Kaagazaat

Landlord's Scope of Work Annexure (Bare Shell / Warm Shell)

At a glance

Price: Free, always.
Stamp duty: An annexure that forms part of a lease is read with that lease and is stamped with it; it does not usually need a separate stamp of its own.
Registration: Not registered on its own.
Witnesses: Not required for the annexure.

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Also called

Landlord's Works Schedule
Handover Specification
Base Building Scope
Bare Shell Handover Annexure
Warm Shell Specification
Possession Specification Annexure
Landlord's Delivery Schedule
Fit-out Handover Standard

When you need it

A short annexure that sits behind a lease of commercial premises in Punjab or Chandigarh and answers one question in writing before the tenant starts spending money on interiors: what exactly will the landlord hand over, in what condition, and by which date. A tenant who takes a bare shell expects a structure and nothing more; a tenant who takes a warm shell expects floors, walls, a toilet core and services brought to the unit.

Without a list, the two sides usually discover they meant different things on the day of possession, when the fit-out contractor is already booked and rent is already running. Use it when the unit is not yet ready, or is ready only to a shell standard, and the lease says the landlord will deliver it. It sets out the standard of handover, the services the landlord brings to the unit, what the landlord does not do, the date for handing over, a grace period, what happens if the landlord is late, and a short snag period after possession. It is an annexure to the lease and not a lease itself. It does not give possession, fix rent or record the fit-out the tenant will do (that is a separate fit-out agreement). Attach it to, and sign it with, the lease it describes.

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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 written for Punjab and Chandigarh. It states the position there rather than describing how it varies, so the amounts below are the ones that apply — worth confirming at the sub-registrar’s office, because rates change. If the property is anywhere else in India, none of this is yours.

Stamp duty

An annexure that forms part of a lease is read with that lease and is stamped with it; it does not usually need a separate stamp of its own. Where it is signed on a later date as a stand-alone paper, it is treated as an agreement and needs the stamp that applies to an agreement in Punjab or Chandigarh. Check the current figure with the Sub-Registrar or on the e-stamp portal. This template states no duty figure.

Registration

Not registered on its own. If the lease it is attached to is registered, attach the annexure and have it registered as part of that document so that the whole bargain is on the record. If the lease is not registered, the annexure needs no registration.

Notarisation

Not required. Notarisation is a choice some parties make for proof of signing; it does not change what the annexure means.

Witnesses

Not required for the annexure. Where it travels with a registered lease, the lease's own witnesses sign the registered set.

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LANDLORD'S SCOPE OF WORK ANNEXURE

This Annexure is made at Chandigarh on 2 April 2026 and forms part of Commercial Lease Deed dated 1 April 2026 (the "Lease") between Sethi Estates Private Limited, of SCO 12, Sector 17-C, Chandigarh 160017 (the "Landlord"), and Northline Analytics Private Limited, of Plot 5, Phase 8-B, Industrial Area, Mohali 160055 (the "Tenant"), for the premises known as Office 304, Third Floor, Tower B, Elante Business Park, Industrial Area Phase 1, Chandigarh 160002 (the "Premises").

1. STANDARD OF HANDOVER

1.1 The Landlord shall hand over the Premises to the Tenant as a bare shell, being the structure, slab and external walls only, with no finishes, and with services stopped at the points of supply listed below.

1.2 The works the Landlord carries out under this Annexure are called the "Landlord's Works". Everything the Tenant does inside the Premises after possession is the Tenant's fit-out, which is outside this Annexure and is the Tenant's cost unless the Lease says otherwise.

2. WHAT THE LANDLORD PROVIDES

2.1 Floor, walls and ceiling: Screeded concrete floor, plastered and primed walls, exposed slab ceiling.

2.2 Electrical supply: 40 kW connected load, with a meter and a distribution board inside the unit.

2.3 Water supply and drainage: One water point and one drainage point at the toilet core, with a stub-up for pantry use.

2.4 Air-conditioning and ventilation: Chilled-water or condenser-water point at the shaft, no ducting or indoor units.

2.5 Fire detection and fire-fighting: Sprinkler mains and smoke detectors as per the building design, to be modified by the Tenant for its layout.

2.6 Frontage and entrance: Aluminium and glass frontage with one entrance door and a roller shutter.

2.7 The Landlord shall carry out the Landlord's Works in a workmanlike manner, with sound materials, in line with the sanctioned plans and the requirements of the authority that governs the building, and shall keep the Tenant informed of progress when the Tenant asks.

3. WHAT THE LANDLORD IS NOT PROVIDING

3.1 The following are not part of the Landlord's Works and are for the Tenant to arrange and pay for: False ceiling, floor finish, partitions, light fittings, data cabling and furniture.

3.2 Anything not listed in clause 2 is outside the Landlord's Works unless the Parties agree it in writing.

4. DATE OF HANDOVER AND DELAY

4.1 The Landlord shall complete the Landlord's Works and hand over the Premises on or before 1 April 2026 (the "Handover Date").

4.2 The Landlord is not treated as late until 15 days after the Handover Date have passed (the "Grace Period").

4.3 If the Landlord has not handed over by the end of the Grace Period, then, for each day of delay after it: any rent-free fit-out period and the start date of rent shall each move out by one day for every day of delay.

Questions about this document

Does the Landlord's Scope of Work Annexure (Bare Shell / Warm Shell) need stamp paper or stamp duty in Punjab and Chandigarh?

An annexure that forms part of a lease is read with that lease and is stamped with it; it does not usually need a separate stamp of its own.

See the full position on stamp duty, registration and witnesses

Does the Landlord's Scope of Work Annexure (Bare Shell / Warm Shell) need registration in Punjab and Chandigarh?

Not registered on its own.

See the full position on stamp duty, registration and witnesses

What does the Landlord's Scope of Work Annexure (Bare Shell / Warm Shell) cost on Kaagazaat?

Free, always.

Does the Landlord's Scope of Work Annexure (Bare Shell / Warm Shell) need witnesses?

Not required for the annexure.

See the full position on stamp duty, registration and witnesses

Often needed with this document

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