Maryland Commercial Disclosures: Environmental & Zoning

Unlike residential properties, where Maryland law imposes strict, mandatory checklists of disclosures—most notably regarding lead paint, mold, and habitability—the commercial real estate landscape operates under the doctrine of caveat emptor (let the buyer/tenant beware).

Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. Commercial real estate transactions are complex. Always consult an attorney. Information last verified: March 2026.

Caveat Emptor (Tenant Beware)

In Maryland, a commercial landlord is not legally obligated to proactively disclose the overall condition of the property or highlight potential defects. The tenant is responsible for conducting their own rigorous due diligence before signing the lease constraint.

1. Environmental Hazards & Phase site Assessments

The most critical disclosure concern for commercial landlords and tenants involves environmental liabilities.

• Phase I Environmental Site Assessment (ESA): Maryland commercial lenders routinely require a Phase I before financing a property acquisition. If a tenant is leasing space with potential historical contamination (e.g., an old gas station, dry cleaner, or industrial site), they should negotiate an intensive environmental review period.
• Strict Liability: Under both state and federal law (like CERCLA), a tenant operating a business on contaminated land can be held strictly liable for multi-million dollar cleanups, even if they did not cause the original spill. Sophisticated leases include reciprocal indemnification clauses to allocate this risk.

2. Zoning and Permitted Use

It is entirely the tenant's responsibility to verify that the property is zoned for their intended business purpose.

• If a tenant signs a 10-year lease for a restaurant in Montgomery County, but later discovers the building is only zoned for light industrial warehousing, the lease is typically still valid and enforceable. The tenant will be liable for the total rent volume while being legally barred from operating.
• Sophisticated tenants negotiate a "cure or cancel" clause that allows them to terminate the lease, without penalty, if they fail to receive the necessary use-and-occupancy permits and zoning variances from the local municipality within 90 days of execution.

The Americans with Disabilities Act (ADA)

Compliance with the ADA is another area heavily negotiated in commercial leases. The law requires places of public accommodation (retail stores, restaurants, offices) to be accessible.

• A lease must allocate who is responsible, financially and structurally, for bringing the property into ADA compliance—whether it's installing a wheelchair ramp, retrofitting restrooms, or widening doorways. In newer NNN leases, the financial burden is frequently shifted entirely onto the tenant.