HOA Signed – What Now?
You’ve just signed a Heads of Agreement (HOA) for a new office premises — what happens next?
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Leasing Process
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Plan Your Office: Size, Fitout & Budget
Plan Your Office: Size, Fitout & Budget
Review your current office to see what works and what doesn’t. Whether upgrading or streamlining, define your ideal size, fitout, and budget. Use Caden’s Office Space Calculator to determine your space needs and our Rent Calculator to estimate costs. Shorter leases offer flexibility; longer commercial leases in Brisbane CBD are generally more cost-effective.
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Search & Inspect Spaces
Search & Inspect Spaces
Use Caden’s Search Function to quickly browse office space for rent in Brisbane CBD by size, fitout, and budget. Tour multiple suites — the more you inspect, the better your decision. Tip: Widen your search parameters; sometimes the perfect space sits just outside your initial expectations.
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Compare Lease Options & Negotiate
Compare Lease Options & Negotiate
Not all commercial office leases in Brisbane CBD are equal. Landlords may offer rent-abatements, fitout contributions, or break-clauses. Comparing options is essential, but negotiation is where real value is achieved. Leveraging multiple tenancies and understanding market benchmarks can secure better terms and lower costs.
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Shortlist & Evaluate
Shortlist & Evaluate
Narrow your options to a shortlist and compare layouts, amenities, building quality, and fitouts. Evaluating multiple properties side by side ensures you select the commercial property for lease in Brisbane CBD that best suits your operational and budget needs.
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Finalise Your Lease
Finalise Your Lease
Once you’ve found the right space, finalise your lease with confidence. Caden ensures all terms — including rent reviews, fitouts, and negotiated incentives — are clearly documented. This makes securing commercial real estate for lease in Brisbane CBD straightforward and stress-free.
Plan Your Office: Size, Fitout & Budget
Review your current office to see what works and what doesn’t. Whether upgrading or streamlining, define your ideal size, fitout, and budget. Use Caden’s Office Space Calculator to determine your space needs and our Rent Calculator to estimate costs. Shorter leases offer flexibility; longer commercial leases in Brisbane CBD are generally more cost-effective.
Search & Inspect Spaces
Use Caden’s Search Function to quickly browse office space for rent in Brisbane CBD by size, fitout, and budget. Tour multiple suites — the more you inspect, the better your decision. Tip: Widen your search parameters; sometimes the perfect space sits just outside your initial expectations.
Compare Lease Options & Negotiate
Not all commercial office leases in Brisbane CBD are equal. Landlords may offer rent-abatements, fitout contributions, or break-clauses. Comparing options is essential, but negotiation is where real value is achieved. Leveraging multiple tenancies and understanding market benchmarks can secure better terms and lower costs.
Shortlist & Evaluate
Narrow your options to a shortlist and compare layouts, amenities, building quality, and fitouts. Evaluating multiple properties side by side ensures you select the commercial property for lease in Brisbane CBD that best suits your operational and budget needs.
Finalise Your Lease
Once you’ve found the right space, finalise your lease with confidence. Caden ensures all terms — including rent reviews, fitouts, and negotiated incentives — are clearly documented. This makes securing commercial real estate for lease in Brisbane CBD straightforward and stress-free.
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Frequently Asked Questions
Starting your Search
Should I wait until I need office space in Brisbane before starting my search?
Not at all. In today’s commercial office market in Brisbane, many landlords prefer to secure a tenant for their office space for lease even if the lease commencement date is several months away. It’s common for landlords to lock in a lease with a start date 4–6 months beyond when a tenant is ready to move in, and sometimes longer if the space has been vacant for a while.
Larger tenants seeking full-floor or multi-floor office space Brisbane often find that landlords are willing to commit to leases further in advance than they would for smaller suites. Starting your search early gives you more choice, flexibility, and negotiating power.
An experienced leasing agent can guide you through available options and timing, ensuring you secure the right commercial property for lease Brisbane without rushing your decision.
→ Browse our Office Space Listings to see current office spaces for rent in Brisbane.
How much office space in Brisbane will my business need?
Every business has unique requirements, but many companies today prefer open-plan, collaborative working environments. Most open-plan office spaces in Brisbane are designed to accommodate 1 person per 10–12m², while businesses requiring more private offices (like legal or professional firms) may allocate 1 person per 15–18m².
Start by determining how many staff members you need to accommodate. An experienced leasing agent can then provide a size range to focus your search for office space for rent in Brisbane. Visiting properties early in your search also helps you visualise space and understand what layout works best for your team.
If you plan to fit out a space rather than lease a pre-fitted office, a designer can create an indicative space plan to ensure you focus only on commercial properties for lease in Brisbane that match your size and layout requirements.
Use Caden’s Office Space Calculator to get an instant estimate of your space needs and start exploring the right office space Brisbane has to offer.
What initial costs are involved in taking out a lease on an office space in Brisbane?
When leasing commercial office space in Brisbane, tenants should be aware of several upfront costs beyond the base rent. These costs can vary depending on the size of the tenancy, the landlord’s requirements, and whether a fit-out is planned.
Typical Initial Costs
- Legal fees: Most tenants engage a solicitor to review and negotiate their commercial lease Brisbane, which will incur legal costs.
- Title Searches and supporting documentation: Some leases require the tenant to cover these administrative expenses.
- Bank guarantee: Landlords usually require a bank guarantee as security for the lease. Financial institutions often charge a fee to issue and coordinate the guarantee.
- Insurance: Updating insurance policies to comply with the lease may incur fees from your insurance provider.
Note: Always confirm with your landlord if any additional payments are required, especially if you are undertaking a fit-out in the office space for rent Brisbane. Similarly, consult your solicitor to ensure all potential costs are accounted for before signing a lease.
→ Browse our commercial office for lease Brisbane listings to explore options and understand potential upfront costs.
If I sign a lease and then don’t require the office space anymore, can I get out of it?
In most cases, once you have signed a commercial lease in Brisbane, you are legally obligated to fulfil its terms. There is generally no straightforward way to walk away unless you can:
- Assign the lease to another company on the same (or better) terms, and
- Obtain the landlord’s agreement to release you from your obligations.
Options for Exiting a Lease
- Subleasing: Tenants can sublease their office space for rent Brisbane to recover some costs. However, subleasing is usually at a discount to the existing passing rent.
- Landlord Take-Back: In a rising market, a landlord may be willing to take the space back if another tenant is ready to lease it on better terms (higher rent or longer lease). Even then, a penalty or break fee may apply.
Key Tip
If you anticipate needing flexibility, communicate early with your landlord. They may have other tenants interested in the space or alternative uses planned, such as creating a business centre or shared amenities. Proactive discussion can sometimes lead to a more favourable outcome.
→ Explore our Brisbane Office Space Listings to see flexible commercial properties for lease Brisbane and plan for potential future needs.
Detailed Information
What is a ‘Heads of Agreement’ document?
A Heads of Agreement (HOA) is a non-binding document that outlines the key terms of a proposed agreement between a tenant and a landlord for commercial office space in Brisbane. It acts as a roadmap for the lease negotiation, ensuring both parties are aligned on the major terms before formal documentation is prepared.
Landlords typically require a signed Heads of Agreement before instructing their solicitors to draft the full commercial lease Brisbane. It usually covers key aspects such as:
- Lease term and commencement date
- Rent and outgoings
- Incentives or fit-out contributions
- Special conditions relevant to the tenancy
While non-binding, signing the HOA demonstrates your commitment to leasing the office space and sets the foundation for the formal lease agreement.
→ Want to understand more about the leasing process or current market opportunities? Contact Caden Office Leasing today to speak with our team.
Will a prospective landlord request information about my business before entering into an office lease with me?
Yes. When leasing commercial office space in Brisbane, most landlords will perform due diligence to assess the financial stability of your business before entering into a commercial lease Brisbane.
What Landlords Typically Request
- Financial statements: ATO-approved statements for the past 2–3 financial years to understand your company’s financial position.
- Company records: Information on incorporation date, current directors, and any insolvency or legal proceedings.
- Personal finance statements: Particularly if the lease involves personal guarantees.
- Business plans: Especially for younger or fast-growing companies to demonstrate viability.
The goal is to assess your company’s assets versus liabilities and ensure you can meet the obligations of the lease. Landlords may also request additional information at their discretion to satisfy themselves of the tenant’s reliability.
Key Tip
Providing clear, accurate, and timely information can streamline the leasing process and strengthen your position when negotiating office space for rent Brisbane.
→ Contact Caden Office Leasing today to speak with our team to learn more about leasing processes and explore commercial office for lease Brisbane opportunities.
What happens if the landlord is not satisfied with the information I have provided about my business?
When leasing commercial office space in Brisbane, landlords conduct due diligence to ensure tenants can meet their obligations under a commercial lease Brisbane. If a landlord is not fully satisfied with the financial or business information provided, several outcomes are possible:
Possible Landlord Actions
- Request a meeting: The landlord may arrange a discussion to better understand your business, operations, and financial position.
- Additional security requirements: The landlord may request increased security, such as a larger bank guarantee, personal guarantees, or both.
- Lease decline: If concerns remain unresolved, the landlord may decide not to proceed with the lease.
Key Tip
Providing transparent and accurate information upfront can help streamline the lease approval process and strengthen your position when securing office space for rent in Brisbane.
→ Explore commercial office for lease Brisbane to see properties that match your business needs.
How many commercial properties in Brisbane should I inspect before choosing one?
The number of commercial properties for lease in Brisbane you should inspect depends on your business needs and the current market. Some tenants prefer to review a wide range of office space for rent in Brisbane, while others focus on just a few carefully selected options. Market conditions play a key role: low vacancy rates may limit choices, whereas higher vacancy — like the current trend in the Brisbane CBD — provides plenty of options.
Many tenants start their search without a precise brief, making inspections an essential step to understand space sizing, layout, and budget. There is no single “right” number of properties to view — it’s about finding enough options to make a confident, informed decision. An experienced leasing agent can guide you through suitable commercial office for lease Brisbane, showing only spaces that match your size, budget, and business requirements.
→ Start exploring available commercial properties for lease in Brisbane today to see what suits your business.
How many access passes am I likely to receive, and do I have to pay for them in a Brisbane office lease?
When leasing commercial office space in Brisbane, access passes (or security cards) are generally provided at the discretion of the landlord. Most tenants can expect an initial allocation of passes free of charge, typically based on the size of the tenancy or the Net Lettable Area (NLA).
Key Points
- Initial allocation: The number of free access passes is usually proportional to the office space for lease size.
- Additional passes: Any extra passes beyond the initial allocation are generally charged to the tenant.
- Confirm with your agent: Access pass policies can vary between commercial properties Brisbane, so it’s important to check with your leasing agent to know exactly what is included in your lease.
Understanding the access pass allocation is an important part of planning for staff entry and building security in your commercial office for lease.
→ Browse commercial office for lease Brisbane to see listings with access pass policies and amenities.
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