Negotiating Lease for Space

[Busy Mommy PM]

I think I just located an ideal space to open my business and contacted the building owner to get information (cost, square fooeforum.xxxe, etc.).  I felt there was one drawback, the restroom is not in the actual space, it's outside the space in a common area and there's no plumbing (sink) in the space.  When I expressed concerns about the drawbacks he immediately told me we's willing to negotiate the cost of the lease, installing plumbing, bathroom etc.Here's my question,  has anyone negotitated regarding space and lease costs?   If so, is there any advice you could offer me on how to go about this?  Thanks!

 

[Raul Castro M.]

I have no advice for negotiating, but if the rent is going to increase considerably after the new plumbing, I would consider if it is worth it.  How far away is the common area? With all the hand sanitizerers and anti-bacterial wipes on the market, how much of your profits are you willing to give to the landlord for the convenience of a sink?  There's always time to walk to the common area between massages for hand washing (unless it's a really long distance).JMHO,  Scav

 

[ESS3NC3 0F 3V1L]

First off let me start by saying if you feel uncomfortable in negotitions then maybe it is time to hire a real estate agent that does leasing of commericial property.   They do it for a living and they know what the market prices are around the area.  Secondly, since you have already contacted the property owner on your own, he may be upset with bringing in an agent (see, he has to pay the agent for bringing him a tenant, you don't have to pay the agent)  Know with contracts (leases) it is a game of give and take.  Understand this, if the space if vacant, the landlord is not making any money on it.  So it makes since for him to have someone renting it.  There are different things you need to do.1)get the true sq fooeforum.xxxe, not what they say it is.  MEASURE THE SPACE FOR YOURSELF.  Some landlords will use numbers they know are in error just to raise the rent.  I once had someone try and use the sq fooeforum.xxxe of the foundation of the building to 'estimate' the size of the office.  It would have cost me an additional $700 a month if I just agreed.2) Ask for anything you want.  There is no harm in asking, the worst thing they can say in NO.  Ask for the first 3 months free so you can build your business.  Ask for the improvements you want to make the space work for you.  But, understand that if they are going to spend the money to update it for you, then they will want to make that money up over time.  They will want you to sign a longer lease.3) Watch out for the rent increase portion of the lease.   Never sign a lease that ties your success to their rent.  I have seen leases that have a clause that the land lord gets to see your books to decided how much more he can charge in rent each year.  Also, watch out for the amount of increase each year.  Be prepared to pay more, but not to much more.4) Another main thing to look at is the "Out" clauses.  If you find it is not working for you, how much notice do you need to give him to get out of the contract.  How much of a notice does he need to give you to get out of the contract.  (what if he sells the building?  How much notice will you get. etc.)This is getting long winded so I will let you think about this part.  Let me know if you need more help.

 

[RosaFam07]

I am looking at a new space today because where I currently have my office it is too noisy, the temp of the room is always cold (and not able to be regulated by me), and a number of other reasons.  I have been there approx. 8 years and I need to move.This other space doesn't have the outside appeal that the building has, and in fact, has been the main reason I was not considering it immediately; however, the rent is about half of what I am paying now, and there are many pluses.The space is newly renovated, clean, new carpeting, paint, and quiet!  It is located in a nice building, but you have to go down a narrow street with some congestion.  There is some parking, which is at a premium in this area. The office itself is located along a long hallway with other separate and different businesses.  The room isrectangular with a window at the end (with a not-so-great view) and has an obstructing enclosed column on the right near the entryway, cutting down on the open feeling of the space, but something that could be used to accommodate furniture.  I do like the feel of the building itself, the quietness, cleanliness and the fact it's a lot less rent.  I am going today to measure and "feel" the space before making any final decisions.Do any of you have any suggestions?  I don't want to make a mistake and regret the move.  Thanks everyone!

 

[Sharon]

spagirl - I'm sorry if I jumped the gun!  I wanted to offer some suggestions and got carried away with my own situation first - I apologize.Having a rest room outside your treatment office is typical, from my experience, but as scavengerheart says, hand sanitizers come in handy and are a lot cheaper than paying for new plumbing.  I currently have to leave the treatment room after the massage and walk down a hall to the bathroom to wash, but I just grab a tissue in one hand and open the door and once I'm at the bathroom I turn on the faucet and dispose of the tissue.  It really is not much of an inconvenience.  If you did decide on spending the $$$ for the plumbing and had room in your office, consider an area for laundry.  Not having to carry laundry back and forth is a huge plus!If you knew someone who could do this work for you, maybe the landlord would be willing to lower the rent for you (or not raise it) in exchange for you doing the work.Hope this helps.

 

[Luveena]

Negotiating Lease for Space

Besides the other posts, what other businesses will you be sharing the floor with and could they impact negatively or positively on your business. Is there a salon where smells are filling the air, etc.?Good luck. Let us know how things go.

 

[Pompal 09.]

Wow!  Was I surprised to find out that the landlord would be willing to subdivide and customize the office space I looked at today!There are two options - an office already "in place" (but he offered to build a wall to separate the treatment space from the entry way which could serve as a reception area), and also build a closet there.  This office space is at the end of a long hallway, and the common bathroom is all the way down the hall in the opposite direction.The other space is located at the opposite end, just at the top of the stairs to the second floor (there is also an elevator if people chose not to walk).  It is much larger and contains two bathrooms!  He is willing to subdivide this larger space and create a new separate entrance at the end of the room that includes the bathrooms, and then erect a separating wall from the rest of the other space (which I really didn't want or need).  This would become my office space and would include the waiting area and a separate room for massage treatments.When I saw two baths, I then asked if we could put laundry in, and he said he didn't see why not!He is going to talk to his contractors and see what and when things can be done and get back to me.  I am much more comfortable with this space now that I've seen it the second time.  Even the first one would be fine, but without the luxury of a bath and laundry (and would be less rent).I'll leave it up to the powers that be and trust that it will work out the way it is supposed to.  I'm so excited!

 

[chillinfree]

healer611 said         "Do any of you have any suggestions?  I don't want to make a mistake and regret the move.  Thanks everyone! "Why do you think it may be a mistake? Afraid your clients won't follow you? If that's it, I understand. Anyone been there?

 

[Skater dudette]

I wasn't sure about the short, somewhat congested street leading up to this building and the fact that the buildings on either side are not the most attractive (but this office building is very attractive - a rose between two thorns!).The other tenants are professional people (lawyers, doctors, insurance, etc.), but no other MTs - which could be a good thing for me.  There are no businesses that would create a noise issue or "odor" issue, such as a hair salon.My clients would have no problem following since it's relatively close to where I'm located now.  My concerns related specifically to the outside of the building, the "energy" and attractiveness issues.  But since going there for the second time, I feel better about it.  It's not a perfect setting, but considering all that is being offered to me INSIDE the building, I would be remiss to pass it up.  (I tend to be a perfectionist which often gets in my way!)Thanks for your interest!

 

[Steve Rogers]

Negotiating Lease for Space

Let us know what happens. And good luck.

 

[invitemeforcoffee.co.uk]

Thanks, gaspen.  I'll keep you posted!

 

[Legend Destroyer!]

Big Dog, Thanks for all of the info you provided.    I spoke with the building owner and he's willing to make several changes to the space and provide 5 months free rent if I commit to a 2 year lease.  Now that I'm working through it I'm a little scared - you know, going out on your own.   At the same time, I am as excited as can be.

 

[banned_glory]

Well now you have the info you needed.  I know when I did my first lease I was so scared.  What if I failed?  What if I go broke?  What happens when I can't pay the lease......  But you know what I found out?  It was all dependent on ME.  If I didn't make enough money then I had to work harder.  If I lost the business then it was my fault.  I just decided that was NOT an option.  If I did everything right and I still lost everything I was still young enough to start over.   So to me the worst case was that I failed and learned a lot from the experience.   I wish you the best of luck.  If you ever have any questions please let me know, I will help in any way I can.

 

[- lola is lovestoned x3]

Hey Gaspen!I decided on the smaller room down the hall with the column - and the column is now going to be enclosed in a closet - never to be seen! The landlord is going to have a wall constructed to divide the space to allow for a small reception area as you enter (with the closet on the right), and the treatment room separated by the new wall.  The office is located down a hallway that is warm and bright, with recessed lighting and newly painted in a warm beige.  My office would be next to the last on the left, and the renters on the right side are only there 2x month for meetings.  The people on the left side are there all day, but they have combined 3 offices for their company.  I've met them and they seem very nice, and quiet!Construction is under way and should be ready for moving day on May 1!  I can pick my colors, so that's what I'm focusing in on now.  I ordered a sign for the door today with my business name, to conform with all the others on that floor.I've given my notice at my current office and now I'm thinking of ways to make the move happen as efficiently as possible.I feel like I'm starting fresh ... after 7 years I think I needed a change.  Cross your fingers that everything goes as planned!

 

[Lying Lib Radicals]

I'm so happy for you healer611! Sounds like you have found a nice space and a great landlord!Let us know how things go... what colors you decide on and all the details! *grin* Wishing you all the best in your new location!  ;D