An entrepreneur finally finds the perfect office space. The location is ideal, the rent fits the budget, and the atmosphere matches the vision. But on the first working day, a crucial question emerges: "When will the internet be connected?"
And then it becomes clear that nobody knows exactly who is responsible for it.
This scenario plays out regularly, and the confusion it creates can be costly. Yet the answer is not straightforward: it depends on multiple factors: the type of building, the lease agreement, the delivery level, and the specific arrangements between landlord and tenant.
Why Internet Is No Longer Optional
Today's businesses depend entirely on digital connectivity. Nearly every organization operates with cloud software, Microsoft 365 or Google Workspace, video conferencing, VoIP telephony, AI tools, security systems, networked printers, and access control systems.
A building without reliable internet is as limiting as one without electricity. The difference is that many property owners and managers still treat internet as an optional add-on rather than a core utility. This outdated mindset creates friction when tenants move in expecting immediate connectivity and discover it either doesn't exist or requires weeks to arrange.
Digital infrastructure is no longer a luxury: it is a business requirement.
Is There a Legal Obligation?
In the Netherlands, a landlord is generally not automatically required to provide an active internet connection or subscription. What utilities and services are offered depends on the rental agreement and the explicit arrangements made between both parties.
There is no standard legal duty to supply internet the way a building owner might be expected to maintain structural integrity or provide basic utilities like water supply. This means clarity must come from the lease itself.
The consequence: it is essential to establish clear agreements about digital infrastructure before signing a lease. Leaving this undefined is an invitation to conflict.
Who Arranges What? A Practical Breakdown
Responsibility typically divides as follows, though variations exist:
| Component | Landlord Often Handles | Tenant Often Handles |
|---|---|---|
| Network connection to the building | Frequently | Sometimes |
| Fibre optic cable to the building exterior | Depends on building age and type | Sometimes |
| Internet subscription and contract | Usually not | Usually yes |
| Wifi network within the leased space | Usually not | Usually yes |
| Internal network cabling | Depends on delivery level | Regularly yes |
| IT equipment (servers, hardware) | No | Yes |
These are general starting points. The specific division depends on what the lease states and what services the landlord offers. In premium office buildings, landlords often invest in robust digital infrastructure because it attracts quality tenants. In basic casco spaces, tenants typically arrange everything themselves.
Delivery Levels and Digital Readiness
Not every office space is delivered the same way. The concept of "delivery level" significantly affects what digital infrastructure is already in place.
| Delivery Level | Typical Internet Provision |
|---|---|
| Casco | Often only basic infrastructure (building structure, no fit-out) |
| Casco Plus | Possibly prepared for internet (conduit systems, cable paths) |
| Shell Ready | Sometimes includes network-ready features |
| Turnkey | Regularly includes network provisions and sometimes active connectivity |
| Business Centre | Often includes internet as a bundled service |
| Plug & Play Office | Internet usually immediately available |
The delivery level directly affects cost, ready-to-use capability, and ongoing digital flexibility. A casco space offers maximum customization but requires the tenant to arrange everything, including network infrastructure from scratch. A plug-and-play office is immediately operational but offers less control over service providers and pricing.
Looking at rent price alone misses a critical dimension. Digital readiness should be evaluated with the same care as square meters, location, and building condition.
Key Questions Every Tenant Should Ask Before Signing
Clarity begins with asking the right questions. A practical checklist helps avoid surprises:
| Question | Why It Matters |
|---|---|
| Is fibre optic connectivity available? | Determines available speed and future-proofing |
| Which internet providers service this building? | Affects choice, pricing, and service quality |
| Is an internet connection already active? | Prevents delays when you take occupancy |
| What is the internal network cabling situation? | Critical for stable, reliable connectivity throughout the space |
| Is wifi infrastructure in place? | Determines if you must install it or can use existing systems |
| Are there additional connection or setup fees? | Prevents budget surprises |
| What is the upload/download speed guarantee? | Essential for video conferencing, cloud work, and file transfers |
| Is there network redundancy (backup connectivity)? | Protects against total downtime if primary connection fails |
Many property managers will not volunteer this information. Tenants must ask. And landlords benefit from having clear answers ready: it makes their property more attractive and reduces post-move disputes.
Why Transparency About Digital Infrastructure Matters Now
Most commercial property listings still omit critical digital information. When marketing an office space, details typically include energy label, parking spaces, square footage, and construction year. But information about glasfiber availability, internet speed, network cabling, wifi infrastructure, and overall digital readiness is often missing, even though these factors profoundly affect a business's ability to operate.
An entrepreneur might discover too late that the building lacks fibre optic access, that only one internet provider serves it, or that internal network infrastructure must be built from scratch at significant cost and delay.
This gap in transparency wastes time and money for both tenants and landlords. Tenants make uninformed decisions; landlords lose competitive advantage because they do not highlight a key selling point.
Digital infrastructure is now as important as parking, location, and natural light. It deserves equal prominence in property descriptions and lease discussions.
The Role of Digital Building Standards
Recognition of this gap has led to the development of digital building assessment frameworks. These frameworks evaluate not just whether internet exists, but how future-proof the entire digital infrastructure is.
A comprehensive assessment examines:
- Availability of high-speed fibre optic connections
- Quality and redundancy of network cabling systems
- Building readiness for emerging technologies (5G, IoT, smart systems)
- Security of network infrastructure
- Flexibility for tenant customization
When buildings are evaluated against clear digital standards, both landlords and tenants benefit. Property owners can market their spaces more competitively; tenants can make informed decisions about which buildings support their operational needs.
Transparency about digital quality, like the IT-Label framework, helps create a more mature commercial real estate market where digital capability is understood and valued the way other infrastructure is.
Practical Recommendations for Landlords
Property owners who want to attract quality tenants and reduce friction should:
- Clearly document what digital infrastructure is already in place
- Specify in the lease what the landlord will provide and what the tenant must arrange
- If the building lacks fibre access, explain the timeline and process for obtaining it
- Provide contact information for approved internet service providers
- Consider offering turnkey digital solutions for premium office spaces
- Update property descriptions to highlight digital capabilities alongside traditional amenities
Landlords who invest in clarity about digital infrastructure create a competitive advantage. Tenants will choose buildings where they know exactly what to expect, where setup is straightforward, and where future growth in digital demands can be supported.
Practical Recommendations for Tenants
Before committing to a lease, tenants should:
- Request a written statement of what digital infrastructure exists and who is responsible for what
- Test the current internet speed and reliability if connectivity is already active
- Understand the lead time if a new connection must be ordered (often 4–12 weeks)
- Budget for internal wifi setup and IT infrastructure if not provided
- Negotiate a rent-free period or delay in occupancy if internet setup delays the move
- Ensure the lease includes provisions for future upgrades as technology evolves
Clear agreements prevent the frustration of arriving at an office that looks perfect but lacks the digital foundation the business needs.
Internet Has Become Infrastructure, Not an Optional Service
Decades ago, electricity and running water were once luxuries. Today, they are non-negotiable expectations. The same evolution is happening with internet connectivity.
A reliable, high-speed digital connection is no longer a perk or a nice-to-have feature. It is foundational infrastructure that enables businesses to operate, communicate, compete, and grow.
Yet many landlords and property managers still treat it as peripheral, something that the tenant will "sort out." This outdated assumption creates unnecessary friction and delays.
RE-SEARCH believes that entrepreneurs should know not only how many square meters they are renting, but also how well equipped a building is for digital operations. Transparency about both the physical space and its digital readiness creates better matches between tenants and properties, faster move-ins, and fewer disputes.
Whether you are a tenant evaluating office spaces for rent or a landlord looking to improve your property's appeal, digital infrastructure deserves the same careful attention as location, condition, and price.
The future of commercial real estate is not just about brick and mortar. It is about how well a building enables the digital work that happens inside it.
