I'm planning to lease 15,000sf of flex space. I'm going to see my first space tomorrow (with my agent). What should I be looking for / asking?
Of all of the listings I've seen, this is the most promising.  But there are lots of good possibilities.

Other than trying to figure out if my business can work in that space, what tips do you have for what I should be looking for at a first visit?  

Anything I should or shouldn't ask?

Thanks!
[{"id": "ezmfitd", "text": "Ask your broker what changes are market standards and if the landlord is prepared to provide them.", "replies": [{"id": "ezmihfw", "text": "Thanks.  Meaning changes to the space that the landlord makes before we take possession?", "replies": [{"id": "ezp0ljo", "text": "Essentially the $ allotted to you to improve and lease the space. There really are several items, I think most of the responses to the thread give you pretty good color. Would encourage consulting with your realtor though... they should know what to expect in your market. Good luck!", "replies": [{"id": "ezp22nk", "text": "Thanks!", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "ezmhkyi", "text": "Landlords typically require a review of your financials and a standby letter of credit to lease a space that large. Has your agent provided the landlord requirements yet?", "replies": [{"id": "ezmidsy", "text": "Thanks.  They have not provided that yet.  \n\nI'm planning on getting an SBA 7a loan, and one of the lenders I've spoken with said they need a letter of intent with the landlord to close with the loan.", "replies": [{"id": "ezmircb", "text": "The standby letter of credit is a cash secured commitment for your landlord to draw on in a worst case scenario. Totally different than a letter of intent, and not part of your SBA loan", "replies": [{"id": "ezmjdvl", "text": "Ah, got it.  Thanks.  I've been trying to learn everything at once and that's not something I've come across yet.", "replies": [{"id": "ezmjnb6", "text": "Oh boy! Feel free to PM me with any questions. Happy to help", "replies": [{"id": "ezmv1jq", "text": "Thanks, I appreciate it!", "replies": [], "depth": 6}], "depth": 5}], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "ezmk9kz", "text": "As a landlord here are some tips.  \nWhat's the max term they'll take\nWhat type of financials are they looking for\nWhat type of security deposit\nWill LL be open to giving concessions , ie free rent or a work letter, or will landlord be open to doing ant work in lieu of certain terms\nAre you able to sublease partial or whole, if so, at who's discretion and right\nCan you get out of a lease , and if so, what are the consequences\nOccupancy in terms of foot traffic\nAnd then basic stuff like\nType of internet\nHow are utilities managed, who pays\nWhat other charges are there, who's paying for water\nAre you responsible for real estate taxes or paying proportionate share of increases in taxes\nThese are all I can think of at the top of my head. \nMy advice would be to start looking for an experienced commercial leasing attorney in your area.", "replies": [{"id": "ezmuza8", "text": "Thanks! What do you mean by Occupancy in terms of foot traffic?\n\nAnd is work lettter work they do to make the space what I need? Or something else?", "replies": [{"id": "ezoz7jk", "text": "How many employees will you have? How many visitors do you expect to have? Is the owner ok with both?\nWork letter refers to LL providing $ towards work being done usually", "replies": [{"id": "ezp25q4", "text": "Got it. Thanks!", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "ezmm3jq", "text": "What is your use? Is the area zoned for your use, does the parking ratio provided by the building match with your needs. Just because you see a huge empty parking lot doesn\u2019t mean the landlord will a lot all of those spaces to you. Flex in my market is 2/1000 so you would get 30 parking spaces with a 15,000 sf lease.  As your first space, are you sure you need 15k? Did you see any other options that were 10k and you could have an expansion option on the next door space so you can take it when you need it. Sometimes (about 10% of the time depending on your market, the landlord will agree to a cancelation option at year 3 or 5 if you are signing a 5 or 7 year contract. Just ask doesn\u2019t hurt.", "replies": [{"id": "ezmujym", "text": "Thank you! This is in the middle range of the sf we are looking for, but need to see others. But this one seems to be asking for lower rent than others. I still need to understand why.", "replies": [], "depth": 2}], "depth": 1}, {"id": "ezmm6qs", "text": "Market rates and market TI allowances...", "replies": [{"id": "ezmvbva", "text": "Sorry if this is a basic question, but what are market TI allowances?", "replies": [{"id": "ezn0lml", "text": "Tenant improvement allowance to make the space your own. It\u2019s negotiated on a per square foot basis. Your agent can go over what typical in your submarket.", "replies": [{"id": "ezn2ypy", "text": "Got it. Thanks. I was thinking taxes and insurance and allowance didn\u2019t make sense.", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "ezmpxay", "text": "Ask about when the roof was last replaced and how old the hvac units are.  Will you have to maintain them (or yikes replace them) or is that on LL?  Is the parking lot alligatored?   If so, when are they going to repave?   Are lights LED?   Can they be installed and are there utility company rebates for them?  Do they use a third party firm for management/bldg engineering or is the LL vertically integrated?", "replies": [{"id": "ezmvlet", "text": "Great list. Thanks!", "replies": [], "depth": 2}], "depth": 1}, {"id": "ezmra13", "text": "The key is how many modifications are needed to the space, and who is paying for them? This ultimately dictates the ultimate rental rate, the lease term length, etc.", "replies": [], "depth": 1}, {"id": "ezmrn5d", "text": "I wouldn\u2019t try to negotiate during the tour. The most important thing will be to focus on the space and ask as many questions about the physical status of the building as possible. Also make sure your agent prints a floorplan and takes a ton of notes regarding what you would like where.\n\nEdit - negotiations come later", "replies": [{"id": "ezmvrco", "text": "Makes sense, thanks.", "replies": [], "depth": 2}], "depth": 1}, {"id": "ezpc3ew", "text": "1. What businesses can operate by right per zoning.\n2. Condition of the roof.\n3. CAM fees.\n4. Assuming this is a NNN lease, obtain the tax and insurance information.\n5. Condition of the HVAC (age, maintenance plan/repair documentation)", "replies": [{"id": "ezplzz6", "text": "Thanks!", "replies": [], "depth": 2}], "depth": 1}, {"id": "ezpufpq", "text": "couple things to look for.  how old are the AC units , when was the roof last replaced (look for leaks) , flush all toilets and turn on sinks.  also found out if the lease is NNN or gross.   Find out what you pay for the common area maintenance , and how big of that portion are you.  All NNNs leases tenant is responsible for everything inside the suite including the AC.  So make sure you negotiate.  Also make sure that you get some free rent and half rent to help get you started.  Or to help you fix up the space in TI dollars", "replies": [], "depth": 1}]