Here's a line from a real building move policy, written for a California state court building. The moving company must give building management a certificate of insurance naming the State as additional insured. And "failure to supply the certificate could result in cancellation of the move."
The same policy requires freight elevators booked in advance, padded elevator cabs, taped corners, Masonite over the stone floors and walk-off plates at every threshold (Judicial Council of California).
That's commercial moving in one document. The customer doesn't just ask your price. A building manager you've never met asks for paperwork, an office manager needs everyone working again on Monday, and a broker decides which movers get mentioned at all. Movers who prepare for that win office moves. Movers who treat them like a big house move usually don't hear back.
The work is there. In the second quarter of 2026 alone, US companies leased 62.4 million square feet of office space, up 16% from a year earlier, and 243 million square feet over twelve months (CBRE). Not every lease means a move, because renewals count too. But every relocation needs a mover, and commercial moves don't follow the summer moving season.
square feet of US office space leased in Q2 2026
leasing compared with a year earlier
square feet leased over twelve months
can decide whether your crew gets in the building
Who Decides On A Commercial Move
A house move has one decision maker. An office move usually has four or five people, and each one cares about something different.
Speak to each of them, and you're the safe choice. Speak only about price, and you're one of three quotes.
Where Commercial Leads Come From
Most commercial work never starts with a Google search. It starts with someone who hears about the move months before it happens.
Commercial real estate brokers
Tenant brokers know about a relocation the moment the new lease is being negotiated, often months before move day. One broker who trusts you can send work for years. Bring them something useful: a one page move timeline they can hand to their clients.
Property and building managers
They see every tenant move in and move out, and many keep a list of approved vendors. Getting on that list starts with having your insurance certificate and building rules handled without being chased. Local BOMA chapters are where many of them meet.
Facility managers
The International Facility Management Association has about 22,000 members and 136 regional groups (Wikipedia). Join your local chapter as a vendor, and go to the meetings more than once.
Businesses next to the move
Office furniture dealers, IT and AV installers, document shredding companies and liquidators all work on office moves. Each one can refer you, and you can refer them back.
Google, with a real commercial page
When an office manager does search "office movers" or "commercial movers" plus your city, they need a page made for them, not your residential homepage. Show office jobs, your insurance, after hours availability and a short project process. If you run ads on those searches, cut the waste first with our Google Ads guide.
Your residential customers
Every family you move works somewhere. A simple "If your office ever moves, we do that too" on your invoice and review request costs nothing.
A trust badge worth having. The American Trucking Associations launched the ProMover certification in 2021 for moving companies that commit to a set of ethical and professional standards, reviewed every year (AJOT). It was formerly run by the American Moving and Storage Association, which joined ATA in 2020 (Wikipedia). Commercial buyers who vet vendors notice badges like this.
Are You Bid Ready? Check Now
Facility managers vet vendors before they ever compare prices. Tick what you could send today, and you'll get a score and the gaps to close first.
What Buildings Will Ask You For
Every building has its own rules, so always ask for the move policy before you quote. Most cover the same things the California courts policy does:
| They'll ask for | Have this ready |
|---|---|
| Certificate of insurance | Your insurance agent's contact, ready to issue a certificate naming the building and owner as additional insured, the same day. |
| Elevator reservation | The freight elevator booked in advance, and a backup plan if it goes down. |
| Building protection | Masonite or floor runners, corner guards, door jamb protectors and elevator pads in the truck. |
| Move hours | Crews who can work evenings and weekends, when many buildings want moves done. |
| Loading dock | A time slot, truck height and parking plan checked before move day. |
How To Win The Bid
Walk the space before you price it
Count workstations, files, IT equipment and special items. A phone quote on an office move looks like guessing to the person paying for it.
Send a written move plan, not just a number
Timeline, crew size, labeling system, who's in charge on the day, and how you'll get them working again by Monday. The plan is what the office manager forwards to their boss.
Name one person they can call
Commercial clients hate chasing. One project manager with a cell phone wins more than a lower price.
Follow up for weeks, not days
Commercial decisions pass through several people, so a quote can sit for weeks without being rejected. A simple CRM and a follow up routine keep you in front of them. Our CRM guide has follow up messages to copy.
Turn every finished job into proof
Ask for a reference and permission to share photos and a short case study. The next facility manager will ask, "Who else have you moved?"
You don't need to be a van line to win office moves. Start with small offices, like dental practices, law firms and nonprofits, do them perfectly, and build references from there. If you want residential leads flowing while commercial builds up, see how to get moving leads, or how we build a full lead system you own on our moving company lead generation page.
FAQ
How do moving companies get commercial clients?
Mostly through people who hear about office moves early: commercial real estate brokers, property and building managers, facility managers, and businesses like office furniture dealers and IT installers. A dedicated commercial page and ads on searches like office movers in your city catch the rest.
What do commercial clients need from a moving company?
Usually a certificate of insurance naming the building as additional insured, proof of liability, auto and workers' comp coverage, a written move plan, crews for evenings and weekends, building protection, and one project manager to call. Ask every building for its move policy before you quote.
What is a certificate of insurance for moving?
It is a document from your insurance company showing your coverage, often naming the building owner and management as additional insured. Many office buildings will not let a crew in without one. One California state court building's move policy warns that failing to supply it could cancel the move.
Can a small moving company do office moves?
Yes. Start with small offices like dental practices, law firms and nonprofits, do them perfectly, and collect references and photos. Larger clients will ask who else you have moved, and those first jobs are your answer.
How do you quote a commercial move?
Walk the space first. Count workstations, files, IT equipment and special items, check the building's rules, elevator and loading dock, then send a written proposal with a timeline, crew size and labeling plan instead of a single number.
Is ProMover certification worth it for commercial work?
It can help. ProMover is a certification launched by the American Trucking Associations in 2021 for movers that commit to a set of ethical and professional standards, with an annual review. Commercial buyers who vet vendors notice trust badges like this.
Goran is co-founder of Move Accelerator, a marketing agency that works only with moving and junk removal companies. Before marketing, he spent 10 years in customer service, which is why he looks at every sale from the side of the person signing off on it. He writes about what's working for movers right now, including the parts most agencies keep quiet.
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