Replies to This Discussion

Permalink Reply by coldsalineplexus on April 27, 2015 at 12:51pm

Also think about whether they are allowed to have their own signage, etc.  As a renter, they are in business for themselves, so rent will depend on the business amenities they will have.

As for keys, I cannot imagine ever renting somewhere I did not have keys to the entire building - I have been an independent business owner so long, and if I want the freedom to take clients after hours, that's my prerogative...  just my 2c.

• ▶ Reply

Permalink Reply by Colette Fontana on April 28, 2015 at 6:06am

Thank you for your reply.  However, I am not sure if you are speaking from the "renter's" perspective or the "owner's" perspective.  Even though I would want my renter to be comfortable and happy with the arrangement, I also want to protect myself and my own clientele.  For example, if there are noise issues (I had a renter a while back in my previous location that would have groups of 2-3 people come over and chitchat loudly while she gave one of them a pedicure, which was very disruptive to my own clients who wanted to relax during their massage.)

• ▶ Reply

Permalink Reply by coldsalineplexus on April 29, 2015 at 6:13am

Hi Colette, I have been both.  I started out a renter inside a makeup studio.  I then expanded to owning a larger spa for five years and had all manner of renters, independent contractors, and employees.  Renters were by far the hardest to deal with for my personality  because they had the most "rights."  However employees and the associated costs drove my business into the ground.  

I have since downsized to solo, and am renting a single unit in my old building (but there are no other beauty peeps involved - my previous 5-room unit will probably go to an architecture firm or insurance agency or something).  I am even considering renting out my solo room on my off days, but doubt that the revenue from renting a day or two a week will be worth the hassle of not being able to flex my schedule and possibly having things rearranged or not as clean as I like when I returned, so I probably won't rent out.

My point is that if you want the security of steady rent each month, as the owner, expect to give a little in the control department.  That said, hopefully you are not in a rush to rent, and can take your time finding someone who is a good match, has good references, work habits, etc.  Also, perhaps you could sign a short trial lease first, like 3 months to make sure it works out - either party can part ways during that time if it is not a fit.  Make a list of things that are really important to you in a colleague...  professional presentation, noise level, respect for the building, safety and security, and include those when you are interviewing potentials.  Also, include in your lease a very specific description of what you are leasing the space for - it's not a party space or crash pad when they break up with their boyfriend or place to hold band practice...  you have a very specific description of the business purposes you are leasing the space for (you could even include "seeing one client at a time" as part of that), and if those terms are broken, you have grounds to break the lease.

I think the most important thing is to break the notion that this person is part of your staff or representing your business, and simply allow them to be a colleague - just choosing the most professional colleague you can possibly find.  

My therapist owns a building and seems to have a very professional group of therapists renting the rooms from her...  Of course I don't know the inner workings or what goes on between people or in the break room, but at least from the perspective of someone who visits as a client, it all seems very professional, and even though our field doesn't require a Masters' degree, I think it's still very possible in any market, especially if you do due diligence and don't rush, to find those professional people who are in the biz to do a good job, provide themselves with a good living, and represent the trade well.

• ▶ Reply

Permalink Reply by coldsalineplexus on April 29, 2015 at 6:17am

Another thought is, you need to be very clear about what is allowed in terms of renters selling retail.  As an owner, I never allowed renters to sell retail, although I never rented to other estheticians (only manicurists, massage therapists, acupuncturists, and nutritionists, so they didn't really have an issue).  

However as a potential renter, if I were looking at a space, being able to sell retail would be non-negotiable - it is simply something I MUST do in order to properly run my business.  I feel the same about the keys - when I first started out, I had a pack of young women attorneys who worked such long hours that they NEEDED to get their brazilian waxes at 7:30 in the morning.  If I had not had keys to the makeup studio, I would have missed out on a demographic of clients who would up being great referrers.  A renter who is serious about doing business is going to make these points...  someone who is flaky may not even consider those things important, but that person may wind up a headache or leaving soon.  

If I rented again, it would be to someone I considered a serious COLLEAGUE.

• ▶ Reply

Permalink Reply by Colette Fontana on April 29, 2015 at 7:30am

Thanks again for your feedback  this gives me lots to think about.  On the topic of retail selling privileges, would you have the renter keep their products in their own room which they can lock when they are away, or allow them to put their retail products in the lobby area (in which case, who is responsible for the security of the products while renter is away?).

Also, I have a washer & drier in my treatment room (very large room with water access, there was nowhere else to put the beasts) and also keep lots of expensive equipment and products in that room so I would keep it locked when I am not around.  I feel allowing a renter access to that room to do their laundry would cause me problems (i.e. have to deal with someone going in and out of my room, laundry left in tub, etc...)  From the renter's perspective, would not having access to the laundry facility be a problem ?(this would not be a part of the amenities listed on the lease, and be reflected in the price of rent)

• ▶ Reply

Permalink Reply by Miss D on May 4, 2015 at 10:48am

I lease an office suite with 4 treatment rooms.  I rent out the other 3 rooms.  1 esthetician has a room of her own. 1 massage therapist a room to her own and the other room is shared by 2 massage therapist.  I have a break room with washer and dryer.  I set a rent rate that includes all amenities (use of washer, dryer, drinking water, laundry detergent). Each renter has a key to the suite. The esthetician sells her own line (different from what I sell). She used to keep her products in her room but one day she came to me an asked if she can share shelf space with me.  At first I was feeling territorial but after considering she has been a loyal renter, always on time paying her rent. I can approach her in a comfortable way.  I thought to myself and decided my clients are loyal to the products I provide for them. I don't feel threatened.  I gave her shelf space. I found that if you give a little you get back too. I have been blessed with renters who have been with me from 4-10yrs between them all.  I am lucky to have them. We all have each others back. We watch out for each others property and I can leave on vacation to Ireland for 3 weeks and come back to my spa and find it still intact as I left it.  I have had people come and go over 9 yrs as an "owner" and you learn to go with your gut on certain people.  good luck!

• ▶ Reply