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Shop, Showroom or Booth Rent Agreement (Dukaan Kiraya Nama)

At a glance

Price
Free
Stamp duty
Ad valorem on rent, computed differently per jurisdiction — settle the regime first.
Registration
s.17(1)(d)/s.107 make a shop lease almost always compulsorily registrable — registration is the norm.
Witnesses
Two witnesses attest — full name/parentage/address, not a party. s.3 TPA defines attestation (seeing the signature or personal acknowledgement, signing in the executant's presence).

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Also called

  • Shop Rent Agreement
  • Showroom Rent Agreement
  • Shop Lease Deed
  • Commercial Shop Lease Agreement
  • Retail Lease Agreement
  • Shop Rental Agreement
  • Shop Tenancy Agreement
  • SCO Rent Agreement

When you need it

For a shop, showroom, SCO, SCF or booth in Punjab or Chandigarh let to trade from. Creates a lease (s.105 TPA); covers trading hours, signage, turnover rent, CAM, fit-out, lock-in, reinstatement, holding over; allocates S&CE registration, trade licence, fire duties.

Read more

Decide the regime first (Clause 2.1). Punjab: s.3(2), Rent Act 1995 lets contract terms govern non-residential premises — no other-law litigation, tenant breach means double rent plus dispossession, landlord breach forfeits rent. Chandigarh: the 1949 Act (via 1974 Extension Act) applies to every tenanted building whatever the rent (Rs 1,500 exemption quashed, Vasu Dev Singh v. UoI, SC 2006) — possession needs a s.13 ground; contracting out is worthless. OFTEN-MISSED PUNJAB QUESTION: s.3(1)(c) exempts only buildings constructed on/after 30 Nov 2013, for 15 years from completion — not any new building. A 2012-built shop let in 2026 is NOT exempt; one from 2019 IS until 2034 (ordinary civil suit instead, ss.105-117 TPA). Clause 2.1's fourth option covers this — give the completion date, keep the certificate. A Chandigarh SCO/SCF/booth adds: site held under the 1952 Act; r.9, Estate Rules 2007 confines it to permitted trade; r.10 lets the Estate Officer levy Rs. 500/sq ft/month misuse charge jointly on allottee and occupier; r.1(ii) applies only to post-7 Nov 2007 allotments. Two counters: Sub-Registrar for the deed, Estate Officer for trade. Dated Chandigarh warning: a 6 May 2026 notification tried extending a different statute; High Court kept it in abeyance 29 May 2026 — confirm current position. Not for: a real licence in substance (kiosk/shop-in-shop, no exclusive possession); residential/warehouse/factory/office/franchise/bare land; a pre-30 Nov 2013 Punjab tenancy (still 1949 Act, s.76(2)); a panchayat-area shop unless picking Clause 2.1's second option; or a landlord holding only an unconveyed allotment without reading its conditions. Not for a composite Shop-cum-Flat as one instrument — s.3(2) covers only non-residential; s.2(l) treats an SCF as two premises; this template covers the shop portion only. Drafted near the middle, tenant tilt on repairs/late-refund interest/mutual lock-in. Key choice: whether either party may end early on notice — an early-exit right makes the term a ceiling, risking the tenant's fit-out.

Whether you can fill this in here

You can fill this in here

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 written for Punjab and Chandigarh. It states the position there rather than describing how it varies, so the amounts below are the ones that apply — worth confirming at the sub-registrar’s office, because rates change. If the property is anywhere else in India, none of this is yours.

Stamp duty

Ad valorem on rent, computed differently per jurisdiction — settle the regime first. Term priced is the commencement-to-expiry interval entered. PUNJAB (Item 10, checked 6 Sep 2026): under one year 4%; one-five years 8% (reg fee 1%, facilitation Rs. 500 each); five-ten 3%; ten-twenty 3% of twice; twenty-thirty 3% of three times; thirty-99 3% of four times. Pasting Rs. 200, mutation Rs. 600. The 8% one-five-year band looks like an error — on a Rs. 60,000/month shop it's Rs. 57,600 vs Rs. 21,600 at 3% — confirm at the counter, price both ways. CHANDIGARH (checked 6 Sep 2026): up to five years 2% plus 3% on the refundable security deposit only, never advance rent (not on advance rent); five-ten 3% plus 3%; ten-twenty 3% of twice plus 3%; twenty-thirty 3% of three times plus 3%; thirty-100 3% of four times plus 3%. Reg fee 1% capped Rs. 10,000, pasting Rs. 20. No sub-one-year row — eleven months gets no saving. The 3% on the deposit bites: a Rs. 1,20,000/month showroom with a six-month Rs. 7,20,000 deposit adds Rs. 21,600 on the deposit alone plus Rs. 28,800 on rent. Neither table prices beyond its top row (99/100 years) — assess longer terms at the counter. No counterpart row — Clause 18.3 uses a single original, certified copies for the other party. Buy the stamp on/before execution (late buying risks impounding, s.33); no gender concession exists in either table.

Registration

s.17(1)(d)/s.107 make a shop lease almost always compulsorily registrable — registration is the norm. WHERE: Punjab — Sub-Registrar of the tehsil (s.28), via NGDRS/revenue.punjab.gov.in. Chandigarh — Sub-Registrar, 30 Bays Building, via revenue.chd.gov.in. COST: Punjab 1% up to ten years plus Rs. 500 facilitation, Rs. 200 pasting. Chandigarh 1% capped Rs. 10,000 plus Rs. 20 pasting. THE PUNJAB FORK: s.4(1)-(2) requires a covered letting on the Schedule I Form, registered by the Sub-Registrar (not the Rent Authority) at flat Rs. 1,000 — against the department's 1% pattanama fee; there's a substantial argument for the ordinary Pattanama route (s.3(2)), but it's unresolved, including whether Article 35 duty applies to a Schedule I agreement at all. Ask the tehsil Sub-Registrar first — the single most important open question here. FALLBACK if refused: Clause 18.4 has parties execute both the Schedule I Form (Rs. 1,000) AND this Agreement as a same-day supplemental, reconciling allocations first (the Form puts tax/electricity/water on the tenant, splits repairs differently from Clauses 6.6/8.3). An exempt building (s.3(1)(c)) escapes s.4 entirely — ordinary s.17(1)(d) registration at Pattanama rates applies. TIMING: four months (s.23), four more on penalty (s.25). A Clause 4.3 renewal is a fresh lease needing its own deed if over a year. CHANDIGARH'S SECOND COUNTER: registering the lease doesn't settle the Estate Office side for an SCO/SCF/booth — r.9/10, Estate Rules 2007 confine trade and levy Rs. 500/sq ft/month misuse charges (r.1(ii) only for post-7 Nov 2007 allotments); s.19, 1952 Act bars the civil court from misuse disputes.

Notarisation

Optional, no substitute for registration — a notarised but unregistered shop lease over a year still fails s.49 (though usable for a collateral purpose). Punjab: s.4(1) makes a written agreement compulsory regardless of notarisation, unless s.3(1)(c) exempts the building. Chandigarh: the 1949 Act applies whatever the rent — notarisation changes nothing. Useful for surrounding papers: joint Handover Inventory (Annexure A), landlord's NOC for S&CE Act registration/trade licence, ownership/no-encumbrance affidavit, board resolution/Karta declaration, and for a Chandigarh SCO/SCF/booth the trade affidavit. Lease duty is payable in full regardless of notarisation.

Witnesses

Two witnesses attest — full name/parentage/address, not a party. s.3 TPA defines attestation (seeing the signature or personal acknowledgement, signing in the executant's presence). For registration, executants appear in person or via registered POA, before the Sub-Registrar (Punjab tehsil or Chandigarh 30 Bays Building) — s.32/s.34, with photo ID and identification by two known persons (usually the attesting witnesses). A company/LLP produces board resolution; a partnership the deed and partner's authority; HUF its Karta. Punjab: deed data/appointment via NGDRS, Rs. 500 facilitation paid with the fee. Chandigarh: appointment/payment at revenue.chd.gov.in. Attendance in person required at both.

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Sample preview — placeholder answers, not your data

SHOP, SHOWROOM OR BOOTH RENT AGREEMENT

This Agreement is made at Ludhiana on 1 April 2026.

BETWEEN

Harjit Singh Bhatia, an individual, with address at House No. 442, Sector 33-B, Chandigarh 160020, PAN X (the "Landlord", which expression includes its successors and permitted assigns);

AND

Trident Retail Ventures Private Limited, an individual, with address at B-XX-1204, Civil Lines, Ludhiana 141001, PAN X (the "Tenant", which expression includes its successors and permitted assigns).

The Landlord and the Tenant are together the "Parties" and each a "Party".

BACKGROUND

A. The Landlord is the owner of, or is otherwise lawfully entitled to let, the retail premises described in Clause 1 (the "Premises").

B. The Tenant wishes to take the Premises on rent in order to carry on the retail trade described in Clause 3.

C. The Parties have agreed to record the terms of the letting in this Agreement.

IT IS AGREED AS FOLLOWS.

  1. 1. THE PREMISES

1.1 The Landlord lets to the Tenant, and the Tenant takes on rent, the Premises, being an independent shop with direct street frontage admeasuring 612 sq ft carpet area, situated at SCO 118-119, Ground Floor, Sector 17-C, Chandigarh 160017, in the State of Punjab.

1.2 The letting includes the shopfront, the shutter, the sanitary and electrical installations existing in the Premises on the date of handover, and the right for the Tenant, its staff, its customers and its suppliers to reach the Premises through the common entrances, corridors and passages of the building during the trading hours stated in Clause 7. The Tenant, its staff and its contractors may also reach the Premises through those common entrances and passages at reasonable hours outside trading hours for deliveries, stock movement, fit-out, refurbishment, stock-taking, repairs and security, subject to the building's security arrangements.

1.3 On handover the Parties shall sign a joint inventory recording the condition of the Premises, the meter readings, the sanctioned electrical load and the fittings handed over (the "Handover Inventory"), in the form of Annexure A. That inventory is the reference point for the condition in which the Premises must be returned.

1.4 This Agreement creates a lease of the Premises within the meaning of section 105 of the Transfer of Property Act, 1882. The Tenant is entitled to exclusive possession of the Premises for the Term, subject to the Landlord's rights of entry under Clause 12.

1.5 The Landlord shall give the Tenant vacant possession of the Premises and sign the Handover Inventory on the Commencement Date, and the date on which vacant possession of the Premises is actually given to the Tenant is the "Handover Date". If the Handover Date is later than the Commencement Date for any reason not attributable to the Tenant, then (a) no Rent, common area maintenance charge, utility charge or other outgoing under this Agreement shall accrue before the Handover Date; (b) any rent-free period under Clause 5 shall run from the Handover Date; (c) the Term, and every anniversary date under this Agreement including each anniversary of the Commencement Date referred to in Clause 5.3, shall be computed from the Handover Date; and (d) if the Handover Date has not occurred within sixty (60) days after the Commencement Date, the Tenant may end this Agreement by written notice, whereupon the Landlord shall refund the security deposit in full within fifteen (15) days of that notice, with interest at twelve per cent (12%) per annum on any amount not refunded within those fifteen days from their expiry until payment, and neither Party shall have any further claim against the other.

What this document is for

A shopkeeper and a landlord use this to let a shop, showroom, SCO, SCF or booth in Punjab or Chandigarh specifically to trade from — not to live in, and not as a back office. It fixes rent and any escalation, trading hours, signage and shopfront rights, who pays common-area maintenance, fit-out access before opening, and how much notice either side owes if the arrangement ends.

Before you use this — three things to check

Section 17(1)(d) of the Registration Act, 1908 and section 107 of the Transfer of Property Act, 1882 make almost every commercial shop letting compulsorily registrable — unlike a home rental, a shop lease does not get the eleven-month shortcut out of registration that a residential tenancy does, because retail leases are rarely drafted that short in the first place.

Separately, the first thing to decide before the term or the rent is which rent-law regime actually governs the shop. In Punjab a non-residential letting made on or after 30 November 2013 lets the contract itself govern once section 3(2) of the Punjab Rent Act, 1995 is engaged, while one made before that date stays under the East Punjab Urban Rent Restriction Act, 1949; Chandigarh's own rent legislation reaches a tenanted building whatever the rent, with no equivalent contract-out. Settle that first — it decides the stamp duty band, the registration route, and even whether the notice clause in this document can end the tenancy on its own.

There is also a real cost trap in how Punjab bands the stamp duty by term length: a shop lease of one to five years attracts 8%, while a lease under a year attracts only 4% and a lease of five to ten years attracts only 3%. On identical rent, a five-year shop lease can cost close to three times the duty of a six-year one — a fact worth knowing before the term is fixed, not a reason to prefer one term over another.

Stamp paper and registration

Stamp paper needed

Yes

Typical stamp duty — Punjab

Banded by the term, the same table a commercial lease uses: 4% under one year, 8% for one to five years, 3% for five to ten years. On a Rs 60,000-a-month shop the one-to-five-year band works out to Rs 57,600 against Rs 21,600 at the 3% rate either side of it — a real, checked gap rather than a misprint: verified at the Sub-Registrar, SAS Nagar (Mohali), September 2026.

Typical stamp duty — Chandigarh

2% of the annual average rent for a term up to five years, PLUS a separate 3% on the refundable security deposit — never on advance rent (not on advance rent) — and there is no discount row for an eleven-month shop term the way there might be for a home. On a Rs 1,20,000-a-month showroom with a six-month deposit of Rs 7,20,000, that works out to roughly Rs 28,800 on the rent and a further Rs 21,600 on the deposit alone. Source: the Chandigarh Administration's fee table, checked 6 September 2026.

Registration at the Sub-Registrar

Yes — Compulsory in almost every case — unlike a residential letting, a shop lease is rarely short enough to escape section 17(1)(d) of the Registration Act, 1908. Punjab has an unresolved fork worth raising before you sign: whether the Sub-Registrar should instead put a covered letting on the Rent Act's own Schedule I form, at a flat Rs 1,000 fee. If the counter insists on that form, this document is drafted with a same-day supplemental option that lets you execute both together rather than starting again.

Notary or witnesses

No notary required for the lease itself, though useful for the papers that travel with it — a board resolution, a title or no-encumbrance affidavit, and for a Chandigarh SCO, SCF or booth, the trade affidavit the Estate Office asks for. Two witnesses attend registration; Chandigarh again requires the first to fit its qualifying class.

What you will need before you start

  • The exact category of the premises — shop, showroom, SCO, SCF or booth — since Chandigarh Estate Office rules only reach certain categories, and only from a particular allotment date
  • Confirmation the premises has no residential portion — this document is drafted for the trading space alone, not a shop-cum-flat
  • Both parties' PAN, and GSTIN where either is registered for GST
  • The trading hours and signage or shopfront terms already agreed with the landlord
  • Whether any part of the rent is a percentage of turnover, and if so, what percentage
  • Two witnesses

Common mistakes

  • Assuming the eleven-month trick that avoids registration for a home rental works the same way for a shop — a retail letting is almost always compulsorily registrable regardless of its term.
  • Not checking whether the premises actually includes a residential portion — a shop-cum-flat needs different treatment, and this template covers the trading space alone.
  • Presenting Rs 500 per square foot per month as the Chandigarh misuse charge for an old allotment — that rate applies to sites allotted after 7 November 2007; an older allotment is charged under different, unpublished terms.

Questions people ask before using this document

Does an eleven-month shop lease avoid registration the way a home rental does?

No, and this is the mistake people carry over from residential renting. A shop letting is almost always compulsorily registrable under section 17(1)(d) of the Registration Act, 1908 and section 107 of the Transfer of Property Act, 1882, because commercial leases are rarely structured at eleven months in the first place. Do not assume the residential shortcut applies here.

What is the Schedule I fallback for a Punjab shop lease, and when does it apply?

It is the backup plan for a real, unresolved question: whether a Sub-Registrar should treat a covered Punjab commercial letting as needing the Punjab Rent Act's own prescribed Schedule I form, at a flat Rs 1,000 fee, rather than this agreement at the department's ordinary lease rate. If the counter insists on the Schedule I form, this document lets both sides sign it and this agreement together, the same day, as a supplemental — so the deal does not have to be redrafted from scratch at the counter.

Can this agreement be used for a shop-cum-flat with a residential portion?

No — this template lets the shop portion only. A shop-cum-flat is treated in law as two separate premises, and contract renting under section 3(2) of the Punjab Rent Act, 1995 is available only for non-residential premises. Using this document for a mixed unit leaves the residential part outside what was actually agreed.

How is GST charged on shop rent?

Whether GST applies, and who accounts for it, depends on whether the landlord is GST-registered and whether the tenant can claim input tax credit on the rent — this agreement records the position the parties have agreed, but the registration and reverse-charge questions themselves are a tax matter to confirm separately with your accountant before the first invoice or rent payment.

What if the local authority orders shops to shut — does rent still have to be paid?

This document sets out the parties' own agreed allocation for a government-ordered closure, and that is a negotiated commercial term rather than a settled legal right either way. Read the closure-abatement clause in the particular agreement you sign rather than assuming rent automatically pauses or automatically continues.

Related documents, and when you would need them

Questions about this document

Does the Shop, Showroom or Booth Rent Agreement (Dukaan Kiraya Nama) need stamp paper or stamp duty in Punjab and Chandigarh?

Ad valorem on rent, computed differently per jurisdiction — settle the regime first.

See the full position on stamp duty, registration and witnesses
Does the Shop, Showroom or Booth Rent Agreement (Dukaan Kiraya Nama) need registration in Punjab and Chandigarh?

s.17(1)(d)/s.107 make a shop lease almost always compulsorily registrable — registration is the norm.

See the full position on stamp duty, registration and witnesses
What does the Shop, Showroom or Booth Rent Agreement (Dukaan Kiraya Nama) cost on Kagaznama?

Free.

Documents are free. Only kits are paid.

Does the Shop, Showroom or Booth Rent Agreement (Dukaan Kiraya Nama) need witnesses?

Two witnesses attest — full name/parentage/address, not a party. s.3 TPA defines attestation (seeing the signature or personal acknowledgement, signing in the executant's presence).

See the full position on stamp duty, registration and witnesses

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