Leasing an office in Burleigh Heads.

A plain-English guide for founders and small teams looking at office space on the southern Gold Coast. What the numbers mean, the three ways to take on a lease, and what to check before you sign.

Start with how many people, and how often.

The right kind of office depends mostly on headcount and how often you are in. A common rule of thumb is ten to fifteen square metres per person once you count meeting space, kitchen and storage.

• One person, two or three days a week. A coworking membership is usually the cheapest answer.
• One to four people who want everything in one bill. A serviced office, with reception and cleaning included.
• One to five people who want their own space and their own meeting room. A small private suite, leased directly or taken over from an existing tenant.
• Six or more. A larger floor, usually listed through one of the commercial agents.

Net, gross, outgoings and GST.

Commercial rent is almost never one number. Most listings quote three things, and you need all three to compare two offices fairly.

• Net rent is the rent for the space itself.
• Outgoings are your share of the building's running costs. Think council rates, water, body corporate, building insurance and common-area maintenance.
• GST sits on top of both. If you are registered for GST you can usually claim it back.

A gross rent bundles the outgoings in. A net rent does not. Always ask which one you are looking at, then ask for the outgoings in writing.

To compare listings that quote different ways, convert everything to dollars per square metre per year. Take the monthly net rent, multiply by twelve and divide by the internal area. Then do the same with the outgoings.

Sublease, assignment or a new lease.

When an existing tenant is moving out, you can often take the space in one of three ways.

1. Sublease. You rent from the existing tenant, who stays on the head lease with the landlord. Often the fastest and most flexible route, and good for shorter terms.
2. Assignment. The existing lease is transferred to you, with the landlord's consent. You take on the remaining term and conditions as they stand.
3. New lease. You sign a fresh lease direct with the landlord, on terms negotiated for you.

Each one carries different obligations, so have a solicitor read whatever you are about to sign. That is cheap insurance on a multi-year commitment.

What to check at an inspection.

• Parking. How many spaces, and are they secure or open.
• Internet. What is connected now and what speeds you actually get.
• Access hours, security and who holds the keys.
• Natural light and noise at the time of day you would be working.
• Somewhere to meet clients that is not your desk.
• Storage for gear, stock or equipment.
• What is included in the fit-out, and what you would have to buy.
• The outgoings for the last twelve months, in writing.
• The available term, any options to renew, and how rent reviews work.

Why Burleigh Heads.

Burleigh Heads sits in the middle of the southern Gold Coast. From Tallebudgera Creek Road the M1 is about five minutes away, and Burleigh Heads Beach, Gold Coast Airport and Robina Town Centre are each about fifteen. That puts clients and staff from Coolangatta to Southport within easy reach, with the coast and the David Fleay Wildlife Park walks on the doorstep.

This guide is general information only and is not legal, tax or financial advice. Get your own advice before you sign a lease.