Choosing the right commercial property is a major decision — one that affects your business operations, financial stability, workforce needs, customer experience, and long-term growth. Touring properties is often the stage where everything begins to feel real — you can picture where people will work, how customers will enter, where equipment will sit, and how the environment will support your daily operations.
However, many buyers and tenants focus only on surface-level impressions during property tours — the lobby finishings, the natural light, or the parking lot size — without digging into the deeper factors that determine whether the space will truly serve their needs.
A building can be visually appealing and still pose challenges such as zoning limitations, high utility costs, structural aging, or lease restrictions that affect your ability to expand or renovate.
Asking the right questions during a tour ensures you’re evaluating not just the space — but its potential, feasibility, and long-term value.
Here are the key questions to ask when touring commercial properties, whether for purchase or lease.
1. How Does the Location Support Your Business and Workforce?
Location is often one of the strongest contributors to business success. The property should align with your operational, logistical, and customer access needs.
Ask:
- Is the property easily accessible for employees, clients, and deliveries?
- What traffic patterns affect peak-hour access?
- Is there visibility from major routes or signage opportunities?
- What neighboring businesses support or compete with yours?
- How walkable or transit-connected is the area?
If you are evaluating where to locate, review:
→ Choosing the Right Location for Your Business: Key Considerations
→ Evaluating Commercial Real Estate Locations for Office Spaces
These considerations influence employee retention, customer engagement, and even hiring strategies.
2. How Much of the Square Footage Is Truly Usable?
Not all square feet are equal. Rentable square footage often includes shared common areas, so it’s important to confirm how much of the space your business will actually utilize.
Ask:
- What is the usable vs. rentable square footage?
- Can the current layout support your workflow?
- Are there opportunities for reconfiguration or expansion in the future?
If you’re unsure how much space your team truly needs, explore:
→ Finding Your Ideal Office Space: A Guide to Evaluating Commercial Real Estate Locations
Efficient layouts may reduce what you need — inefficient layouts may require more than you expect.
3. What Is the Condition of Key Building Systems?
Cosmetics are easy to update. Systems are not.
The age, condition, and efficiency of major building components have a long-term financial impact.
Ask about:
- HVAC system age and maintenance history
- Roof age and condition
- Plumbing and electrical capacity
- Structural integrity
- Energy efficiency and insulation
Unexpected capital repairs can significantly affect your operating budget.
For sustainability and efficiency planning, see:
→ Sustainable Development: The Future of Commercial Real Estate
4. What Improvements Can Be Made — and Who Pays for Them?
Build-out flexibility plays a major role in functionality.
Ask:
- What interior changes are permitted?
- Are there restrictions on design or signage?
- Will the landlord offer Tenant Improvement (TI) allowances?
- Can improvements be amortized into rent over time?
This is an area where negotiation makes a major difference — and where having brokerage representation is particularly valuable.
Explore more:
→ How to Successfully Negotiate a Commercial Lease: Tips for Tenants and Landlords
5. What Are the Total Occupancy Costs?
The listed rent or sale price rarely reflects the full financial picture.
Clarify:
- Base rent vs. triple net (NNN) costs
- CAM (Common Area Maintenance) fees
- Taxes and insurance liabilities
Utility and heating/cooling costs (especially relevant for warehouse and flex space) - Required maintenance or service agreements
Operating costs vary significantly by building age, construction type, mechanical system efficiency, and property management practices.
If you are comparing financing at the same time, review:
→ Navigating Commercial Real Estate Financing: Tips and Options
6. How Flexible Are the Lease Terms or Ownership Conditions?
Your real estate should be able to grow with you.
Ask:
- Are renewal options available?
- Is subleasing permitted?
- Can you expand into adjacent space?
- Are early termination or relocation clauses available?
Businesses evolve — your space should be able to evolve with you.
For long-term suitability insights, see:
→ Future-Proofing Your Real Estate Portfolio: Strategies for Long-Term Success
7. What Is Happening in the Surrounding Market?
A great building in a declining corridor may limit your long-term growth. A property in a strengthening business district may appreciate significantly.
Ask:
- Are new businesses and developments coming to the area?
- Are property values trending upward or downward?
- Are there demographic changes influencing demand?
To explore trends, start with:
→ The Influence of Demographic Shifts on Commercial Real Estate Markets
→ Spotlight on Cumberland County: Why It’s the Next CRE Hotspot
Market context shapes both present usability and future value.
The Bottom Line
Touring a property is not just about evaluating how the space looks today — it’s about understanding how it will perform for your business tomorrow, next year, and five years from now.
A thoughtful, strategic tour supported by an experienced commercial real estate broker ensures you:
- Ask the right questions
- Understand the true cost of occupancy
- Identify opportunities and potential risks early
- Make decisions aligned with your operational and financial goals
At The Bill Gladstone Group, we guide business owners, investors, and property owners across the Greater Harrisburg region through this process with clarity, experience, and a deep understanding of local market dynamics.