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About District
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Shanghai Information |
Standard Lease Terms |
Emergency
Numbers |
| Consulates |
Worship
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About Visa |
About Pets |
Hotels
| Health Club
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Standard Lease Terms
Lease Guidelines
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Rental
Rates and Costs
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How are rents quotes and paid?
Rents are quoted in U.S.dollas per month, and
usually RMB payment is made upon the middle rate
on first day of each month. Rents are paid in
RMB monthly in advance.
Is security deposit required?
A security deposit of 1-3 months rent, rates and
service charges is usually required and is
refunded at the end of the term without
interest. Bank Guarantees are sometimes
accepted. key money is not charged.
What is typically included in the rent?
The rent included the usage of the furniture,
house/apartment and common space. most
developments provide its own club membership
included in the rent. other costs include,
managements fees which most of time included in
the rent already, electricity and other
utilities. these additional charges may be
revised during the lease term.
What does the service charge cover?
Service charge typically cover maintenance, use
of communal facilities, security and cleaning of
the common areas and base building systems.
Who pay for the brokerage fee?
Management company or Landlord usually
pay the fee.
Do landlords provide any incentives?
Incentives typically are limited to a rent-free
period, provision of white goods/furniture and
varies depending on market conditions. |
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Lease Term
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What is the typical lease term?
Usually one year fixed lease. There are some
service apartments available offering
fully-furnished suites for short periods(1-6
months), most two year leases will include a
tenant's break-clause allowing the tenant to
give 2 or 3 months written notice at any time
after 9-10 months of the lease. This means that
tenants have a minimum stay of 12 months without
incurring a penalty should they decide to
leave.
Do tenants have automatic renewal rights?
No, renewal options or extensions have to be
negotiated separately with landlords.
What is the process to renew a tenancy?
The landlord issues written notice to the tenant
between 2 and 3 months prior to the expiry of
the tenancy to indicate their intention
regarding renewing the tenant. Within 2 months
of receiving the written notice the tenant has
to use written reply to accept or refuse the new
tenancy. negotiations of the new terms can take
place right up to the expiry of the old tenancy.
Do tenants have automatic sublet or assignment
rights?
No. The right to assign the lease to a third
party is rarely granted.
What is required at the commencement of the
lease and what costs are associated with it?
On commencement of the term, the tenants is
responsible for payment of the security deposit
, the first month's rent, management fees which
usually covered by monthly rent already.
Is it possible to terminate lease? What is the
process and there penalty?
Normally, there are break lease rights within
the contract. early terminations prior to being
able to enact the break-clause have to be
negotiated with the landlord who may ask for
payment of a penalty or the introduction of a
replacement tenant.
What kind of the replacement occupant is
acceptable under the same lease?
Tenant retain the right in the event of occupant
being transferred to another location or leaving
the company and upon reasonable prior notice to
landlord, to nominated the another employee of
its company as a replacement tenant.
At the conclusion of a lease term, what is the
process for handling back the property?
At the end of the lease, the tenant is
responsible for reinstating the premises to the
same condition as it was at the commencement of
the term, subject to normal wear and tear.
Landlords will prepare an inventory of the
condition of their premises and the list of
landlords fixtures and fittings at the
commencement of the term. |
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Tenant Improvements&Decoration Works
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Does the tenant have the right to make
improvements?
A request must be submitted to the landlord and
approved before the work begins. |
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Typically Landlord Redecoration and Utilities Supply
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What decoration work are most landlord's
expected to do prior to handover.
Prior to the handover of the premised to the
tenant landlords will undertake to do the
following works:
Sand and polyurethane wooded floors -most
houses/apartments have wooden parquet or strip
wood following. It is standard to sand them down
and polyurethane with gloss finish.
Repaint all walls and ceilings-walls and
ceilings are generally finished in plaster and
walls painted off-white whereas ceilings are
stark white.
Check all electricity wiring, appliance and gas
appliance and all sanitary and water apparatus
are in good, safe and working condition-most
landlords will supply all white goods as well as
air-conditioning units, this ensures that they
have been well maintained. Most landlords will
expect the maintenance of such appliance to be
borne by the tenant. fair wear and tear is
usually included in the tenancy to ensure any
older, non working appliances are replaced at
the cost of the Landlord.
If carpets are provided by the Landlord then
they should be deep cleaned prior to handover.
What is the electrical power?
200 - 220 volts, 50 cycles
Are utilities connected and included?
Landlords shall read the meters as a new record
when tenants check in. Utilities are usually
connected but tenants will have to change the
name of the occupant. Except in some serviced
apartments the landlords are responsible for the
payment of the utilities. All utilities are
charged monthly.
What is the process for applying for telephone
lines?
Most buildings have more spare telephone line.
Tenants may get one more line after signing the
application form to the landlords. |
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Other
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Who is the typical landlord, for example, a
large institution, insurance firm, individual,
etc?
It varies to a large extent, although the major
landlords with extensive residential property
portfolios are major Hong Kong-based property
developers such as Citic Group, Shui'on
Properties, Sun Hung Kai Properties, Kerry
Properties, etc. There are also many individual
owners who have plenty of residential properties
in apartments and villas (some hold the old
houses mainly located in the French Concession
Area.)
Are expatriates clustered in certain areas?
Most expatriates prefer to live in the downtown
area which is the prime location with a quiet
environment. For those with families,
particularly if they attend the American School,
SIS or some other foreign schools, then the
Pudong New Area and Hongqiao Area are popular,
where most of the villa properties are located.
How important is the reputation of the owner,
for example, do you only recommend certain
owners or developers?
With the major landlords providing excellent
management of their portfolios it is beneficial
to lease a unit in one of the single owned
buildings, tenants should avoid renting a
separately/individually-owned property unless it
is managed by a good management company
What types of properties do expatriates
typically occupy? for example, high rise
buildings or low rise buildings?
Major residential buildings in Shanghai are
fairly new and in downtown area, most properties
are high-rise. there are a number of houses and
low-rise properties in Pudong New Area and
Honqiao Area, which are close to Pudong
international airport. and Hongqioa domestic
airport.
Are sports and recreation clubs easy to join?
Most clubs offer preferred membership to those
who are prepared to play competitive sport. The
clubs are usually very friendly and offer an
ideal opportunity to meet new friends. Most are
close to the main foreigner's residential area,
such as Hongqiao, Former French Concession and
Pudong |
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