My girlfriend is looking to rent some commercial space to open a tanning salon in a newly developed strip center. The listing agent said that there is no a/c units included in the lease. Is this typical?

~Mark

Typical is a very hard word to use in any real estate. Like I could figure the typical space in most areas around me has HVAC. A window unit wouldnt be bad in a small space but tanning salons tend to be warm by nature. Whats the size of the space?

I would have to see the lease. In commercial EVERYTHING is negotiable and nothing is typical. You ask for everything and assume nothing.

Is the strip center built out or are they just shells??

What kind of tenant imporvements are they offering??

More importantly what kind of lease terms triple net??

What kind of traffic flow does the are have? For example if a tanning salon does most of it's business during the lunch hour you would want to be on the side of the road that has heavy traffic that time of the day.

Is there an escalation clause in the lease??

A/C units are usually built into the buildings as standard.

I imagine since this is a new building everything is submetered for power,gas,water,etc.

Used to in much older buildings the owner would build it into the rent costs and pay it especially with older multi-family buildings.

It is roughly 1850 sq. ft. and it is not built out. They quoted he $1.37/sq. ft and are willing to contribute $16-17 sq. ft towards the build out and allow 3 months rent free for the build out to be completed.

We are thinking about doing modular walls so we can take them with us if we decide to leave because they are not built in and are trade fixtures. Is this correct???

Yes if it's not attatched you take it with you.

I am not sure but I would think a nail salon or tanning salon would be reulated by the health department for hygiene standards but not sure on that.

When I opened my restaurant everything had to be approved by the health department. If we didn't do the buildout according to what they approved they would make us rip it out and redo it at our expense. So I would check on what is allowed and not allowed for the buildout with setup and materials.