A trade fixture is an item attached to leased premises by a business tenant for the purposes of its trade, such as machinery, display units or specialised fittings, which the tenant is generally entitled to remove at the end of the lease. The concept arises mainly in landlord and tenant law and real estate practice, and is derived from case law rather than detailed statutory definition in England and Wales, Scotland, Northern Ireland or Ireland.The key legal distinction is between landlord’s fixtures, which form part of the heritable or real property and belong to the landlord, and tenant’s trade fixtures, which remain the tenant’s property despite annexation, provided removal does not cause significant damage and any damage is made good.Trade fixtures are particularly relevant in commercial leases (for example, retail, industrial or hospitality premises) when negotiating repairing obligations, reinstatement, dilapidations and fit-out provisions. Across the UK and Ireland, the underlying principles are broadly consistent, though Scots law frames the analysis in terms of accession to heritable property and separate tenancies of fixtures. Careful drafting is often used to clarify whether particular installations are intended to be trade fixtures and who bears the cost of removal.