Architecture, Commercial, Interior Design, Landscape Architecture
Pre-Leasing Considerations for Your Commercial Space
Finding the right commercial space for your business can feel overwhelming. Board & Vellum’s pre-leasing consulting helps businesses uncover hidden risks, evaluate tenant improvement budgets, and explore design opportunities before signing a lease — turning uncertainty into clarity and setting the stage for long-term success.
February 12, 2026
There are a lot of empty commercial spaces in Seattle right now, and for a business looking for a new home, the options can be overwhelming.
Any business thinking about relocating or opening a new location has a lot to consider when touring a new space. The process, most often with a broker working alongside you, can feel like a leap into the unknown.
An excellent team of architects, interior designers, and even landscape architects can help you make an informed decision as you find a new home for your business.
Pre-leasing services are your secret weapon when identifying a new location for your business.
One of the most valuable services Board & Vellum provides is hourly, pre-leasing consulting. Bringing our team in early can help you better understand the risks associated with any potential space before you sign a lease.
Risks, after all, are the name of the game in real estate, and the more of them you can uncover, the fewer surprises (and fewer budget headaches) you’ll face later. So, what should you be thinking about? Here are the key considerations you should think about before you sign a commercial lease.
Necessary Upgrades Required by Code and Jurisdiction
This is often the biggest unknown. Seattle is working to reduce red tape, but older spaces still come with plenty of quirks, especially around mechanical systems. With pre-leasing services, we dig into what’s hiding behind those walls so you don’t end up budgeting for champagne and finding out you can only afford tap water.
What a Tenant Improvement (TI) Allowance Will Really Get You
A broker can tell you what TI allowance is typical for the market, but an architect can help you figure out whether that allowance stretches far enough to cover your needs. Existing conditions can eat into that budget fast, and no one wants their “dream space” downgraded to “well, at least the lights work.”
Design Opportunities
Your commercial space is more than just four walls; it’s the home of your business and a reflection of your brand. A thoughtful design can make it a place you’re proud of, and one that draws in customers. Good design won’t replace a good product or service, but it can make both shine brighter.
Access to the Outdoors
In Seattle, a connection to the outdoors can mean everything from operable windows to rooftop decks to a simple patio for outdoor seating. It’s not just about aesthetics. Having that connection can improve customer experience and employee well-being. After all, nothing boosts a mood in Seattle like a quick sun break. Landscape architects can be key to finding opportunities for addressing the outdoor aspects of your project.
Rules and Opportunities for Signage
A space may look great inside, but if you can’t tell the world you’re there, it’s a missed opportunity. Codes and landlord restrictions can limit what kinds of signage you’re allowed to put up. We’ll help you understand the possibilities, so your business doesn’t get hidden behind a “for lease” banner next door.
Visibility
Of course, you’ll think about how visible your storefront is, but future adjacent developments can sometimes block access or hide you behind construction staging. It’s a bit like buying front-row tickets only to find out there’s a giant support column in your sightline.
Sounds and Smells
Your neighbors matter. A café might smell great to some, but too much espresso aroma could be distracting. Conversely, a noisy bar might keep your team from ever hearing a Zoom call. One of the previous Board & Vellum offices smelled horribly of garlic from a nearby eatery and I don’t think we’ll ever forget that one. Taking a moment to explore your senses before you lease can save you a huge headache later.
Testing to Make Sure Everything Fits
Getting the chance to do several test fits of the space before you sign a lease ensures you can get something that meets code and your programmatic needs. We can quickly assess how things will fit in a space and enable your future landlord to better understand what tenant improvement costs might really be required to help sweeten your financial position.
Access and Logistics
Deliveries, parking, and accessibility are often overlooked until the first moving truck arrives and can’t fit down the alley. As yourself, are there spots for your patrons to quickly pull over and grab some food to-go, or pick up a package they ordered online? Don’t assume you can change the parking in front of your space without doing the research! Think of this as planning your space for everyday operations, not just day one.
Growth Potential
Is there room to expand within the same building or complex? Moving again too soon is the business equivalent of buying a kid new shoes that fit perfectly. It’s great for about six weeks, then everyone is feeling the pinch. Seeing as how I have two growing boys, and constantly find myself in this situation, this one is at the top of my mind.
Natural Light and Comfort
Windowless spaces drain energy, while drafty or overheated interiors become daily battles. We can help you understand whether design can fix these issues or if they’ll forever be part of the lease package. Mechanical systems will likely be part of your costs with current codes, so you want to make sure you end up with a comfortable space.
Future-Proofing Technology
A modern business requires modern infrastructure. Outdated electrical or data systems might not support your needs and upgrading them can be a giant cost depending on what’s already in place. Nobody wants to spend their tenant improvement allowance on a costly upgraded electrical service instead of furniture.
Commercial Kitchens
If your business involves food service, the rules around cooking are critical. Without a Type 1 hood, you’ll be restricted to things like reheating or cold prep. Think paninis and salads, not burgers and fries. Adding a Type 1 hood can be expensive and sometimes impossible depending on the building. It’s better to know this early, rather than after you’ve promised your investors a wood-fired pizza oven.
Choosing a commercial space is as much about reducing risks as it is about spotting opportunities. A well-designed, well-prepared space sets your business up for long-term success, while poor planning can leave you frustrated and financially challenged before the first customer walks through the door.
At the end of the day, you’re not just renting square footage, you’re creating a home for your brand, your people, and your future. That’s a big deal. With the right team of designers to guide you through the process, especially during the pre-leasing phase before you’ve signed anything, what starts as a confusing maze of possibilities becomes a clear, confident path forward.
And if nothing else, at least you’ll know for sure whether your office will smell like espresso, garlic, or — hopefully — just success.
