Legal Services · Leases
Lease and Rental Contracts in the Philippines
Lease agreements written in plain terms, grounded in Philippine law, and reviewed so the risks sit where you can see them before anyone signs.
Overview
Who this is for
Landlords leasing out residential or commercial property, tenants about to sign a lease for a home, office or shop, and foreign individuals or companies renting property in the Philippines who want the contract checked against local rules before committing.
What a proper Philippine lease covers. A lease that protects you deals with more than the rent figure. We make sure the contract settles the term and any renewal rights, the deposit and advance rent and exactly when they are returned, who pays for repairs and association dues, the conditions for pre-termination on both sides, the rules on subleasing, and what happens if the property is sold during the term. For commercial leases we also cover escalation, permitted use, improvements and restoration on exit.
What we handle
Leases we draft and review
Residential and commercial, landlord or tenant side, with notarization handled.
Residential leases
Drafting of residential lease contracts, from a single condominium unit to an apartment building.
Commercial leases
Drafting of commercial leases for offices, retail space and warehouses, including fit-out, escalation and renewal clauses.
Lease review
Review of a lease you have been handed, with a clear note on what each clause means for you and what we recommend changing.
Renewals and notarization
Renewal, extension and pre-termination of existing leases, including negotiating revised terms. Notarization of the signed contract, and registration with the Registry of Deeds so the lease binds third parties such as a future buyer.
How it works
How a lease engagement works
From the first call to a signed, notarized lease in four steps.
A short call
We understand the property, the parties and the commercial terms you have agreed.
Draft or review
We draft the contract or review the one you received and send it with our notes in plain language.
One round of revisions
One round of revisions is included so the final text reflects what both sides actually agreed.
Signing and notarization
We arrange signing and notarization, and advise on registering the lease with the Registry of Deeds.
Why clients trust us with their leases
Plain language
We explain every clause so you know exactly what you are signing.
Local and foreign view
We draft for Philippine enforceability while keeping foreign investors' expectations in mind.
Execution covered
Notarization, stamp tax and registration steps are handled, not left as an afterthought.
Frequently asked questions
Lease questions we hear often
Does a lease contract in the Philippines need to be notarized?
A lease is valid between the parties once signed, but notarization turns it into a public document, which matters if you ever need to enforce it or present it to a court, a bank or the barangay. Registration with the Registry of Deeds also protects the tenant if the property is sold. We recommend notarizing every lease we prepare.
Can a foreigner lease property in the Philippines?
Yes. Foreigners cannot own land, but they can lease it. A foreign individual or company can generally lease private land for up to 25 years, renewable for another 25. Foreign investors with an approved and registered investment can lease private land for up to 99 years in total under Republic Act 12252, signed in September 2025, which amended the Investors’ Lease Act.
How much deposit and advance rent is normal?
The common market practice is two months deposit and one month advance for residential leases, though the law does not fix a single figure for most private leases. What matters is that the contract states clearly what the deposit covers, what can be deducted, and when it must be returned.
Can a landlord end a lease early?
Only on the grounds the contract or the law provides, such as non-payment, subleasing without consent, or legitimate need of the property under the conditions set by law. A well-drafted pre-termination clause protects both sides and avoids the dispute ending up in the barangay or the courts.
What happens if the property is sold during my lease?
A sale does not automatically end an existing lease, even one that is not registered. The lease generally stays in force on its terms until it expires or is lawfully terminated. If the lease is properly registered, the buyer must respect it for the rest of its term. If it is not registered, the buyer may have a legal right to terminate it in certain circumstances. Whether the lease ends early or simply ends without renewal, what happens to buildings and improvements the tenant has made, including any reimbursement, purchase or compensation, depends on Philippine law and the lease agreement. We recommend registering the lease and clearly setting out each party’s obligations on buildings, improvements and compensation.
Talk to our Philippine legal team before you sign
Book a free consultation or message us on WhatsApp, and send the draft lease if you already have one. We reply within one business day.
