When people think about commercial property, they often default to one rule: location is everything. While it is true that address matters, it rarely tells the full story. What sits behind the postcode — from parking access to zoning and lease terms — can have a far greater impact on how a space performs for your business or portfolio.
The truth is, deals that look strong on paper can fall apart because of fine print or overlooked details. At the same time, a less glamorous address can prove to be far more valuable if the fundamentals are right. In commercial property management, success often depends on the quality of the questions you ask before you commit.
Here are 11 real conversations I have heard over the years from tenants, buyers, and investors. Each one reveals a practical insight about what actually matters in commercial property decisions, well beyond the pin on the map.
1. “The space is perfect, but where do clients park?”
This question comes up more than people expect. A fit-out might look modern, and the space might feel ideal, but if there is no convenient or secure parking, it starts to lose appeal. Clients may hesitate to visit, staff may arrive late or frustrated, and delivery drivers may look elsewhere.
In dense commercial zones or fringe industrial areas, limited or unclear parking access can create daily friction. That friction often leads to complaints, lost sales, or turnover in tenants. Parking does not just support convenience. It plays a direct role in user experience, operational efficiency, and customer flow.
2. “Can we knock down this wall and add another office?”
Fit-out flexibility is another detail that often gets missed in early inspections. A space might look fine as-is, but many businesses expand, reconfigure teams, or introduce new services over time. If the landlord restricts alterations or if the structure does not allow simple modifications, the site can feel limiting sooner than expected.
Tenants should ask for clarity around structural elements, ownership of internal walls, and whether the fit-out is included in the lease or remains tenant property. Buyers should consider whether the internal design supports change over time. Future-proofing begins with asking whether the space can grow with the business.
3. “Wait, we can’t run a café here?”
One of the most common mistakes first-time tenants make is assuming that a space’s previous use determines what they can do there next. Zoning and permitted use classifications vary between councils and can carry specific conditions. Even if a unit was once used for retail or hospitality, the right to resume that use may not carry over.
This issue can delay fit-outs, block licence approvals, or even invalidate insurance if discovered too late. Before signing a lease or sale agreement, ask for written confirmation of permitted uses under the existing zoning. Then cross-check that against your intended activity. It is a small step that avoids serious legal and operational problems later.
4. “How high are the ceilings again? We need vertical storage.”
Floor space tends to be front and centre in listings and brochures. But vertical clearance is just as important, especially in industrial and logistics environments. High ceilings allow for racking, mezzanine construction, or storage of irregular goods. Without adequate height, a seemingly large footprint can become inefficient.
During inspections, it is easy to overlook ceiling measurements, especially when the building is empty or stripped. Take time to check the height from the floor to the beam, not just to the ceiling panels. Those few metres can make or break the utility of the space.
5. “Does the lease allow subletting if we outgrow the space?”
Even with the best planning, businesses can grow faster than expected or shift direction due to new partnerships, staffing needs, or operational changes. Lease agreements that block subletting or early termination can leave tenants trapped in an unsuitable space.
This becomes especially important for smaller businesses or first-time tenants who may not fully understand what a five-year lease truly means until year two. Subletting clauses, assignment options, and notice periods are not just legal formalities. They shape your ability to respond to change and protect your long-term flexibility.
6. “This looks great, but what’s the condition of the roof and plumbing?”
A newly refurbished interior can hide serious issues beneath the surface. Roofing, plumbing, drainage, and electrical systems are expensive to fix and often overlooked during casual inspections. A leak may not show until the next storm. A blocked pipe may go unnoticed until the kitchen fit-out begins.
Tenants and buyers should push for property condition reports or engage a trusted inspector before signing. If maintenance responsibilities fall to the tenant under the lease, knowing the building’s current state becomes even more important. Clean paintwork and polished floors can be persuasive, but they do not always reflect long-term structural quality.
7. “How much are the annual operating expenses?”
The lease may advertise a competitive rental rate, but operating expenses can quietly stack up to a significant cost. These expenses may include body corporate fees, shared utilities, cleaning of common areas, property insurance, and ongoing maintenance obligations.
In many cases, operating expenses represent ten to twenty per cent of total outgoings. They can shift unexpectedly if there are renovations or special levies applied by the building’s managing group. Always request a breakdown of outgoings for the last two to three years. This helps you budget realistically and spot patterns that might otherwise be missed.
8. “Do the neighbouring tenants clash with our business?”
What happens next door can influence your business more than expected. If you run a showroom and the neighbouring tenant operates heavy machinery or plays loud music, customer comfort can suffer. If you open a retail store and the one next door closes at 3 pm daily, it can affect foot traffic and visibility.
In multi-tenant properties, consider the mix of neighbouring businesses, their opening hours, and the kind of clients they attract. Compatibility helps reduce noise complaints, increase cross-referrals, and improve the day-to-day working environment. This is just as important for landlords aiming to reduce turnover and increase satisfaction across tenancies.
9. “Can we put up signage here?”
It is easy to assume that if you lease or buy a space, signage rights come with it. That is not always the case. Some commercial buildings have restrictions on what can be mounted to the exterior or how large the signage can be. Others charge additional fees for pylon or road-front exposure.
Visibility plays a key role in attracting new clients and reinforcing your brand presence. Without clear rights to install and maintain signage, your marketing reach is reduced. Always ask what signage options are available, where they can be placed, and whether council approval or landlord consent is required.
10. “What’s the broadband speed here?”
Commercial property needs to support the digital requirements of modern businesses. Poor internet speed can affect payment systems, video calls, order processing, and cloud-based software. This is not just an issue for tech companies. It affects logistics firms, professional services, medical operators, and even retail tenants.
Before committing, ask about existing broadband providers in the area and check what types of fibre or wireless services are available. Do not assume all commercial zones have equal infrastructure. Some older buildings or fringe areas may have slower options, or none at all. Productivity depends on more than space and lighting.
11. “Who’s managing the property after we sign?”
Whether you are leasing or buying, the person or company responsible for property management can shape your entire experience. Delayed repairs, poor communication, and unclear processes can turn even the best-looking site into a daily frustration.
Ask about the manager’s response time, how issues are logged, and who handles emergency contacts. If you are a landlord yourself, consider the experience and systems used by your appointed manager. A property may look impressive at first, but it is the responsiveness behind the scenes that determines long-term satisfaction and value retention.
Beyond the Map Pin
Location will always matter, but it should not carry the whole decision. Commercial property is a long-term commitment, and the real value lies in the details that affect how it functions every day.
From lease flexibility to operating costs, from signage rights to broadband access, these conversations come up time and time again. They shape the success of businesses and the confidence of investors. They determine whether tenants stay, whether assets perform, and whether deals meet expectations over time.
If you are buying commercial space, leasing for the first time, or managing properties as part of a portfolio, do not let postcode be your only benchmark. Look deeper, ask the questions that matter, and align your property decisions with how your business actually works.
