Get the fit out agreement into clear legal form before works, access and costs start moving

A lease often mentions fit out works only at a high level, while the fit out agreement deals with the practical legal detail that affects access, timing and cost. It can set out who approves plans, when the tenant can enter, who carries risk during works, how landlord contributions are paid and what happens if completion is delayed. That detail matters where opening dates, rent commencement or occupancy are linked to the works. If those points are left vague, disputes can arise even where the lease itself looks settled.

The main trouble spots are usually approval delays, unclear scope of works, variation costs, contractor access rules, insurance obligations and disagreement about when the premises are ready for trade. Problems also arise when the fit out terms do not match the lease on permitted use, handover dates, rent commencement or make good obligations. In shopping centres and larger sites, centre rules and landlord requirements can add another layer. This service We will make the key issues clear so you can decide what to do next.

A fit out agreement can cover the scope of works, design and approval steps, access to the premises, contractor conditions, security requirements, insurance, timing milestones, landlord incentives, variation procedures, practical completion, defects and reinstatement. It may also deal with when trading can begin, whether part of the site can be occupied early and how the fit out terms interact with the lease. The legal position can depend on the documents, the commercial context and the way the relationship actually functions, especially where multiple approvals or staged works are involved.

A template can be useful for spotting common clauses, but it often does not reflect the actual lease, premises rules or commercial deal. For example, a generic form may miss landlord contribution conditions, shopping centre fit out manuals, specialist installation requirements, access windows, approval pathways or delay consequences tied to rent or opening dates. Those details are often where the real risk sits. A lawyer-prepared document is usually more practical because it is matched to the lease context, the works proposed and the documents already agreed between the parties.

The quickest starting point is usually the lease, heads of terms, plans, scope of works, any fit out guide from the landlord and any draft agreement already circulated. We can then draft a fresh fit out agreement or review the version you have and mark up the key legal and commercial issues. If approval steps are relevant, we will explain what needs to be prepared and what sits outside the legal work. where building, planning or occupancy approvals affect the project, even though this service is about the agreement itself. Timing also depends on how settled the commercial terms are and how many parties need to approve changes.

As an online law firm, we eliminate the headaches of paying us by the hour and finding time to meet with a lawyer in person. We charge a fixed fee, with upfront quotes and transparent pricing, and communicate via phone, email and video chat - whichever suits you! You'll be guided through our process by our expert lawyers, who are Australian-qualified and specialise in technology, intellectual property, contract drafting, corporate and commercial law.

At Sprintlaw, our pricing is transparent and designed for startups and small businesses. Many one-off legal services, including document drafting and reviews, are provided for a fixed fee with an upfront quote before you proceed.

Prices typically range from $250 to $2,500 AUD depending on the complexity and scope of the work. For ongoing support, Sprintlaw Memberships include options such as legal templates, consultations, a legal helpline and credits for services.

If your project is larger or more complex, we will provide a tailored quote after understanding what you need.

Our law firm operates completely online, which means we can help you wherever you are in Australia. We work at The Commons Central - a cool co-working space in Chippendale, Sydney - but our lawyers often work flexibly across various locations.

Our lawyers also work from co-working spaces and home offices in Sydney, Melbourne, Brisbane, Adelaide and Perth, so clients can get help online without needing to meet in person.