Choosing a Location
Think carefully about where you want to locate your business.
Virginia Beach Economic Development
Deciding on a business location is one of the most important decisions a small business owner or startup will make. It requires careful planning and research. It also involves looking at demographics, assessing your supply chain, scoping the competition, staying on budget, and much more.
Things to Consider
Your business plan should provide a good description of your target customers - who are most likely to purchase your products or services? Use this information to your advantage and consider how you can locate your business to serve your target customer base most effectively.
Consider factors such as age, ethnicity, gender, income, buying habits, occupations, and household composition. For instance, if your target customers are mothers with small children, you may want to think about locating close to family-friendly neighborhoods or other family amenities.
There are several online tools you can use to conduct a demographic analysis. PolicyMap and Esri Atlas are both examples of free websites that aggregate demographic information and can help you research potential locations for your business.
Leasing commercial office space is one of the largest expenses incurred by new and expanding businesses, so it is important to do your due diligence. Here are some tips for negotiating a commercial lease for your small business.
Lease Agreement
Lease term and rent are your first negotiation points. It's generally recommended that small businesses negotiate one- to two-year leases with the option to renew. You will also want to factor in rent increases over the term and renewal options so you are not charged with an unexpected rent increase without warning.
Consider working with a broker to help you negotiate with the landlord. It's also important to consult a knowledgeable real estate lawyer, who can recommend the right choice for you and protect your interests as you negotiate your lease through the broker.
Expenses
In addition to your monthly lease payment, find out what expenses you may incur beyond rent. Commercial real estate landlords often incorporate extra expenses into the lease such as maintenance fees, upkeep for shared facilities (common area maintenance or CAM), etc. Other expenses to consider are utilities. These charges are usually the responsibility of the tenant, so find out how these are measured. Are they individually metered or apportioned by square footage? Ask to see these “hidden fees” and policies as well as examples of costs that are typically incurred by tenants.
Maintenance and Repair
While residential leasing often places the burden of maintenance and upkeep on the shoulders of the landlord, commercial leases are different. Commercial leases vary regarding maintenance and repair – some stipulate that the tenant is responsible for all property upkeep and repairs while others specify that the tenant is responsible for systems like air conditioning, plumbing, etc.
Read the Lease
Be sure to read over your lease in detail and hire an attorney who specializes in commercial real estate to walk you through the clauses and fine print.
Protect Your Business
To protect your investment and long-term business interests, it is worth investigating and negotiating some potential add-on clauses to your lease. These might include:
- Sublease – This builds in some flexibility, allowing you to sublet your space to another business.
- Exclusivity clause – Prevents the landlord from leasing other spaces on the property to a direct competitor of yours.
- Co-tenancy – If the property’s anchor tenant closes business, a co-tenancy agreement can protect you from a potential loss of customers, allowing you to break the lease if the landlord does not replace the anchor tenant in a specified time period.
What if You Default?
Should you default on your lease payments, there are steps you can take during the lease negotiation process to protect yourself. Find out what the lease agreement states. Will you be locked out immediately? Will the landlord initiate eviction proceedings? Can you negotiate more time? Could you pay only the current month’s rent instead of the remaining amount owed on the lease?
When people refer to the “zoning” of a piece of property, they mean the zoning district classification. In most cases, it is the single most important factor in how a property may be developed.
All property within the City of Virginia Beach has a zoning designation that says what types of business uses are allowed on that property, as well as other requirements such as the required number of customer parking spaces. These regulations help protect both business owners and local residents – you may not want a liquor store to open next to your daycare center.
It's important to make sure you understand what's allowed on your property and whether your property conforms to local zoning requirements before signing a lease. While it's possible to get exceptions or waivers from zoning requirements through The Department of Planning & Community Development, it's often a costly and time-consuming process. Finding a property that's already zoned for what you need is the easiest and fastest way to get started.
Home-based businesses require a business license and must provide proof of residency and complete the restrictions for home use form.
Don't Forget Your Business License
For more detailed information on home businesses/occupations, see "Accessory Activities Operated for Profit in a Residential Dwelling..." in Section 501(b)(5); the definition of "Home Occupation" in Section 111 (Definitions); and Section 234 (Conditional Uses and Structures: Home Occupations) of Appendix A, Zoning Ordinance of the Virginia Beach City Code or contact the Zoning Office at (757) 385-8074.
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