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Random freezes, missing sound and display glitches usually trace back to one bad driver. Find and replace yours safely.Free scan · under a minuteBefore signing a lease or purchase agreement in a tech park, verify four things with documents and the responsible authorities: your exact activity is permitted, the site can deliver the power, water, wastewater and connectivity you need, the land and building have no hidden constraints, and the full cost still works as your operation grows. A park brochure or a map showing nearby infrastructure is only a starting point.
Use the process below to compare parks against your own operating brief. Requirements are jurisdiction-specific, so have local planning counsel and appropriately qualified environmental, civil, building, utility and tax professionals confirm issues that affect your property and proposed use.
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1. Write an operating brief before you inspect parks
Site selection becomes unreliable when every candidate is judged against a different set of assumptions. Prepare one written brief and use it for every park. It should describe:
- The products or services made or delivered on site, including testing, assembly, storage, laboratories, customer areas and any hazardous or controlled processes.
- Current and five-year assumptions for floor area, headcount, shifts, equipment, floor loading, ceiling height, loading bays, parking and security.
- Peak electricity demand, voltage and phase requirements, standby generation, water use, wastewater characteristics, gas or other fuel needs, waste streams and temperature-control loads.
- Internet bandwidth, latency, carrier diversity, cloud or data-room requirements, physical security and any need for redundant routes.
- Employee commuting patterns, visitor access, delivery vehicles, freight hours, customer pickups and emergency-service access.
- Move-in date, construction or fit-out duration, expansion triggers and the activities you may add later.
Separate must-haves from preferences. A site that lacks a preference may remain viable; one that cannot legally host your process or deliver its peak power should be screened out immediately. The Government of Queensland recommends a weighted premises checklist and asks businesses to consider whether a location remains suitable as they grow or change; use that approach rather than relying on an unweighted tour. Government of Queensland location checklist
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2. Confirm that your exact use is legal
Check current zoning and permitted activities
Ask the planning authority for written confirmation of the zoning, permitted use classes and any overlays affecting the parcel and building. Describe the real operation, not a broad label such as “technology company.” A software office, electronics assembly line, prototype workshop, chemical laboratory and distribution operation can trigger different rules even when they occupy the same park.
Confirm whether your use is permitted as-of-right or requires a variance, conditional-use approval, development application, occupancy change or other consent. Ask who must issue each approval, what drawings or studies are required, the realistic review sequence and whether the approval transfers with a lease or sale. Check operating hours, noise, vibration, emissions, signage, parking, loading, fire separation, hazardous-material storage and customer access conditions.
Match approvals to the work you will actually perform
Obtain the building’s current occupancy or completion records and compare them with your proposed fit-out. A previous tenant’s approval does not automatically authorize your equipment, process or capacity. Identify permits for construction, electrical work, fire protection, mechanical systems, wastewater discharge, environmental controls, food or laboratory activities and occupational safety where applicable. Put every required approval on a dated responsibility schedule: applicant, authority, submission, dependency and decision deadline.
Keep jurisdictional examples in their place
Official programs illustrate useful evidence but are not universal law. For example, the Philippines Economic Zone Authority’s published process for establishing an information-technology park or center lists land authority, local endorsement, zoning or conversion clearance, verified surveys, environmental compliance and water-supply certification. Those are requirements for that Philippine process, not an automatic checklist for a tenant entering an existing park in another country. PEZA information-technology park process
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3. Prove utilities and connectivity at the required capacity
“Infrastructure nearby” does not prove that your parcel can be connected on your schedule or at your peak load. Request a serviceability or servicing letter and have the utility or carrier confirm the answer directly. Invest Ontario’s certified-site materials treat serviceability, surveys and servicing information as core site evidence. Invest Ontario Sites Ontario criteria
Questions for each utility
- Electricity: What firm capacity is available at the site boundary and at the proposed connection point? What voltage, phase, fault level, transformer, substation or feeder upgrades are required? Who pays for design, easements, equipment and reinforcement, and what is the committed energization date?
- Water and wastewater: What flow, pressure, fire-flow and water-quality limits apply? Can the network accept your peak discharge and its chemistry or temperature? Are pretreatment, monitoring, storage or a new connection required?
- Gas, district energy and cooling: Is the service available for your load and operating hours, and are metering, pressure or emissions conditions involved?
- Telecom: Which carriers can serve the building, through which physically diverse routes? Get written estimates for installation, recurring charges, lead times, demarcation points, service-level terms and redundancy. A carrier’s presence in the park is not proof of two independent paths to your suite.
- Emergency and backup systems: Determine what the park supplies versus what you must install for generators, battery systems, fire pumps, fuel storage, cooling and disaster recovery.
UNIDO’s industrial-park guidance treats on-site and off-site infrastructure, logistics, technical assessment and environmental or social assessment as feasibility topics, not marketing features. UNIDO industrial-park feasibility guidance
Make the commitment contractual
Record capacity, connection scope, cost allocation, milestones, testing and remedies in the lease, purchase agreement or service contract. A promised future upgrade should have an identified owner and date; otherwise model the site as if it will not arrive. Require notice of planned outages and confirm whether shared systems have maintenance windows that conflict with your production or data operations.
4. Examine title, surveys and physical constraints
Obtain the documents that establish what you are leasing or buying and what can be built. At minimum, request title or ownership authority, legal boundaries, an up-to-date survey, easements, rights of way, covenants, site plans, floor plans, utility plans and records of prior approvals. Check that the landlord or seller can grant the access, signage, parking, loading and service rights your operation needs.
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Assess ground and building conditions
- Topography, drainage, flood exposure, retaining walls and stormwater discharge points.
- Soil or foundation information, settlement risk, slab capacity, vibration limits and underground obstructions.
- Clear heights, column spacing, roof loading, crane or hoist feasibility, lift capacities and door dimensions.
- Fire compartments, sprinkler design, alarm coverage, smoke control, egress widths and accessible routes.
- Heating, ventilation and air-conditioning capacity, filtration, humidity control and equipment heat rejection.
- Loading bays, turning radii, delivery-hour restrictions, waste areas, secure storage and visitor controls.
Have a building surveyor and engineer inspect the existing structure and services before you price a fit-out. Ask for as-built drawings and commissioning records, then verify critical dimensions in the field. Unknown conditions should become a priced allowance or a condition of the transaction, not an assumption hidden in a construction budget.
Investigate environmental and historic-use issues
Review prior-use records, environmental assessments, contamination indicators, hazardous-material surveys, archaeological requirements where relevant, and any restrictions on excavation or discharge. The required studies depend on local law and your proposed use; engage qualified specialists rather than treating a park-wide statement as a site-specific clearance. Invest Ontario’s certified-site description includes environmental and archaeological assessments among useful diligence information. Invest Ontario certified-site information
5. Test access, workforce and expansion fit
Measure real access, not the brochure distance
Visit at shift changes, peak delivery periods and after dark. Record travel times for employees, customers and suppliers; road restrictions; public-transit frequency; pedestrian safety; winter or weather resilience; and the route for oversize or heavy vehicles. Confirm whether a planned interchange, transit stop or road widening is funded and scheduled, or merely proposed. Check parking ratios, accessible spaces, bicycle facilities, charging capacity and queuing space so vehicles do not obstruct emergency routes.
Check workforce and neighboring uses
Map where required skills live and whether the site is practical for the shifts you plan to run. Review nearby tenants and community uses for conflicts involving noise, traffic, odors, security or operating hours. Ask the park operator how complaints, incidents and emergency notifications are handled. A technically suitable building can still fail if employees cannot reach it or if neighbors make your operating conditions untenable.
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Design for change
Confirm expansion rights, adjacent vacancies, floor or parcel options, crane paths, utility reserve, parking growth and the approval path for a new process. Read assignment, subletting, signage, hours, alterations, restoration and renewal clauses closely. A low initial rent is poor value if adding a production line requires moving to another building or renegotiating essential services.
6. Model the total cost, including incentives
Compare candidates on the same time horizon and assumptions. The U.S. Government Publishing Office site-selection guide distinguishes upfront and ongoing costs and recommends netting incentives against comparable costs. U.S. Government Publishing Office site-selection guide
| Cost category | What to include | Evidence to request |
|---|---|---|
| Occupancy | Rent or purchase price, deposits, taxes, insurance, common-area or park charges, escalation and renewal terms. | Draft lease or purchase terms and a service-charge budget. |
| Fit-out and compliance | Design, permits, demolition, structure, fire systems, mechanical and electrical upgrades, testing, commissioning and reinstatement. | Survey, engineer’s concept, permit matrix and contractor estimate. |
| Connections and upgrades | Utility extensions, transformers, telecom installation, easements, metering, backup systems and provider deposits. | Written utility and carrier quotations with dates and responsibility. |
| Operations | Energy, water, waste, security, maintenance, transport, parking, cleaning and outage-related contingency. | Tariffs, service agreements, operating assumptions and outage terms. |
| Incentives and tax effects | Only grants, credits, abatements or training support for which your entity and activity qualify. | Current written eligibility, application deadlines, payment conditions and clawbacks. |
Keep one model for recurring costs and another for one-time costs, then show a sensitivity case for delayed approvals, higher connection work and slower hiring. Do not count a verbal incentive. Ontario’s current Site Readiness Program page describes reimbursement of 50% of eligible expenses, up to CAD 25,000 per application, for eligible industrial property owners completing preparatory work. It is not a general relocation grant or automatic tenant funding; verify current eligibility and terms for the specific property and date. Ontario Site Readiness Program
7. Evaluate park management and shared services
Identify the park owner, property manager, infrastructure owners and emergency contacts. Obtain the rules and service commitments for:
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- Shared substations, water systems, wastewater treatment, fire protection, backup generation and planned maintenance.
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- Service levels, outage notification, dispute escalation, insurance requirements and cost-sharing formulas.
Ask for recent outage, maintenance and incident records where available. Confirm who has authority to approve penetrations, external equipment, signage, temporary works and construction hours. Shared infrastructure can reduce your capital work, but it also creates dependencies that belong in your continuity plan.
8. Use a weighted comparison scorecard
After documentary checks, score every viable park against the same weighted criteria. Give legal use, essential utilities and schedule-critical access a pass/fail gate before allowing attractive rent or amenities to compensate for a fatal mismatch.
| Comparison axis | Verification questions |
|---|---|
| Legal use and approvals | Is the exact activity permitted now, and which approvals, authority and dates apply? |
| Utilities and telecom | What capacity is committed, what upgrades are needed, who pays and when will service be live? |
| Transport and logistics | Can employees, customers and freight reach the site under actual operating conditions? |
| Premises and expansion | Do structure, equipment space, loading, security and future options fit the operating brief? |
| Environmental and physical constraints | What surveys, assessments, drainage, topography or prior-use issues could change cost or schedule? |
| Workforce and community | Can the required people reach the site, and are neighboring uses compatible? |
| Total cost and incentives | Are one-time, recurring, connection, logistics and verified incentive effects comparable? |
| Park management and services | Are shared facilities, security, waste, emergency response and service levels documented? |
For each score, record the evidence, the person responsible, an expiry date and the consequence if the assumption fails. This prevents an unverified promise from receiving the same weight as a utility commitment or planning decision.
Do these 3 things before closing this tab:
1Fix the driver behind crashes, sound loss and screen glitches2Repair Windows errors before they cause bigger problems3Scan for outdated or missing drivers - takes under a minute9. Follow a decision sequence before signing
- Define requirements: approve the operating brief, must-have gates, growth assumptions and target move date.
- Screen candidates: remove sites with an obvious legal-use, access or essential-service mismatch.
- Request records: collect title, surveys, zoning information, servicing letters, utility terms, access data, environmental records and site plans.
- Verify independently: ask utilities, telecom carriers, the planning authority and the park operator to confirm capacity, cost, responsibility and timing directly.
- Commission site-specific work: obtain building, civil, environmental, archaeological or other studies required for the property and proposed use.
- Price and score: compare total costs, schedule risk and weighted business fit; keep unresolved items visible to decision makers.
- Condition the transaction: before signing, document approvals, service commitments, connection prices, delivery dates, access rights, remedies and termination options with local counsel and technical specialists.
Red flags that should pause the deal
- The operator will not identify the authority responsible for a required approval.
- Utility capacity is described as “available nearby” without a serviceability letter, connection scope or date.
- Expansion depends on an adjacent parcel that is not under option or on an unfunded road or transit project.
- As-built drawings, title information, environmental records or occupancy documents are missing or inconsistent.
- An incentive is included in the financial model without written eligibility and payment conditions.
- Shared-service charges, outage responsibilities or construction access rules are not supplied before lease execution.
When a red flag appears, assign an owner and deadline for resolution. If it cannot be resolved, reprice the risk, add a contractual condition or reject the site rather than letting momentum decide.
Make the commitment only when the evidence matches the operation
A tech park is a good location only when its legal permissions, physical capacity, service commitments, access and total economics match your particular business. Use the same operating brief, evidence requirements and weighted scorecard for every candidate; then make unresolved assumptions explicit in the transaction documents. That discipline protects the move-in schedule, construction budget and ability to expand after the first year.
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