Script library: by industry
For commercial agents, tenant advisers and property services firms calling owners, tenants and facility managers. Every line is ready to use: replace each {{placeholder}}, read it aloud a few times, then make it sound like you.
Quick answer
Commercial property moves slowly and then suddenly. A tenant thinks about space when the lease is close to ending, when headcount changes, or when a site stops working. The agent who called nine months earlier with a useful market update is the one they ring.
This script is for business-to-business property conversations with companies about their premises. It is not for calling residential owners. For property services, swap 'lease expiry' for the service contract date and the same structure applies.
Six parts, in the order buyers expect them. The note under each part explains why it is written that way.
Hi {{first_name}}, it's {{your_name}} from {{your_company}}. I work in commercial {{property_type}} around {{location}}.
This is a cold call. I'll only take a minute. Is now okay?
Why it works: Name the property type and area. It positions you as a local specialist rather than a generalist.
I'm calling businesses in {{precinct}} because the market has shifted: {{market_change}}.
I wanted to see whether your current space is working, and when your lease comes up.
Why it works: A genuine local market change gives the call value. Only say it if it's true and current.
Is the space you're in working for the business at the moment?
When does the current lease end, roughly?
Are you expecting the team to grow, shrink or stay about the same over the next two years?
When you last moved or renewed, who was involved in the decision?
Why it works: Lease end and headcount direction decide everything. The last question maps the decision makers.
That's helpful. For a {{similar_company}} in a similar spot, we {{result}}.
Even if you stay, knowing the market before your landlord sends a renewal puts you in a stronger position.
Why it works: A stronger negotiating position on renewal is real value for tenants who have no intention of moving.
Would a 20-minute market update be useful? I'll show you what comparable {{property_type}} space is leasing for nearby and what options exist if you did want to move.
I can do {{day_time_1}} or {{day_time_2}}.
Why it works: A market update gives value with no commitment and starts the relationship.
Great. I'll book {{agreed_time}}. Would it be at your premises, so I can see the space?
Should anyone else join, such as finance or a director?
Why it works: Seeing the space builds the relationship and helps you advise.
Swap one of these in for the opener above when the situation fits.
Hi {{first_name}}, {{your_name}} from {{your_company}}. Quick question: do you know roughly when your lease at {{site_location}} comes up? I ask because the best time to look at options is 12 to 18 months before.
When to use it: Use for tenant canvassing in a precinct where you know the building.
Hi {{first_name}}, it's {{your_name}} at {{your_company}}. I noticed {{prospect_company}} has {{trigger}}. When businesses grow like that, space is usually the first thing to get tight. How's yours holding up?
When to use it: Use after hiring growth, a new contract or a merger.
For when reception or an assistant answers. Be honest about who you are and ask for help.
More gatekeeper scriptsHi, it's {{your_name}} from {{your_company}}. I'm calling about your premises at {{site_location}}. Who looks after the lease and property decisions there?
Acknowledge, ask one question, then offer a smaller step or let them go.
All objection responsesThat's fine, most businesses aren't at any given time. When does the lease come up? Knowing the market before renewal can help even if you stay.
Why: A stronger hand at renewal matters to tenants who stay put. Capture the date.
Great, then there's no rush. Would it be useful if I checked in once a year with a quick market update? No pressure in between.
Why: Long leases are long-term relationships. Ask for permission to stay in touch.
That changes things. Have you thought about whether to keep occupying it, or whether {{owner_option}} might make sense? I can share what similar buildings are worth now.
Why: Owner-occupiers are a different opportunity: sale, leaseback or leasing out space.
Understood. Is that on an exclusive basis, or would a second view on the market be useful when you get there?
Why: Many tenant relationships are informal. A second opinion is a reasonable ask.
Happy to. I'll send a one-page market snapshot for {{precinct}}. When would be a good time to check you got it and answer any questions?
Why: Send something genuinely useful and book the follow-up call.
Under 30 seconds. Skip voicemail on the first attempt and pair it with an email the same day.
12 more voicemail scriptsHi {{first_name}}, it's {{your_name}} from {{your_company}}. I work in commercial {{property_type}} around {{location}}. I'm calling with a short update on the market in {{precinct}}. I'll email it through and try you again on {{day_time_1}}. My number is {{phone}}.
Send it the same day as the call or voicemail. It identifies you and includes a working unsubscribe.
Subject: {{precinct}} {{property_type}} market
Nousu has not published a commercial property benchmark row. Use the all-dials averages as a reference, and track lease dates captured.
Australian cold calling statistics| Measure | Published figure or what to track |
|---|---|
| Dials that reach a live person | 14% |
| Dials that become a conversation with a decision maker | 6% |
| Decision-maker conversations that book a meeting | 22% |
| Meetings per 100 dials | 1.3 meetings per 100 dials, against 0.3 for offshore teams |
These are Nousu's all-dials averages from 218,000+ dials into Australian businesses, November 2024 to April 2026. Nousu has not published a separate figure for this segment, so treat them as a reference point, not a target.
To see how many dials your own meeting target needs, use the meetings per dial calculator.
General information only, not legal advice.
Australian cold calling lawsThis script is a starting point. The free cold call script generator builds a version around your offer, buyer and market, with your own objection responses, voicemails and follow-up emails. It runs in your browser and nothing you type is stored or sent.
FAQ
Practical answers from the team that makes the calls.
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