Majority of the tenancy agreements are favourable to landlord. So you need to modify the agreement if you think necessary. This may take some time to reach an agreement but can be beneficial in the long run. Company landlords will often have their own contract but a professional agency should also have a more tenant-friendly agreement template which, if possible, can be more advantageous to have agreed.
The agreement should be available in English and Chinese. However, where there is any contradiction between the two versions, the Chinese version shall prevail. So, you should have someone help you to ensure the English version is exactly what the Chinese version is saying.
You may need to register the agreement with the local housing bureau as this will provide some form of protection should any difficulties or disagreements arise during the tenancy agreement.