Leasing a new office space is a major commitment. It impacts your operations, your team, and your future flexibility. Whether you’re a startup or an established business looking to expand, the lease you sign today could shape your business for years to come.

Before putting pen to paper, make sure you’ve considered these ten essential questions. Many of them have direct implications for your office fit-out and long-term functionality.

1. Is the Lease Term Right for Your Business Plan?

How long is the lease, and does it align with your growth goals? Some landlords may offer flexibility through break clauses. Others might lock you into longer commitments. Think about where your business could be in three to five years, and whether the lease allows you to adapt.

2. What Fit-Out Works Are Permitted, and Who Pays?

Does the lease allow for the level of customisation you need? Some landlords provide Cat A fit-outs, while others expect tenants to handle Cat B or beyond. Clarify all responsibilities around fit-out works and reinstatement clauses. Surprises at the end of your lease can be costly.

3. Are There Any Hidden Costs?

freetrade exchange office refurbishment
Manchester Trinity fit out for Swiss Life
Beyond rent, consider service charges, insurance contributions, utilities, and maintenance fees. Fit-out costs, IT setup, and moving expenses can also add up. Ask for a full breakdown of outgoings and ensure your budget covers both upfront and ongoing expenses.

4. What Are the Repair and Maintenance Obligations?

Leases often include clauses placing full responsibility for repairs on the tenant. These are called “full repairing and insuring” (FRI) leases. Understand exactly what is expected, especially in older buildings that may require upgrades.

5. Is the Space Suitable for Your Fit-Out Vision?

Assess whether the layout supports your desired working model. Does it allow for collaboration, focused work, and flexibility? Check for any structural limitations that could impact your fit-out or restrict installation of furniture and equipment. Involving a fit-out expert early can prevent future issues.

6. Is the Building Future-Proofed and Sustainable?

Sustainability is now a key business priority. Ask about the building’s energy performance rating (EPC), BREEAM or SKA certification, and the presence of recycling facilities. Energy-efficient systems help reduce running costs and support your environmental goals.

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flexible office space

7. Is the Location Right for Staff and Clients?

Choose a location that balances accessibility, nearby amenities, and brand presence. Is public transport easily available? Are there cafés, gyms or green spaces close by? A well-located office helps with recruitment, retention and client satisfaction.

8. What Are the Exit Clauses and Dilapidations?

What happens if you outgrow the space early? Can you sublet or assign the lease? Is there an option to renew? It’s vital to understand your exit strategy and any costs involved in restoring the space to its original condition at the end of the lease.

9. Who Manages the Building, and What Is the Service Like?

Good management makes daily office life easier. Ask about building services such as cleaning, repairs and security. Is there a clear process for reporting faults? A responsive management team reduces disruption and helps staff stay productive.

office fit out from adt workplace
Signing a New Office Lease

10. Have You Taken Professional Advice?

Commercial leases are complex. Always engage a solicitor and property expert to review the lease terms. A workplace consultant or fit-out specialist can also provide guidance on layout, compliance, and hidden risks.

Final Thoughts

Signing a new office lease is not just about securing space. It’s about shaping the future of your business. By asking the right questions at the outset, you’ll reduce risk and set the foundations for a space that supports your people and goals.

At ADT Workplace, we guide clients through every stage — from planning and lease reviews to full fit-outs. Speak to our experts to ensure your new office works for you, today and tomorrow.

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