Use and zoning

Start here, because nothing else matters if the answer is no.

  • Is your specific business type a permitted use at this address?
  • Was the previous tenant the same use class? If not, a change of use may be required, which adds review time and can trigger upgrade requirements.
  • Are there strata bylaws or landlord restrictions on hours, noise, venting, or signage?

What the shell actually gives you

Ask what condition the space is delivered in, and get it in writing. Terms like "as is" and "base building" mean different things to different landlords.

  • Electrical: panel amperage, available circuits, and whether a service upgrade is needed
  • Plumbing: existing rough-in locations, and how far new fixtures would be from a stack
  • HVAC: existing units, their age, and whether capacity suits your use
  • Venting: whether exhaust can reach the roof, and whether you have the right to penetrate it
  • Washrooms: existing, and whether they meet accessibility requirements for your occupancy
  • Ceiling height and structure, especially if you need equipment, mezzanine, or heavy loads

Ask who owns the improvements at the end of the term, and whether you're required to restore the space to its original condition. Restoration obligations are a real cost that people discover years later.

Splitting the work

Get the tenant improvement allowance and scope split documented specifically:

  • What base building work is the landlord doing, and by when?
  • Is there a TI allowance, and is it paid up front or as reimbursement after completion?
  • Who pays for permit fees, and for any code upgrades triggered by your work?
  • Does the landlord require approval of your drawings, and how long does that take?
  • Is there a free-rent fit-out period, and does it start at possession or at permit issuance?

Timeline realities

Rent usually starts before you open. The gap between possession and opening is permit review, construction, inspection, and licensing. If the lease gives you a fit-out period, check whether it's long enough for a permit to be reviewed, not just for construction to be done.

Before you commit

Walk the space with a contractor and, for anything structural or mechanical, a designer or engineer. An hour on site before signing routinely saves far more than it costs. What you want out of that visit is not a precise quote, it's a realistic range and a list of the unknowns that could move it.

Common questions

What is a tenant improvement allowance?

It is money a landlord contributes toward fitting out a commercial space for your business. The important details are the amount, whether it is paid up front or reimbursed after completion, and exactly which scope it covers.

Who pays for code upgrades triggered by my renovation?

This is negotiated and should be written into the lease. Renovation work can trigger requirements such as accessibility or fire safety upgrades, and if the lease is silent on who pays, the tenant often ends up carrying it.

Should I have a contractor look at a commercial space before signing a lease?

Yes. The goal is not a precise quote but a realistic cost range and a list of unknowns, such as electrical capacity, venting routes, and plumbing distances, that could significantly change what it costs to open.

This guide is general information for Metro Vancouver and the Fraser Valley, not legal advice or a substitute for your municipality's building department. Requirements vary by city and by project.