Gym space in Lake County, IL: questions to ask about the building
The questions a gym operator or franchisee asks of a building, with answers for an 18,000 SF downtown Mundelein space, weak spots included.
A gym needs the right building as well as the right location: an open floor, the ceiling, parking for the busiest hours, sprinklers, power, plumbing and the households around it. Below are the questions to ask about any Lake County building, then answers for one space, with 7 weak spots and open items marked plainly.
What a gym operator asks of a building
Put these to the landlord, the town and your own team before you make an offer or sign a lease.
Is the floor open enough?
Check how the floor and any columns would affect your equipment rows, turf lane and studio rooms.
How high is the ceiling?
The ceiling has to clear rigs, overhead lighting and ductwork, with room for members to jump and lift.
Is there enough parking for the evening peak?
Check whether the lot can handle your busiest hours.
Is the building sprinklered?
The fire code requirement depends on the use, the size and how many people are inside.
Is there power and air conditioning for a full floor?
Treadmills, lighting and cooling add to the power demand of a busy room.
Are there restrooms, showers and locker rooms?
Check the plumbing work your build-out would need.
Will noise bother anyone?
Dropped weights and music can carry through walls and floors.
Who lives nearby?
Compare nearby households and new homes with how far your members travel.
How do members get there?
Traffic past the site and easy access help shape the membership forecast.
Is a gym allowed?
Each town writes its own zoning list, and an approval can add months to the schedule.
What does it cost, and for how long?
A gym build-out is a long-term investment, so review the lease term and rent schedule alongside the first year’s rent.
When is the space available?
Allow time for build-out and pre-sales in your opening schedule.
An 18,000 SF downtown Mundelein space, answered
Answers for one building for lease. A row marked “ask” is a weak spot or something to check before you commit. See the full listing →
| Question | This space |
|---|---|
| Is the floor open enough? | About 18,000 SF, one tenant for the whole building. The main room is about 138′ × 98′ (about 13,500 SF) with no columns; a second room is about 80′ × 49′ (about 4,000 SF), plus existing concessions and restrooms.On the listing |
| How high is the ceiling? | About 13 feet clear. Check your rigs, functional-training areas and ductwork against 13 feet.Weak spot or open item: ask |
| Is there enough parking for the evening peak? | About 100 on-site parking spaces. Compare it with your peak-hour member count and the Village’s parking rule.Weak spot or open item: ask |
| Is the building sprinklered? | Sprinklered above the concessions area, not throughout. Ask the fire department what a gym of your size needs here.Weak spot or open item: ask |
| Is there power and air conditioning for a full floor? | Power capacity is not confirmed. Ask for the electrical service before you plan the floor. Ask about the air conditioning at the same time.Weak spot or open item: ask |
| Are there restrooms, showers and locker rooms? | Existing restrooms and concessions. Showers and locker rooms are not part of the published description: ask.Weak spot or open item: ask |
| Will noise bother anyone? | The building leases to a single tenant only, so no other tenant shares it. Ask how close the nearest homes are.Weak spot or open item: ask |
| Who lives nearby? | More than 770 new homes are complete or under construction within a half mile. Within 1, 3 and 5 miles: about 5,200, 27,100 and 41,100 households, with median household income of about $100,100, $125,000 and $134,300 (approximate radius estimates modelled from U.S. Census Bureau American Community Survey 2020–2024 data).On the listing |
| How do members get there? | Lake Street (Route 45), downtown’s main street, carries about 21,200 vehicles a day (IDOT 2025). The Mundelein Metra station is about a quarter mile away, and Pace routes 574 and 593 serve the downtown.On the listing |
| Is a gym allowed? | Not approved today. The space is zoned C-5-R Downtown Residential, and the owner handles the Village approval. Make the lease contingent on that approval.Weak spot or open item: ask |
| What does it cost, and for how long? | $9.50/SF/YR base ($14,250 a month) on a modified-net lease: the tenant reimburses property taxes and common expenses (estimated at $2.28/SF/YR combined) and the owner pays the building insurance. Terms of 5 to 30 years, with the owner flexible on escalations for a long-term, full-building lease.On the listing |
| When is the space available? | Available March 2027. The address is confidential and shared on inquiry.On the listing |
Check the parcel’s zoning early
Each of the 55 cities and villages with land in Lake County writes its own zoning list. Ask the town which approvals a gym needs and whether they include a public hearing. Search a town or the word “gym” in the Commercial Zoning Lookup; the Lake County Commercial Zoning Guide explains how approvals work.
Common questions
Where is the downtown Mundelein space?
In downtown Mundelein's walkable core, about a quarter mile from the Mundelein Metra station. The exact address is confidential and shared on inquiry.
What are the weak spots of the downtown Mundelein space for a gym?
About 13 feet of clear height, sprinklers above the concessions area only, power capacity not confirmed, showers and locker rooms not described, about 100 parking spaces to check against your busiest hours, nearby homes to ask about, and a Village approval for the use, which the owner handles. The table on this page lists each one.
Is a gym allowed in the downtown Mundelein space?
Not today. The space is zoned C-5-R Downtown Residential, and the owner handles the Village approval. Make the lease contingent on that approval.
How do I check zoning for a gym elsewhere in Lake County?
Each of the 55 cities and villages with land in Lake County writes its own zoning list. Search a town or a use in the Commercial Zoning Lookup, then confirm the parcel with the town before you sign.
Looking for gym space in Lake County?
Tell me the towns you’re considering, the floor size, ceiling height and parking you need. I’ll send you buildings to consider and point out their weak spots before you spend money on a site.
Jason Bitton is a commercial real estate broker with RE/MAX Commercial in Libertyville, IL — #1 RE/MAX Commercial Broker in Illinois (2022, 2024, 2025) — serving Lake County, the North Shore, the O’Hare corridor, and the Chicago suburbs.