TENANCY AGREEMENT

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BETWEEN



..

[LANDLORD]


AND




[TENANT]





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DEMISED PREMISES:



.


___________________________________________________________________

TENANCY AGREEMENT


THIS AGREEMENT is made the day and year as stated in Section 1 of First Schedule hereto between the
party more particularly described in Section 2 of the First Schedule hereto (hereinafter called 'the
Landlord') of the one part and the more particularly described in Section 3 of the First Schedule hereto
(hereinafter called ' the Tenant') of the other part.


WHEREAS

The Landlord is the registered proprietor and/or beneficial owner of the premises described in Section 1
of the Second Schedule hereto (hereinafter referred to as 'the Demised Premises')


NOW IT IS HEREBY AGREED as follows:

1. The Landlord hereby let and the Tenant hereby takes on the Tenancy of the Demised Premises for the
period specified in Section 2 of the Second Schedule hereto
commencing on the date specified in Section 4 of the Second Schedule hereto.


2. The Tenant shall pay to the Landlord the agreed rental as specified in Section 5 of the Second
Schedule hereto for the Demised Premises payable in advance upon signing of the Agreement and
thereafter within the 7th day from the date rental is due subject to the terms and conditions hereinafter
contained.


3. Upon the execution of this Agreement, the Tenant shall pay to the Landlord a deposit as specified in
Section 6 of the Second Schedule hereto as security for the due observation and performance by the
Tenant of the stipulations terms and conditions of this tenancy. The said deposit shall be maintained of
this figure during the term of this tenancy and shall not be deemed to be or treated as payment of rent
and the same shall be returned to the Tenant on the expiration of the term of the tenancy without
interest thereon and less such sum or sums as may then be found to be payable to the Landlord
including costs of repairs, replacements or damage to the Demised Premises.


4. The Tenant covenants and undertakes with the Landlord as follows:

a) To pay to the Landlord the reserved rent promptly and without default in the manner aforesaid.

b) To pay or otherwise to reimburse and indemnify the Landlord for all charges and dues in respect of
water and electricity consumed, Indah Water and also for other public authority charges levied by the
Local Authority or other competent authority payable in respect of the said Demised Premises.

c) At the Tenant's expense at all times to keep the said Demised Premises in good and tenantable repair
and sanitary condition throughout the said term and any renewal thereof, fair wear and tear damage by
fire not through the acts' omissions of the Tenant, storm tempest or act of God excepted.

d) Not without the consent in writing of the Landlord first obtained, such consent not to be
unreasonably withheld, to erect or permit or suffer to be erected any new structure on the Demised
Premises or make or permit or suffer to be made any alteration or addition to the Demised Premises
PROVIDED ALWAYS any alterations or additions made with the written consent of the Landlord shall be
at the Tenant own expense and shall comply with the laws and bylaws and regulations in relation hereto
and all damage cause thereby shall be made good by the Tenant and upon the determination of the
tenancy hereby created if so requested by the Landlord to restore the Demised Premises to its original
state and condition at the expense of the Tenant.

e) Not by itself, agent, sub-tenant or occupier to dispose of any dirt, rubbish, rags or other refuse into
the sinks, lavatories, cisterns waste or soil pipes in the Demised Premises which may cause any blockage
or damage to the main
sewerage system and all costs for any necessary repairs through breach of this covenant shall be borne
by the Tenant.

f) Subject to the nature of its business, not to do or permit to be done anything whereby the policy or
policies of insurance on the Demised Premises against damage by fire for the time being subsisting may
become void or voidable or whereby the rate of premium thereon may be increased and to repay the
Landlord on demand all sums paid by way of increased breach of this covenant any such payments made
or expenses incurred shall be added to the rent hereby reserved and be recoverable as rent.

g) That the Tenant hereby agrees the policy or policies of insurance as stated above will not cover any
loss to the Tenant's property and the Tenant further hereby agrees to indemnify the Landlord from any
such claims.

h) To use the Demised Premises solely and exclusively for the purpose as specified in Section 7 of the
Second Schedule.

i) Not to use the Demised Premised for any immoral or unlawful purposes.

j) Not to do or permit to be done on the Demised Premises anything which will or may infringe any of
the laws, bylaws or regulations made by the Government, Local council or any other competent
authority affecting the Demised Premises.

k) Upon the expiration or sooner determination of the term hereby created or any renewal thereof
peacefully to surrender and yield up to the Landlord the Demised Premises (vacant possession) in good
tenantable repair and condition (fair wear and tear damage by accident, fire and any other cause
beyond the Tenant's control only excepted).

l) During two months immediately proceeding the termination and/or
determination of the tenancy to permit, the Landlord to affix or display on the outside walls of the
Demised Premises a suitable notice that the Demises Premises are "TO LET" and to permit any person
with written authority from the Landlord and or the Landlord's agent at reasonable times of the day to
view the Demises Premises for the purpose of taking a tenancy thereof.

m) The Tenant hereby agrees to indemnify and keep indemnified the Landlord from and against all
claims, demands, writs, summons, actions, suit, proceedings, judgments orders, decrees, damages, costs,
losses and expenses of any nature whatsoever which the Landlord may suffer or incur in connection
with loss of life, personal injury and/or damage to property arising form or out of any occurrence in,
upon or at the Demised Premises or by the Tenant or by any of the Tenant's relatives, independent
contractors, agents, invitees or licensees.

n) The Tenant shall pay all disbursements and out of pocket expenses, stamp preparation and
completion of this Agreement.

o) The Tenant shall pay and make good to the Landlord all and every loss and damages whatsoever
incurred or sustained by the Landlord as a consequence of every breach or non-observance of the
Tenant's covenants herein contained.

p) Not to sublet or part with the possession of the Demised Premises or any part
thereof for any term whatsoever without the prior consent in writing of the Landlord first obtained.


5. The Landlord covenants and undertakes with the Tenant as follows:-

a) To pay all maintenance, service charges and all quit rent and assessment from time to time due in
respect of the Demised Premises.

b) Subject to Clause 3 hereof to repay to the Tenant without interest the said deposit at the termination
of this tenancy.

c) That of the Tenant shall duly pay the rent hereby reserved and perform and observe the terms of this
Agreement the Tenant shall during the tenancy have quiet enjoyment to the Demised Premises without
interruption by the Landlord or any person lawfully claiming under or in trust for them.

d) That of the Tenant shall duly pay the rent hereby reserved and perform and observed the terms of
this Agreement the Landlord hereby agrees and covenant not to determine and/or terminate this
Tenancy Agreement before the expiration or any renewal thereof.


6. PROVIDED ALWAYS AND IT IS HEREBY AGREED as follow:-

a) That if the rent hereby reserved or any part thereof shall be in arrears and unpaid for seven (7) days
after the same shall have become due (whether legally demanded or not) of if the Tenant shall make
default in the observance or performance of any of the terms conditions or covenants on its part herein
contained or if the Tenant shall have a receiving order made against it or shall make any arrangement
with its creditors by composition or otherwise or suffer any distress or attachment or execution to be
levied against its goods or if the Tenant for the time being as a company shall enter into liquidation
whether compulsory or voluntary (save for the purpose of reconstruction or amalgamation) or is for any
reason whatsoever prevented or disabled by governmental intervention to continue its business in
Malaysia then and in any of such cases it shall be lawful for the Landlord at any time thereafter to
reenter upon the Demised Premises or any part thereof in the name of the whole without notice, and
thereupon this tenancy shall absolutely determine but without prejudice to the right of action of the
Landlord in the respect of any breach of the covenants on the part of the Tenant herein contained.

b) Without prejudice to the rights, powers and remedies of the Landlord as otherwise provided in this
Agreement, the Tenant shall pay to the Landlord late payment charges by way of interest calculated
from day to day at the rate of two per centum (2%) per month on all money due but unpaid for seven (7)
days by the Tenant to the Landlord under this Agreement; such interest to be computed from the expiry
of the seven (7) days period allowed for the payment of such money until the date of payment in full
and to be recoverable in like manner as rental in arrears. The Tenant shall be responsible for all legal
fees incurred by the Landlord to enforce this clause.

c) If the Demised Premises shall during the currency of the term of this tenancy or any renewal thereof
the rendered useable or damaged through fire, storm, tempest act of God, subsidence of soil or by
reason of any other cause beyond the control of the Landlord then the rent hereby covenanted to be
paid or a fair proportion hereof according to the nature and extent of the damage sustained shall be
suspended until the Demised Premised shall again be rendered fit for use and PROVIDED ALWAYS THAT
THE TENANT AND THE LANDLORD HEREBY EXPRESSLY AGREE that the Landlord shall not in any way be
required by the Tenant to reinstate the Demised Premised or the building of which the Demised
Premises forms part or otherwise be liable to the Tenant to provide and or to pay for alternative
premises in any of the circumstances herein contained.

d) The Landlord shall have the right after the determination of the term hereby created to apply the
whole or any part of the said deposit towards payment to themselves or any arrears of rent due from
the Tenant towards the cost of repairs of the Demised Premises and all its fittings or fixtures therein
rendered necessary by the Tenant's default or towards the payment of any damages that may be
awarded to the Landlord against the Tenant for breach of any covenant on the Tenant's part herein
contained and subject thereto to refund the whole of the said deposit or the balance if any to the
Tenant.

e) Knowledge or acquiescence by the Landlord of any breach of any of the
conditions or covenants herein contained or any indulgence given by the Landlord shall not operate as
or be deemed to be waiver of conditions or covenants or any of them and notwithstanding such
knowledge or acquiescence on indulgence given the Landlord shall be entitled to exercise their rights
under this Agreement and to require strict performance by the
Tenant of the terms and conditions herein.

f) That this tenancy is for a fix period as specified in Section 2 of the Second
Schedule and either party has no right to an early terminate of this agreement.
Should the Tenant prematurely terminate this agreement before the expiry term hereby granted, then
the aforesaid deposits stipulated in Section 6 of the Second Schedule shall be absolute forfeited by the
Landlord.

g) If the Tenant shall be desirous of extending the terms of this tenancy hereby
created and shall have given to the Landlord notice in writing of such its intention at least TWO (2)
MONTHS before the expiration of the terms hereby created and if there shall not at the time of such
notice be any existing breach or non-observance of any of the covenants on the part of the Tenant
herein contained then the Landlord may grant to the Tenant a further term as specified in Section 3 of
the Second Schedule from the date of the expiration of the term created subject to the terms and
conditions and the rental to be re-negotiated and agreed upon by both parties.

h) Any notice required to be given under this tenancy shall be in writing and shall be sufficiently served
on the Tenant by sending the same at the Demised Premises and shall be sufficiently served on the
Landlord by sending the same by registered post addressed to the Landlord last at his address and shall
be deem to have been received by the addressee at the time when it ought in due course of post to be
delivered at the address to which it is sent.

7. a) The Tenant shall maintain and keep the whole of the interior and exterior of the Demised Premises
including the walls and all the Landlord's fixtures and fitting specified in but not limited to Inventory List
from Item A H and
partitions therein (if any), and all improvements and additions thereto by the
Landlord or the Tenant in good repair and condition (fair wear and tear excepted) throughout the term
hereby created and to yield up the same with the fixtures fitting partitions improvements and additions
thereto in such repair and condition as aforesaid on the expiration or sooner lawful determination of
this agreement.

8. In this Agreement unless there is something in the subject or context inconsistent with such
construction or unless it is otherwise expressly provided:-

i) Words importing the masculine gender include the feminine and neuter genders;
ii) Words applicable to human beings include any body of persons incorporate and
unincorporated;
iii) Words in the singular include the plural and vice versa;
iv) The expression, the "Landlord" includes its successors in title personal representatives,
administrators and assigns and the "Tenant" included its successors. This Agreement shall be binding
upon the legal representative successors in title and heirs of the Landlord and the Tenant.



IN WITNESS WHEREOF the parties hereto have hereunto set their hands the day and year first above
written.








SIGNED BY THE LANDLORD )
in the presence of: )
) ........................................................................
NAME: .
NRIC: .








SIGNED BY THE TENANT )
in the presence of: )
)...........................................................................
NAME: ..
NRIC: ..