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Deed of Renewal or Extension of Lease

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Also called

  • Deed of Renewal of Lease
  • Lease Extension Deed
  • Deed of Extension of Lease
  • Supplementary Lease Deed
  • Lease Renewal Agreement
  • Renewal of Lease Deed
  • Patta Navinikaran Vilekh (Hindi)
  • Bhade Karar Navikaran (Marathi)

When you need it

For an expiring commercial lease where both sides want the tenancy to continue — a renewal option, or a fresh term agreed. Recites the original lease, fixes new term/rent/escalation, whether the deposit carries forward, GST/TDS, what stays unchanged.

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Not for a lease already expired with the tenant holding over (s.116 TPA may have created a month-to-month tenancy — needs a fresh lease); a material change to premises/area/parties; residential occupation; or a leave and licence. Assumes the renewed term exceeds one year and will be registered. Lease vs licence: substance, not label — a lease transfers an interest (s.105 TPA); a licence is bare permission (s.52 Easements Act); if the occupier can lock the owner out, it's a lease. Close to balanced, leans lessor-side on deposit interest, default interest, mesne profits.

Whether you can fill this in here

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You can fill this one in on this site, and read the whole draft on screen before you decide anything about it. It is a carefully drafted template; it is not advice about your own facts.

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See stamp duty, registration and witnesses

What follows is the position for this kind of document. The amount is set by the state the property is in and it changes, so the figure for your own state is worth confirming at the sub-registrar’s office before you pay anything.

Stamp duty

Fresh ad valorem duty on the renewed term (under the lease article of the Punjab or Chandigarh schedule; confirm the rate with the Sub-Registrar) — average rent times term plus premium; several states load a deposit percentage in too, and slabs rise with term length. Beyond a threshold, several schedules switch to conveyance-rate duty on market value — find the threshold before fixing the term. A second copy is a counterpart at the nominal rate. No family concession — a renewal between relatives pays full duty.

Registration

Compulsory: s.107 TPA/s.17(1)(d) for a lease over a year or at yearly rent. Present within four months (s.23), four more on fine (s.25). Unregistered, s.49 bars proving the extension, falling to s.116 TPA instead.

Notarisation

Not required, no substitute for registration — a notarised but unregistered renewal over a year stays inadmissible (s.49). Useful only for collateral papers or a genuinely sub-one-year bridging arrangement. Don't accept it as a shortcut where fit-out spend or lock-in depends on enforceability.

Witnesses

Two is the working requirement, though TPA itself doesn't require attestation (unlike a mortgage, s.59, or gift, s.123) — it's registration practice. At registration both parties or attorneys attend with PAN/Aadhaar/photographs/biometrics; a company signatory needs the board resolution plus PAN.

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Sample preview — placeholder answers, not your data

DEED OF RENEWAL AND EXTENSION OF LEASE

This Deed of Renewal and Extension of Lease ("this Deed") is made at Mohali on 1 April 2026.

BETWEEN

Sunrise Estates Private Limited, an individual, having its address at X, PAN X, GSTIN X, acting through Mr Rajeev Menon, Director, duly authorised (the "Lessor", which expression includes its successors and permitted assigns);

AND

Northline Logistics LLP, an individual, having its address at X, PAN X, GSTIN X, acting through Ms Farah Qureshi, Designated Partner, duly authorised (the "Lessee", which expression includes its successors and permitted assigns).

The Lessor and the Lessee are each a "Party" and together the "Parties".

RECITALS

A. The Original Lease. By a Lease Deed dated 2 April 2026 (the "Original Lease"), the Lessor demised to the Lessee the premises described in Schedule I (the "Premises") for a term commencing on 4 April 2026 and expiring on 5 April 2026.

B. Stamping and registration of the Original Lease. The Original Lease was duly stamped. The Original Lease was registered in the Office of the Sub-Registrar at Mohali on 3 April 2026 as Document No. HVL5-04217-2019, Book No. 1, Volume 312, Pages 88 to 141.

C. The Parties. The Lessor and the Lessee named in this Deed are the same persons who executed the Original Lease.

D. The present position. Immediately before the Renewal Commencement Date the monthly rent payable under the Original Lease is ₹25,000 (Rupees Twenty Five Thousand only), and the Lessor holds a refundable security deposit of ₹25,000 (Rupees Twenty Five Thousand only) paid by the Lessee under the Original Lease. The Lessee is in possession of the Premises.

E. The renewal. The Parties have agreed to renew and extend the Original Lease in exercise of the option of renewal contained in the Original Lease, on the terms recorded in this Deed.

NOW THIS DEED WITNESSES as follows.

  1. 1. DEFINITIONS AND CONSTRUCTION

1.1 "Renewal Commencement Date" means 6 April 2026. "Renewal Expiry Date" means 7 April 2026. "Renewed Term" means the period from the Renewal Commencement Date to the Renewal Expiry Date, both days inclusive. "Jurisdiction City" means Mohali.

1.2 Words and expressions defined in the Original Lease carry the same meaning in this Deed unless defined differently here.

1.3 This Deed is supplemental to, and shall be read together with, the Original Lease as one instrument. Where the two conflict in relation to the Renewed Term, this Deed prevails.

  1. 2. RENEWAL AND EXTENSION

2.1 The Lessor renews and extends, and the Lessee accepts the renewal and extension of, the lease of the Premises for a further term of five (5) years commencing on the Renewal Commencement Date and expiring on the Renewal Expiry Date.

2.2 The Premises shall continue to be used for office and back-office use and for no other purpose without the Lessor's prior written consent.

What this document is for

A landlord and tenant whose commercial lease is coming to an end, and who both want the tenancy to carry on, use this to formally renew or extend it — either because the original lease gave the tenant an option to renew, or simply because both sides have agreed to continue on fresh terms. It recites the original lease, fixes the renewed term, the new rent and any escalation, and records whether the existing deposit carries forward or needs topping up.

It also records exactly what changes and what stays the same — the condition the premises must eventually be handed back in, whether the lock-in and notice terms are being renewed too, and whether any further renewal option in the original lease survives this one or is used up by it.

Before you use this — check the lease has not already lapsed

This document renews a lease that is still running, or has ended so recently that nothing has changed in the meantime — it is not the right document once the term has actually expired and the tenant has simply been left in occupation, paying rent, with nothing signed. That situation can itself create a fresh month-to-month tenancy under section 116 of the Transfer of Property Act, 1882, in which case what is needed is a new lease, with its own recital dealing with the gap, rather than a renewal of something that has technically already ended.

Separately, re-read the original lease’s own renewal option, if it has one, before fixing the new rent — if that option prescribed how the renewed rent is to be worked out, such as a market valuation or a fixed uplift, departing from it here can be challenged. And check whether the original lease gives a second or third renewal option beyond this one: the form asks you to say explicitly whether an unexercised further option survives this renewal, precisely because it is easy to let years of tenure go unnoticed.

Stamp paper and registration

Stamp paper needed

Yes

Typical stamp duty — Punjab

Ask us — This template does not state a Punjab figure for the renewed term’s stamp duty: it is charged under the lease article of the Punjab schedule on the average rent and the term, and a long enough term can attract a much higher rate. It has not been localised to Punjab, so confirm the current rate and the long-term threshold before fixing the renewed term.

Typical stamp duty — Chandigarh

Ask us — Same reason as Punjab — this template has not been localised to Chandigarh, and several states also load part of the security deposit into the duty base, so the figure needs confirming locally before the renewed deposit is fixed.

Registration at the Sub-Registrar

Yes — Compulsory once the renewed term is over a year, year-to-year, or reserves a yearly rent — section 107 of the Transfer of Property Act, 1882 and section 17(1)(d) of the Registration Act, 1908, the same trigger as the original lease. Present within four months of execution, with a further four months available on a fine. An unregistered renewal cannot prove the extended term under section 49 of that Act, leaving at best a month-to-month tenancy under section 116.

Notary or witnesses

No notary needed, and it is not a substitute for registration where the renewed term is over a year. Two witnesses is the working practice at registration, where both parties or their attorneys attend with PAN, Aadhaar, photographs and biometrics, and a company signatory produces its board resolution.

What you will need before you start

  • The original lease itself — its date, its registration particulars if it was registered, and whether it was duly stamped
  • Confirmation that the parties to this deed are the same as those who signed the original lease, or are their proper successors-in-interest
  • Whether the original lease gives a renewal option that has not yet been exercised, and whether it prescribes how the renewed rent is worked out
  • The existing rent and deposit under the original lease, and the new rent, escalation and total deposit for the renewed term
  • A concrete description of the condition the premises must be handed back in at the end of the renewed term, not a general reference to building norms

Common mistakes

  • Using this deed after the original lease has already expired and the tenant has simply stayed on — that can already be a fresh month-to-month tenancy under section 116, needing a new lease rather than a renewal.
  • Leaving the reinstatement obligation’s scope unanswered or assumed — the wrong choice can turn a duty to remove only new fit-out into a duty to strip out everything installed since the original lease began.
  • Assuming a guarantee, corporate guarantee or post-dated cheques given for the original term automatically continue into the renewed one — they usually need a fresh confirmation from the guarantor.

Questions people ask before using this document

Can I use this deed if the original lease has already expired and the tenant is still in occupation?

Be careful — that situation can already have created a fresh month-to-month tenancy under section 116 of the Transfer of Property Act, 1882 simply by the tenant staying on and rent being accepted. Where that has happened, what is needed is a new lease dealing with the gap, not a renewal of something that has technically already come to an end. Check the dates before assuming this document applies.

Does renewing a lease trigger fresh stamp duty on the whole renewed term?

Yes — a renewal is charged ad valorem afresh, on the renewed term, the same way a new lease would be, using the state’s own lease article. Several states also switch to a conveyance-rate duty on market value once the term passes a certain length, so it is worth checking where that threshold falls before the renewed term is fixed.

What happens to an unused second renewal option in the original lease when this one is signed?

It survives only if this deed says so. The form asks explicitly whether the original lease conferred a further, unexercised option or right of renewal, and if it did, records that it continues unaffected by this renewal — read the original option clause carefully, since a lease with two or three successive options is common and it is easy to let a later one go unnoticed.

Does the tenant’s obligation to reinstate the premises cover fit-out installed years ago under the original lease?

Only if this deed says it does. By default, the reinstatement obligation in a renewal reaches only fit-out, alterations and works carried out during the renewed term, leaving anything installed during the original term untouched — but the form lets the parties extend it to everything at the premises instead. Answer this deliberately, since choosing the wrong option can turn a limited obligation into a full strip-out of years of accumulated fit-out.

Does a guarantee given under the original lease automatically cover the renewed term?

Usually not. A guarantee, corporate guarantee or set of post-dated cheques given for the original term is generally read as tied to that term, and a landlord who assumes it automatically extends can find the security has lapsed on the renewal date. Get the guarantor’s written confirmation that the guarantee extends to the renewed term, rather than relying on silence.

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