Manitoba Commercial Lease Guide (Canada)

Commercial Lease Guide for Manitoba

A practical, tenant-focused guide to Manitoba commercial leases — not legal advice.

Not legal advice. Use this as a checklist and discuss with a qualified professional.

What to know before you sign

In Manitoba, winter operations and building systems can drive occupancy cost. Heating, snow removal, and roof maintenance responsibilities should be explicit.

Many deals use additional-rent structures for operating costs. Make pass-throughs measurable with budgets, reconciliation, and audit rights.

Major markets

Where leasing norms concentrate.

Winnipeg
Brandon
Steinbach
Winkler
Thompson

Common lease types

Typical structures and what to watch.

Retail: net lease or modified gross (CAM scope and winter items)
Office: modified gross (utilities and escalations)
Industrial: net lease (roof/HVAC/paving replacement exposure)

Cost drivers

Items that often create surprise bills.

Heating and utility allocation (shared meters vs. submeters)
Snow/ice removal scope (parking, sidewalks, loading)
CAM definitions and capital pass-throughs
Roof/HVAC/paving replacement exposure
Insurance deductibles and casualty language

Key things to watch in Manitoba

Leasing norms and pass-through structures vary by province/territory. Here are top issues we see for tenants in Manitoba:

Tax Treatment of Rent

Commercial rent can be subject to GST/HST and may interact with provincial taxes depending on the transaction. Confirm how taxes are charged and invoiced.

Default & Cure Periods

Protect your business with written notice and cure periods for monetary and non-monetary defaults, and avoid aggressive rent acceleration clauses.

Negotiation checklist

Winter operations in writing

Define snow removal scope and service levels. Clarify roof snow-load responsibilities and building-envelope maintenance boundaries.

Utility allocation clarity

If utilities are shared, require a transparent allocation method (submetering preferred). Put after-hours HVAC pricing in writing.

Define and audit additional rent/CAM

Require budgets, annual reconciliation, and audit rights. Exclude capital replacements (or amortize) and cap management/admin fees.

Repairs vs. replacement clarity

Separate routine maintenance from major replacements (roof/HVAC/paving/structural). Negotiate caps or landlord responsibility for capital items.

Rent start tied to opening readiness

Keep rent from starting until the premises are usable and required approvals/buildout are complete.

Exit flexibility

Negotiate reasonable assignment/sublease rights and consent standards so you can sell the business or relocate.

Common landlord traps

Uncapped pass-throughs: Operating costs, taxes, and insurance can rise year-to-year without a cap.
Capital replacements billed to tenant: Avoid language that makes you pay for roof/HVAC replacement.
Short notice deadlines: Renewal and termination rights can depend on strict written notice windows.

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Official resources

Manitoba Companies Office Manitoba Finance Canada Business Network

Other tools

Frequently asked questions

What Manitoba lease cost is easiest to underestimate?

Utilities and winter operations. Make sure heating allocation and snow removal scope are clearly defined and budgeted—especially in multi-tenant properties.

How do I avoid a surprise roof or HVAC replacement bill?

Define repairs vs. replacement in writing and negotiate caps or amortization for capital items. Don’t accept vague “tenant maintains” language without limits.

Does BizLeaseCheck provide legal advice?

No. It helps you spot common risks and compare leases quickly, but it’s not legal advice. Use it alongside qualified professional review for your situation.