Signing a lease is the start of the clock. Rent-free periods are short, and every week the space is not open is a week of rent without revenue. This checklist covers what to do, and in what order.
Before you sign
- Confirm the zoning allows your use
- Ask what base-building services are available: electrical capacity, HVAC, plumbing, sprinklers and washrooms
- Read the landlord's work letter and understand what is landlord work and what is tenant work
- Check the tenant improvement allowance and how and when it is paid
- Have a contractor walk the space and give you a budget range
Design and pricing
- Engage a designer and agree on a layout that suits your operations
- Coordinate IT, security, furniture and equipment requirements early
- Get landlord approval of the design
- Price the work against real trade numbers, and carry a sensible contingency
Permits and long-lead items
Most fit-outs that add walls, plumbing or HVAC need a building permit, and a change of use always triggers review. Submit a complete application, and while it is under review, order long-lead items such as rooftop units, kitchen equipment and custom millwork.
Construction
- Confirm the landlord's construction rules: hours, deliveries, elevator use and insurance
- Provide WSIB clearance and insurance certificates as the landlord requires
- Agree on a schedule built backward from your opening date
- Hold weekly progress meetings and keep decisions moving
Closeout and opening
- Final building inspections, plus fire and public health inspections where they apply
- Deficiency walk-through and completion
- Training on new systems, and warranty documents
- Updated drawings for your records and the landlord's
Talk to usThe fastest build-outs start before the lease is signed. If you are considering a space, we can review it with you and flag costs and risks before you commit.
This article is general information, not legal or professional advice. Requirements change, so confirm details with the relevant authority or your advisors.
