Salon suite commercial build-out: A guide for salon owners
Let’s say you’ve just invested in a prime commercial space, ideally located in a high-traffic area. Everything it comes with points to a solid business venture. There’s just one catch: the space is unfinished and needs to be shaped or reworked before you can call it a salon. That’s when you need commercial build-out services.
Sounds familiar? Check out our guide on adapting your premises for a salon business and learn how much of your resources it can take and what basic steps you should plan for.
We’ll skip over the negotiations with a tenant about who covers which costs – those terms vary from case to case. Instead, let’s focus on what’s important now. Your space needs a build-out, so here’s how to move forward.
What are commercial build-outs for salon suites?
Basically, they are customization projects to rework your commercial space so it suits the goals, objectives, and needs of a salon business to serve customers better. It is the transformation of an “empty shell” into a fully functional, aesthetically pleasing salon environment.
Depending on your starting point, salon suite build-outs vary in scope. If your space is already semi-finished with essential utilities like HVAC, lighting, and plumbing, you focus on adding cosmetic features like flooring, paint, and fixtures. Alternatively, you may have a raw space and start from scratch (this includes installing plumbing, electrical systems, air conditioning, walls or partitions, and more).
Understanding your initial position is helpful for evaluating the required investment and collaborating more efficiently with your commercial build-out service provider(s).
Key elements of a salon suite build-out
Whatever condition your space is in, you need to assess everything thoroughly to get a clear sense of the work ahead and determine the budget, the timeline, and the overall scope. Grab this checklist and walk around your soon-to-be salon while ticking off what’s already in place.
Water piping
A beauty studio will need special-purpose plumbing for shampoo bowls, sinks, and sanitation areas. Plus, there must be proper drainage and a reliable hot water supply line. Do you have all of these in your commercial space?
Electrical systems
A salon demands a solid electrical setup for hair dryers, styling tools, lighting, and other systems. Well-placed outlets at each workstation are a must, too. How are things with the electricity in your real estate?
Air conditioning
To maintain a safe environment and keep your place comfortable, efficient climatization and ventilation systems must be installed and work properly. Can you use these systems in the space you’ve invested in?
Partitions and layout
A smart layout with thoughtfully placed partitions helps you or your tenants make the most of your space. Do you need to redesign the existing layout to make it more beauty studio-like or install more partitions?
Finishing touches
Flooring, paint, cabinetry, furniture, and storage create an atmosphere that’s both stylish and inviting, where clients can feel pampered. Assess each detail and outline a plan of what needs to be done or purchased for your real estate.
Commercial space build-out costs: How to estimate
One of the most significant factors affecting the final cost of your build-out is the size of the space you’ve rented or purchased. The more square footage and workstations you plan to fit in, the more the renovation expenses add up. Naturally, the scope of work and how much you choose to customize the place will further shape the final price tag.
Here are the elements that contribute to the overall build-out cost for a commercial space:
- Plumbing and electrical. These systems can drive up the costs. Depending on your location and existing infrastructure, they can account for a significant portion of the build-out budget.
- Materials and finishes. Granite or marble countertops, hardwood flooring, and other high-end materials add to your total costs. However, these can also set a salon apart and elevate the client’s impression.
- Permits and fees. Build-outs for commercial real estate require permits, which can increase your expenses (and timeline). Consulting with your contractor to understand local regulations is crucial to avoid delays or fines.
- Labor costs. They vary by whether your space is in the downtown or suburbs, in the South or along the coasts. They also greatly depend on the planned structural changes and whether you hire contractors for most of the work or can handle some tasks yourself. Itemized cost breakdowns from multiple service providers will give you a better sense of what to expect.
Roughly, the average cost of a buildout for commercial real estate falls between $100 and $300 per sq. foot. Still, it can go higher or lower depending on the factors we’ve explored above. It’s wise to set aside a certain amount for any surprises that might come up during the process.
Timeline and schedule for completing a commercial build-out
If you know your project timeline, you can better predict when your space can welcome its first visitors. Here’s a typical timeline you should keep in mind:
- Working with a designer – around 2-4 weeks. During this time, a designer will draft a layout and nail down details like color schemes, lighting, and equipment placement.
- Permits and approvals – 3-6 weeks. Consider enlisting the help of build-out service providers that are familiar with local regulations.
- Construction and installation – 6-10 weeks. Maintain open communication with your contractor and visit your real estate regularly to make quick decisions.
- Final touches and inspection – up to 2 weeks. As your buildout for commercial real estate nears completion, allow several weeks for final inspections. Use this time to coordinate the delivery and installation of equipment and prepare for an opening day.
To transform a raw commercial space into a successful salon or beauty business, you will need to plan methodically and choose the right team. However, it is not worth going too thrifty here. It turns out that investing in a professional build-out guided by a contractor can enhance a salon’s functionality and prevent space or layout issues down the road.