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When you’re setting up an office or commercial property, there’s a checklist that you put together. Everything needs to be considered, from the furniture to the fittings to hardware such as computer terminals, printers, and IT.
That last item on the list is absolutely essential for 21st-century businesses. No entrepreneur would dream of moving into an office that doesn’t have internet connectivity. But unless you’ve factored in a wayleaves agreement into your tenancy, you could find it very difficult to log on or access your emails.
A Wayleave Agreement allows a service provider (such as BT Openreach) the right to install equipment through or over a third party’s land.
For businesses about to sign a tenancy agreement, it’s a detail that shouldn’t be overlooked.
Failure to secure a Wayleave Agreement could mean that companies like Openreach would not be allowed to install those essential superfast fibre optic cables. That could leave you relying on an antiquated phone line as your connection to your marketplace. And as landlines are set to go extinct in 2023, you could end up completely disconnected from the business world for a significant period of time.
Most commercial tenancies will only allow you to connect to an existing network. If there are no existing IT connections, you’re stuck unless you’ve negotiated a Wayleave Agreement. This would ensure that a service provider could come in and install your hardware.
Bear in mind that a landlord is not obligated to provide you with a Wayleave Agreement. They may offer an alternative such as arranging for installation themselves. However, this would not guarantee that your business needs are catered for effectively.
If the landlord does allow a tenant to arrange for a service provider to install cabling, the service provider will still need confirmation from the landlord that the installation is authorised.
It’s all down to a question of rights of possession due to equipment installation. Your landlord will want to make sure that the installation (and, if necessary, removal at the end of the tenancy) isn’t going to cost them any money.
They also have to ensure that any installation conforms with Health & Safety legislation and doesn’t compromise the building’s interior or exterior.
The key to ensuring you’re not left with a dead router and no Internet connection is to plan ahead. An office move turns solicitors into project managers and conveyancing experts into list-makers. Organisational skills are essential to a successful relocation. That includes putting Internet connectivity at the top of your to-do list, including negotiating that Wayleaves Agreement with your new landlord.
While a Wayleave Agreement is one of your priorities, it’s not the only thing on the must-do list. Before you move into a new office, there are a few more things to tick off the list, including:
If you’re planning to move to new commercial premises and want professional, no-nonsense advice, contact OGR Stock Denton’s commercial property experts today by email, or call us on 020 8349 0321.