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Before signing a high-rise lease, check the building’s legal occupancy and safety information, inspect the unit and shared routes, learn the building’s emergency plan, and get every cost and maintenance duty in writing. For an office, pay particular attention to the lease’s repair, service-charge, fit-out, and move-out clauses. Rules differ by location: the official guidance cited here covers England, New York City, and Texas, not a universal standard.
Start with the building, not the view
A finished lobby or attractive unit does not establish that a building is legally occupiable as presented or that its safety systems are being managed properly. Ask the landlord or building manager direct questions, and check public records with the local building authority where available.
- Ask whether the building and the particular space are legally occupiable for the intended residential or business use. If local authorities provide public records, look for relevant occupancy information, permits, and violations. New York City’s Department of Buildings specifically recommends checking building history and safety features; its lookup tools and rules are local, not universal. NYC tenant-safety guidance.
- Inspect the unit or suite, shared corridors, doors, and other common areas in person. Record visible defects and, with permission, photograph them. Ask for repair commitments and the move-in condition record in writing before signing.
- Ask who manages fire safety, how to report defects, and what assessments or inspection information can be shared. A landlord’s or manager’s willingness and ability to answer specific questions is useful information when comparing properties.
Check fire safety and the building’s emergency plan
Do not assume every high-rise has the same evacuation procedure. A plan can depend on the building’s original design and subsequent changes. Ask management for the instructions that apply to this building, find the marked exits and stairs, and learn how emergency updates are delivered. England’s regulator advises residents to follow the building-specific strategy rather than assume one approach fits all buildings. England fire-safety guidance for purpose-built blocks of flats.
Questions to ask management
- What is the building’s evacuation strategy, and where are the current instructions posted?
- Who is responsible for fire safety in the unit and in shared areas? How should residents report a blocked exit, damaged door, or faulty alarm?
- Are there identified fire risks or planned remediation works? In England, tenants can ask the landlord, owner, or managing agent about identified risks and planned fixes and request a copy of the fire risk assessment. That assessment addresses matters including escape routes, alarms, equipment, external walls and flat entrance doors, evacuation plans, and residents who may need assistance. England fire-safety guidance for purpose-built blocks of flats.
What to look for on a tour
- Check that smoke and carbon monoxide detectors are present; ask whether they work and who supplies, tests, maintains, or replaces them. Texas guidance recommends asking about carbon monoxide detection in apartments with an attached garage, fireplace, or gas fuel. Local rules and responsibilities differ, so do not assume you must buy or install equipment yourself. Texas Department of Insurance high-rise fire-safety guidance.
- Look for clear escape routes, intact fire doors that are not propped open, and emergency lighting that appears operational. These are among the checks England’s regulator identifies for effective escape routes. Report apparent defects rather than attempting to alter safety equipment yourself. England fire-safety guidance for purpose-built blocks of flats.
- Ask whether the building has sprinklers, how residents receive fire-safety information, and whether residents take part in fire drills. Texas guidance recommends checking these items; it does not establish a universal requirement for every building. Texas Department of Insurance high-rise fire-safety guidance.
In England, the Building Safety Regulator’s 2024 guidance describes a qualifying high-rise residential building as one with at least 7 storeys or at least 18 metres in height, and at least 2 residential units. Such buildings must be registered with the regulator before occupation. These are thresholds for England’s regime, not a worldwide definition of a high-rise. In qualifying buildings, accountable persons manage fire and structural safety risks in the parts for which they are responsible. Residents should not interfere with fire doors, signs, sprinklers, alarms, or extinguishers and should follow their lease or rental agreement. Building Safety Regulator registration guidance; Building Safety Regulator resident guidance.
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- There are holes in the bottom of the building to allow lighting to be installed
Inspect the apartment and its day-to-day access
Check the unit and the route to it, not only the rooms shown during a tour. New York City’s Department of Buildings recommends checking for detectors, two ways to exit in case of fire, natural light and ventilation, bedroom window access, and unsafe conditions such as extension-cord hazards or padlocks that could impede escape. These recommendations and related requirements are specific to NYC; confirm the standards that apply where you plan to rent. NYC tenant-safety guidance.
- Test or ask to have tested the heating, cooling, water, ventilation, lights, and appliances included with the rental. Note noise, odors, signs of leaks, and other conditions you want addressed.
- Ask how lift outages are reported, what maintenance is scheduled, and what accessible routes are available if a lift is out of service. Confirm that the access arrangement works for everyone who will use the space.
- Check building entry, after-hours access, waste disposal, parking, package delivery, and internet arrangements. Treat these as questions to verify in the lease or building handbook; service standards are not universal.
- Ask what utilities and services are included and which are billed separately. Get any promised repair or service arrangements recorded in writing.
For an office, read the lease as a cost-and-responsibility document
Business tenants should not rely on informal assurances about maintenance or building services. UK government guidance says many business-property tenant responsibilities depend on the lease and highlights workplace health and safety, repairs, maintenance, and possible dilapidations when a tenant leaves. The legal allocation varies by jurisdiction, so have unclear terms reviewed by a qualified local commercial property professional. UK Government guidance on renting business property.
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Confirm that the premises fit the business
- Check the permitted use, occupancy arrangements, hours of access, visitor and delivery rules, and security procedures. Confirm local use or occupancy requirements with the relevant authority where appropriate; the lease alone may not answer every code question.
- Inspect the suite and shared facilities for ventilation, temperature control, lighting, toilets, washing facilities, drinking water, safe equipment, and accessible entry.
- Ask who handles fire safety, electrical and gas equipment, asbestos management, and health-and-safety risk assessments. UK guidance says business tenants will normally be responsible for several workplace matters, while lease terms define landlord duties such as communal-area responsibilities. Confirm the allocation for the specific property.
Identify the full cost and exit obligations
- Read provisions on repairs and maintenance for the suite, building systems, lifts, heating and cooling, and common areas. Find out how service charges are calculated, what they cover, and whether costs can change.
- Check rent increases, operating expenses, insurance requirements, fit-out permissions, signage, alterations, and any requirement to restore the premises at the end of the term.
- Clarify who pays for repairs when leaving and what condition the suite must be returned in. The lease may expose the tenant to dilapidations or reinstatement costs; get the obligations clearly stated before signing.
- Confirm the lease term, renewal and notice provisions, early-exit options, permitted use, and remedies if essential services are interrupted. Ask for important promises and agreed works to be put in the contract or a signed written attachment.
Compare properties on the terms that affect your budget and risk
Use the same questions for each property so a lower headline rent does not obscure weaker safety information, unreliable access, or higher ongoing and exit costs.
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| Comparison area | What to compare |
|---|---|
| Legal and safety confidence | Occupancy status, available permit or violation history, fire-safety information, and how clearly management responds to questions. |
| Escape and daily access | Exit routes and posted emergency instructions, lift reliability and alternatives, entry security, and accessibility. |
| Condition and comfort | Ventilation, natural light, noise, heating and cooling, visible maintenance, and included services. |
| Total cost | Rent, utilities, deposit, service charges or operating expenses, insurance, fit-out, and possible move-out restoration costs. |
| Control and flexibility | Lease length, permitted use, renewal and early-exit terms, repair duties, alteration permissions, and control of common areas. |
Put the key checks in writing before signing
- Make a list of defects, promised repairs, included services, and any equipment or access arrangements that matter to you.
- Ask the landlord or manager to confirm responsibilities, repair timing, emergency instructions, and charges in writing. Keep the lease, condition report, correspondence, and photographs together.
- Read the agreement for rent, deposits, utilities, service charges, insurance, renewal, notice, repair reporting, use restrictions, and move-out conditions. For an office lease, pay special attention to repair, maintenance, fit-out, service-charge, and reinstatement clauses.
- Check relevant rules with the local building and fire authorities. For significant or unclear commercial lease terms, seek advice from an appropriate professional in your jurisdiction.
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