What are we missing?

[beki z]

What are we missing?

Pueppi, I believe that these guys are willing to do what I mentioned as part of the base rent, and if we want more done, they'll do it, just increase the rent, so I suppose it's about the same thing. However, I don't see us actually needing *that much more* than their basic provision anyway, and I am thinking that with the connections we currently have, it would be less expensive for us over time to go ahead and pay (or barter) for anything "over and above" what they're willing to provide with the base rent price, than to have them do more and increase the rent.

Okay, I just did some math, and figured out that:

$11/sf = $485/month x 2 years = $11,640; x 5 years = $29.100.

$12/sf = $530/month x 2 years = $12,720; x 5 years = $31,800.

$13/sf = $574/month x 2 years = $13,776; x 5 years = $34,440.



The difference over 2 years between $11/sf and $12/sf = $1080.

The difference over 2 years between $11/sf and $13/sf = $2136.

The difference over 2 years between $12/sf and $13/sf = $1056.



The difference over 5 years between $11/sf and $12/sf = $2700.

The difference over 5 years between $11/sf and $13/sf = $5340.

The difference over 5 years between $12/sf and $13/sf = $2640.


So, I suppose the real test of whether it's a good idea to do the build-out ourselves, or factor it into the rent, would simply be how much whatever we wish to do ought to reasonably cost. Having THEM do in some ways might alleviate some of the stress of us having to oversee it getting done ourselves; on the other hand, if WE did it, at least we'd be able to ensure that it was done to our specifications the first time. t017

We have a colleague coming over tomorrow to play "Devil's Advocate" for us about this. I'm learning that instead of focusing on all the wonderful, bright spots about a potential decision, it's actually better to figure out all the deep dark nasty things that could go wrong, and then determine whether the bright nice things would adequately balance that equation or not. All we looked at when we decided to take this place was the bright stuff (and there were and still are plenty, don't get me wrong); however, we didn't think "what if" enough... and several "what if's" actually happened. Learning experience!!!

 

[crabbypatty]

What are we missing?

...on the other hand, if WE did it, at least we'd be able to ensure that it was done to our specifications the first time.

I am coming from a construction family. My dad was a superintendent for most of his working life, exception being when he was in the Army and a few other jobs along the way. He did everything from patio homes to commercial.

So, I was lucky that he helped me with this part in the negotiations.

That said, if you know what the proper specs are of what you need, and put it in the lease for the landlord to complete, then the landlord is obligated to get it right the first time. If he doesn't, that is what your punch list is for. You do a walk-through before taking on the property and let them know what is wrong, and then they fix it before giving you the keys.

That's the simple version, and anything above and beyond that, your colleague may be able to help you with.

I suggest letting the landlord do it, since it all has to stay to code anyway. The city inspectors will have to give them their ok before anything continues anyway. If not, they'll get those little red papers you see on the windows of buildouts when things are not proper, and have to correct the problems at that time. It can be a real hassle getting permits for all that stuff. If your family does the work, you would have to be required to go through the inspectors too, so if you can afford it, you'd be a lot more hassle-free letting the landlord do it.

My suggestion... get plenty of electrical wall sockets. You always seem to need one when you least expect it. You don't want to have electrical cords streaming across your large space. And, when you skimp on the $20o socket you knew you needed, it's a real hassle to come up with that $200 on your own (after-the-fact), it always seems.

Also, tape out the place with masking tape, as to what you want... where. It's much easier to look at it and change it in masking tape first. Lay down the idea, leave it for a few days and come back and look at it. Do this at least three times. Just ask the potential landlord if he'll let you do it over the period of a week while you're still thinking about leasing the space. Your current landlord need not know and it gives you the chance to make sure about things. Tape off where your hubby's table is going to be with a rectangle and make sure to place "students" for the classroom as "x" spots, along with everything else that is going to be in there - walls, restroom (leave enough space for the depth of the walls too), tape in doors, and even accessories such as desk, etc..

Hope that helps.

 

[BEAUTYTHANG7]

What are we missing?

That's a really good idea, Pueppi. Honestly, as far as "buildout" goes, all I can see us needing at this point is the electric (and yes, PLENTY of outlets are a must! We realized after-the-fact that we should have had outlets in certain places in this place, and it's been a challenge dealing with the lack of them! The part that bites about that is, Hubby is quite able to install ALL of the electrical system (he's even made ... boxes... The part the electric company ties into, I can't recall offhand what they're called); he's just not *licensed* so couldn't do it over there. It really bites to have to pay $200/outlet when he could do it himself for only the cost of materials. However, we do understand 'code" and "policy" and all that jazz. And electrical work really lends toward RSI in the elbows/wrists, so I guess he's happy not to have to do it himself after all, LOL!

I like the masking-tape idea. I'll have to ask them about that. Especially since whenever I'm not over there, the space seems to *expand* in my mind, and when I stop in and look again, I am always amazed at how much smaller it is than what I thought I remembered! It's still quite a workable space, I think; it's just when I go *there* after having been over *here* and we have all this open, wasted floor space.

I'm now thinking, after us taking another look yesterday, that we ought to just make "the one side" the treatment area, and "the other side" the reception/waiting area, and just have one partition that separates the two. We could push ALL that furniture up against the walls during classes. If we don't have anyone else in the office during sessions, the partition wouldn't even have to go all the way across the room; just enough to "hide" the working space from the window/door area and give that "cozier feel" to the space. If we don't have anyone at the desk, we'll have to utilize the old "In session, please call or book online" sign to hang on the door. That's what he likes so much about having someone else here; we can not only take calls, but also field walk-in questions as well as be here to "babysit" clients when they come early, so they don't have to sit in their cars.

I also spent half the night dreaming about the fact that this is the ONE space in the whole building that doesn't have a porch-like overhang over the front door. The reason for that is because the building is built on an angle (in a triangle-shaped lot), and this is the smallest end, the front of which is closest to the parking area-- so an overhang would "hang over" the parking spaces! I worried about rain coming in all night, LOL! What would one do about that? I mean, we could always have an umbrella stand and coat rack to put by the door when it rains, but what about the floor (especially if we do go with stained concrete, which would be slippery-when-wet)? I guess the thing to do is to go over and see what happens when it actually rains, IF we get any rain before having to make a final decision. We're expecting "few showers" a couple of days toward the end of this week, but I dunno if it'll be "enough showers" to tell us what we want to know. Drag a hose over there, maybe? LOL! I really like the porch we have in this place, and all the other spaces in the new building have them EXCEPT for the little one on the end.

 

[greendaylover7]

What are we missing?

We'll also have to figure out exactly what will need to be stored over there, and how to do it, without taking up too much space. It helps that we do live so close; taking something over in the car or even carrying it wouldn't be too much if a problem. But I don't want to always be having to haul over something that really should remain over there, KWIM?

In the meantime, we're slowly going through what we have over here, and weeding out the "this is truly non-essential" and "I don't even know WHY this is over here!" stuff from the "this is essential to the practice" stuff (90% of which is in the treatment room already). I think that once he gets his treatment space set up the way he wants it, the remainder will be mostly bathroom/cleaning/office supplies, and extra chairs for the classes.

I mean, really... if he did it in that 120sf place for the 6 months before being here, and at the school (which was basically a "borrowed room" since he couldn't leave anything there), and outcalls before that, surely we can make 530sf work! Right?

 

[McBraas]

What are we missing?

I really like the porch we have in this place, and all the other spaces in the new building have them EXCEPT for the little one on the end.

Maybe you can use this as a point to pay less rent or get a little more in buildout?

I really don't think the 530 sf shouldn't be too bad for him. We've got a place in my building that is 600 sf that I can easily move into. I've thought about it for years. In my case though, the extra $400 in rent I pay to stay in my place is worth it though, because I don't have to pay utilities and have my own thermostat in my office. The other space has a thermostat in the building. So, for me, I keep mine as I work weekends and late nights.

Don't worry over the space, but I'll get back to you on another idea for mapping out the office later. I have a client right now.