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kva
First, I apologize for any redundancy...just looking for advice heart.gif

For years I've dreamed of one day finding a place (prefrebly older house with a wrap around porch, fireplace, etc) in a commericial area that I could turn into "mini salon suites". Where there were several 1 person "salons/spas"comlimenting each others business. (Esthetician, Massage Thereapist, Stylist, Nail Tech) Reality...I'm in an area where condos sell for $400K...ain't gonna happen...and I've had my fill of old houses ;-)

Anyway, some of you may remember I've subleased in the same salon for 10 years and the business was recently sold and I have a new landlord who has not in anyway tried to "woo" me. I'm the only renter (sublease nearly half of the salon) the others are stylists. Can we say...I"m not feeling the love, not to mention if she has any intention at all to renew my lease at it's term the end of December. She keeps telling me she has to speak to her partner. Suffice it to say...and I HAVE said here by the way...it's time for me to move on.

I have found for sale a 1028 sf commerical first floor condo that has 5 good size offices, two bathrooms and a waiting area. I can see my business there, it's one mile from my current location. Problem...I've worked in a vacumn...I don't know if there are others out there like me who would love to have their very own small mini business. At least 7 years ago I went to AZ and researched "looked" at larger "beauty suites" but as I said prices here were so expensive I put it on hold...and I was so "happy" with my business location at the time. Plus I'm liking the idea of a "micro" suite situation.

Do any of you have experience with this? Do you rent in a similar situation or know of someone who does or has? Many of you are on the west coast where this is more common? Do you have any ideas for someone like me who has worked in a vacumn (OK, gotta get out of that treatment room more) how I can find other like minded professional people?

Thank you in advance for any and all ideas, advice and comments. And I will also post this on another board cause I can use all the help I can get

PS Here's a link to a similar concept...much bigger...just the concept
http://www.salon-suites.com/component/opti...tid,1/PageNo,1/
http://www.salonsuniqueaustin.com/

kva
sue
KVA- It sounds like you are doing your homework! I love the ideas you have. If you are not able to take the whole spa gig on, condo-ing it out might just be what you want. I would have trouble with this concept, since there are about a bagillion different ideas of what a spa shouldbe, and I want MY ideas to happen!!! The possible lack of continuity would be a problem for me. BUT- if that's how it needs to be, then that's what you do. If you had some proessionals who were willing to network with you, and "cross pollinate" each others' businesses it could be really good! (less headache than a whole spa, that's for sure!)
Good luck, and keep us posted- it's an interesting concept!
Sue
kva
Yes Sue, it's finding like minded professionals that will be the challenge. But hey we are out there because these boards are full of them! There seem to be so many therapists who don't want do the big spa concept or be their competion, just want their small piece of the pie. Like any other industry, there are various business models and this is just one of them. I believe there's plenty of room for everyone.

Thanks for taking the time to express your opinion, it's much appreciated.

kva
Douglas Preston
QUOTE(kva @ Oct 10 2006, 08:47 AM) *

Yes Sue, it's finding like minded professionals that will be the challenge. But hey we are out there because these boards are full of them! There seem to be so many therapists who don't want do the big spa concept or be their competion, just want their small piece of the pie. Like any other industry, there are various business models and this is just one of them. I believe there's plenty of room for everyone.

Thanks for taking the time to express your opinion, it's much appreciated.

kva



Hello KVA,

Thought you might find this article useful as you make important decisions in business:


I Want To Open My Own Business Someday! by Douglas Preston

Whether you’re an esthetician, body therapist, hairdresser or manicurist, chances are you’ve dreamed of running your own spa or salon one day. It’s an attractive prospect, isn’t it? Being your own boss, setting your own work schedule, making a lot more money—who wouldn’t want a future like that? Then there’s the prestige, long vacations from a business skillfully managed by trusted employees, and the big cash buyout when it’s all over and you’re ready for an early retirement. This would truly the way to go–if it were the whole reality. Now let’s look at business as it most likely proves to be for the brave entrepreneurs among us.

I’m a spa business consultant. I’m hired to fix businesses that have broken down or are about to, and there are many, many of them out there—some aware of their problems and others still in denial about them. They all have one refrain in common: “I never thought it was going to be like this!” And it seems that no one ever does, which possibly explains why so many Americans are eager to rush into the high-risk, demanding embraces of independent business ownership. Don’t get me wrong here—I’m a successful independent business owner myself twice over, and I wouldn’t reverse that fact for anything in the world. But, I’m also one of the lucky ones, a rare survivor in a sea of foundered and forgotten companies that have put the small business failure rate at a staggering 99% over 10 years. I waded, worried, and writhed through a perpetual tempest of threats to my companies: three recessions, three fires, three lawsuits and countless employee defections with clients in tow. We had every imaginable financial crises, equipment breakdowns, earthquake disruptions, and new competitors closing in from every direction. Somehow, miraculously, we navigated safely around the rocks and shoals to stay profitably in business for 20 plus years. And the personal cost for this achievement? Thousands of long, unpaid hours of work, threats from worried bankers to close our deeply overdrawn accounts, the erosion of a partnership/marriage, and the terror that caused the awful sleepless nights that had become an unavoidable facet of life. I never thought it was going to be like that!

So for those of you who are about to trace the footsteps of the hardy, the foolish, or the fearless entrepreneurs of spa business investment, evaluate your willingness to face the realities of your probable future as detailed in the questions that follow!

1. Can I financially and/or willingly accept a potentially long road to
making money, any money?
The stark reality is that you may go many months, or even years, before the tide of cash begins to flow in a positive direction–that is, if it ever does. Most new business owners end up funneling far more up front cash into it than they ever imagined they would, and unfortunately many go into business without realizing what kind of cash reserves will be necessary to stay afloat. In addition to the financial resources, you will also need large reserves of confidence to keep your spirits high as you work hard for very little initial return. You are almost certain to experience this! Do you want to? Can you afford to?

2. Am I willing to work long hours without a break for little or no money,
no gratitude, and no end in sight?
It’s important to realize that work-free vacations, relaxing weekends, and sleeping in will probably not be your realities as you build a business. Work/life balance also becomes very difficult as the constant demands of owning a business settle in. Your new reality will include a vast workload, including emergency calls at home or on your cell phone at any time. Be prepared to cancel plans at the last minute to fill in for an employee who calls in (or doesn’t call in) sick, to do the most menial jobs at the spa, and face the ire of angry clients affected by your battered service schedule.

3. How will I keep (or afford to keep) my employees around now that we’re
not as busy as we expected to be?
Even if you’re paying your team a wage or salary there’s little that they loathe more than a flat service schedule. Boredom sets in faster than brown spots on bananas, and you’ll soon be dealing with an expensive and restless crew. Without the know-how or skill to inspire them during the lulls all new spa businesses experience, you’ll soon be spending your precious time recruiting, training and interviewing in regular cycles. What fun!

4. I thought that I was hiring professionals! Wasn’t I?
Uh-oh! The unfortunate revelation all spa owners discover has arrived at your threshold, too. Your spa therapists seem to have a curious habit of showing up late for work, running late on appointments, ignoring the dress code and slacking on sales of your retail products. How can they be so unprofessional?

One thing you will learn very quickly as a business owner: as wonderful and professional as some of your staff may be, employees will not care about the business the way you do–ever.

5. Do I know how to bring in customers?
Your potential customers are out there—circulating in the great mass of your local population, one that won’t necessarily drop everything and flock to your new (and possibly me-too) spa when you open your doors. Think about it: do you notice every grand opening you read about, even if it’s a business you might eventually patronize? As the Wicked Witch of the West said, “All in good time, my little pretty, all in good time”! You’re going to have to work hard to get noticed, then convert that attention into steady, long-term business. Until then, you’ll need cash reserves or a credit line to keep you afloat.

6. Do I know how to find good employees?
Great recruiting takes skill and time. Be prepared to educate yourself about good interview techniques and to talk to a lot of people before finding the professionals that will really help your business thrive. You can also count on the fact that recruiting is an ongoing and often constant activity throughout the life of a business.

7. Do I know how to manage people?
As a potential business owner you are about to set yourself up to be the leader of people, the example, the one that all turn to for direction and motivation. Even if you put a wonderful manager in place, you are still the ultimate authority in this operation. Management ability, patience, and firmness in the face of inevitable employee challenges are crucial to success–no wimps allowed. Are you really up to, and willing to take on, this challenging task?

8. I don’t like financial figures, computers, record keeping, and inventory management. Is it really such a big deal?
Yes, it is. While you may be able to hire someone to help you with accounting or business management, that doesn’t mean that you can ignore the numbers and what they say every day about your operation. Sticking your head in the sand when it comes to understanding these crucial indicators of business health will very likely lead you into financial trouble–and quickly.

9. But our concept is different! That’ll make the difference, won’t it? Won’t it? WON’T IT?
No, it won’t.

10. I have business partners that will help me through the rough spots so
we’re going to be fine.
Yes, and the Titanic had a captain, first officer, a chief, and even the ship’s designer on board. Still she sank. It was what they overlooked that sank her, not what they believed they already knew. Little good that did then. It was the sister ship that benefited from the lesson—a retrofit the first one needed from the beginning.

There are two phrases you should never utter when forging ahead into a new business venture: “We’ll deal with that when we come to it,” and, “We already have that solved.” Revisit your plan often, get the opinion of a qualified professional, and prepare for the ride of your life! With skill, determination, money, and lots of luck you just might reach the end of the rainbow. Those of us who’ve made it can attest to the hard work but also the joys of success.

Best of luck to you!

kva
Hi Douglas and others,

Thank you for your replies, last week was so busy I didn't get a chance to post back. I put an offer on the office condo but so many red flags came back with this Seller that we ended it pretty quick. Let's just say her rewritten sales offer for me to sign held no mutual risk..only risk on my part. I would be in default and loose a substantial down payment if I missed :3 days for financing, 5 days for an inspection and I make up the difference if it's below appraisal...she could take up to 120 days to correct any title problems. Good grief, at least I slept better after having finally made the decision.

As to starting a "new" business Douglas I was really looking at this as finding a new location and having room for others so I wouldn't be in an office alone. I could be in a solo office now, but I've liked the safety feeling of knowing others were nearby. I had a studio at my home for awhile but again, I like knowing someone else is nearby if needed.

As far as my concept..."the salon suite" or subletting the other rooms, that has been an idea for quite some time, I had just quit pursuing it...again, I believe because I became complacent/happy at my current location. Additionally, I've been a residential landlord for over 15 years with houses and/or apartments in FL, NC and VA, up to 4 at a time. After my former salon landlord sold the business where I've been renting these past 10 years I realized I'd "not been working my business" and needed to make changes as well as plan for the next 5 years as well as position myself for the not too distant future when I may not be behind the chair. It occured to me it would make more since to invest my money in a place where I can WORK than in a place for someone ELSE to LIVE. I've never wanted to pay rent if I can buy. The office condo mortgage was doable on my own (comparable to my rent) I could have had just my practice there alone. But I wanted to discuss the concept, I wanted to know if others were familiar with having a shared office environment. I know that there are many other private practice professionals who have similar arrangements (accountants, attorneys, therapists, etc) and wanted to know if there were others in our industry who might be as well.

I've been in business in the same location for 10 years. I'm fiscally conservative because it helps me sleep better at night. I have no need or desire to start a high risk salon/spa. My former background was in business management with a dual degree in business administration/finance. I've managed up to 30 people and have no more desire for this in my life either. I was looking for a new location for my solo practice that might also fit a "concept" I've continued to carry. This location was 1 mile away. I realize I didn't go into great detail in my original post and so often people think an esthetician's business experience begins only after she's had on her lab coat a few years.

Anyway the new landlord finally got back to me Saturday on weather she would renew my lease. (It's been renewed for 2 year terms for the last 10 years) She said I could have month to month with a $500/month increase. Now I know better than ever where I stand...as if I didn't already.

I appreciate you taking the time to respond and I've always appreciated the time you've made to talk to me at conferences. Sorry I'll miss you in Florida!

kva
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