Hey Commercial Realtors
I'm thinking about leasing a big space for some ball hockey/roller hockey leagues I run.

But what do I need to know. What ducks should I have in a row before I start, so I'm not wasting anyone's time. Do I need first and last month's rent before I start?

What kinds of things should I be wary of? Are there things I can ask for to save money?
[{"id": "fsvt4c7", "text": "business reference, business license, credit, proof of funds.\n\nDeposit, 1st and last month. Negotiate a longer term to buy down rent.", "replies": [{"id": "fsvyyty", "text": "Thanks!\nWhat kind of deposit are you generally talking about?", "replies": [{"id": "fsw5abg", "text": "If you\u2019re rent is $10K a month, your security deposit will be $20K. (First and last months rent)", "replies": [{"id": "fswai78", "text": "Do you ever get a break on that? Or is that standard, across the board?", "replies": [{"id": "fswc376", "text": "supply and demand dictate if it's a lanlord or tenant market\n\nsmaller time landlords may be more willing to work with you", "replies": [], "depth": 5}, {"id": "fswdj3p", "text": "Nothing is standard. Everything is negotiable. \n\nIf you\u2019re pursuing the space in where-is / as-is condition (meaning you\u2019re responsible for the buildout and all costs associated with it) you may have an easier time negotiating that first &amp; last month rent out completely. \n\nIt\u2019s going to depend on your credit too.  If you don\u2019t have good credit, business plan, etc don\u2019t waste the landlords time!", "replies": [], "depth": 5}], "depth": 4}], "depth": 3}], "depth": 2}, {"id": "fsxcj90", "text": "Oi you got a loicense fo dat loicense mate?", "replies": [], "depth": 2}], "depth": 1}, {"id": "fsvwvxq", "text": "Proof of insurance", "replies": [], "depth": 1}, {"id": "fsw3w3t", "text": "Security deposit.  It is almost like a renting an apartment.", "replies": [], "depth": 1}, {"id": "fswd6ve", "text": "You may want to have a business plan put together, showing viability of the business.  Proof of financing wouldn't hurt. \n\nLargely market dependant.", "replies": [], "depth": 1}, {"id": "fswqlcm", "text": "Ask for free rent. That should lower your overall net rents for the year (net effective rent or NER).\n\nYou're also going to have to prove to the landlord that you can pay rent during a downturn or during the winter months. Proving this would come from sitting on a big fat bank account or having memberships with guarantees, maybe bank loans, etc. Personally, I think renting a commercial space for just a ball hockey/roller league would be a tough business model to sustain as its only viable 1/2 the year.  \n\nI would suggest gaining additional revenue streams by expanding further to provide court services to other sports such as volleyball, badminton, professional tag, etc.  Otherwise,  just rent space from hockey rinks or community centres in the summer on an 'as needed' basis... this way you're not paying for what you don't use.", "replies": [{"id": "fswursx", "text": "Right, the plan wouldn't be just ball hockey. Also roller, futsal and other things.\nBut we do play ball hockey year round. We drop about 20 percent during the summer months.", "replies": [], "depth": 2}], "depth": 1}, {"id": "fswsloc", "text": "You should have enough money for the Security (2 months rent equivalent, typically) plus enough money to show you can pay rent for 6 months plus do the improvements to the space, which is likely not already a rink. The longer the lease and the stronger the financials, the better terms you can get, you can try to get a gross lease and put some maintenance on the landlord, but likely they will want a NNN where all maintenance is the tenant's burden. If so, get an inspection so you know what the likely issues are before signing.  You can also try to cap exposure to tax and expense increases, etc.\n\n&amp;#x200B;\n\nYou should have a good commercial broker at least, if not an attorney (RE) to review the lease agreement for hidden surprises, especially if they want to use a custom contract. Totally worth it, bordering on suicidal if you don't.", "replies": [{"id": "fswutkh", "text": "Eye opening. Makes me a bit doubtful.", "replies": [], "depth": 2}], "depth": 1}, {"id": "fswzs6d", "text": "proof of funds lol ...financials......", "replies": [], "depth": 1}, {"id": "fsx8wyc", "text": "I\u2019m a retail CRE broker and I tried to find space for a friend for the same purpose. Turns out there\u2019s no money in that kind of business, and instead he changed to running an indoor turf field. I play hockey so it was doubly disappointing. My advice would be to make absolutely sure the business is even viable.", "replies": [], "depth": 1}, {"id": "fsx97sf", "text": "INSURANCE This is a lawsuit waiting to happen", "replies": [], "depth": 1}, {"id": "fsxtrge", "text": "CRE Broker here. Seeing a lot of bad advice here, focusing on different concessions and deal points. Don't do anything before building a business model. Understand where the money comes from, break it out on the income side, then start building the expense side. Never say \"if I can get it for this much then I think I can make money.\" Things always end up costing more, with unforseen capital costs on the front end. Take a look at existing businesses, understand what they charge, see what kind of volume they have come through, and see if you can wrap your head around how that business could make money. Remember, the goal isn't to break even, it's to get a return on your investment. Looking at lease terms is talking about the chicken before you have the egg. Good luck out there.", "replies": [], "depth": 1}, {"id": "fszke9x", "text": "I had a couple of additional thoughts; as a roller derby mom I wanted to try to help you. You could get the cheapest space if you could find a fully AC &amp; heated warehouse type space. I see a lot of gymnastics places in those spaces.  You'd need to check at the beginning if the zoning permitted your use though.\n\nI second the thoughts that this is a hard business to make money in. You're having to pay rent and utilities on a large space 24/7 when it's possibly used a small part of the time.  Unclebud had good ideas about alternative uses. If it's possible to do venue type uses there (big meetings, trade shows, small conventions, maybe even weddings?, churches could be a possibility too) that would be great.  Maybe there's a way to cover and protect the skating surface floor during venue events.\n\nOne last thing, the skating rinks in my area try to do a lot with the homeschool groups, they have daytime skating events for them and I think also classes that can serve as physical education.  I've also seen a skating rink that also housed a preschool.", "replies": [], "depth": 1}]