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Getting your commercial property ready for business

Congratulations on securing your commercial property! Whether it’s your first foray into business ownership or a move to a new location, preparing your space is crucial to creating a successful, functional, and attractive environment. The right fit-out and renovation can make a big difference in the way customers perceive your business and how comfortable your staff feels working there. Not to mention, a well-thought-out space can enhance productivity and give your business that professional edge.

As the UK’s largest small-business landlord, we’ve helped thousands of businesses create their ideal spaces, and we’re here to help you do the same. From layout design to compliance checks, this blog post will guide you through everything you need to know to prepare your commercial property for business.

What you need to know about commercial property refurbishment

When it comes to preparing your commercial property, whether it’s an office, retail space, or industrial unit, there are five key considerations that will set you up for success:

Check your legals are in order: Before you start any work, ensure your lease is clear and all necessary planning permissions are in place. This will avoid any unexpected legal roadblocks down the line and help you understand your responsibilities as a tenant.

Create a project plan: A detailed project plan is essential to keep your refurbishment on track. Map out the entire renovation process, from design to completion, to ensure a smooth workflow and prevent any potential delays.

Have a realistic budget: Setting a budget is one of the most important steps. Include estimates for materials, labour, and unexpected costs. A realistic budget should account for unforeseen expenses—allowing a buffer of 10–15% can help ensure you’re prepared.

Set clear goals: Define the end vision for your fit-out. Whether it's improving employee productivity, creating a welcoming customer space, or increasing efficiency in an industrial setting, having clear goals will guide all your design and renovation decisions.

Consider refurbishment as an investment: A well-done fit-out isn't just an upfront cost, it’s an investment in your business’s future. The right space enhances your brand, attracts customers, and improves employee satisfaction, offering long-term value beyond initial expenses.

Why it’s worth investing in your business premises

Investing in your commercial property goes beyond improving aesthetics - it’s about creating a space that supports your business’s growth and enhances both customer and employee satisfaction. A well-maintained and thoughtfully designed property can boost your brand, increase productivity, and improve efficiency.

Interiors: A well-designed interior boosts productivity and creates a welcoming environment for customers, enhancing the overall experience.

Exteriors: The exterior is the first impression people will have of your business - an appealing, well-maintained façade draws in customers and strengthens your brand image.

Flooring: Durable, high-quality flooring reduces maintenance costs and provides a professional look.

Systems and Utilities: Modern, efficient systems reduce costs in the long run and ensure smooth operations.

Functionality and Appearance: A space that meets your business needs while also looking appealing is crucial for both employees and customers.

Investing in these areas not only improves your day-to-day operations but also offers long-term value for your business.

Teresa Flynn’s take on tailoring your new space to your needs

When it comes to preparing your commercial space, it’s important to consider how your fit-out can best serve your business in the long run. Our Enquiries Customer Service Manager, Teresa Flynn, says:

"At The Arch Company, we work with a diverse range of tenants, from cafés and retail spaces to offices and light industrial units. Each business needs a tailored approach - cafés and retail should focus on customer-friendly layouts, offices on productivity, and industrial units on storage and efficiency. A smart refurbishment not only supports your business now but also future-proofs the space, saving you from needing costly upgrades in the short term and helping your business grow long-term.”

 across the UK, we offer a diverse range of properties to suit different business needs. Our diverse portfolio ensures you have the right environment to support your business, both now and in the future.

Start with your commercial premises refurb ‘why’

Just like starting a business, preparing your commercial property begins with defining your ‘why’. Why are you refurbishing your space? What do you hope to achieve? Whether you’re opening a 

, setting up an office, or running an industrial unit, understanding the purpose behind your refurbishment will guide every decision you make.

, the focus should be on creating an inviting environment that attracts customers and encourages them to return. For 

, it’s about creating a functional, productive workspace that supports your team and enhances collaboration. For 

, the key is to optimise efficiency - creating an organised, practical layout that supports operations and streamlines workflows.It’s also crucial to remember about any health and safety considerations for your business.

As important as the ‘why’ is the ‘who’. Consider who will use the space. Whether it’s customers, employees, or both, understanding their needs will ensure your fit-out serves its purpose and sets your business up for long-term success.

Homepage Hero Island Chocolate Linford Street

Key considerations before beginning your fit-out

Once you’ve defined your why, it’s time to turn your vision into a reality. There are a few essential steps to take before you start your fit-out to ensure everything goes smoothly:

Set a clear goal and vision

Understanding your specific business needs is the first step. What do you want from the space, and how will it support your goals? Whether it's boosting productivity, improving customer experience, or streamlining your operations, having a clear vision will guide your decisions throughout the fit-out process. 
 


Create a Realistic Budget

A well-defined budget is crucial. Be sure to account for not just the core renovation costs but also unexpected expenses such as design changes, materials, and hidden issues that may arise during construction. It's always smart to allocate an additional 10–15% to cover unforeseen costs. Flexibility within your budget will help keep the project on track and reduce stress as you go.

 

Compliance and Regulations

Every commercial property fit-out must meet local building regulations, health and safety standards, and other legal requirements. Whether it’s accessibility requirements or environmental controls, staying informed will prevent costly delays. Check if you need planning permission, and consult with professionals to ensure your fit-out complies with the necessary standards.

 

Timeline and Disruption Management

Set realistic deadlines for the project and ensure the work is done in a way that minimises disruption to your business. Think about the best time to begin your renovation - weekends or during quieter periods might be ideal. If you need to continue operating during the fit-out, plan for phased work to ensure the business can still function smoothly.
 

By addressing these key considerations, you’ll be better prepared to manage the logistics, costs, and potential hurdles that can arise during your commercial fit-out. If you’re still searching for the right space, take a look at 

our guide on how to choose the right commercial property

 to find the perfect fit for your business.

Now you're ready to start preparing your commercial property to be open for business!

With careful planning and the right steps, you’re now ready to transform your commercial property into a space that supports your business’s growth and success. Whether it’s through thoughtful design, a clear budget, or adapting to the unique characteristics of your space, these early steps will lay the foundation for a successful fit-out.

At The Arch Company, we want to help you make the most of your space, just as we’ve guided thousands of tenants in transforming their unique properties into functional, thriving businesses. Speak with your property manager to discuss your plans, and consult our 

If you’re unfamiliar with the leasing process, check out our guide on 

what to know about leasing commercial property

Want to see how other businesses have brought their spaces to life? Many of our tenants have transformed their spaces into truly unique environments, from creative cafés to premium gyms. Check out 

12 Reasons to Rent Office Space in Waterloo

Key factors to consider when preparing your property for business success

Preparing your property for business 

Finding the right commercial property is a critical decision for any business. Whether you're securing your first space or looking for a new location that better suits your needs, choosing the right property can have a huge impact on your success. The right space can improve efficiency, enhance customer experience, and support the growth of your business - but with so many factors to consider, the process can feel overwhelming.

That’s why we’ve put together this handy guide - to simplify the leasing process and help you avoid costly mistakes. Whether you’re opening a café, setting up a creative workspace, or expanding an online store into a physical space, choosing the right property is key to success.

At The Arch Company, we’re proud to support thousands of entrepreneurs across the UK, providing great-value spaces in prime locations. With our extensive portfolio of railway arches, we understand what makes a commercial space work. This guide covers everything you need to know to find a space that suits your business needs and sets you up for long-term success.

First, understand what your business needs

Before diving into property listings, take a step back and assess exactly what your business requires from a commercial space. Whether this is your first time securing a property or you’ve outgrown your current space, defining your requirements early will help you avoid costly mistakes and ensure your new location fully supports your operations.

How much room does your business need to operate efficiently? Consider the different areas required—workspace, storage, customer service areas, or even break rooms for employees. If you’re running a retail business, for example, you’ll need a welcoming layout that maximises product displays, while a workshop or studio might require ample open space for equipment and materials.

Beyond square footage, think about how the space is laid out. Does an open-plan design work best, or do you need separate offices or meeting rooms? Some businesses benefit from a flexible layout that can be swapped around as operations evolve. If your business is seasonal or has fluctuating demand, a space that allows for easy adjustments can be a great advantage.

It’s not just about what works for you today - can this space accommodate future growth? Relocating frequently can be disruptive and expensive, so consider whether the property allows for modifications, additional storage, or extra seating if your business expands.

Don’t overlook practical necessities. Reliable Wi-Fi, water access, ventilation, and security are crucial for almost any business. Depending on your industry, you may also need specific infrastructure, such as reinforced flooring for heavy machinery or kitchen facilities for a food business.

By clearly identifying these needs upfront, you’ll be better equipped to find a property that supports your business both now and in the future. Doing your research - especially customer and market research - will ensure you choose a space that supports your long-term business goals.

For many businesses, location is a make-or-break factor. Whether you’re securing your first commercial space or relocating to better suit your needs, where you base your business can impact everything from foot traffic and brand visibility to logistics and employee satisfaction. A prime location can attract customers, improve operational efficiency, and make daily business operations smoother.

But what defines the ‘right’ location? That depends on your business type, customer base, and long-term goals. A retail store may prioritise footfall, while an office-based business might look for strong transport links and local amenities. Warehouses and distribution hubs, on the other hand, need easy access to major roads rather than busy high streets.

Narrow down your location search by asking yourself these key questions

Who are my customers, and where are they based?

Understanding your customer base is essential when choosing a location. If your business relies on foot traffic, being in an area with strong demand is essential. Research local demographics, competition, and pedestrian activity to ensure your ideal customers are nearby. For B2B businesses, consider proximity to clients, suppliers, or industry hubs where networking and partnerships can develop.

A well-connected location makes it easier to attract and retain staff. Consider public transport links, parking, and accessibility to ensure employees, suppliers, and clients can reach your space conveniently.

Will my business benefit from being near similar companies?

Industries often thrive in clusters, where businesses can benefit from shared foot traffic, industry reputation, and networking opportunities. Being close to complementary businesses can increase exposure, attract shared customers, and create collaboration opportunities.

Your surroundings should align with how you want customers to perceive your business. A high-end retailer may feel out of place in an industrial zone, just as a workshop might struggle in a retail-heavy area. Think about whether the surroundings match your brand identity and the expectations of your target audience.

What amenities and local services are available?

Cafés, restaurants, and green spaces enhance employee experience, while good transport links and local services support operational efficiency. A location that meets both practical and lifestyle needs will make running your business easier.

Adam’s trick to finding the sweet spot for your business

Choosing the right commercial space isn’t just about signing a lease—it’s about setting your business up for success. At The Arch Company, we know that location, flexibility, and value are key to finding a space that works for you now and in the future. With thousands of properties in prime business hubs across the UK, we’ve helped businesses of all sizes secure the perfect spot to thrive.

So, what’s the secret to choosing the right location? Here’s what Adam Hanline, Head of Leasing at The Arch Company, has to say:

“If you’re considering a move or setting up a new business, take the time to visit different areas at various times of day to understand the local environment. How busy does it get? What kinds of businesses operate nearby? Does it match your brand and your customers' expectations? These factors can make all the difference when choosing a space that helps your business succeed.”

With a range of well-connected spaces and flexible lease options, The Arch Company makes it easier for businesses to find a location that not only meets their needs but helps them grow.

Understanding your budget is key when choosing a commercial property. Beyond rent, there are additional costs to factor in, and failing to plan for them can lead to unexpected financial strain.

To avoid any unpleasant surprises, make sure you’re aware of all these additional costs before signing your lease, such as:

Rent is often the largest expense and it's important to consider the length of your lease and how your need for flexibility can be balanced with your need for security. Carefully checking the terms of your lease - around lease renewal and early termination - can be a useful way to ensure your space requirements can adapt to your changing business needs.

Business rates vary by location and property size, adding to your overall costs. Some small businesses qualify for 

, which can reduce these expenses - check with your local council to see if you’re eligible.

Many properties come with service charges covering shared maintenance, security, and communal utilities. These costs vary, so ensure you understand what’s included. Clarify who is responsible for repairs and ongoing upkeep - some leases make tenants responsible for maintenance.

The space you choose today should support your business not just now, but as it evolves. Consider whether the space will meet your needs in the future. Can it accommodate business growth, or will relocation be necessary? Does the lease offer flexibility if your business needs change? Planning ahead ensures your space works for you now and in the years to come.

The commercial property market moves quickly, and great spaces don’t stay on the market for long. Once you find the right property, you’ll need to act fast to secure it. Rushing this decision, however, is likely to lead to costly mistakes, so being prepared ahead of time is key.

By understanding what to look for, researching lease terms, and knowing your financial limits in advance, you’ll be in a strong position to move quickly and confidently when the right opportunity comes along.

If you have any questions about lease terms, budgeting, or finding the right location, The Arch Company team is always on hand to help. 

 can guide you through the process, ensuring you make an informed decision when the time comes.

Would you like to see more real-life success stories? 

You’re ready to go and find your perfect commercial property

Finding the right commercial space is a big decision, but with the right approach, it doesn’t have to be overwhelming. By understanding your business needs, choosing the right location, planning your budget, and reviewing lease terms carefully, you’ll be in a strong position to secure a space that supports your success - now and in the future.

Taking the time to research and evaluate your options will help you avoid costly mistakes and ensure your property works for you as your business evolves. When you're ready to take the next step, The Arch Company is here to help you find a space that fits. 

Key factors to consider when looking for the perfect for commercial property for your business

How to choose the right commercial property

Situated in Southeast London, Waterloo offers an unbeatable mix of connectivity, culture and commercial opportunity for businesses. With a great range of office spaces, and a thriving business community, it’s an exciting location for companies looking to establish or expand their presence.

Having helped many small to medium-sized businesses find space in this area, we know firsthand the value of flexible, good-value office space. But what makes Waterloo such a great choice? Here are 12 compelling reasons why setting up here could be the right move for your business.

Waterloo is one of the most well-connected areas in London, making it an ideal location for businesses that require easy access to their employees, clients, and partners.

Waterloo Station is one of the busiest transport hubs in the UK, with National Rail services covering much of the South of England and four London Underground lines (Jubilee, Northern, Bakerloo, and Waterloo & City).

Beyond Waterloo Station, the area is also well-served by bus routes, cycle lanes, and pedestrian-friendly pathways, making commuting easy. This level of accessibility makes it easier for businesses to attract talent and ensures seamless travel for all stakeholders.


Waterloo offers a vast range of amenities, including restaurants, cafés, gyms, and green spaces. Whether your team needs a lunchtime meeting spot or a fitness studio nearby, the area is packed with conveniences that enhance the work environment.

Some of our favourite local spots include The Cut Bar for after-work drinks and Lower Marsh Market for quick and tasty street food options. Green spaces like Jubilee Gardens and Millennium Green provide the perfect retreat for lunch breaks or walking meetings, ensuring a healthy work-life balance for employees.

Situated just across the river from the City of London, Waterloo places businesses in a strategic location that balances proximity to major financial and corporate districts while offering a more vibrant and diverse professional environment.

The area is home to a growing number of startups, creative studios, and professional service firms, creating a thriving business hub where networking and collaboration opportunities are plentiful.

Being in an area where other ambitious enterprises thrive can be invaluable for growing businesses. No matter the size of your business or the sector you operate within, Waterloo provides an exciting backdrop for success.


For businesses looking for distinctive office spaces, our railway arches provide a truly unique setting. These spaces combine character, functionality, and excellent value, making them an ideal choice for companies wanting something different from conventional office environments.

With flexible layouts, modern specifications, and prime locations, our arch spaces allow businesses to establish a strong presence in Waterloo while benefiting from a dynamic and creative setting. Whether you need an open-plan workspace, a private office, or a collaborative environment, our arches offer a bespoke solution tailored to support business growth in the heart of London.

Waterloo’s cultural appeal is a major draw for businesses looking to locate in a vibrant area. The Southbank Centre, National Theatre, and BFI Southbank offer world-class entertainment, while The Cut and Lower Marsh provide independent shops, cafés, and restaurants that create a lively and engaging atmosphere.

Plus, Borough Market is just a 20-minute walk away, adding another draw for businesses looking to take advantage of the bustling atmosphere.

While central London spaces can come with high costs, Waterloo provides a balance of value and location. Our railway arch properties offer an excellent opportunity for businesses to secure high-quality workspace at competitive rates.

These spaces allow businesses to benefit from a central London address without the excessive price tag often associated with nearby locations. This makes Waterloo particularly attractive for growing businesses looking to establish themselves in a prestigious area without compromising on budget.


London boasts a vast talent pool, and Waterloo’s exceptional connectivity makes it easy for businesses to attract and retain top professionals. With a rich mix of creative, tech, and professional expertise in the area, companies benefit from a diverse and highly skilled workforce.

The presence of leading universities nearby, including King’s College London (Waterloo Campus), BPP University, and London South Bank University, also ensures a steady stream of graduates and emerging talent. This strong academic presence provides businesses with access to fresh ideas, innovation, and a skilled labour force ready to drive growth.


Waterloo is home to a thriving business ecosystem, supported by organisations like We Are Waterloo, the area's Business Improvement District (BID). This initiative plays a vital role in enhancing public spaces, facilitating networking opportunities, and providing invaluable marketing and operational support to SMEs.

With thousands of small to medium-sized businesses calling Waterloo home, the area fosters a strong sense of community and collaboration. Whether through local initiatives, business partnerships, or networking events, companies here benefit from an environment designed to help them grow and succeed.

One of the key benefits of renting office space in Waterloo is the flexibility available to businesses. Traditional commercial leases often require long-term commitments, which may not suit companies looking for agility.

At The Arch Company, we offer flexible lease options that allow businesses to scale up or down as needed, ensuring their workspace evolves alongside them. This adaptability is especially valuable for companies wanting to establish themselves in a prime London location while keeping commitments manageable.


10. Networking and Collaboration Opportunities

The presence of innovative startups, established firms, and creative agencies makes Waterloo a great place to build connections. Numerous business organisations and initiatives actively support networking opportunities, helping to foster collaboration and knowledge-sharing among local enterprises.

Regular industry meetups, networking events, and professional forums provide businesses valuable opportunities to engage with like-minded professionals, exchange insights, and explore potential partnerships that drive growth.


In recent years, Waterloo has made significant strides in sustainability, with eco-friendly developments, green energy initiatives, and excellent transport links that encourage cycling and public transport use.

Ongoing projects, such as the award-winning Waterloo Station Masterplan, further demonstrate the area’s commitment to sustainable urban development—enhancing connectivity, public spaces, and green infrastructure to create a more environmentally conscious business hub.


With ongoing regeneration projects and infrastructure improvements, Waterloo is set to become an even more attractive business location in the coming years.

Just one example of this is our Wootton Street arch spaces, currently undergoing a £2.8m refurbishment. In the heart of Waterloo, this project is transforming these spaces into high-spec office units, offering modern, flexible workspaces designed to support innovative and professional businesses.

These spaces provide an excellent environment for growth and collaboration in a highly sought-after location. Explore our 

 and see how they could be the perfect fit for your business.

If you’re considering renting space in Waterloo, our railway arches provide unique and functional workspaces tailored to businesses of all sizes.

To explore our available office spaces and learn more about what Waterloo has to offer, visit our 

 today. We’d be happy to help you find the perfect space to support your business growth.

Vibrant, central, and brimming with business opportunity...If you're looking for new office space or to re-locate soon, Waterloo may be the perfect location

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Preparing your property for business

How to choose the right commercial property

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12 Reasons to Rent Office Space in Waterloo

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