Warehouse Infrastructure Audit Guide: 40 Checks Before You Sign the Lease

Why Audit Before You Sign

Most warehouse leases in Bengaluru's industrial corridors — Peenya, Dobbaspet, Bommasandra, Hoskote — are for existing structures. A warehouse comes with existing infrastructure that may be undersized for your operations, non-compliant with current codes, partially functional, or tied to the previous tenant's systems. Spending Rs 50,000–1,50,000 on a pre-lease audit saves you from committing to Rs 30–50 lakh in remediation work on a space you do not own.

Electrical Infrastructure Checks (Items 1–10)

1. What is the sanctioned load from BESCOM? Does it meet your requirement?
2. Is the main LT panel in good condition? Check age, MCB ratings, labelling.
3. Is the earthing system compliant? Request earth resistance test report.
4. Are all circuits labelled and documented?
5. Is there a power factor correction panel? Check BESCOM penalty history.
6. What is the condition of existing cable trays and conduits?
7. Is there a DG connection? What is the DG capacity and age?
8. Are there dedicated circuits for office areas, HVAC, and equipment?
9. When was the last electrical inspection by BESCOM?
10. Is there metering for sub-tenants or shared spaces?

HVAC Checks (Items 11–20)

11. What type of HVAC exists? (Industrial fans, evaporative coolers, split ACs)
12. What is the age and condition of existing AC units?
13. Is the ductwork in good condition? Check for corrosion and leaks.
14. Are condensate drain lines clear and functional?
15. Is there HVAC in the office pod? What capacity?
16. Does the HVAC have individual room controls?
17. When was the last HVAC service? Request service records.
18. Is ventilation adequate for your operations (chemicals, pharma, food)?
19. Are emergency exhaust fans functional?
20. Is the server room / IT room separately cooled?

CCTV and Security Checks (Items 21–30)

21. How many cameras exist? Where are they positioned?
22. What is the camera age and resolution? (Below 2MP is inadequate)
23. Is there an NVR? What is the storage capacity and retention period?
24. Is remote access available for existing CCTV?
25. Is there access control on entry/exit points?
26. Is there a security guard room and CCTV monitoring station?
27. Are boom barriers functional?
28. Is the perimeter fence lighting adequate for night security?
29. Are loading dock cameras in working condition?
30. Does the landlord retain access to existing CCTV? (Privacy risk for operations)

Fire Safety Checks (Items 31–40)

31. Is there a fire NOC from Karnataka Fire Department? When does it expire?
32. Are smoke/heat detectors functional and tested?
33. Is the fire alarm panel in working condition?
34. Are fire extinguishers within validity period?
35. Is a sprinkler system installed? Last pressure test date?
36. Are fire hydrant points accessible and tested?
37. Is emergency lighting and exit signage functional?
38. Are fire exit routes clear and unobstructed?
39. Is there a fire safety officer or warden system in place?
40. Does the landlord maintain fire safety infrastructure or is it tenant responsibility?

What to Do After the Audit

After completing the audit: categorise findings as Critical (must fix before occupancy), Important (fix within 3 months), or Advisory (plan within 12 months); estimate remediation cost by getting a BOQ from a contractor; negotiate with landlord — many landlords will fix critical items if raised before lease signing; include in lease terms what infrastructure the landlord maintains vs what is tenant responsibility; and baseline documentation — photograph and document all existing infrastructure before moving in.