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Warehouse or Industrial Premises Lease Deed

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Also called

  • Godown Lease Deed
  • Warehouse Lease Agreement
  • Industrial Shed Lease Deed
  • Factory Premises Lease
  • Godown Rent Agreement
  • Godown Kiraya Nama
  • Logistics Unit Lease Deed
  • Aoudhogik Parisar Patta

When you need it

For a godown, warehouse, industrial shed, factory or cold store let over a year, intending a true lease — exclusive possession, an interest under s.105 TPA. Built for this asset class's real issues: permitted use/storage limits, floor loading, electrical load, pollution consents, Factories Act occupier status, roof leakage, vehicle access, transfer restrictions.

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Not for: residential premises; an 11-month leave and licence (no interest passes); a 3PL/storage-services contract (operator keeps possession); revenue-share retail; bare land for the tenant to build; a build-to-suit deal; or a letting by someone without ownership or written power. Broadly balanced.

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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

Ad valorem under the state's lease article (confirm the Punjab or Chandigarh article and slab with the Sub-Registrar) — never flat. Formula: average rent, term (rising slabs), premium; several states load a deposit percentage too. No family concession for a commercial lease. Pay before/at execution (late payment risks impounding). A duplicate counterpart carries its own duty.

Registration

Compulsory: s.107 TPA/s.17(1)(d) for year-to-year, over a year, or yearly rent leases — almost every warehouse lease qualifies; s.49 bars an unregistered one from proving the tenancy. Present within four months (s.23), four more on fine (s.25), fee ~1% state-capped. Get any industrial-estate permission before presenting.

Notarisation

Not a substitute for registration — a notarised-but-unregistered lease over a year still fails s.49. Notarise the surrounding papers: board resolution, title/indemnity affidavit, and any POA used to present (executed abroad: notarised there plus apostille/consularised, s.33-compliant).

Witnesses

Two witnesses — s.107 requires execution by both parties but not attestation like a mortgage (s.59) or gift (s.123); the two-witness rule is registration practice (ss.32-35 identity verification), photo ID, thumb impressions. Use witnesses who aren't parties or (ideally) employees, and can be traced later.

Request Stamp Paper

Sample preview — placeholder answers, not your data

LEASE DEED
Warehouse / Industrial Premises

This Lease Deed is made at Mohali on 1 April 2026.

BETWEEN

Shreeji Estates Private Limited, an individual, holding PAN AABCS1234F and GSTIN 27AABCS1234F1ZQ, of X, acting through Mr Rakesh Shah, Director, duly authorised (the "Landlord", which expression includes its successors in title and permitted assigns) — of the ONE PART;

AND

Northline Logistics Private Limited, an individual, holding PAN AACCN5678K and GSTIN 27AACCN5678K1Z5, of X, acting through Ms Anita Rao, Authorised Signatory, duly authorised (the "Tenant", which expression includes its successors and permitted assigns) — of the OTHER PART.

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

RECITALS

A. The Landlord is lawfully seised and possessed of, and is entitled to grant a lease of, the godown described in Schedule A (the "Premises").

B. The Tenant has inspected the Premises and its access, structure, flooring and services, and has agreed to take the Premises on lease for the use set out in Clause 5, and the Landlord has agreed to grant that lease, on the terms below.

C. The Premises form part of Focal Point Industrial Area, Ludhiana and are held subject to the terms of allotment and the regulations of the corporation or authority administering that estate (the "Estate Authority").

NOW THIS DEED WITNESSES AS FOLLOWS:

1. DEMISE AND TERM

1.1 The Landlord hereby grants to the Tenant, and the Tenant hereby takes, a lease of the Premises for a term of 9 years and 6 months commencing on 2 April 2026 (the "Term"), together with the right to use the common access roads, gates and services serving the Premises.

1.2 This Deed creates a lease within the meaning of s.105 of the Transfer of Property Act, 1882. The Tenant shall have exclusive possession of the Premises during the Term, subject only to the Landlord's rights of entry under Clause 9. This Deed is not a leave and licence arrangement, and neither Party shall contend otherwise.

1.3 The Parties record that a lease for a term exceeding one year must be made by a registered instrument under s.107 of the Transfer of Property Act, 1882 and is compulsorily registrable under s.17(1)(d) of the Registration Act, 1908, and that an unregistered lease is inadmissible under s.49 of that Act. The Parties shall complete registration as provided in Clause 20.

2. RENT, TAXES ON RENT AND PAYMENT

2.1 The Tenant shall pay to the Landlord rent of ₹6,00,000 (Rupees Six Lakh only) per month (the "Rent"), exclusive of GST, in advance, on or before day 7 of each calendar month, by electronic transfer to the bank account the Landlord notifies in writing. Rent for a part month is payable pro rata.

What this document is for

A business that needs to store, handle or manufacture goods uses this to take a godown, warehouse, industrial shed, factory building or cold store on a registered lease running for more than a year. This is a true lease: it hands the tenant exclusive possession of the space, unlike a short leave and licence or a storage-services contract where an operator keeps running the site around the tenant’s goods.

It fixes the rent and how it rises over the term, the security deposit, who pays property tax and electricity, exactly what the tenant may store and do at the premises, the floor load and structural limits, who insures what, and the notice or lock-in that applies if either side wants to end the arrangement early.

Before you use this — is it actually a lease?

This document only works if the arrangement really is a lease — the tenant gets exclusive possession of a defined space for a fixed term, and the landlord does not keep running the site. If a logistics operator continues to manage the warehouse and simply stores the customer’s goods inside it, or if the deal is really meant to last under a year, this is the wrong document: courts look at the actual arrangement, not the label on the front page, and a service contract dressed up as a lease can change the stamp duty, the registration position and how easily the tenant can be removed.

Because this template is written to work across states rather than for one place, the stamp duty is described by the lease article rather than as a single fixed Punjab or Chandigarh percentage, and several states fold part of the security deposit into the amount duty is charged on. Get the figure for the state the premises are actually in confirmed before the deposit is fixed, not after.

Stamp paper and registration

Stamp paper needed

Yes

Typical stamp duty — Punjab

Ask us — This template states the stamp-duty position as a general formula under the lease article rather than a Punjab-specific figure — it has not been localised to Punjab the way the Commercial Lease Deed has. Confirm the Punjab rate for a warehouse or industrial lease at the Sub-Registrar before fixing the deposit.

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 amount duty is charged on, so the figure needs confirming locally before the deposit is fixed.

Registration at the Sub-Registrar

Yes — Compulsory once the term is over a year, year-to-year, or reserves a yearly rent — nearly every warehouse lease qualifies — under section 107 of the Transfer of Property Act, 1882 and section 17(1)(d) of the Registration Act, 1908. Present within four months of execution, with a further four months available on a fine. Where the premises sit on land allotted by PSIEC, GMADA or a similar authority in Punjab, or by the Estate Office in Chandigarh, get that authority’s written permission to sub-let before presenting the deed for registration — not after.

Notary or witnesses

No notary needed for the lease deed itself, though useful for the papers that travel with it — a board resolution, a title or indemnity affidavit, or a power of attorney used to sign. Two witnesses attend registration; choose people who are not parties or employees and can be traced later if needed.

What you will need before you start

  • Both parties' constitution and, for a company or LLP, proof of who is authorised to sign
  • On what basis the landlord is entitled to let the premises — outright ownership, or an industrial-estate allotment that itself permits sub-letting
  • A precise description of the premises — covered area, clear height, dock levellers, office block, open yard — and how the area is measured
  • The rent, any escalation, and the security deposit figure
  • The permitted use and exactly what may be stored, including whether any hazardous or inflammable goods are involved
  • Whether the premises will be used for a manufacturing process, since this decides the Factories Act and pollution-consent answers
  • Confirmation of the state the premises are in, since the stamp duty article and rate follow from it

Common mistakes

  • Signing this as if it were a short-term arrangement — a term of a year or less, or a deal where the operator keeps running the site, needs an eleven-month leave and licence or a services contract instead, not this deed.
  • Sub-letting warehouse space inside an industrial estate without first getting the estate authority’s written permission and paying any transfer premium it charges.
  • Fixing the security deposit before checking whether the state’s stamp schedule folds part of it into the duty base — a large deposit can raise the stamp duty by more than the rent alone would suggest.

Questions people ask before using this document

Is an eleven-month leave and licence enough for a warehouse, or do I need this lease deed?

It depends on what is actually being granted. This template is for a true lease running more than a year, where the tenant gets exclusive possession. A shorter arrangement, or one where a logistics operator keeps running the site and simply stores the tenant’s goods inside it, needs a different document — an eleven-month leave and licence or a storage-services contract — not this deed.

Does subletting a warehouse inside an industrial estate need anyone else’s permission?

Usually yes. MIDC, GIDC, KIADB, SIDCO, UPSIDA, RIICO and similar corporations generally require their prior written permission before an allottee sub-lets or parts with possession, and they commonly charge a transfer or sub-lease premium for it. Check the allotment letter and the corporation’s current regulations, and get that permission in hand before the deed is presented for registration — a letting without it can be voidable and can put the allotment itself at risk.

How is the stamp duty on a warehouse lease actually calculated?

Ad valorem, under the lease article of the state the premises are in — on the average rent across the term, banded by how long the term runs, plus any premium. Several states also fold part of the security deposit into the figure duty is charged on, which can move the number materially. Because the rate and the article differ by state, confirm the current figure before the deposit is fixed rather than assuming a flat percentage.

Who is responsible if the warehouse roof leaks or the floor cannot take the racking load?

This document gives the landlord a fixed number of days to carry out a structural or roof repair once notified — commonly fifteen to thirty — and water ingress through the roof is the single commonest warehouse dispute this template is written to head off. On floor load, ask for the structural consultant’s safe-load figure before racking is installed: racking above the design load is the commonest cause of slab-failure claims, and the tenant carries that risk unless the figure has actually been checked.

What happens if the tenant is still storing goods in the warehouse after the lease term ends?

The deed fixes a holding-over charge as a multiple of the last rent, commonly twice it, for each month or part of a month the tenant stays on. That figure is a stipulated sum rather than a guaranteed award: under section 74 of the Indian Contract Act, 1872, a court can read it down to the loss actually proved rather than enforcing it at face value, so it works best as a genuine estimate of the landlord’s loss rather than a punitive number.

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