A commercial lease in Florida is a binding, often multi-year financial commitment, and the due diligence a tenant performs before signing determines whether that commitment turns out to be sound. This checklist applies broadly across Florida commercial retail leasing, with specific relevance to convenience and small-format retail tenants.
The goal here is a structured review sequence, not a list of legal terms already covered in other articles on lease clauses specifically.
Physical and Site Due Diligence
Before signing, verify the condition of the roof, HVAC, plumbing, and electrical systems serving the space, and get a written statement of what condition the landlord will deliver the space in. Florida's climate is hard on building systems, and a space that looks acceptable on a walkthrough can carry deferred maintenance that becomes the tenant's problem post-signing if the lease is silent on delivery condition.
Confirm parking counts and ADA compliance for the specific unit, not just the center overall, and check flood zone designation through the county's GIS mapping tool, since flood zone status affects both insurance cost and, in some cases, permitted uses.
Financial and Title Due Diligence
Request an estoppel certificate confirming the landlord's representations about the space, and if the property is subject to a mortgage, request a subordination, non-disturbance, and attornment agreement protecting the tenant's lease rights if the property is foreclosed on. Review the property's tax history through the county property appraiser to understand how CAM and tax pass-throughs might trend.
Confirm there are no liens, code violations, or open permits attached to the property that could affect occupancy, which a title search or municipal records request will reveal before they become a post-signing surprise.
Operational and Regulatory Due Diligence
Confirm the center's rules on hours, signage, deliveries, and any restrictive covenants held by other tenants that could limit your merchandising. For a use as regulated as convenience retail, verify zoning and required licensing eligibility for the specific address before treating the lease as final — see the companion article on permitting and regulatory requirements for the license-specific detail.
Finally, have a Florida commercial real estate attorney review the lease itself, and loop in a broker familiar with the specific property type — our team can help coordinate this review for convenience and fuel-adjacent retail leases specifically.
Frequently Asked Questions
Speak With a Florida Gas Station Specialist
Request a confidential consultation or off-market opportunities and pricing through our contact page, or call +1-305-518-1545. The Gas Station Group is headquartered at 8603 S Dixie Hwy, Miami, FL 33143. Principal: Bobby Berrido.