The first decision is not which storefront looks nicest. It is what the business must do inside the space. A shop with customer traffic, a service business that needs plumbing, an office with private meeting rooms and a distributor with loading requirements will evaluate the same address differently. A floor plan or listing description cannot confirm that the proposed activity is approved.

Next, build a shortlist based on zoning and the property’s approved use, as well as access, visibility, room layout and the cost of making the space operational. A lower listed rent may be poor value when the required improvements or lease obligations are expensive.

For an apples-to-apples comparison, request a written statement of base rent, additional rent, CAM categories, separately metered utilities, parking, required insurance and improvements. Ask how expenses are estimated and later reconciled. CAM is not a fixed statewide charge: what the tenant pays depends on the property, the allocation formula and the exclusions negotiated in the lease.

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For a deeper breakdown with expense responsibilities and San Antonio rent comparisons, see LRG’s NNN vs modified gross vs full-service lease guide. For questions about the expense categories themselves, read what CAM charges cover in a Texas commercial lease.

A letter of intent can organize the economic terms before the formal lease is drafted. It is still important to say which terms are intended to be binding, which are only proposals, and what remains subject to attorney review. Use LRG’s Texas commercial lease letter of intent guide to structure that conversation.

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Pay special attention to language that makes the tenant responsible for entire building systems, requires restoring expensive improvements, or imposes an uncapped personal guarantee. Review any provision allowing a landlord to pass through capital expenses or management fees. A promised repair or allowance belongs in the written agreement, with clear timing and an identified party responsible for delivery.

What the deposit rules say

Tex. Prop. Code § 93.006(b) prohibits retaining a commercial security deposit for normal wear and tear. The lease still deserves close attention for damage definitions, surrender obligations, notice details and any contract provisions that might affect the dispute. Under Tex. Prop. Code § 93.011(a), bad-faith withholding in violation of the chapter can make the landlord liable for $100, three times the wrongfully withheld portion and reasonable attorney’s fees.

Can a landlord change the locks?

Tex. Prop. Code § 93.002(c) generally prohibits excluding a commercial tenant without judicial process, but lists exceptions for bona fide repairs, construction or emergency; removing belongings from abandoned premises; and changing locks when the tenant is delinquent in paying rent. Under § 93.002(f), a rent-delinquency lock change requires a notice on the front door identifying where to obtain a new key. The section makes the key available during the tenant’s regular business hours upon payment of delinquent rent.

The lease can alter this statutory section. Tex. Prop. Code § 93.002(h) says a lease supersedes § 93.002 to the extent of conflict. A tenant evaluating default language should therefore review the actual contract with counsel rather than assuming the statute overrides it in every case.

The certificate is not simply a landlord’s promise that a building has been occupied before. It concerns a particular tenant space and the use approved for that space. A former retail tenant’s space may need a different review if the new operation changes how the premises are used. A business also needs to confirm that its intended activity is permitted under applicable zoning and that planned construction fits the approval path.

For a San Antonio property, refer to the city’s Certificate of Occupancy guidance or contact San Antonio Development Services through the city’s official website. Confirm the appropriate local authority for properties outside San Antonio city limits.

Tenant improvements can include reconfiguring rooms, moving walls, replacing fixtures or making other changes required by the business use. The cost and approval responsibility need to be resolved before a tenant accepts a construction allowance or signs a lease that places broad improvement obligations on the business.

Under Tex. Gov’t Code Chapter 469 and 16 TAC 68.50, clarify the owner’s role, the construction scope and who performs each task. An owner and tenant can allocate work and costs in the lease, but the tenant should not assume that an owner-responsibility rule automatically resolves every contract obligation. The TDLR overview is available at the Elimination of Architectural Barriers at-a-glance guide.

Share the written requirements you developed at the start of the process, including use, location, access, parking, equipment, move-in needs and a realistic occupancy budget. Ask for a search that includes more than attractive listing photos. The broker’s comparison should show the lease basis, pass-throughs, physical condition and unresolved approval questions.

Read who pays a commercial real estate broker in Texas before signing a representation document. The broker’s role is to support the site search and transaction; counsel’s role is to interpret the obligations created by the final lease.

Use the guides below for the questions that most directly affect the expense schedule, representation arrangement and deal terms. For an overview of available help, visit LRG’s commercial real estate leasing hub.

This is general information, not legal advice. Have a Texas real estate attorney review any commercial lease before signing.

Market figures are attributed to their specific report and period. Legal and local permitting details are based on the agencies and statutes linked below.