Work fully inside the walls rarely touches an easement. Anything that cuts the slab, adds an outdoor line, or builds on the strip can. That work needs the landlord's consent, the easement holder's written approval and the right permits. Check the lease and plat before the plumbing plan is drawn.
Where does an easement show up in a tenant improvement?
Look for work that digs, builds outside the walls or changes what sits over a line.
- New restrooms or a kitchen. Fixtures need new drain and vent runs, and sometimes a new connection that leaves the building. If the exit path crosses a sewer easement, the route matters.
- Cutting the slab. Trenching for new floor drains or sinks can run toward an easement strip, especially along an exterior wall.
- Outdoor equipment or pads. A new interceptor, a grease line, a cleanout box or a utility enclosure outside the building.
- A building addition or canopy. Anything that grows the footprint toward the easement.
- A new tap or meter. Work that reaches the main in the street or the easement.
If you only reconfigure fixtures on existing lines inside the space, the easement is probably not in play. A plumber can confirm that from the plans.
Who has to approve what?
Three parties, and each can say no.
- 1The landlord. The lease decides what the tenant may alter and what the landlord must approve. Read the alterations clause, the plan approval process and any utility or roof and ground restrictions. The lease controls this, not a city code.
- 2The easement holder. A utility or city holds the rights in the strip. Where a structure is proposed, Phoenix's form asks for "written confirmation of approval from all appropriate utility representatives," and the checkbox for "Encroachment within PUE (Structure placed within existing PUE)" is marked "Technical Appeal Required."
- 3The permit office. The plan reviewer wants to see the easement. Phoenix's form asks for an exhibit that "clearly indicates the limits of construction," with "Easements, right-of-way, paving, and all existing utilities" fully dimensioned.
For digging itself, Phoenix says "The City of Phoenix requires a civil permit to excavate within a PUE." Our page on whether a plumber needs permission to work inside a utility easement lists how other cities handle it.
What do the plat rules say about structures?
They are often strict. Glendale's final-plat note limits easement construction to "Wood, wire or removable section-type fencing" and "Construction, structures or buildings expressly approved in writing by all public utilities and the City of Glendale which use or shall use the utility easement." Chandler's plat rule says "Construction within the easement shall be limited to public services, utilities, and wood, wire or removable section type fencing." Scottsdale bars objects or structures that "prevent free access to or flow of" a sewer line. See whether a commercial building can be built over a sewer or water easement for more.
How do you find out early?
Ask the landlord for the recorded plat, the title commitment's easement list and the as-built site plan before you sign the lease or lock the design. See how to find the utility easements on your commercial property. Then:
- 1Mark the easement on your plumbing plan, along with any sewer, water and gas lines shown.
- 2Locate the lines. Under A.R.S. 40-360.22, no one may begin an excavation in a public utility easement, or in an express or implied private utility easement, "without first determining whether underground facilities will be encountered."
- 3Run a camera through any existing sewer line that serves your space, so the plan reflects its real path and condition.
- 4Reroute the design if you can. Keeping new lines inside the building envelope can avoid the easement entirely.
- 5Build the approvals into the schedule. Utility sign-offs add time, and the holder sets the pace.
What if the lease space is above a public main?
Then the work above it needs the most care. Photograph and document the existing conditions, and ask the landlord and the easement holder whether special rules apply to the area. Do not cut the slab above a marked line without a locate and, where the plan calls for it, a pothole. See what potholing is and why it comes before boring.
Who pays if it changes the plan?
That is a lease question. Leases differ on who bears the cost of code and utility requirements triggered by a tenant's work. Read the allowance and the alterations sections together, and have an attorney review them if the amounts are large. Our page on who pays to extend a water or sewer main to a new commercial building shows how the same question works for new service.
HQ Plumbing & Air gives free estimates and upfront pricing on commercial plumbing, and can inspect an existing sewer line with a camera so your plans match what is in the ground.
This page explains general rules and is not legal advice. Your lease, the recorded easement and each holder's written terms control.