How to Find the Perfect Small Office Space

1. Make a Timeline

Timing is critically important when finding an office. Start too far in advance, and you'll be touring spaces that won't be available when you actually want to move. Start too close to your move date, and you'll be frantic, waste time, and might end up missing opportunities, losing money, or moving into a space you don't love.

A reasonable timeline:

• 6 months to a year from lease expiration: do a needs analysis
• 3 to 6 months out: start browsing and determine your budget
• 3 to 6 months out: start touring with an expert broker
• 1 month out: have a new lease signed and start packing

2. Assess Your Needs

Think through your daily activities. Your ideal commute, access to the space, and "must haves" for your operations are good places to start. Consider location, parking, access to major highways, number of private rooms or offices, number of workstations, a conference room, a kitchen or break room, bathroom access, and internet providers.

Generally, you'll need 150 to 250 square feet per employee for comfortable use. Keep in mind that parking for the building may be allocated at a different ratio than the space itself.

3. Determine Your Budget

Your budget will make many of your office space decisions for you. Knowing it in advance saves you time you'd otherwise spend considering a space with panoramic views that just isn't practical for your business. Ask about the average rate per square foot in your area, determine your desired square footage, and think through utility costs.

Not every quoted rate is the same. A full service gross lease includes most utilities in the rate, a modified gross lease typically has the tenant paying electric and janitorial separately, and a triple net lease has the tenant paying all operating costs on top of monthly rent.

4. Research Your Options

Cost varies greatly by location and type of work environment, so take the time to evaluate different types of space in your market. If you have 0 to 4 employees, a coworking space or executive suite might be a good fit. With 5 or more employees, it's worth comparing prices across the different standalone space types in your market.

Office space typically falls into three broad categories: coworking spaces, executive suites, and traditional offices, and usually into one of three main layouts: open floor plan, mixed-use "team" floor plan, or traditional cellular (mostly private office) floor plan.

5. Talk to an Expert

After the first four steps, you should have a clear picture of what you need. If you're looking for a standalone office space for your small business, a local tenant rep can guide and advise you through the lease process, free of charge, negotiating on your behalf only, so their goals are aligned with yours.

Let's Find Your Perfect Space

A local tenant rep can walk you through every one of these steps, at no cost to you.

Frequently Asked Questions