This Agreement is made on the [DATE] day of [MONTH] [YEAR]

Between[LANDLORD], as the Landlord

And:[TENANT], as the Tenant

Parties
(1) [LANDLORD] (NRIC No./Passport No./Company Registration No.: [LANDLORD
ID NUMBER]) of [LANDLORD ADDRESS] (hereinafter referred to as "the
Landlord" which expression shall where the context so admits include its successors-
in-title and assigns); and

(2) [TENANT] (NRIC No./Passport No./Company Registration No.: [TENANT ID

NUMBER]) of [TENANT ADDRESS] (hereinafter referred to as "the Tenant" which
expression shall where the context so admits include its successors and permitted
assigns).

Background
(A) The Landlord is the registered owner of the shop premises described as [SHOP
DESCRIPTION] situated at [PROPERTY ADDRESS] (hereinafter referred to as "the
Premises").

(B) The Tenant has approached the Landlord with a request to lease the Premises for the
purpose of operating a [BUSINESS TYPE] business.

(C) The Landlord has agreed to lease and the Tenant has agreed to take on lease the
Premises upon the terms and conditions hereinafter contained.

(D) The parties wish to record their agreement in writing and to set out their respective
rights and obligations in relation to the tenancy of the Premises.

1. Definitions

1.1. Agreement means this shop rental agreement including all schedules and annexures
hereto as may be amended from time to time.
1.2. Business Hours means the hours between [START TIME] and [END TIME] on
[OPERATING DAYS] or such other hours as may be agreed upon in writing
between the parties.

1.3. Commencement Date means [COMMENCEMENT DATE] being the date on

which this tenancy shall commence.

1.4. Common Areas means all areas within the building or development that are not
leased to individual tenants including corridors, stairways, lifts, toilets, and parking
areas.

1.5. Default means any breach or non-performance by either party of any term,
condition, or obligation under this Agreement.

1.6. Expiry Date means [EXPIRY DATE] being the date on which this tenancy shall
expire unless earlier terminated or renewed.

1.7. Force Majeure means any act of God, war, terrorism, epidemic, government action,
or other unforeseeable circumstances beyond the reasonable control of either party.

1.8. Monthly Rent means the sum of RM[RENTAL AMOUNT] per calendar month
payable by the Tenant to the Landlord.

1.9. Permitted Use means [BUSINESS DESCRIPTION] and such other lawful
commercial activities as may be approved in writing by the Landlord.

1.10. Security Deposit means the sum of RM[DEPOSIT AMOUNT] payable by the
Tenant as security for the performance of the Tenant's obligations.

1.11. Term means the period of [LEASE DURATION] commencing from the
Commencement Date and expiring on the Expiry Date.

1.12. Utilities means electricity, water, telephone, internet, sewerage, and other services
supplied to the Premises.

1.13. Working Days means Monday to Friday excluding Malaysian public holidays.

2. Premises
2.1. The Landlord hereby agrees to lease to the Tenant and the Tenant hereby agrees to
take on lease from the Landlord the shop premises more particularly described in the
First Schedule hereto (hereinafter referred to as "the Premises").

2.2. The Premises comprises a shop unit having a floor area of approximately [FLOOR
AREA] square feet/metres situated on the [FLOOR LEVEL] of the building known
as [BUILDING NAME] and located at [PROPERTY ADDRESS].

2.3. The Premises shall include all fixtures, fittings, and installations therein as existing
at the Commencement Date, details of which are set out in the Second Schedule
hereto.

2.4. The Tenant shall be entitled to the non-exclusive use of the Common Areas in
common with other tenants and occupiers of the building, subject to such rules and
regulations as may be imposed by the Landlord from time to time.

2.5. The Premises are leased in their present condition and state of repair as inspected
and accepted by the Tenant, and the Landlord makes no representation or warranty
as to the condition, fitness for purpose, or suitability of the Premises for the Tenant's
intended use.

2.6. The boundaries and extent of the Premises are as delineated and shown edged in red
on the plan attached hereto and marked as the Third Schedule.

3. Term

3.1. The tenancy of the Premises shall commence on [COMMENCEMENT DATE]

(hereinafter referred to as the "Commencement Date") and shall continue for a
period of [LEASE PERIOD] years/months (hereinafter referred to as the "Term").

3.2. The tenancy shall expire on [EXPIRY DATE] at 11:59 p.m. (hereinafter referred to
as the "Expiry Date") without the necessity of any notice to quit being given by
either party to the other.

3.3. Time shall be of the essence in respect of all dates specified in this Agreement
including but not limited to the Commencement Date and the Expiry Date.
3.4. If the Tenant continues to occupy the Premises after the Expiry Date with the
consent of the Landlord, such holding over shall be deemed to create a monthly
tenancy subject to the same terms and conditions contained herein except as to the
duration of the Term.

3.5. Any holding over by the Tenant without the written consent of the Landlord shall
constitute unlawful occupation and the Tenant shall be liable to pay double the
Monthly Rent for the period of such unlawful occupation in addition to any other
remedies available to the Landlord at law or in equity.

4. Rent and Payment Terms

4.1. The Tenant shall pay to the Landlord the Monthly Rent of RM[AMOUNT]
([AMOUNT IN WORDS] Ringgit Malaysia) for the Premises.

4.2. The Monthly Rent shall be paid in advance on or before the [DAY] day of each
calendar month during the Term, with the first payment due on the Commencement
Date.

4.3. All rental payments shall be made by:

(a) Cash payment at the Landlord's designated collection address;

(b) Banker's cheque or money order made payable to [LANDLORD NAME];

or

(c) Direct bank transfer to the Landlord's designated bank account: [BANK
DETAILS].

4.4. If any Monthly Rent remains unpaid for more than seven (7) days after the due date,
the Tenant shall pay a late payment charge of [PERCENTAGE]% per month or part
thereof on the outstanding amount until full payment is made.

4.5. The Monthly Rent stated herein is exclusive of:

(a) Service Tax, Goods and Services Tax or any other taxes as may be imposed
by the relevant authorities;
 (b) Utilities charges; and

(c) Maintenance charges for Common Areas (if applicable).

4.6. The Landlord may review and increase the Monthly Rent by giving the Tenant not
less than [NOTICE PERIOD] months' written notice, provided that any increase
shall not exceed [PERCENTAGE]% of the then prevailing rent in any twelve (12)
month period.

4.7. Upon execution of this Agreement, the Tenant shall pay:

(a) The first month's rent in advance;

(b) [NUMBER] months' rent as advance rental; and

(c) The Security Deposit as specified in Clause [REFERENCE].

4.8. The Landlord shall issue official receipts for all payments received from the Tenant
within seven (7) Working Days of receipt of payment.

4.9. All payments shall be made in Malaysian Ringgit and time shall be of the essence in
respect of all payment obligations under this Agreement.

5. Security Deposit

5.1. Upon execution of this Agreement, the Tenant shall pay to the Landlord a Security
Deposit of RM[DEPOSIT AMOUNT] being equivalent to [NUMBER] months'
Monthly Rent.

5.2. The Security Deposit shall be held by the Landlord as security for:

(a) The due performance and observance by the Tenant of all terms, conditions,
and covenants contained in this Agreement

(b) Payment of all Monthly Rent and other sums due and payable by the Tenant

(c) The proper care and maintenance of the Premises

(d) Any damage to the Premises caused by the Tenant or its employees, agents,
or invitees
5.3. The Landlord may, at its absolute discretion, apply the whole or any part of the
Security Deposit towards:

(a) Any unpaid Monthly Rent or other charges due under this Agreement

(b) The cost of repairs or reinstatement of the Premises required due to damage
beyond fair wear and tear

(c) The cost of cleaning the Premises upon vacation if not left in a clean and
tidy condition

(d) Any other amounts owing by the Tenant under this Agreement

5.4. If the Landlord applies any portion of the Security Deposit in accordance with
Clause 5.3, the Tenant shall within seven (7) Working Days of written demand
restore the Security Deposit to its original amount.

5.5. Subject to the Tenant having duly performed and observed all terms and conditions
of this Agreement, the Security Deposit or the balance thereof shall be refunded to
the Tenant within thirty (30) days after the expiry or earlier determination of the
Term and vacation of the Premises.

5.6. The Security Deposit shall be held by the Landlord without obligation to pay interest
thereon to the Tenant.

5.7. The Landlord shall be entitled to set-off against the Security Deposit any amounts
owing by the Tenant to the Landlord whether under this Agreement or otherwise.

6. Permitted Use

6.1. The Tenant shall use the Premises solely for the Permitted Use as a [BUSINESS
TYPE] business and for no other purpose whatsoever without the prior written
consent of the Landlord.

6.2. The Tenant shall not use or permit the Premises to be used for any of the following
purposes:

(a) Any illegal, immoral, or unlawful activities

 (b) Any business involving the sale or storage of hazardous, flammable, or
explosive materials

(c) Any manufacturing, industrial, or heavy machinery operations

(d) Any activities that may cause nuisance, disturbance, or annoyance to other
tenants or the public

(e) Any activities that may damage the Premises or the building structure

(f) Any food preparation or cooking activities unless specifically permitted and
equipped with proper ventilation systems

6.3. The Tenant shall operate the business only during Business Hours and shall not
conduct any activities outside these hours without the Landlord's prior written
consent.

6.4. The Tenant shall at all times comply with all applicable laws, regulations, by-laws,
guidelines, and requirements of relevant authorities including but not limited to:

(a) Local council regulations and licensing requirements

(b) Fire safety and building safety regulations

(c) Health and safety regulations

(d) Environmental protection requirements

(e) Business registration and licensing requirements

6.5. The Tenant shall obtain and maintain at its own cost all necessary licenses, permits,
approvals, and consents required for the operation of its business and shall provide
copies thereof to the Landlord upon request.

6.6. Any proposed change of use or business activities shall require the prior written
consent of the Landlord, which consent may be withheld at the Landlord's absolute
discretion.
6.7. The Tenant shall not display or install any signage, advertisements, or promotional
materials outside the Premises without the prior written approval of the Landlord.

7. Landlord's Obligations

7.1. The Landlord shall ensure that the Tenant has quiet enjoyment of the Premises
throughout the Term without any interruption or interference by the Landlord or any
person claiming through or under the Landlord.

7.2. The Landlord shall maintain in good repair and condition:

(a) the main structure of the building including the roof, external walls,
foundations, and load-bearing walls;

(b) the main drains, sewers, and waste pipes serving the building;

(c) the main electrical installation supplying power to the building;

(d) the main water supply system to the building;

(e) any lifts, escalators, and mechanical installations serving the Common
Areas.

7.3. The Landlord shall maintain, repair, and keep in good condition all Common Areas
including corridors, staircases, lobbies, car parks, and other shared facilities.

7.4. The Landlord shall ensure that the building complies with all applicable laws,
regulations, and by-laws including but not limited to:

(a) building and construction regulations;

(b) fire safety requirements under the Fire Services Act 1988;

(c) local authority licensing and permits;

(d) environmental and health regulations.

7.5. The Landlord shall maintain adequate building insurance covering the structure and
Common Areas against fire, explosion, storm, flood, and such other risks as may be
reasonably required.
7.6. The Landlord shall provide reasonable access to the Premises during Business Hours
and shall ensure that adequate security measures are maintained for the building.

7.7. The Landlord shall not use or permit the use of any part of the building in a manner
that would materially interfere with the Tenant's Permitted Use of the Premises or
cause nuisance to the Tenant's business operations.

7.8. The Landlord warrants that all necessary planning permissions, building approvals,
and occupancy permits required for the Permitted Use are in force and shall
maintain the same throughout the Term.

8. Tenant's Obligations

8.1. The Tenant shall pay the Monthly Rent and all other charges payable under this
Agreement punctually on the due dates without demand, deduction or set-off.

8.2. The Tenant shall use and occupy the Premises solely for the Permitted Use and shall
not use or permit the Premises to be used for any other purpose without the prior
written consent of the Landlord.

8.3. The Tenant shall keep the Premises and all fixtures, fittings and equipment therein in
good and tenantable repair and condition, fair wear and tear excepted, and shall
make good any damage caused by the Tenant's negligence or default.

8.4. The Tenant shall maintain the interior of the Premises including but not limited to:

(a) All electrical installations and fittings

(b) Plumbing fixtures and sanitary fittings

(c) Air-conditioning units and ventilation systems

(d) Floor coverings, wall finishes and ceiling

(e) All moveable fixtures and equipment installed by the Tenant

8.5. The Tenant shall comply with all applicable laws, regulations, by-laws, and
requirements of all relevant authorities relating to the use and occupation of the
Premises and the conduct of business thereon.
8.6. The Tenant shall obtain and maintain at its own cost all necessary licenses, permits
and approvals required for the operation of its business and shall produce copies to
the Landlord upon request.

8.7. The Tenant shall not make any structural alterations, additions or modifications to
the Premises without the prior written consent of the Landlord, which consent may
be withheld at the Landlord's absolute discretion.

8.8. The Tenant shall permit the Landlord and its authorized representatives to enter and
inspect the Premises at all reasonable times during Business Hours upon giving not
less than 24 hours' prior notice.

8.9. The Tenant shall keep the Premises clean and tidy at all times and shall dispose of
all refuse and waste in accordance with local authority requirements.

8.10. The Tenant shall not do or permit anything to be done on the Premises which may be
or become a nuisance, annoyance or inconvenience to the Landlord or occupiers of
neighboring premises.

8.11. The Tenant shall not assign, transfer, sublet, part with possession or share
occupation of the Premises or any part thereof without the prior written consent of
the Landlord.

8.12. The Tenant shall comply with all rules and regulations of the building management
and shall pay all charges relating to the use of Common Areas and facilities.

8.13. The Tenant shall indemnify and hold harmless the Landlord against all claims,
damages, losses, costs and expenses arising from the Tenant's use and occupation of
the Premises.

8.14. Upon expiry or earlier termination of this Agreement, the Tenant shall yield up the
Premises to the Landlord in the same condition as at the Commencement Date, fair
wear and tear excepted, and shall remove all goods and belongings from the
Premises.

9. Maintenance and Repairs

9.1. The Landlord shall be responsible for and shall maintain in good and tenantable
condition:

(a) The structural parts of the Premises including foundations, main walls, roof,
and structural beams;

(b) The main electrical, water supply, and sewerage systems serving the
Premises;

(c) The exterior of the building including external walls, windows, and doors;

(d) Common Areas including corridors, staircases, lifts, and common toilets;
and

(e) Any major repairs or replacements required due to fair wear and tear,
natural deterioration, or structural defects.

9.2. The Tenant shall be responsible for and shall maintain in good and tenantable
condition:

(a) The interior of the Premises including internal walls, flooring, ceiling, and
internal fixtures;

(b) All electrical appliances, air-conditioning systems, and equipment installed

by the Tenant;

(c) Regular cleaning and upkeep of the Premises;

(d) Minor repairs and maintenance including replacement of light bulbs, fuses,
and washers;

(e) Any damage caused by the Tenant's negligence, misuse, or alterations; and

(f) Pest control measures within the Premises.

9.3. The Tenant shall immediately notify the Landlord in writing of any defects, damage,
or required repairs to the Premises that fall under the Landlord's responsibility.
9.4. In case of emergency repairs where immediate action is required to prevent further
damage or ensure safety, the Tenant may arrange for temporary repairs and seek
reimbursement from the Landlord, provided such repairs fall under the Landlord's
obligations.

9.5. All repairs and maintenance work shall be carried out using materials and
workmanship of a standard not inferior to the original construction and in
compliance with applicable building codes and regulations.

9.6. The Tenant shall permit the Landlord or its authorized representatives to enter the
Premises at reasonable times and upon reasonable notice to inspect the condition of
the Premises and carry out necessary repairs.

9.7. Upon expiry or termination of this Agreement, the Tenant shall deliver up the
Premises in the same condition as at the Commencement Date, fair wear and tear
excepted.

10. Utilities and Services

10.1. The Landlord shall ensure that the Premises is connected to mains electricity, water
supply, sewerage system and telecommunications infrastructure at the
Commencement Date.

10.2. The Tenant shall be responsible for:

(a) All electricity charges for the Premises as recorded by the individual meter

(b) All water charges for the Premises as recorded by the individual meter

(c) All telecommunications charges including telephone, internet and cable

services

(d) All other Utilities consumed within the Premises

10.3. Where individual metering is not available, the Tenant shall pay a proportionate
share of the relevant utility charges based on the floor area of the Premises relative
to the total lettable area of the building.
10.4. The Tenant shall make all necessary applications and pay all deposits required by
utility service providers for the connection or transfer of Utilities to the Tenant's
name within thirty (30) days of the Commencement Date.

10.5. The Tenant shall ensure that all utility accounts remain current and shall not permit
any disconnection of services due to non-payment during the Term.

10.6. The Landlord shall provide access to Common Areas services including:

(a) Common area lighting and electrical supply

(b) Common area cleaning and maintenance

(c) Common area security systems

(d) Lift services (where applicable)

10.7. The Tenant shall pay a monthly service charge of RM[AMOUNT] for the provision
and maintenance of Common Areas services, payable in advance together with the
Monthly Rent.

10.8. The Landlord shall not be liable for any interruption or failure of utility services due
to circumstances beyond the Landlord's reasonable control, including maintenance
works, Force Majeure events, or actions by utility service providers.

10.9. Upon expiry or termination of this Agreement, the Tenant shall arrange for the
transfer or disconnection of all Utilities from the Tenant's name and shall settle all
outstanding utility charges.

11. Insurance

11.1. The Landlord shall at all times during the Term maintain comprehensive insurance
coverage on the building structure and common areas of the Premises against fire,
explosion, lightning, earthquake, flood, malicious damage, and such other risks as
are customarily insured against by prudent property owners in Malaysia, for the full
replacement value thereof.
11.2. The Tenant shall at all times during the Term maintain and keep in force the
following insurance policies with reputable insurance companies licensed to operate
in Malaysia:

(a) Public liability insurance for a minimum sum of RM500,000.00 or such

higher amount as may be reasonably required by the Landlord;

(b) Fire and comprehensive insurance on all stock-in-trade, furniture, fixtures,

fittings, equipment, and other contents belonging to the Tenant for their full
replacement value;

(c) Business interruption insurance for a minimum period of twelve (12)

months;

(d) Plate glass insurance covering all glass panels, windows, and display cases
within the Premises.

11.3. All insurance policies maintained by the Tenant shall:

(a) Name the Landlord as an additional insured party or loss payee as

applicable;

(b) Contain a waiver of subrogation clause in favour of the Landlord;

(c) Provide that the insurance shall not be cancelled or materially altered
without thirty (30) days' prior written notice to the Landlord.

11.4. The Tenant shall deliver to the Landlord certificates of insurance or certified copies
of all insurance policies required hereunder within fourteen (14) days of the
Commencement Date and thereafter upon renewal of such policies.

11.5. If the Tenant fails to obtain or maintain any insurance required under this
Agreement, the Landlord may (but shall not be obligated to) obtain such insurance
and the cost thereof shall be immediately payable by the Tenant as additional rent.

11.6. Neither party shall be liable to the other for any loss or damage to property that is
covered or should have been covered by insurance required under this Agreement,
regardless of the cause of such loss or damage.
11.7. In the event of damage to the Premises covered by the Landlord's insurance, the
Landlord shall apply insurance proceeds toward restoration of the Premises, subject
to the terms and conditions of this Agreement.

12. Assignment and Subletting

12.1. The Tenant shall not without the prior written consent of the Landlord, which
consent may be given or withheld at the Landlord's absolute discretion, assign,
transfer, mortgage, charge, sublet, part with possession of, or otherwise deal with the
Premises or any part thereof or any interest therein.

12.2. Any application by the Tenant for the Landlord's consent under Clause 12.1 shall be
made in writing and shall be accompanied by:

(a) Full particulars of the proposed assignee, subtenant, or other party including
their financial standing and business references;

(b) Details of the proposed terms of assignment, subletting, or other dealing;

(c) Evidence that the proposed assignee or subtenant will use the Premises for
the Permitted Use only;

(d) Payment of the Landlord's reasonable legal and administrative costs in

considering the application; and

(e) Such other information as the Landlord may reasonably require.

12.3. The Landlord's consent, if given, shall be subject to the following conditions:

(a) The assignee or subtenant shall enter into a direct covenant with the
Landlord to observe and perform all the terms and conditions of this
Agreement;

(b) The Tenant shall remain fully liable for the performance of all obligations
under this Agreement notwithstanding any assignment or subletting;

(c) The rent payable under any sublease shall not exceed the Monthly Rent
payable under this Agreement; and
 (d) Any assignment or subletting shall be documented by way of a deed of
assignment or sublease in a form approved by the Landlord.

12.4. The Landlord may impose such additional reasonable conditions for consent as the
Landlord deems fit, including but not limited to requiring guarantees from the
assignee or subtenant.

12.5. Any assignment, subletting, or other dealing carried out without the Landlord's
consent or in breach of this Clause shall constitute a Default and shall be null and
void.

12.6. The Landlord shall not be obliged to give reasons for withholding consent and the
Landlord's decision shall be final.

13. Default and Termination

13.1. Events of Default by Tenant. The Tenant shall be deemed to be in Default if:

(a) the Tenant fails to pay the Monthly Rent or any other sum due under this
Agreement within seven (7) days after the due date;

(b) the Tenant breaches any of the covenants, terms or conditions contained in
this Agreement and fails to remedy such breach within fourteen (14) days
after receiving written notice from the Landlord;

(c) the Tenant abandons the Premises or ceases to carry on business at the
Premises for a continuous period exceeding thirty (30) days without the
Landlord's prior written consent;

(d) the Tenant becomes bankrupt or insolvent or enters into any arrangement or
composition with creditors;

(e) the Tenant assigns or transfers this Agreement or sublets the Premises
without the Landlord's prior written consent;

(f) the Tenant uses the Premises for purposes other than the Permitted Use
without the Landlord's prior written consent.
13.2. Landlord's Remedies upon Tenant's Default. Upon the occurrence of any Default
by the Tenant, the Landlord may:

(a) terminate this Agreement by giving fourteen (14) days' written notice to the
Tenant;

(b) re-enter and repossess the Premises immediately without prejudice to any
other rights or remedies;

(c) forfeit the Security Deposit and apply it towards any outstanding amounts
due;

(d) exercise the right of distress over the Tenant's goods and chattels found on
the Premises;

(e) claim damages for breach of contract and all costs incurred in re-letting the
Premises.

13.3. Events of Default by Landlord. The Landlord shall be deemed to be in Default if:

(a) the Landlord materially breaches any of its obligations under this
Agreement and fails to remedy such breach within thirty (30) days after
receiving written notice from the Tenant;

(b) the Landlord interferes with the Tenant's quiet enjoyment of the Premises
without lawful justification.

13.4. Tenant's Remedies upon Landlord's Default. Upon the occurrence of any Default
by the Landlord, the Tenant may:

(a) terminate this Agreement by giving thirty (30) days' written notice to the
Landlord;

(b) withhold rent until the Default is remedied, provided such withholding is
proportionate to the breach;

(c) claim damages for any losses suffered as a result of the Landlord's Default.

13.5. Automatic Termination. This Agreement shall automatically terminate upon:

 (a) the expiry of the Term;

(b) the destruction of the Premises by fire, flood, or other Force Majeure event
rendering the Premises unusable;

(c) compulsory acquisition of the Premises by any government authority.

13.6. Obligations upon Termination. Upon termination of this Agreement:

(a) the Tenant shall immediately vacate the Premises and surrender possession
to the Landlord in good condition;

(b) the Tenant shall remove all moveable property and restore the Premises to
its original condition;

(c) all unpaid rent and other charges shall become immediately due and
payable;

(d) the Landlord shall refund the Security Deposit less any lawful deductions
within sixty (60) days.

13.7. Survival of Obligations. The provisions relating to payment of outstanding

amounts, restoration of the Premises, and indemnification shall survive termination
of this Agreement.

14. Renewal Options

14.1. Subject to the Tenant having duly performed and observed all the terms, covenants
and conditions contained in this Agreement and not being in Default at the time of
exercising the renewal option, the Tenant shall have the option to renew this
Agreement for a further term of [RENEWAL TERM] years upon giving not less
than [NOTICE PERIOD] months' written notice to the Landlord prior to the Expiry
Date.

14.2. The Landlord shall not unreasonably withhold consent to such renewal provided
that:
 (a) The Tenant is not in breach of any terms of this Agreement at the time of
requesting renewal;

(b) The Tenant has paid all rent and other monies due under this Agreement;

(c) The Tenant agrees to execute a new tenancy agreement incorporating any
reasonable amendments to the terms and conditions as may be required by
the Landlord.

14.3. The Monthly Rent for the renewal term shall be subject to review and shall be
determined by mutual agreement between the parties, or failing agreement, by an
independent licensed valuer appointed jointly by the parties at their joint cost.

14.4. In the event the parties cannot agree on the Monthly Rent for the renewal term
within [NEGOTIATION PERIOD] days from the Tenant's notice of renewal, either
party may refer the matter to a licensed valuer whose decision shall be final and
binding.

14.5. The Security Deposit for the renewal term may be adjusted to reflect any increase in
the Monthly Rent and shall be paid before commencement of the renewal term.

14.6. All other terms and conditions of this Agreement shall remain unchanged unless
otherwise mutually agreed in writing by the parties.

14.7. If the Tenant fails to give the required notice for renewal or fails to comply with the
renewal conditions, this Agreement shall terminate on the Expiry Date without
further notice.

15. Notices

15.1. All notices, demands, requests and other communications required or permitted to be
given under this Agreement shall be in writing and in the English language or
Bahasa Malaysia.

15.2. Any notice may be served on the parties at the following addresses:

(a) LANDLORD: [LANDLORD ADDRESS]

 (b) TENANT: [TENANT ADDRESS]

15.3. Notices may be served by any of the following methods:

(a) Personal delivery to the party or an authorised representative during

Business Hours

(b) Registered post or courier service with acknowledgment of receipt

(c) Email transmission to the agreed email addresses, provided confirmation of

receipt is obtained

(d) Affixing the notice in a conspicuous place at the Premises if personal

service cannot be effected after reasonable attempts

15.4. Any notice shall be deemed to have been duly served:

(a) If delivered personally, upon delivery

(b) If sent by registered post, seventy-two (72) hours after posting

(c) If sent by email, upon receipt of delivery confirmation during Business

Hours on a Working Day

(d) If affixed at the Premises, twenty-four (24) hours after affixing

15.5. Either party may change its address for service by giving fourteen (14) days' written
notice to the other party in accordance with this clause.

15.6. Any notice served on a non-Working Day or outside Business Hours shall be
deemed served on the next Working Day.

16. Dispute Resolution

16.1. The parties shall first attempt to resolve any Default or dispute arising out of or in
connection with this Agreement through direct negotiation and discussion in good
faith within thirty (30) days of the dispute arising.
16.2. If the dispute cannot be resolved through direct negotiation under clause 16.1, either
party may refer the matter to mediation before a mediator to be mutually agreed
upon by the parties within fourteen (14) days of the failure of negotiations.

16.3. The costs of mediation shall be borne equally by both parties unless otherwise
agreed by the mediator.

16.4. If mediation fails or either party refuses to participate in mediation, the dispute shall
be referred to and finally resolved by the courts of Malaysia having competent
jurisdiction.

16.5. The parties hereby submit to the exclusive jurisdiction of the Malaysian courts and
agree that any legal proceedings shall be commenced in the court nearest to the
location of the Premises.

16.6. This Agreement shall be governed by and construed in accordance with the laws of
Malaysia, including but not limited to the Contracts Act 1950, Specific Relief Act
1950, and any other applicable legislation.

16.7. Any notice of dispute must be served in accordance with the notice provisions
contained in this Agreement and must specify in reasonable detail the nature of the
dispute and the remedy sought.

16.8. Nothing in this clause shall prevent either party from seeking urgent interlocutory
relief from the courts where circumstances require immediate action to prevent
irreparable harm.

17. Governing Law

17.1. This Agreement shall be governed by and construed in accordance with the laws of
Malaysia.

17.2. The parties hereby submit to the exclusive jurisdiction of the Malaysian courts for
the determination of any dispute arising out of or in connection with this
Agreement.

17.3. The parties shall comply with all applicable Malaysian laws, regulations, by-laws,
and statutory requirements including but not limited to the Contracts Act 1950, Civil
 Law Act 1956, and any relevant state enactments relating to property and tenancy
matters.

17.4. Where any provision of this Agreement conflicts with any mandatory provision of
Malaysian law, the mandatory provision shall prevail to the extent of such conflict.

17.5. Any legal proceedings arising from this Agreement shall be conducted in the
English language or Bahasa Malaysia as determined by the relevant court.

17.6. The parties acknowledge that they have entered into this Agreement with full
knowledge of their rights and obligations under Malaysian law.

18. Miscellaneous Provisions

18.1. Entire Agreement: This Agreement constitutes the entire agreement between the
parties and supersedes all prior negotiations, representations, warranties,
understandings and agreements relating to the subject matter hereof, whether written
or oral.

18.2. Amendments: No amendment, modification or variation of this Agreement shall be

effective unless made in writing and signed by both parties.

18.3. Severability: If any provision of this Agreement is held to be invalid, illegal or

unenforceable, the validity, legality and enforceability of the remaining provisions
shall not be affected or impaired thereby, and such provision shall be deemed
modified to the minimum extent necessary to make such provision valid, legal and
enforceable.

18.4. Waiver: No waiver by either party of any breach of any provision of this Agreement
shall constitute a waiver of any subsequent breach of the same or any other
provision, nor shall any delay or omission on the part of either party to exercise any
right, power or remedy constitute a waiver thereof.

18.5. Binding Effect: This Agreement shall be binding upon and inure to the benefit of
the parties hereto and their respective heirs, successors, personal representatives and
permitted assigns.
18.6. Time of Essence: Time shall be of the essence in respect of all dates, times and
periods specified in this Agreement.

18.7. Counterparts: This Agreement may be executed in separate counterparts, each of

which shall constitute an original and all of which, when taken together, shall
constitute one agreement.

18.8. Further Assurance: Each party shall execute and deliver such further documents
and perform such further acts as may be reasonably required to carry out the
provisions and intent of this Agreement.

18.9. Currency: All monetary amounts specified in this Agreement are in Malaysian
Ringgit (RM) unless otherwise stated.

18.10. Costs and Expenses: Each party shall bear its own legal and other professional
costs and expenses incurred in connection with the preparation, negotiation and
execution of this Agreement.

18.11. Headings: The headings in this Agreement are for convenience only and shall not
affect the interpretation of any provision hereof. IN WITNESS WHEREOF the
parties hereto have executed this Agreement on the day and year first above written.

LANDLORD:

_________________________ Date: [DATE][LANDLORD NAME]

NRIC/Passport No: [LANDLORD IC NUMBER]

In the presence of:

_________________________ Date: [DATE]

Witness

Name: [WITNESS NAME]

NRIC No: [WITNESS IC NUMBER]

TENANT:
_________________________ Date: [DATE][TENANT NAME]

NRIC/Company Registration No: [TENANT IC/REGISTRATION NUMBER]

In the presence of:

_________________________ Date: [DATE]

Witness

Name: [WITNESS NAME]

NRIC No: [WITNESS IC NUMBER]

1. Schedule 1

1.1. The Premises consists of a shop unit bearing Unit No. [UNIT NUMBER] situated on
the [FLOOR LEVEL] of the building known as [BUILDING NAME] located at
[PROPERTY ADDRESS], [CITY], [STATE], Malaysia.

1.2. The Premises has a built-up area of approximately [FLOOR AREA] square
feet/metres and a frontage of approximately [FRONTAGE WIDTH] feet/metres
facing [DIRECTION/STREET NAME].

1.3. The Premises is held under [TITLE TYPE] Title No. [TITLE NUMBER] registered
in the name of [REGISTERED OWNER] at the [LAND REGISTRY OFFICE].

1.4. The Premises comprises the following areas and facilities:

(a) Main shop area of approximately [MAIN AREA] square feet/metres

(b) Storage/back room area of approximately [STORAGE AREA] square

feet/metres

(c) [NUMBER] toilet facilities

(d) Entrance and display frontage

1.5. The Premises includes the following fixtures and installations:

(a) Electrical wiring and power points

 (b) Lighting fixtures

(c) Air-conditioning system (if applicable)

(d) Water supply and drainage connections

(e) Telephone/internet connection points

1.6. The Premises is bounded by:

(a) On the front: [BOUNDARY DESCRIPTION]

(b) On the back: [BOUNDARY DESCRIPTION]

(c) On the left: [BOUNDARY DESCRIPTION]

(d) On the right: [BOUNDARY DESCRIPTION]