There are frequent mentions of lease agreement templates that sre available online, which are in essence a “one model fits all”.
The situation complicates further if the landlord offers you their agreement with an explanation that it is a “usual template that fits all” and that there is no need to negotiate or change anything.
And while this premise is not true even in short-term lease agreements, it is, however, dangerous with commercial lease agreements. Each office space lease is a story for itself and is influenced by a number of factors: business activity of the tenant, level of security and protection required by the tenant (the first two items include sensitivity of the business activities, but also data located within the leased space), the budget which tenant allocates for this lease, the duration of the lease (as a rule, landlords are more flexible about adapting the space if the lease will be longer, and thus are more willing to allow the tenant major changes in space), the reputation of the tenant (landlords put more trust in reputable tenants and even require less deposit, compared to, for example, start-ups that may face this discrimination unfairly).
Termination of the agreement is particularly well specified. While some agreements allow one contracting party to unilaterally terminate the agreement at any time without a specific cause, others do not provide termination without the other party’s guilt/responsibility for termination. In some cases, even penalties are provided for premature termination without cause. Therefore, this provision is so specific and important that it must inevitably be the subject of negotiations before it becomes part of the agreement at all because filling out templates is simply not an option. The issue of termination is additionally affected by the duration of the agreement, the amount of the deposit, and even the rent amount.
Sub-lease is also an issue that often depends on how the landlord assesses the tenant, but also what activities the tenant would possibly engage in.
Speaking from experience, those provisions that go unnoticed in some lease agreements, become the lifeblood of negotiations and turning points in other agreements and can decide whether the agreement will be concluded at all.