Buried in most commercial leases is a signage criteria document. Tenants routinely sign the lease without reading it, then discover its constraints after commissioning a sign that does not comply. Rebuilding at that point is expensive and entirely avoidable.
What the document controls
Sign area. Usually expressed as a ratio to frontage width — for example one square foot of sign per linear foot of frontage. Note carefully whether the calculation uses the area of the letters themselves or the rectangle enclosing them; the difference can be substantial.
Permitted zone. Most criteria define a signage band on the fascia with specific setbacks from the edges. Your sign must sit inside it.
Illumination type. Commonly restricted. Internally illuminated boxes are frequently prohibited in favour of individual channel letters. Exposed neon is often banned. Flashing and animation nearly always are.
Materials and construction. Some criteria specify permitted materials and return depths, and prohibit others outright.
Mounting method. Raceway mounting is often mandated to limit penetrations into the building. Some criteria prohibit raceways for aesthetic reasons. It is worth checking which.
Blade and projecting signs. Usually governed separately with their own size and projection limits.
Common clauses worth finding early
Approval before fabrication. Nearly universal. Installing without written approval typically puts you in breach and liable for removal at your own cost.
Restoration on exit. Most leases require you to remove signage and make good at the end of the term. Budget for this — a full removal and facade repair is not trivial.
Maintenance obligation. Many criteria require you to keep signage in good working order, with the landlord entitled to repair at your expense if you do not. A dead module can technically become a lease issue.
Landlord's contractor. Some leases require a nominated contractor for facade penetrations. This is not always negotiable and affects your pricing.
Criteria and bylaw are separate
This causes real confusion. Landlord approval does not grant you a municipal permit, and a municipal permit does not satisfy your lease. You need both, and you must satisfy whichever is more restrictive on each individual point.
It is common for a landlord to permit more sign area than the bylaw allows, or for the bylaw to permit illumination the landlord prohibits. Work to the stricter of the two on every dimension.
When criteria can be negotiated
More often than tenants assume — particularly for anchor tenants, longer lease terms, or where the criteria document is clearly dated and no longer reflects the centre. A well-presented, professionally drawn proposal is far more likely to be accepted than an informal request.
The time to negotiate is during lease negotiation, when you have leverage. Once signed, you are asking for a favour.
Practical sequence
- Request the signage criteria document before signing the lease.
- Have your sign supplier review it alongside the local bylaw.
- Negotiate any impossible constraints while you still have leverage.
- Design to the stricter of criteria and bylaw.
- Obtain written landlord approval before submitting for permit.
- Keep every approval on file for the full lease term.
We do steps two through five routinely, including dealing directly with property managers. Send us the criteria document with your enquiry and we will tell you what it permits before you commit to a design.
