Tips for Choosing a Property Before Opening, Taught by an Architect: How to Identify a Property You Won't Regret
Introduction
“I didn't know there were such problems after signing the contract.”
“Unexpected costs arose after starting the interior construction.”
One of the most common troubles in opening consultations is failure in property selection.
In fact, whether or not you have an architect's perspective at the property selection stage significantly changes your costs and sales after opening.
From the perspective of someone who has run an architectural firm for 15 years, I will share tips on choosing a property you won't regret.
1. The correct way to choose between a "furnished property" and a "skeleton property"
These two types always come up when looking for properties. Surprisingly few people understand them correctly.
Furnished property (the previous tenant's interior remains)
Pros:
Interior construction costs can be significantly reduced
Early opening is possible
Kitchen equipment and facilities can sometimes be used as they are
Cons:
You are tied to the previous tenant's concept
Possibility of deterioration or defects in unseen areas
Difficult to create your own brand image
Skeleton property (empty state)
Pros:
Can be designed freely
Concept can be created from scratch
Easier to check the condition of plumbing and electrical systems
Disadvantages:
Higher interior construction costs
Longer time until opening
Architect's criteria
If the previous tenant's business type is the same or similar to yours, an 'inuki' (existing interior) property is advantageous. If the business type is completely different, a 'skeleton' (bare shell) property often results in lower total costs.
② 'Building condition' that must be checked before signing a contract
When looking at properties, many people decide based only on design and size.
I will teach you the 'invisible parts' that architects always check.
Electrical capacity
For businesses that use a lot of electricity, such as restaurants, hair salons, and clinics, if the electrical capacity is insufficient, large-scale electrical work will be required.
How to check: Ask the management company, 'What is the current electrical capacity in amperes?' For restaurants, confirm that it is at least 60A, and preferably 100A or more.
Increasing electrical capacity can cost between 500,000 and 2 million yen. Please be sure to check this before signing the contract.
Location and condition of water supply and drainage
The positions of the kitchen, toilet, and sink are determined by the location of the water supply and drainage pipes. Work to significantly move these pipes will be expensive.
How to check: Get the floor plans and check the location of the water supply and drainage pipes. Consult with an architect to see if your desired layout can be achieved with the existing pipe locations.
Ceiling height
If the ceiling is low, it creates a feeling of oppression and reduces air conditioning efficiency. For restaurants and salons, please ensure it is at least 2.4m, and preferably 2.7m or more.
Ventilation and ducts
Restaurants require powerful ventilation. Construction costs vary significantly depending on whether existing ducts can be used or if new ones need to be installed.
③ Do not judge based on 'rent' alone
When choosing a property, it is dangerous to decide based only on the rent.
Costs that are easy to overlook
Security deposit, key money, and brokerage fees
These often cost 3 to 6 months' rent as initial expenses.
Restoration costs
You will need to pay for 'restoring to the original state' when moving out. If you rented a skeleton property, you will need to return it to a skeleton state upon moving out, which can cost several million yen. Always check the scope of restoration before signing the contract.
Management fees and common service fees
These are charged monthly in addition to the rent. Please confirm whether they are included in the quoted rent.
Ownership of air conditioning equipment
Whether the air conditioning equipment is owned by the landlord or the tenant changes who bears the repair costs in the event of a breakdown.
④ Viewing "location" from an architect's perspective
Real estate agents emphasize locations with "high foot traffic" or "proximity to the station." However, from an architect's perspective, there are other important points.
Ease of loading and unloading
Loading ingredients and products, and unloading trash, happens every day. Checking the location, size, and parking space for the loading bay is essential.
Neighboring business types
It is important not only to check if there are competitors nearby, but also if there are "businesses that create synergy." Areas where nail salons and beauty spas gather near hair salons enhance each other's ability to attract customers.
Future development plans
If there are plans to build large apartment complexes or commercial facilities nearby, customer traffic could change significantly in a few years. Please check the urban planning information of the municipality.
Sunlight and natural lighting
This greatly affects the atmosphere of the store. Please visit the property during the day on a sunny day to check how natural light enters.
⑤ The pitfall of "tsubo" (floor area)
The size of a property is displayed in "tsubo," but this may differ from the actual usable area.
Wall-to-wall area vs. interior area
Real estate floor area is often displayed as "wall-to-wall area" (the area measured from the center line of the walls). The actual usable "interior area" is smaller by the thickness of the walls.
In old buildings or properties with thick walls, the actual usable area can be 10-15% smaller than the displayed area.
Columns and utility spaces
Spaces such as columns, stairs, elevator shafts, and restrooms cannot actually be used. Please check the floor plan and calculate the actual usable area.
⑥ Consult an architect before signing a contract
I strongly recommend consulting an architect before signing a contract for a property.
Benefits of consulting an architect
You can discover technical issues such as electrical capacity, plumbing, and ventilation in advance
You can confirm whether your desired layout can be realized
You can grasp the estimated cost of interior construction in advance
You will have more information to make a decision on choosing a property
Timing for Consultation
"I like this property, but how much will the interior construction cost?"
Just by asking this question before signing a contract, you can prevent unexpected costs.
Property Selection Checklist
Building Condition
□ Is the electrical capacity sufficient? (Check capacity according to your business type)
□ Can the location of water supply and drainage pipes accommodate your desired layout?
□ Is the ceiling height sufficient? (At least 2.4m or higher)
□ Is the ventilation and duct condition good?
□ Are there any water leaks, stains, or mold?
Cost-Related
□ Have you confirmed the total amount of the security deposit, key money, and brokerage fees?
□ Have you confirmed the scope of restoration to original condition in the contract?
□ Have you confirmed if management fees and common service fees are charged separately?
□ Have you confirmed who owns the air conditioning equipment?
Location-Related
□ Have you checked the ease of loading and unloading?
□ Have you checked neighboring businesses and competitors?
□ Have you checked future development plans?
□ Have you checked the amount of sunlight during the day?
Area-Related
□ Have you confirmed the interior area (the actual usable area)?
□ Have you confirmed the effective area excluding pillars and equipment spaces?
Summary
Property selection is the foundation of opening a business. If you fail here, no matter how good your interior design or services are, you cannot recover.
Do not decide based solely on "low rent," "near the station," or "size." Please check the "invisible parts" from an architect's perspective before signing the contract.
I am always accepting consultations before signing contracts.
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I have been running a construction company for 15 years, staffed by many qualified professionals such as architects, electrical engineers, and piping construction management engineers. We have a proven track record in constructing restaurants, clinics, beauty salons, nurseries, and more. I am sharing information on store and facility interiors from a field-based perspective.
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