What do I need to look for in a lease and what should I negotiate, what should I know before signing?(Leasing a space to open a coffee shop)
Hi all,

So I was looking to buy a building, but have found the perfect space to rent instead. The owner doesn’t currently want to sell, so I’ve decided to rent from him because of ideal location, rent price, and size/layout of the space. 

With all the being said, what should i take into consideration with regards to the lease?

I’ll have to do a decent amount of adding value to his property via way of putting in new hardwood floor, running new water pipes to coffee machines, bathroom updates, design/esthetics updates etc. 

Should I ask for a few months free rent for when I’m doing this since I’ll be increasing his property value?

What other things should I negotiate or know before going into this conversation?

Thanks!
[{"id": "dv79aa8", "text": "Is it Ada compliant? Is it zoned for retail uses? Do you need to get a food permit? How long will that take? Can you afford to pay rent on a space you cannot use for 3 months? For 6 months? Do you have an existing store? Do you have enough working capital? Do you have a business plan? Have you run a credit check on yourself to see if you meet his criteria? He does not need to rent to you, you need to rent from him. Figure out if you are a desirable tenant or a trash tenant, and that will determine what you can ask for. ", "replies": [], "depth": 1}, {"id": "dv7gmzo", "text": "Talk to your lawyer ", "replies": [], "depth": 1}, {"id": "dv87br0", "text": "A lot of what is \"standard\" will depend on where you are located. Can you find a local agent to help you with negotiations? I'm an agent in VA and if you think it would help, I'm happy to take a look at your lease and give you my thoughts. ", "replies": [{"id": "dv8802c", "text": "Thanks! I have an agent here I plan on using. ", "replies": [{"id": "dv885p5", "text": "Perfect! I would make sure they are a commercial agent who regularly handles leases. Good luck with the coffee shop! Feel free to message me if you have any questions. ", "replies": [{"id": "dv8afjd", "text": "Thanks a lot. Appreciate it!", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "dv88brk", "text": "\"Should I ask for a few months free rent for when I\u2019m doing this since I\u2019ll be increasing his property value?\"\n\nYou are only adding value for your business, not the landlord. The LL would quit possibly rip all your improvements out at lease termination depending on the following business, which I suppose there is a small possibility another coffee shop could move in, but what's the odds.", "replies": [], "depth": 1}, {"id": "dvijsz0", "text": "Use your broker....there are many ways you can negotiate based on price concessions versus improvements.  I\u2019d ask for a reduced rent and free rent since you\u2019re putting all the TI into the space, but you\u2019ll have to give a longer term and stepped up yearly escalations potentially.  ", "replies": [], "depth": 1}]