1. IF you build it…

2. Before you even think about looking
…If you don't know what you need, how will you know when you've found it?

3. What do you need to Succeed?
Financials: OpEx versus CapEx
Market Analysis
Business Model
Key Subcontractors: Riggers/Structural Engineer, Insurance, FF&E
Planned Equipment
Growth Plan & Goals
These factors add up to determine your Studio's design and space needs!

4. The space hunt & Lease negotiations
… There is no harm in asking.

5. Finding the space Broker versus Self search
Pricing Comparables & Market Research- $/SF
Location tours: Game Face
Building systems: HVAC, Sprinkler, Electrical, Plumbing, Envelope/Structure, Elevator
Look and feel: Entry conditions, Branding/Signage Opportunities, Finishes, Client Experience, Common areas/corridors
Amenities: Parking, Access, Rules & Regulations
Services: Full Service, Modified Gross, Triple Net (tax, insurance, common area maintenance)
Talk to existing tenants!
How well does each space fit your ideal? What trade-offs are required, if any?

6. Lease Terminology RFP submittal and initial Term Sheets/Proposals
Lease Commencement Date vs Rent Commencement Date
RSF, USF, Loss Factor
Operating Expense and RE Tax base years
Right to Sublease
Signage
TI allowance
Tenant Improvement versus Landlord Build
Hiring an Architect
Filing for Permits
Landlord OpEx versus CapEx
Due diligence
Open Permits
Code Compliance

7. Lease Draft Utilities Annual Escalations Handover Conditions
Use & Alterations
Subletting
Common areas
Signage

8. So now you've signed a lease
If you can handle a room full of Pole Dancers, a Contractor is easy…

9. Finalize your layout Leave room for growth
Nice-to-haves versus Gotta-haves
Function, function, function
Lighting
Spacing
Mirrors
Partitions
Adjacencies & Flow
Branding, branding, branding

10. Start your engines Architect & Permits General Contractor Possession
Buildout: Heavy trades to Finish trades
Rigging
MEP work
Poles
Floors
Paint
Mirrors

11. Project managing a buildout
Owner supplied, Contractor installed
Buy Local, pay Cash
Schedule, Schedule, Schedule
Written scope and timing commitments
Punchlist & Payments

12. And now you're done?
Pre-Worry so that you're prepared When, not If

13. Maintenance & Operations
Building Super & Management
Maintenance & Emergencies
Building movement over time
Pole Maintenance
Cleaning & Mats
Floor expansion/contraction
Track all Issues
Landlord Negotiations
Lease Renewals & negotiating a Refresh