Julie Soh 苏保历

Corporate Office Leasing Checklist (Singapore)
(With Documentation Requirements for Local and Foreign Entities)

1. Planning & Requirements

✅ Define business and space needs (size, layout, headcount).
✅Identify preferred location and building grade (A, B, or C).
✅ Set rental budget, lease term (typically 2–5 years), and move-in timeline.
✅ Allow time for fit-out (3–6 months typical).

2. Engage Property Agent / Consultant

✅Appoint a licensed real estate agent or corporate leasing consultant.
✅ Shortlist suitable offices and schedule inspections.
✅ Evaluate accessibility, amenities, and building management quality.

Required Documents:
Local Entities:
• ACRA Business Profile (within 3 months).
• NRIC copy of authorised signatory (Director / Managing Partner).
• Company profile (optional).

Foreign Entities:
• Certificate of Incorporation (from home jurisdiction).
• Business Registration / Company Extract showing directors.
• Passport copy of authorised signatory.
• Board/Directors’ Resolution or Power of Attorney authorising representation.
• Singapore subsidiary or branch ACRA profile (if applicable).

3. Offer & Negotiation

✅ Submit Letter of Intent (LOI) to landlord with key terms:
• Rental rate and lease term
• Security deposit amount
• Fit-out and rent-free period
• Renewal or expansion options
✅ Negotiate commercial terms and receive Letter of Offer (LOO).
✅ Pay good faith deposit (typically 1 month’s rent).

Required Documents:
Local Entities:
• Signed LOI and company stamp.
• Authorisation letter if signed by non-director.

Foreign Entities:
• Signed LOI with supporting corporate authorisation (Board/Directors’ Resolution OR POA).
• Proof of identity of signatory.


4. Lease Agreement (Tenancy Agreement – TA)

✅ Review all lease clauses (rent review, repair, assignment, reinstatement).
✅ Execute TA upon mutual agreement.
✅ Pay:
• Security deposit: 3–6 months’ gross rent
• Advance rent: 1 month
• Stamp duty: 0.4% of total rent payable (tenant’s cost)
• Legal Fees : For TA (tenant’s cost)

Required Documents:
Local Entities:
• ACRA Business Profile.
• NRIC copy of signatory.
• Company stamp on TA.
• Board Resolution (if lease signed by non-director).

Foreign Entities:
• Certified copies of:
• Certificate of Incorporation
• Company Constitution or Articles of Association
• Board/Directors’ Resolution authorising execution (certified true copy)
• Power of Attorney (if applicable)
• Appointing a process agent

5. Fit-Out & Renovation

✅ Submit layout and M&E drawings for landlord approval.
✅ Apply for necessary permits (BCA, SCDF, LEW, etc.).
✅ Engage licensed contractors and complete works on schedule.

Required Documents (All Tenants):
• Approved fit-out drawings.
• Contractor’s insurance and work permits.
• Public liability insurance (naming landlord as insured).


6. Handover & Move-In

✅ Conduct joint inspection with landlord or managing agent.
✅ Record handover checklist (keys, cards, meters, fixtures).
✅ Obtain written handover confirmation and commence occupation.

Required Documents:
• Handover checklist and sign-off form.
• Fit-out completion and fire safety compliance certificates.
• Insurance policy copy.

7. Lease Management

✅ Pay rent and service charges promptly.
✅ Maintain insurance and good condition of premises.
✅ Adhere to building rules and safety guidelines.
✅ Track lease expiry and renewal dates.

Documents to Maintain:
• Rent invoices and payment receipts.
• Updated insurance certificates.
• Maintenance and repair records.

8. Lease Expiry / Renewal

✅ Give notice (usually 3–6 months prior).
✅ Negotiate renewal or confirm exit.
✅Reinstate premises to original condition (if vacating).
✅Conduct final inspection and recover security deposit.

Required Documents:
• Reinstatement quotation and completion report.
• Final inspection checklist.
• Landlord’s release and deposit refund letter.
• Utility termination letters and meter readings.