Short answer: many Bucks County townships require a use and occupancy (U&O) certificate before a business moves into a space, changes use, or changes tenants. The township checks that your use is allowed and the space passes inspection. Apply early, because it can take weeks, and check your township's own rules.
I'm Carolyn Olivieri, a Doylestown-based industrial and flex specialist with KW Commercial. I have over ten years in distribution and still run a distribution business today. A U&O delay can push back your move-in date, so plan for it from the start.
What a U&O is
A U&O certificate is the township's sign-off that a property can be used and occupied for a specific use. Each township or borough sets its own process, forms and fees. The same use can need different paperwork in two towns next to each other.
A real example: Warwick Township
Warwick Township in Bucks County publishes its process online. According to the township:
- A commercial U&O is required for new businesses, relocations and changes in use or occupancy.
- The application should be submitted at least 30 days before settlement or occupancy.
- Most inspections are scheduled three weeks before the certificate is issued.
- Applications expire 180 days after you apply if they aren't finalized or extended.
- Fees are double if you occupy before the new certificate is issued.
- The application asks for a site plan, a floor plan, a description of your operations, shifts and staffing, and details like outdoor storage.
(Sources: Warwick Township Permits and Forms; Warwick Township New Business U&O Procedure; Warwick Township Commercial Rental U&O Application)
Other townships may have different timelines and fees, so call the one where your space is.
Talk to zoning first
Warwick's own guidance says to contact the zoning officer before you pick a location, to make sure your use is allowed there. That's good advice anywhere. If you need building work, a building permit may be required along with the U&O.
What to plan for
- Ask the township about U&O before you sign the lease or close.
- Build the U&O timeline into your move-in date.
- Ask the landlord or seller whether the space has open permits or violations.
- If the space needs work, find out whether signed and sealed plans are required.
Tax and legal questions should go to your accountant and attorney.
Helpful reading: How Does Zoning Work for Warehouse Use in Bucks County?, What Should I Look For in a Distribution Warehouse in Bucks County? and How Do I Negotiate an Industrial Lease in Bucks County?
FAQs
Do I need a U&O to lease industrial space in Bucks County?
Many townships require one when a new tenant moves in or the use changes. Check with the township where the property is.
How long does a U&O take?
It varies by township. Warwick Township asks for applications at least 30 days before occupancy and schedules most inspections three weeks before issuance.
What happens if I move in before the U&O is issued?
It can violate township rules. In Warwick Township, fees are double if you occupy before the new certificate is issued.
Who applies for the U&O, the tenant or the landlord?
It depends on the township and the lease. Ask the township and spell it out in your lease.
Talk to a local industrial specialist
Questions about industrial or flex space in Bucks County? Email Carolyn Olivieri, a Doylestown-based industrial and flex specialist with KW Commercial, at c.olivieri@kwcommercial.com
Carolyn Olivieri, KW Commercial