1. Ask for a rent free period. Depending on the demand for particular property and its condition, it is always worth trying to negotiate a rent free period with the landlord.

2. Give careful consideration about who is taking the commercial lease. The ideal scenario is that you take the lease in a separate limited company as oppose to you own personal name as a lease can expose you to significant personal liability. Landlords may not agree to this they may require some other security if the company has little or no financial history.

3. Ask for a break clause. (a right to terminate the lease early). This will give you flexibility in that you might commit to say a 6 year commercial lease you could perhaps bring the lease to an end on each anniversary of the term by giving the landlord and agreed period of notice.

4. Don't agree to pay the landlords legal costs. Don't get pressurised into paying the landlords legal costs it is standard practice that each party pays their own legal costs.

5. Carefully consider your repair obligations. You should either try to limit your repair obligations to looking after say the interior only, or alternatively if you have if you have to accept a responsibility to repair the inside and the outside of the building limit it by reference to a Schedule of Condition. A schedule of condition is a record of the condition of the premises at the start of the commercial Lease and you can make it clear that you do not have to put the property into a better state of repair and then at the start of the commercial lease as evidenced by the schedule of condition. Also give some thought to the landlord carrying out some works on your behalf prior to commencement of the lease to make the premises fit for purpose.

6. Ensure the lease is within the Landlord and Tenant 1954 Act. This means that at the end of the term you will have a right to apply to the court for a new commercial lease unless the landlord objects. The landlord can only object on specific grounds.