Commercial Build-Outs: What to Know Before You Sign the Lease

At JASPER, we design and build custom, high-end workspaces that reflect your brand, values, and long-term goals. But a successful commercial build-out doesn’t start when the hammer swings, it starts with asking the right questions before you sign the lease.

Here’s what every business owner, tenant, or property manager should consider when evaluating a commercial space for their business that they know they want to renovate.

1. Know What You're Really Getting

Not all lease spaces are created equal and not all landlords are upfront about what’s included. Before you commit, confirm the condition and availability of key mechanical systems:

• HVAC (including age, capacity, and efficiency)
• Plumbing (especially if your build-out needs restrooms, kitchens, or water stations)
• Electrical panels and capacity
• Fire suppression and sprinkler systems

Missing, outdated, or undersized infrastructure can drastically increase your build-out budget. When in doubt, have your builder walk the space with you before you sign.

2. Negotiate the Right Way

Once you know what’s missing or outdated, you’ll have more leverage at the negotiating table. Many landlords are open to tenant improvement allowances (TIAs) or landlord-delivered work, especially for core systems that remain with the building.

At JASPER, we often support clients before lease execution to:

• Flag costly unknowns
• Recommend what should be landlord-funded
• Protect your investment with clear lease language

Don’t go into lease negotiation blind, bring your builder with you.

3. Plan for Bathrooms and Building Access

One of the most overlooked aspects of a build-out? Bathrooms and accessibility.

Ask early:

• Will you need private restrooms?
• Are shared or common-area restrooms available (and acceptable to your team)?
• How will employees, clients, and deliveries access your space?

Ingress and egress (how clients and staff enter your building) matter, especially for businesses that rely on foot traffic, parking visibility, or secure access.

4. Understand Exterior Signage and Visibility

That beautiful storefront or suite number won’t help much if no one can find you.

• What kind of exterior signage is allowed?
• Are there restrictions based on building guidelines, local zoning, or landlord rules?
• Can signage be seen from the street or parking lot?

Visibility is part of your brand. Make sure your lease doesn’t limit how you show up to the world.

5. Account for ADA Compliance

Accessibility isn’t optional. It’s required.

From elevators and ramps to door widths and restroom layouts, your space needs to meet ADA standards for commercial use.

Check for:

• Street-level access or a compliant path to your entrance
• Elevator access to multi-story spaces
• Bathrooms that meet spacing, fixture, and height regulations

ADA upgrades can be expensive and time-consuming. Knowing what’s missing up front helps you plan accordingly.

6. Start Early with the Right Team

Your space is more than square footage, it’s a long-term reflection of your brand. To get it right, engage your design-build team early.

At JASPER, our integrated approach helps clients:

• Spot hidden issues before they sign a lease
• Clarify total build-out costs and timelines
• Maximize space function, aesthetic value, and long-term flexibility

Starting early means fewer surprises, faster timelines, and a workspace built to perform from day one. See our commercial builds page to see what’s next. 

Build Smart Before You Build Beautiful

The right space is about more than location. It’s about visibility, infrastructure, functionality and a team that helps you evaluate it all before you commit.

We help businesses turn raw commercial space into high-performance environments that look as good as they work. If you're considering a new lease, bring us in early, we’ll help you make every square foot count.

Ready to plan your build-out with confidence? Contact JASPER and let’s walk the space before you sign on the dotted line.