Too many businesses wait until the pressure is on before considering an office move. By that point, the most desirable spaces have already been secured, supply is even tighter and negotiating power has shifted away. The organisations that secure the best terms, the best space and minimal disruption are those that act ahead of the curve. Our latest market intelligence and regulatory insights highlight six clear signals that now is the time to act.
Signal 1 – You have 18 months to your lease event
This is the best time to look at the market without feeling rushed. If you have less than 18 months, your choices start to shrink. With less than 12 months, landlords know you are likely to stay and the best spaces are already taken by others who planned ahead.
The 18-month guideline includes every step: searching the market, making a shortlist, negotiating, handling legal matters and fitting out or moving in. For managed and leasehold spaces, each part often takes longer than most people expect.
Signal 2 – Your submarket still has quality options
City Core availability now sits below 3%. West End and Fitzrovia vacancy has dropped under 2%. These are structural lows, not temporary fluctuations and the supply pipeline shows no sign of recovery. New completions in 2026 are forecast to fall by 40% compared to already-constrained 2025 levels.
This has changed how quickly companies need to make decisions. Now, those looking for bigger spaces are signing up for new offices more than four years before their current lease ends. In 2022, it was less than three years. This change is because there are far fewer options if you wait.
If you are in a top location, the main question is not if you should move, but whether you should move while you still have real options.
Signal 3 – Your team’s working patterns have stabilised
After the pandemic, it was hard to plan office space because no one knew what a typical week would look like. This uncertainty meant many companies took on too much space, had extra desks and did not set up their offices in the best way.
Now, most industries have settled into regular attendance patterns. This gives companies a clear idea of what they need, which was missing in 2022 and 2023. Being able to say exactly what you want helps you find the right space and negotiate better deals. Landlords are more likely to offer good terms when you have clear, data-backed requirements.
Signal 4 – Your current space is holding back the brand or the team
If your office makes it hard to attract or keep good people, the hidden costs of staying are already adding up. In 2025, 70% of office leases in Central London are for Grade A space. This move to higher quality offices is now what top talent expects.
The real issue is not just if your office needs an upgrade, but whether your current building can be improved enough to match what new spaces offer, without costing more. For older buildings with no plans for investment, the answer is often no.
Signal 5 – Your building’s EPC position is becoming a liability
In June 2026, the Government confirmed its long-awaited MEES position: commercial buildings above 1,000 square metres must achieve a minimum EPC Band B rating by 2031. The previously proposed 2027 interim milestone (EPC Band C) has been dropped – replaced by a single, harder target at a later date.
For tenants, the risk is not direct because landlords are responsible for meeting the rules. However, this risk often comes up during lease renewal talks. If your landlord needs to spend a lot to upgrade to EPC B, those costs may show up in rent reviews, service charges, or renewal terms. Buildings under 1,000 square metres still only need to meet the current EPC E standard, with no new deadline.
Relocating now allows you to choose a building that already meets the 2031 requirement, turning ESG compliance into a strategic advantage in negotiations, rather than a liability you inherit.
Signal 6 – You have never seriously benchmarked your current rent
Most businesses in long-standing leases are paying a passing rent set years ago in a very different market. They often have no clear view of whether they are overpaying compared to current benchmarks and neither does their landlord until a specialist advisor uncovers the facts.
If you have never run that comparison, you might be missing out on a bit opportunity to find better value.
The cost of waiting
Sometimes, renewing your lease is the best choice – if you negotiate well, use market data and have real alternatives. You can often get terms as good as or better than a new lease when you look at the total cost.
Timing is what really matters. Whether you stay or move, your results depend on how early you start. Companies that begin planning 18 to 24 months ahead can prepare well, search the market, create competition and negotiate strong terms. If you start with only six months left, you will be under pressure, have fewer choices and may have to accept whatever is offered.
If two or more of these signs sound familiar, it is time to start talking about your options. You do not have to commit to anything to get started.
70%
Of take-up in Grade A space (2025)
<3%
Availability in London City Core
-40%
New completions forecast 2026 vs 2025
4yr+
Avg lead time for large floorplates (2025)
Start with a Lease Health MOT
SHB represents occupiers across serviced, managed and conventional leasehold space. Our sole focus is achieving the best outcome for each business. Get in touch to look at your options and whether to stay or go.
