Stepping into your first commercial lease is an exciting move—whether you’re opening a café on Fitzmaurice, expanding your retail footprint in the CBD, or securing a workshop in East Wagga. But commercial leasing comes with a range of costs that often surprise first-time tenants. Planning for these early can save you stress, budget blowouts, and awkward conversations down the track.
Here’s a clear, Wagga-specific breakdown of the hidden costs every business owner should be aware of before signing on the dotted line.
1. Outgoings: More Than Just Rent
In commercial leasing, outgoings are the operational costs a landlord passes onto the tenant.
Common outgoings in Wagga include:
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Council rates and water rates
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Building insurance
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Land tax (where applicable)
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General maintenance of common areas
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Air-conditioning servicing (especially in older CBD buildings)
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Cleaning of shared facilities
Always request a detailed outgoing estimate upfront. At PRD Wagga, we encourage tenants to ask for a breakdown and compare it to other properties—outgoings can vary significantly depending on building age, size, and location.
2. Fit-Out Costs: Turning an Empty Shell Into Your Business
Many commercial spaces in Wagga are offered as “warm shells”—functional but not finished.
This means you may be responsible for:
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Flooring
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Interior walls or partitions
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Lighting upgrades
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Plumbing changes
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Electrical work
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Joinery and cabinetry
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Accessibility modifications (ramps, handles, widened doorways)
Some landlords may offer a fit-out contribution, but this isn’t automatic. Plan your fit-out budget carefully and factor in trade availability—Wagga’s renovation and construction industry can be busy, especially leading into summer.
3. Parking: A Make-or-Break Detail
Parking seems simple—until you realise how much it affects staff, customers, and delivery access.
Key things to consider:
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Does the lease include dedicated staff parking?
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Are there time restrictions for customer parking?
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Will you need rear-lane or loading dock access?
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Do customers rely on street parking, and what are the peak-time patterns in your area?
For example, Morgan Street and Baylis Street can be highly competitive for daytime parking, while Agricultural areas in East Wagga offer more flexibility for machinery and delivery trucks.
4. Signage Approvals: Don’t Assume It’s Automatic
Branding your space is essential—but commercial signage is regulated.
You may need:
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Council approval for external signage
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Strata approval if the building is part of a complex
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Landlord approval for window decals, awnings, or illuminated signs
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Electrical work for any signage that requires power
Approval timelines can impact your opening date, so it’s smart to begin this process early.
5. Foot-Traffic Expectations: Location Isn’t Guesswork
Foot traffic varies hugely across Wagga, and first-time tenants often underestimate the importance of researching local patterns.
Consider:
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CBD locations (Baylis/Fitzmaurice Streets): Higher foot traffic, higher rent, stronger visibility
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Medical precincts: Peak during business hours, slower after-hours
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Industrial zones (East Wagga, Hammond Ave): Strong vehicle traffic but minimal walk-ins
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Suburban retail strips (Kooringal, Tolland): Consistent local patronage, but dependent on anchor tenants
PRD Wagga can provide insights into traffic trends, tenant turnover, and area performance so you can enter the right location with confidence.
Final Tips for First-Time Commercial Tenants
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Get a solicitor to review your lease—commercial leases are more complex than residential.
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Request all fees and charges in writing to avoid surprises.
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Consider future growth—your space should support your business 2–5 years from now.
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Don’t rush the process: a well-negotiated lease can save thousands over its term.
Whether you’re opening your first storefront or upsizing your current operation, PRD Wagga is here to help you lease smarter, avoid hidden costs, and secure the perfect space for your business.
If you’d like personalised guidance or a leasing appraisal, reach out anytime—we’re here to support local Wagga businesses from day one.
