As a business attorney and commercial real estate professional with over 12 years drafting and negotiating leases across Texas, I’ve reviewed hundreds of commercial lease agreements. Landlords and tenants consistently ask me for a reliable, state-specific commercial lease agreement Texas template that complies with Texas Property Code and current TREC guidelines – without paying $500+ for custom drafting. After years of refining my own internal forms, I’m making my updated 2025 Texas commercial lease agreement template available as a free downloadable PDF and Word document.
Important Disclaimer: This template and article are for informational purposes only and do not constitute legal advice. Always consult a licensed Texas attorney or commercial real estate professional before signing any binding agreement.
In this comprehensive guide, I’ll walk you through every section of the Texas commercial lease agreement PDF, explain key Texas-specific provisions you must include, common pitfalls I see in generic online forms, and exactly how to customize this template for office, retail, industrial, or ground leases in Houston, Dallas, Austin, San Antonio, or anywhere in the Lone Star State.
A commercial lease agreement Texas is a legally binding contract between a landlord (lessor) and a business tenant (lessee) for non-residential property. Unlike residential leases governed heavily by Chapter 92 of the Texas Property Code, commercial leases fall primarily under Chapter 93 and general contract law – giving parties far more freedom but also far more risk if the document is poorly drafted.
The Texas Real Estate Commission (TREC) does NOT promulgate an official TREC commercial lease agreement the way it does for residential leases. Instead, attorneys and brokers rely on forms from the Texas Association of Realtors (TAR) or custom-drafted documents. My template below follows TAR structure while incorporating 2024-2025 updates including new disclosure requirements for flood zones, energy efficiency, and asbestos (when applicable).
| Issue | Residential (Ch. 92) | Commercial (Ch. 93 & Common Law) |
|---|---|---|
| Security Deposit Return Deadline | 30 days | No statutory deadline – negotiate |
| Lockout/Self-Help | Strictly prohibited | Generally allowed if done peacefully |
| Statutory Termination Notice | Required | Governed by lease terms |
| Repair & Deduct | Tenant right | Usually waived |
Download Texas Commercial Lease Agreement (Word .docx)
Download Texas Commercial Lease Agreement (PDF)
Both files are 100% free, no email required, and fully editable. Last updated November 2025.
Clearly identify landlord and tenant entities (LLC, LP, etc.) and the exact leased premises using the legal description or street address + suite number. Texas law requires the permitted use to be specific enough to avoid later disputes – “any lawful purpose” is dangerously vague and can void zoning compliance.
Triple net (NNN) leases in Texas average 5-10 years with two 5-year options. Include explicit notice deadlines (180-365 days written notice is standard). I always add a prevailing market rate or CPI adjustment clause for renewal terms.
Texas has no rent control for commercial property. Specify:
Source: IRS Publication 535 (Business Expenses) – CAM charges are generally deductible.
No statutory cap or return deadline exists for commercial tenants. Common practice: 1-3 months’ rent + personal or corporate guaranty for newer tenants.
Texas commercial leases almost universally place roof and structure on landlord, HVAC and interior on tenant (subject to negotiation). Include explicit ADA compliance language – tenants are jointly and severally liable under federal law.
Minimum requirements I see in 2025:
Texas law permits self-help lockouts if performed peacefully (Tex. Prop. Code §93.002). However, most sophisticated landlords now waive self-help to avoid wrongful lockout lawsuits.
Default rule: tenant may not sublet without landlord consent – but consent “shall not be unreasonably withheld” is now market standard in most Texas markets.
Lenders require these within 10-15 days. Include mandatory cooperation language.
While not part of the lease itself, landlords should always require a separate Texas commercial lease application including:
In 2025, approximately 78% of new Texas office and industrial leases are triple net (CBRE Texas Market Report Q3 2025). Retail remains split 50/50. My template includes language for both structures with easy checkboxes.
By downloading and using my commercial lease agreement download, you’ll save thousands in legal fees while starting from a document already battle-tested in Travis, Harris, Dallas, and Bexar County courts.
Again, this is not legal advice. Real estate laws change, and your specific situation may require customization. I strongly recommend having a Texas-licensed attorney review the final executed version.
Ready to get started? Download your free 2025 Texas commercial lease agreement PDF or Word template above and protect your business today.