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Given the Unifour economy, many people are starting new businesses or perhaps expanding their operations out of cramped space at home. It’s a great feeling to plan a business, to rise to an opportunity, to be an entrepreneur, to put into motion the "better mouse trap".

A quick call around to a number of fellow agents who also work with commercial property confirmed a common set of obstacles for the novice business person who plans to lease business space.

Zoning will have a major impact on how a leased space can be used whether the space will be retail, wholesale, manufacturing, or an office. Therefore it would be wise to go to the local County or Municipal Planning office and review with the zoning officials the nature of the business. The zoning official can then relate which zoning classifications will be needed for compliance.

Next drop by the Building Inspection and Fire Marshall’s offices to determine what special construction and / or safety requirements might be required of the facility to be leased.

Armed with the zoning and construction requirements of a future facility, you are better able to locate the type property you seek. Media Play carries a book titled "How To Start, Run, and Stay In Business". The book is a step by step discussion of how to plan your business and includes in Chapter 4 valuable concepts in how to judge the alternative sites for your business. The chapter concludes with a 14 part check list including topics which relate to: physical suitability; curb appeal / promotion; accessibility; and layout effect on material and customer flow.

Once a site has been found, the next phase in the lease process is negotiation. All landlords want much the same thing in a tenant: (1) the ability to pay the monthly rent, (2) stability of operations to insure the lease term is fulfilled, and (3) compatibility with other tenants and with the structure.

Most landlords will pass up the opportunity to lease to a poorly qualified tenant or one who’s operation would be incompatible with existing tenants So how do you relay to a landlord, or the landlord’s agent, that you have the staying power to be a good tenant?

Jim Mitchell, with Boyd and Hassell Industrial & Commercial Properties Inc. says, "references from a local bank and a copy of the company’s financial statements" go a long way in opening a relationship. "Enlightenment of the agent to the business plan is very helpful, too." Jim went on to relate that some of the biggest shocks to many first time tenants is not the rent but rather the cost of various utilities security deposits, licenses, and so forth.

Having a written business plan is the best way for owner’s of a new business to think through, and communicate, how their business will operate. Too often the prospective tenant is unable to answer specifically who the target market will be, hours of business operation, or how many parking spaces will be needed. Such uncertainty is a "red flag" to the agent that the business may not last.

The planning process causes the business owner to develop budgets which in turn provide a guide for how much can be spent on leased space. "Business Basics" by Gerald Dodd and "The E myth" by Michael E. Gerber are books also available at Media Play and other book stores that relate to start up business planning.

In summary, to make your business property search simple: know your zoning, structural, and space requirements; be able to discuss your business operation in sufficient detail for the landlord to determine how your business might affect the property; and come prepared with financial statements on you and your business to show the ability to pay the rent.