.
If the statutory right to compensation applies, the minimum compensation under Chapter 12 section 58 b is an amount corresponding to one annual rent under the terminated lease. Additional reasonable compensation for further financial loss can also be relevant.
Waiver of indirect security of tenure
A waiver should not be hidden inside the main lease. Swedish law requires a separately executed document. Rent Tribunal approval is the main rule where the waiver is entered into before the tenancy has lasted more than nine months, subject to specific statutory exceptions.
Official HN3/HN5 procedures should therefore be used where relevant instead of relying on a generic waiver sentence in the main lease.
Termination for vacation or change of terms
Commercial lease notices are formally demanding. A landlord terminating for vacation or altered terms must, where the statutory rules apply, specify the renewal terms demanded or the reason renewal is refused and inform the tenant of the two-month deadline for referring the dispute to the Rent Tribunal for mediation.
A defective landlord notice can be ineffective. A tenant terminating for a change of terms must likewise state the requested changes and refer the matter to the Rent Tribunal within two months if the parties do not reach agreement.
Market rent
In renewal disputes, requested rent is assessed against market rent – the rent the premises can be expected to command on the open market at the end of the lease. Comparable premises in the locality are the primary reference.
Security, deposit and guarantees
The agreement includes separate options for a cash deposit, bank guarantee, parent-company guarantee or another agreed security. The amount, duration, permitted use and release conditions should be documented clearly.
Insurance
The parties can record requirements for business, property and liability insurance and who is responsible for building insurance. The insurance arrangements should reflect the actual business operated in the premises.
English primary – Swedish reference included
The English agreement is the primary version in this product. The Swedish version is included as a reference. Both versions are governed by Swedish law.
This is not a UK or US commercial lease template. English terminology is used to make the agreement easier to work with internationally, but the legal framework remains Swedish.
Prefer the Swedish-first product? See Lokalhyresavtal – Word/PDF + English + användarguide →
When individual advice is particularly appropriate
Individual legal or tax advice is particularly appropriate for long or high-value leases, substantial tenant improvements, turnover rent, complex CPI/indexation arrangements, voluntary VAT taxation, waiver of security of tenure, business transfers, environmental or regulatory requirements, forfeiture, termination or change-of-terms proceedings.
File formats and delivery
Formats: DOCX, PDF and ZIP.
Languages: English primary version + Swedish reference.
Number of files: 8.
Total pages: 13 across the four documents.
Delivery: digital download. No physical product is shipped.
Frequently asked questions
Does a commercial tenant have security of tenure?
Generally yes after more than nine months, but the protection is indirect. It principally concerns compensation, mediation and related rights rather than an unconditional right to remain.
Can security of tenure be waived inside the main lease?
The waiver must be made in a separately executed document. Rent Tribunal approval is commonly required, subject to statutory exceptions.
Can the rent be indexed every year?
An alternative calculation basis such as CPI indexation can be used when the statutory conditions are met, including for certain fixed-term commercial leases of at least three years. The clause should be drafted carefully.
Is VAT always added to commercial rent?
No. Real-property letting is generally VAT exempt. Voluntary VAT taxation may be used where the statutory requirements are satisfied.
Does this template guarantee the outcome of every commercial tenancy?
No. The package is a general documentation aid. The permitted use, negotiated commercial terms, mandatory law, VAT/tax treatment and the actual circumstances must be assessed in each case.
This package is a general documentation aid governed by Swedish law and does not replace individual legal or tax advice.
