Signing a commercial lease in Brisbane marks an exciting milestone for any growing business but it also brings serious insurance responsibilities. Most Queensland leases include mandatory insurance clauses, and overlooking them could lead to expensive breaches or unexpected losses.
This guide explains the key types of insurance every Brisbane tenant should secure before taking possession of their premises, plus a quick checklist to help you stay compliant.
Why Insurance Matters for Tenants
In most commercial leases, the tenant must safeguard their business operations, assets, and legal liabilities, while the landlord’s policy generally covers the building itself. The exact split of responsibilities, however, depends on the lease, so reading it carefully is essential.
Brisbane businesses also face regional risks such as flooding and storm damage. Your location can directly influence which policies and coverage limits you’ll need.
Core Insurance Policies for Brisbane Tenants
1. Public Liability Insurance
Almost always required, this protects you if a customer, supplier, or visitor is injured or suffers property damage at your premises. Tip: Most Brisbane landlords require at least $20 million in public liability coverage.
2. Property and Contents Insurance
The landlord’s policy won’t cover your stock, equipment, or fit-out. You’ll need your own contents insurance to protect against fire, theft, vandalism, or storm damage and make sure to include flood cover if your business is in a low-lying area near the river.
3. Business Interruption Insurance
If your premises become unusable after an insured event (like fire or flood), this policy replaces lost income and helps pay ongoing costs such as rent and wages. It’s especially valuable in Brisbane, where severe weather can disrupt operations.
4. Glass Insurance
Tenants are often responsible for external and internal glass, including windows and partitions. This cover protects you from the cost of accidental breakage or vandalism.
5. Fit-Out and Improvements Insurance
If you’ve invested in your own shop or office fit-out, ensure it’s properly covered. Some leases even require tenants to insure all installed internal structures.
6. Workers’ Compensation Insurance
Under Queensland law, any business employing staff must hold a WorkCover Queensland policy to protect against workplace injuries or illnesses.
Brisbane-Specific Considerations
- Flood and Storm Risk: Many areas along the Brisbane River and flood plains carry elevated weather risks so always confirm your policy includes flood cover as flood cover is not standard under a business package policy which is quite the opposite of home insurance, where it’s almost automatically included.
- Lease Compliance: Landlords often require a certificate of currency for each mandatory policy before handing over the keys with the landlord listed as an interested party.
- Shared Premises: If you’re in a shopping centre or shared complex, check that your policy meets the landlord’s requirements for communal areas and indemnity limits.
- Local Regulations: Ensure your policies align with Queensland Work Health and Safety and WorkCover obligations.
Business Package Insurance which is Broader Protection for Growing Businesses
Beyond the basics under a lease requirement which might only request public liability and glass cover only, a Business Package Insurance which combines multiple covers under one policy providing convenience and comprehensive protection. Morgan Insurance Brokers can help you tailor a package that fits your industry, size, and lease obligations.
Here are some key inclusions:
Theft and Burglary Cover
Protects your business contents, stock, and equipment against theft or attempted theft, including forced entry damages.
Money Insurance
Covers cash or negotiable documents lost or stolen from your business premises, in transit, or temporarily stored at home or the bank.
Machinery Breakdown
Ideal for cafes, restaurants, or workshops as it covers the cost of repairing or replacing essential machinery or refrigeration units that fail unexpectedly.
Electronic Equipment Insurance
Protects computers, POS systems, and other electronic devices from breakdown or damage.
General Property (Portable Equipment) Insurance
Covers tools, laptops, and other portable business items anywhere in Australia, not just at your leased premises.
Management Liability
Safeguards business owners and directors against claims of mismanagement, unfair dismissal, or regulatory breaches.
Cyber Insurance
Provides financial protection from cyber attacks, data breaches, and online fraud, essential for modern Brisbane businesses.
How Morgan Insurance Brokers Helps
For many new Brisbane businesses, navigating lease insurance can feel overwhelming. Morgan Insurance Brokers simplifies the process by helping tenants:
- Review lease insurance clauses and identify exact coverage requirements.
- Compare policies from trusted Australian insurers to find the right fit for their industry.
- Arrange certificates of currency for landlords quickly and accurately.
- Tailor protection for specific business types, from retail and hospitality to professional services and trades.
Their expert guidance helps new tenants move into their premises confidently, knowing every insurance box is ticked before they open their doors.
Final Takeaways
- Partner with a local broker who understands Queensland’s leasing and insurance landscape.
- Read your lease carefully — don’t assume the landlord’s policy protects your interests.
- Renew your policies annually and keep copies of certificates ready for audits.
- Tailor your cover to your industry’s unique risks and regulatory requirements.
