Office Space/Lot for Rent in KL (FAQ)

Frequently Asked Questions

• I’m looking for an office space for rent. What should I do?

  First, determine the location where you would like to have your office. Second, determine the office size that you’d need. If you are not sure of the size, speak to us. We’ll go through a checklist and estimate the office size that you’d need for your purpose. Third, determine the amount of rental that you are willing and able to set aside for this new office. Fourth, Contact Us to understand the offices available and to view offices which suit your requirements.

• How klofficemalaysia.com can help?

  How we can help? It doesn’t matter whether you are looking for commercial office space for rent or an office space for sale. We listen to what you need. So let us know the type, size, preferred area of your ideal office. After that we match your needs or requirements with what is available in the market. We liaise with the office building management and arrange for the viewing of the office available for rent. We negotiate the best price and seal the deal for you. At last, you move into your new perfect office space. All these are free of charge. Therefore, you do not need to pay a single cent. Why not find out more by contacting us at (+6)016-2126193/ Email: info@klofficemalaysia.com.

• What should I consider when deciding on the location of office?

  When deciding on the location of office, besides your business nature and clients’ convenience, you may want to consider other factors like corporate branding, public transportation, access, availability of facilities/ amenities e.g. banks, hotels, F&Bs etc.

• Where do most businesses set up their offices?

  For most companies, entrepreneurs, small medium enterprise, firms, professionals, business owners, start-ups, the preferred areas are the KL golden triangle, including KLCC area, Bukit Bintang area and KL fringe areas like Bangsar South City, Mid Valley City, KL Sentral, etc. There are many office space available for rent in these areas for you to choose. If you are looking for business office for rent, you should give these areas a serious consideration.

• How do I know or determine the office size that is right for us?

  Have a clear idea of the number of staff, number and types of rooms/ workstations you intend to have in your new office will in a way help you estimating the right office size. If you want to save time and get a quick estimate, speak to our office expert. We will be able to advise you of the right office size based on your needs and requirements.

• Generally, what is the range of office rental in Kuala Lumpur?

  The average office rent rate of Kuala Lumpur office is computed on a “per square foot” (psf) basis ranging from RM3 to RM15psf. The rate varies depending on the location, furnishing, level, view and landlord’s expectation. To get the best rental, contact us.

• How to calculate the office rent on per square foot basis?

  Assuming the size of the office space is 1000 square foot and the rent rate is RM5 per square foot. The rental will be RM5000 (i.e. 1000 square feet x RM5 per square foot).

• What are the operating hours and charges for centralised air-conditioning

  In general, the operating hours will be from 8am to 6pm on weekdays and it will only operate half day on Saturday. However, the operating hours of each building may vary. The charges for the usage of air-conditioning at such hours are factored into the rental. After such hours, the usage will be charged on an hourly basis and the cost varies from one landlord to another. Usually, tenants are advised where possible, to install their own split air-conditioning units for any use after the centralized air-conditioners hours.

• Are all office buildings equipped with central air-conditioning?

  No, not all office buildings provide central air-conditioning. This is normally the case for offices sold on strata basis. The tenant needs to install the split unit air-conditioning and have to bear the cost of electricity usage for the split unit air conditioning.

• Are split unit air-conditioning units allowed to be installed in buildings that are equipped with central air conditioning?

  This will depend on the condition or structure of the individual buildings. Usually, an older building is unable to accommodate the installation of a compressor unit on the facade due to lack of space or the infrastructure to support it. Speak to us if you’d like to know whether a certain office allows installation of individual air-conditioning units.

• Who pays for the parking fees for carpark that come with the office?

  Generally parking expenses are borne by the tenants. In most instances, the office space does not come with carpark. Tenants may rent the carpark from the carpark/ building management of the office building.

• What about car park allocation?

  The carpark allocation is usually determined by the total floor space one rents/ occupies. The common carpark allocation ratio is 1:1000 square feet which means every 1000 square feet office space you rent, you will be entitled to 1 carpark allocation. Additional spaces will be allocated upon application and subject to availability.

• Are the allocated parking spaces free or the tenant has to pay for the allocated parking spaces?

  The tenant has to pay a monthly fee as the parking spaces are only an allocation from the building/ carpark management. The amount of monthly fee is determined by the building/ carpark management and is different for each building. For more details, Contact Us .

• Do I need to pay maintenance/ service charge of the property on top of the monthly rental?

  Normally, the rental is inclusive of service charge. But there may be exceptions. Do clarify this point with your agent and landlord before signing on a tenancy.

• Is there any other charges or expenses do I need to pay apart from the rental every month?

  Yes, unless otherwise agreed by the parties, the tenant is normally required to pay for the utilities charges including sewerage charges (Indah Water), water, electricity, telephone, internet service and satellite television bills/charges or subscriptions. The landlord shall bear the service/maintenance charges of the building or common areas, as well as the assessment tax and quit rent of the property.

• I’m securing an office space for rent in Kuala Lumpur. What is the cost to rent an office space and the total payments that I need to make?

  The tenant needs to pay: a) 1 month earnest deposit to secure the office. This deposit will usually be used as the first month’s rental subsequently b) 3 months refundable security deposit c) 1 month refundable utility deposit d) fees for the preparation of tenancy agreement e) stamp duty for the stamping of tenancy agreement f) refundable renovation deposit as determined or required by the landlord g) any other deposits as may be required by the landlord/ building management for example deposits for reinstatement, mailbox, keys, or admin charges as may be determined by the landlord Normally, the security and utility deposits are refundable at the end of the tenancy tenure provided that there is no outstanding payment due from the tenant under the tenancy agreement, all utilities (electricity, water, etc) bills are fully settled and the office is surrendered to the landlord in a good tenable condition. Note: The amount and types of deposits required may differ on a case to case basis.

• What are the major differences between the bare office, partially/semi furnished office and a fully furnished office for rent in Kuala Lumpur?

  In short: a) bare office normally only comes with cement flooring, ceiling and lightings, and in certain cases, with air-conditioners. b) partially/semi furnished office is usually carpeted and/or partitioned. The landlord provides the carpet and room partitions for the convenience of the tenant. Sometimes, the landlord provides some basic furniture as well. c) fully furnished office is an office space which is in a move-in condition. Usually it is furnished with furniture, lightings, carpet, partitions and air conditional, etc.

• What are the advantages and disadvantages of moving into a fully furnished office space?

  The advantages are you save time and costs for your business. The disadvantages could be it may be challenging to find an office which is fitted or fully furnished to your requirements. While you are expected to pay a premium for a fully furnished office, you may still need to set aside some fund to modify the existing furnishing or renovation to suit your needs.

• What is the minimum term of tenancy allowed by the landlord for an office space for rent in Kuala Lumpur?

  Normally the term of tenancy for commercial space is 2 years but this may be negotiable or vary depending on each landlord. Feel free to talk to us if you need any assistance on this.

• In the case of a 2 years tenancy with an option to renew for additional years, who has the option to renew the tenancy? The landlord or tenant?

  The option to renew lies with the tenant. The tenant can opt to renew the tenancy for another year or otherwise end the tenancy after 2 years.

• I’ve found an office to let in Kuala Lumpur. Before I sign the agreement, can I know the difference between a tenancy and a lease?

  Whether it is a tenancy or a lease will depend on the term of the contract or agreement. It is a tenancy if the contract term is 3 years or less. It is a lease if the contract term is 3 years or more. In legal terms, a lease is registrable at the Land Office and upon registration, the lessee will have a registrable interest.

• Who will prepare the tenancy agreement?

  The landlords’ lawyer will prepare the tenancy agreement.

• Who should pay for the cost of preparation of the tenancy agreement?

  Even though the tenancy agreement is prepared by the landlord’s lawyer but the legal fees will be borne by the tenant. If you prefer a different arrangement, please speak to your agent/ landlord in advance.

• Who should pay for the stamp duty of stamping of the tenancy agreement?

  The tenant will be paying for the stamp duty

• How is the stamp duty calculated?

  The calculation of the stamp duty is based on the formula determined by the Inland Revenue Board. It varies based on the amount of monthly rental payable and also the tenancy period. Contact us to get a copy of the formula.

• What are the documents required from the tenant when signing the tenancy agreement?

  The landlord will usually require the certified true copies of business registration documents as follows: For companies/corporations: • Memorandum & Articles of Association • Form 9 – Business Registration Certificate • Form 24 – Particulars of Shareholding • Form 44 – Registered Office Address • Form 49 – Particulars of Directors and Secretaries For partnerships, documents evidencing the partnership and registration of the partnership will usually be required.

• After the key is handed to the tenant, who will be responsible and paying for the existing fixtures and fittings of the premises including lights, etc?

  Both tenant and landlord will carry out an inspection of the condition of all the fixtures and fittings before the office premises is handed to the tenant. The landlord will prepare a comprehensive inventory list and both parties will sign it. By signing the inventory list, it is agreed by both parties that the office premises, including the fixtures and fittings, is in a good tenantable and useable conditions when the key is handed to the tenant. So, after the office premises or key is handed to the tenant, the tenant will be responsible for the maintenance of the office premises and shall bear all cost of repair of the existing fixtures and fittings. If there is anything that is defective and needs repair by the landlord, you as tenant must highlight this and have it duly recorded when you receive possession of the property.

• What will happen if the tenant or landlord terminates the tenancy agreement earlier than the agreed term?

  Subject to the terms and conditions of the tenancy agreement, usually, the defaulting party will be required to compensate the injured party the rental for the remaining months of the tenancy. Where the defaulting is the tenant, their securities deposits may be forfeited as well. Parties may also agree to a pre-determined amount or compensation in such a case.

• Do the tenants need to restore the office back to the original condition after the end of the tenancy?

  Upon the termination of the tenancy or after the end of the tenancy period, unless it is stated otherwise in the tenancy agreement, the tenant is required to restore the office to a bare space or the original condition just like before the office is handed to the tenant. The tenant shall bear the cost of restoration. However, as tenancy is a contractual relationship, parties may always agree otherwise in the tenancy agreement if they so wish to. Talk to us if you need further guidance on this. Contact Us here.

• During the renovation period, are the tenants required to pay the rental?

  If the office is in a bare condition, nearly all landlords will allow 1 month rent-free period subject to the size of the unit and the degree of renovation carried out. A large size office or if major renovation is needed then, subject to the discretion of the building management, a longer rent-free period may be allowed. Where the office is fully or partially furnished, the rent-free renovation period will usually be shorter than 1 month or in certain cases, not given at all.

• I need something flexible than the conventional KL office for rent. Can I rent an office space by the day or rent an office space by the hour?

  In this case, you may consider to rent a Serviced Office or Virtual Office in Kuala Lumpur. These are also the options if you want to rent an office space for a day or if you are looking for an office room to rent. Such office space is usually fully furnished and in move-in condition which save you much hassles and enable you to kick start your business almost immediately. The shortcoming of course is you will have to share the common area with other companies. It may not be suitable if your business requires high degree of privacy or if you are a professional body where your regulating board does not allow sharing of office space.

• What about a Grade A office space? Is there a Grade A office specification?

  There is no specified specification for an office building to be graded as Grade A. Many factors contribute to the grading of an office building, the major ones including location, standard of maintenance, age, lease tenure, landlord credibility and rated tenants. A Grade A office building normally located in a prime area and pride itself with state of the art facilities, high quality furnishing and excellent accessibility. These buildings are usually brand new or recently thoroughly refurbished or even redeveloped. Example of a grade A office building is Intermark, G Tower, Ilham Tower, Menara Bangkok Bank etc.

• What about office building in Kuala Lumpur? Can I rent an office building?

  Yes. You can rent an office building if there is such building available. The procedure may be slightly more complicated. Call us to enquire more on office buildings for rent in Kuala Lumpur.

• Is there any commercial office building for sale in Kuala Lumpur?

  Yes, there are some office blocks for sale. Find out more on our website. You may also contact our expert for further details.

• Can we terminate the tenancy agreement when we are not allowed to work from the office due to the Covid19 Pandemic and the various lockdown orders?

  You have to refer to the terms of your tenancy agreement. If there is a provision allowing early termination of the tenancy by the tenant in such a situation, then you may do so. Otherwise, you will need to procure your landlord’s consent for an early termination to avoid any unwanted legal implications.

• Can we stop paying rental when we are not allowed to work from the office due to the Covid19 Pandemic and the various lockdown orders?

  Generally, the tenant has the strict duty to pay rental promptly every month during the tenancy term. So, unless there is a provision of otherwise in the tenancy agreement or the law allows exemption/ reduction of rental in such a situation, you are still under the obligation to pay rental promptly every month. However, we have assisted various tenants to get rental reduction from the respective landlords during such an unprecedented crisis. So, feel free to check with your agent or landlord if you are in a real need of the rental reduction during this challenging time.