Business premises lease: check these terms before signing

The law sets the framework, the contract decides

Commercial lease relationships are governed by the Act on Commercial Leases (482/1995). It was amended in connection with the reform of the Tenancies Act, and the changes entered into force on 1.10.2026. The reform focused on residential tenancies, but if you use an old contract template, ask for an up-to-date version.

Unlike in residential tenancy, there are few mandatory rules designed to protect a business-premises tenant. The law supplements the agreement mainly when the matter has not been agreed. For example, notice periods are determined by law only if the agreement does not provide otherwise. So read the whole agreement, including the appendices and general terms and conditions.

Rent: gross, or capital plus upkeep

Gross rent includes the premises' maintenance costs; capital rent does not. If an offer lists capital rent and maintenance rent separately, always compare offers as their sum. Maintenance costs also include property tax, of which a total of 2 443 million euros is levied in 2026. Municipalities announce their 2027 property tax rates by 17.11.2026 at the latest, so the maintenance rent may change at the turn of the year.

The level can be compared with the market. According to the Rakli-KTI Premises Barometer, the gross rent level for offices in spring 2026 was €45.7 per square metre per month in central Helsinki, €22.3 in Tampere, €21.6 in Oulu and €20.0 in Turku. In central Helsinki retail premises the level was €109.4.

Always calculate the monthly cost out in full. For example, a 100 m² office at the gross level of central Turku, 20.0 euros per m², costs 2,000 euros a month, or 24,000 euros a year. If the landlord is liable for VAT, 25.5 %, or 510 euros a month, is added to the bill. In addition there are often electricity, water, cleaning and parking spaces, which are not necessarily included in the gross rent.

Index clause and rent increases

Business premises rent is often tied to an index, for example Statistics Finland's cost-of-living index. Check which index and base index point the rent is tied to, how often the review is made and whether the rent can also fall. If the contract has a minimum increase, the rent rises even if the index does not.

Also find out how changes to the maintenance rent are made. The maintenance rent is often adjusted according to actual costs, in which case changes in property tax and energy prices are passed on to the rent.

Contract period and termination

A fixed-term agreement binds both parties for the whole term and, as a rule, cannot be terminated mid-term. An open-ended agreement is more flexible, but the landlord can also terminate it. Many agreements have a fixed initial period, after which the agreement continues indefinitely.

Think about the contract period according to your growth plan. A long fixed term can give bargaining power on the rent level, but a short period or an option to extend or expand the space gives flexibility. Also check whether the space can be transferred or sublet if the company is sold or the business changes.

Deposit, alterations and condition on return

A rental deposit is agreed in the agreement. It can be a cash deposit, a bank guarantee or, for example, a parent company guarantee. Check when the deposit is returned and what the landlord can deduct from it.

It is worth agreeing on alterations before signing: who does and pays for the work, who owns it when the contract ends and whether the space must be returned to its original condition. The restoration obligation can become expensive if partition walls or special technology have been built into the space.

• Floor area: whether it is the apartment area or the rentable area, and whether common areas are included
• Intended use: does the agreement allow your activities and their expansion
• Maintenance responsibility: which repairs belong to the tenant
• Value added tax: is VAT of 25,5 % added to the rent?

There is now room to negotiate

At the end of September 2026, about 820 000 square metres of space, or 18,6 % of the stock, stood vacant in the central office areas of the Helsinki metropolitan area. Of grade A offices, 8,9 % were vacant, so there is the most room to negotiate in older buildings. While space stands vacant, common incentives are rent-free months and sharing the cost of fit-out works.

When looking for premises, it is also worth using the cities' business development companies, such as Business Tampere, BusinessOulu and Turku Business Region, which help free of charge in finding premises and plots. Ask for a written quote for at least two sites so that you have a point of comparison for negotiations.

Vacancy in business and production premises is clearly lower, for example in Turku business premises 4,5 % at the end of 2025, so good premises are worth booking in good time. Compare rent levels and available premises in Premises Radar, and if necessary ask a lawyer to assess the contract before signing.

Frequently asked questions

Calculate it yourself

• Office calculator: how much does an office cost? · free

Ready-made tools

• Premises comparison and cost calculator · Rent, maintenance charge, costs and €/htm2, plus a comparison of three premises

Sources

1. Finlex: Act on Commercial Premises Tenancies 482/1995
2. Parliament: HE 33/2026
3. Rakli: Commercial property market review, spring 2026
4. Rakli / Helsinki Research Forum: Underuse of office space in the Helsinki metropolitan area (1.10.2026)
5. Finnish Tax Administration: Advance information on property tax 2026
6. Finnish Tax Administration: Property tax data for municipalities, reporting the data
7. Rakli: Turku region real estate market review (23.3.2026)

The article is general information and does not replace the guidance of an authority, a lawyer or an adviser. Check up-to-date information from the sources.

Other guides

• Business premises rent and VAT: when value added tax is added to the rent