01
Lease and business fit
Permitted use
Confirm that the lease, planning controls and building use support the intended operation. A regulated change of use requires the owner to notify council and obtain written confirmation before the change is made.
Official source: MBIE: change of use and alterationsFit-out approvals
Obtain the landlord or centre fit-out guide, submission requirements, review timeframes, consultant requirements and approval authority. Record whether approval is needed for design, signage, contractors and opening.
Cost allocation
Clarify landlord works, tenant works, contributions, incentives, outgoings, metering, professional fees and who pays for upgrades or capacity increases. Get independent legal and property advice on the lease.
Make-good obligations
Understand what must be removed or reinstated at lease end and whether existing improvements can stay. Photograph and record the starting condition.
Dates and access
Separate lease commencement, possession, design access, construction access, practical completion, rent commencement and opening. Confirm whether early access is conditional.
02
Site and building checks
Measured information
Request base-build and as-built drawings, surveys, services information, consent history and compliance-schedule records. Verify critical dimensions and connection points on site.
Services capacity
Check power, data, water, drainage, gas where relevant, HVAC, extraction, grease management, fire systems and accessibility against the proposed equipment and occupancy.
Specified systems
Understand whether the fit-out will modify sprinklers, alarms, emergency lighting, automatic doors, mechanical ventilation, final exits or other systems recorded on the compliance schedule.
Official source: MBIE: specified systems and compliance schedulesExisting materials
Before refurbishment or demolition, identify material likely to be disturbed and address asbestos duties. WorkSafe notes that a refurbishment or demolition survey may be needed and can be intrusive.
Official source: WorkSafe: managing asbestos in your building or workplaceAccess and logistics
Confirm loading, lift use, waste routes, noise limits, protection, parking, storage, inductions, security, hot works, shutdowns and after-hours restrictions.
03
Approval before commitment
Test fit
Prepare an early layout that shows customer flow, work areas, storage, equipment, sanitary facilities and accessible circulation. Use it to test capacity, not to promise a finished design.
Consent pathway
Review building consent, resource consent, change of use and signage requirements. Some simple existing-interior work may be exempt; first fit-outs and work affecting specified systems are not covered by that exemption.
Official source: MBIE: interior alterations to existing non-residential buildingsBudget and programme
Price the likely scope with stated assumptions and align it with approval and procurement lead times. Keep a separate allowance for unknown existing conditions.
Conditions precedent
Where appropriate, seek legal advice on conditions that must be satisfied before the lease becomes unconditional, such as due diligence, consent feasibility or landlord approval.
FAQ
Common questions
Should I engage a fit-out team before signing the lease?
Ideally, yes. An early test fit and services review can identify layout, consent, cost and programme risks while the lease or site decision can still respond.
What landlord documents should I request?
Ask for the fit-out guide, base-build and as-built drawings, services data, compliance-schedule information, approval forms, access rules and any standard contractor or insurance requirements.
Does this checklist replace legal advice?
No. It is a project-planning checklist. Use an appropriately qualified lawyer and property adviser for lease terms, obligations and negotiations.
Sources
Check the current requirements for the site.
This guide is practical project information, not legal, planning or compliance advice. Official requirements can change and the correct pathway depends on the building, use and proposed work.