What to look for when leasing an office

[luv2help]

I promise to be a good MassagePlanetL member and do a search to find old posts on this subject, I know this has been discussed many times but right now my head is spinning and I'm on brain over-load.

To make a long story short, I've been an employee at a clinic for 18yrs now. If you had asked me a year ago, I would have sworn that I would always be an employee there and I don't plan on completely leaving them now as I don't want to leave my clients....but......things have changed there, I've changed myself and I find myself wanting to open my own space closer to home. I moved to Tampa from St. Pete (just across the bay) 8 yrs ago and have continued to commute to work because I was happy with my job and I loved my clients.

So....I'm looking at spaces to rent that are close to home. I have found 2 listings in the area I want to be in. Both are in the 300sf range but the price is right. I need to know what to look for when I'm looking at spaces. What kind of things should I want/want to avoid in a lease. What is CAM? Both listings noted that CAM was included but I don't know what that is.

I know that I would have to lease the space 1st and then apply for an Establishment License. For those of you in Florida, how long did it take to receive the license? Way back in the dark ages when I got my LMT license it took 8 weeks to receive it. I'm hoping that the Establishment licenses don't take that long as you're not allowed to use the space until you have the paperwork yet you have to have the space 1st to even apply for the license.

What other kind of legal things should I be doing? I've never worked for myself before. I know I will need an occupational license. What kind of insurance would I need? Does the liablity insurance through various organizations (AMTA for instance) cover what I would need?

I could go on and on.................... So many questions, so many things to consider.

Any advice is appreciated.
Thanks!
Angie

 

[norah]

What to look for when leasing an office

Wow! Big change for you! EXCITING!!!

CAM = "Common Area Maintenance" - landscaping, janitorial, etc. Some leases are NNN (Triple Net) which means that you'd pay separately above the rent amount for utilities, CAM, etc. Other leases are "Full Service" which means that those expenses are included in the rent amount, just make sure whether or not they will be billing you annually for an "adjustment" to the building operating expenses. Basically, your first year in the space is your "base year" and after that the increase of their yearly expenses is divided among the tenants and you are billed for that. If this is in your lease, I would try and negotiate to have it removed or at least to have it capped.

At 300sf, you're probably not going to need/want to sublet any of the space - but I would still make sure you have the right to do so. I would make sure you also have the right to do so without the landlord needing to approve your sub-tenant.

Some leases will stipulate the minimum amount of general/professional liability insurance you must have. The insurance I have through ABMP was satisfactory for my lease requirement. My lease also requires that I carry Business Property Insurance which is $95/year thru ABMP - so not very expensive.

Don't be afraid to negotiate. Even though the price is right, don't be afraid to try to get them to lower it.

I will try and think of more stuff later and will add on if I do.

 

[zara]

What to look for when leasing an office

Our rent would be a LOT cheaper if CAM stood for "complementary alternative medicine"... :grin: - they'd have to pay US!

 

[cathima]

What to look for when leasing an office

:dancingparty: Woohoo for you!!!

I would definitely explore purchasing a separate business liability insurance policy. Your ABMP/AMTA/Whatever policy is good, but I found some "gray and/or empty areas" that I just felt I wanted to be sure were completely covered when we got our own space.

Make certain to check out beforehand any and all permits you may have to comply with in the area(s) in question before you sign any lease. It is also a very good idea to have a real estate and/or business lawyer check over your lease before signing (we found out the hard way.... it's not devastating us, but "would have been better off if..."). Make sure that ANY conceivable situation or issue that could come up, is covered (another good reason to have "other, professional eyes-who-know-more" look it over first).

Our rent would be a LOT cheaper if CAM stood for "complementary alternative medicine"... :grin: - they'd have to pay US!

t046 Yeah, you got that right! That was the first thing I thought of when I saw those initials! "You know you're a massage therapist when", indeed! :

 

[yuehan]

What to look for when leasing an office

I would definitely explore purchasing a separate business liability insurance policy. Your ABMP/AMTA/Whatever policy is good, but I found some "gray and/or empty areas" that I just felt I wanted to be sure were completely covered when we got our own space.

Renee, would you care to elaborate on what these "gray/empty areas" are?

 

[Tracy D]

What to look for when leasing an office

I'm not Renee (duh!) lol but when I called ABMP about coverage for someone falling down outside in the parking lot I was told that as long as that person was coming to see me for an appt. it was covered. So I asked specifically if some child was playing on my ramp outside after hours and got hurt would they cover it? Nope... so I had to get an additional policy for that.

 

[gina c]

What to look for when leasing an office

I'm not Renee (duh!) lol but when I called ABMP about coverage for someone falling down outside in the parking lot I was told that as long as that person was coming to see me for an appt. it was covered. So I asked specifically if some child was playing on my ramp outside after hours and got hurt would they cover it? Nope... so I had to get an additional policy for that.

Yeah, that. I'd have to go through both policies to re-find just what I was bothered about (this was, after all, over a year and a half ago-- I've slept since then, LOL!), but I know there were a few things (granted, a VERY few things) that I just felt better "making sure" with.

I was pleased to find out that ABMP does cover equine massage, as long as the horse isn't worth over a million dollars!

 

[catherine15]

Hi we are an real estate agency for commercial renting and leasing commercial property in st petersburg florida. You are welcome for any advice in renting and business in rent office space St Petersburg Florida.