Opening a Business in Miami-Dade? What to Check Before Signing a Commercial Lease
You found a commercial space. The location works, the rent fits your budget, and the landlord says it's perfect for your business.
Before you sign the lease, it’s worth having an architect take a closer look.
A space that worked for the previous tenant may not meet the needs of your business. A change of use, interior renovation, or new floor plan can affect the building code requirements, accessibility, life safety, existing building systems, and the construction plans needed for permitting.
Taking the time to evaluate the property before committing to a lease can help you identify potential issues and better understand the cost of getting the space ready for your business.
Check Whether the Space Works for Your Business
The first question isn't just whether you like the space. You need to first ask:
Is my proposed business use appropriate for the property I want to lease?
An architect can review the zoning, available building records, and previous use to identify potential concerns, including whether a change of use or occupancy may be required.
This is particularly important when comparing different types of businesses. A restaurant, hair salon, retail store, and office can each have different requirements, even when they're operating in similar commercial spaces.
In Miami-Dade County, the applicable requirements and review process also depend on the property's jurisdiction. A space in the City of Miami, Doral, Hialeah, or Coral Gables may be subject to different local regulations and procedures.
Knowing what applies to the property before signing can help you avoid unexpected complications later.
Evaluate the Existing Conditions Before Planning a Renovation
Before preparing commercial renovation plans, an architect needs to understand the existing building and how well it can accommodate your proposed layout.
Depending on the property and the scope of work, this may involve reviewing:
Occupant load, exits, and life safety requirements
Existing restrooms and accessibility
Electrical and HVAC capacity
Plumbing locations and capacity
Structural conditions
Fire protection systems
Available architectural plans and building records
These existing conditions can have a direct impact on your layout, construction scope, and overall budget.
For example, adding plumbing fixtures might look straightforward on a floor plan. But if the existing plumbing system cannot support the additional demand, the work could become considerably more involved and expensive.
Identifying these issues early gives you a better understanding of what the space will actually require.
Consider the Requirements for Your Type of Business
The improvements needed to open a commercial space depend on the business you plan to operate and the services you intend to offer.
Opening a restaurant or food-service business: A restaurant may require careful planning for the kitchen layout, cooking equipment, exhaust systems, plumbing, and grease-control infrastructure. Depending on the type of establishment and applicable regulations, additional plan reviews may be required, including review by the Florida Department of Business and Professional Regulation (DBPR).
Opening a hair or nail salon: Salon renovations may involve shampoo stations, plumbing, ventilation, restrooms, and other features related to the services offered. Florida's DBPR also establishes requirements for licensed salons, so the proposed layout and improvements need to account for the applicable rules.
Opening a retail store or office: Retail and office renovations may involve fewer specialized systems, but requirements for accessibility, exits, occupant load, restrooms, and building systems still need to be considered.
In each case, the fact that another business previously occupied the space doesn't automatically mean your business can use it in the same way.
Address Accessibility Before Construction Begins
Accessibility is another important consideration when evaluating a commercial property.
Depending on the proposed work, an architect may need to assess the entrance, accessible routes, doors, restrooms, and other elements affected by the renovation.
Sometimes, the challenge extends beyond the leased space itself. Existing conditions elsewhere in the building may also affect the design or the improvements required for the project.
Addressing accessibility during the planning stage can help you understand what changes may be necessary before construction begins.
Understand What's Involved in Commercial Permit Plans
Preparing permit-ready commercial construction drawings involves more than putting your proposed layout on paper.
The plans must account for applicable building requirements and coordinate the proposed work with the existing conditions.
Depending on the project, this may include architectural plans, demolition and new construction drawings, accessibility and life safety considerations, and coordination with MEPs (structural, mechanical, electrical, or plumbing) consultants when required.
The earlier potential issues are identified, the easier it is to evaluate your options. Discovering a problem during the design stage is generally much easier to address than finding it after you've signed the lease, committed your budget, and started construction.
Questions to Ask Before Signing a Commercial Lease
Before committing to a commercial property in Miami-Dade, consider these questions:
Is my proposed business use compatible with the property's zoning?
Will my project require a change of use or occupancy?
What was the space previously approved for, and what building records are available?
Can the existing plumbing, electrical, and HVAC systems support my business?
Are there accessibility or life safety issues that could affect the renovation?
Can the space accommodate the equipment and services I plan to offer?
What architectural plans or other documentation will be needed for permitting?
Could existing building conditions significantly increase the cost of the build-out?
You may not have every answer before signing a lease, and some questions will require further review. However, understanding the potential scope of work, code requirements, and construction costs can help you make a more informed decision before committing to the space.
How IAD Miami Can Help
At IAD Miami, we work with property owners, business owners, and investors throughout Miami-Dade County who need architectural guidance before renovating or opening a commercial space.
We can evaluate a property before you commit to a lease, reviewing zoning considerations, proposed use, existing conditions, accessibility, life safety, and building systems to help identify potential challenges.
If you decide to move forward, we can prepare permit-ready architectural and construction plans for your commercial renovation or change of use, and coordinate with the appropriate consultants and reviewing authorities as needed.
Our goal is to help you understand what the property may require before you sign the lease and invest in the build-out.
Planning to open a restaurant, salon, retail store, or other business in Miami-Dade?
Call (305) 744-0802 or email us at info@IADmiami.com to schedule a consultation.
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##The information in this article is general in nature and does not replace an official determination by the applicable authority for a specific property. ##
