Every business has its own playbook. A restaurant lives or dies by its hood and grease interceptor. A dental office depends on plumbing to every chair. A church needs parking on Sunday morning and not much at all on Tuesday.
We work with business owners across all of these industries in Ventura and Santa Barbara County, and each one asks different questions. Here are eleven of them, with the checklist that matters most for each.
Question 40 of 50
What should restaurant owners look for when leasing commercial space?
Short answer: Restaurant owners should confirm zoning and parking for food service, a Type I hood and fire suppression system (or a feasible path to install one), grease interceptor capacity, gas and electrical capacity, ADA restrooms, occupancy load for seating, and whether the lease allows alcohol, outdoor dining, and your planned hours.
- Kitchen infrastructure: hood, make-up air, fire suppression, grease interceptor size, floor drains, walk-in location
- Utilities: gas line size, electrical amperage, water heater capacity
- Approvals: city permits plus county environmental health plan check for food facilities; ABC license and a lease use clause that allows alcohol
- Venting and odors: where exhaust goes and whether neighbors will object
- Lease terms: longer term with options, rent commencement tied to opening, exclusive use for your cuisine or concept
See our restaurant lease page.
Question 41 of 50
What should retail businesses look for in a commercial lease?
Short answer: Retailers should prioritize visibility, foot and vehicle traffic, frontage, parking, signage rights, and co-tenants that draw their customers. Key lease protections include an exclusive use clause, a co-tenancy clause if an anchor tenant leaves, limits on radius restrictions, reasonable operating-hours requirements, and clarity on any percentage rent.
- Count the traffic yourself at your peak hours
- Confirm window, building, monument, and pylon sign rights in writing
- Watch for radius restrictions that block a second location nearby
- Ask whether the lease requires percentage rent above a sales breakpoint
- Negotiate co-tenancy relief if the anchor that brings shoppers leaves
Question 42 of 50
What do medical and dental practices need in a commercial space?
Short answer: Medical and dental practices need zoning that allows medical use, adequate parking (medical ratios are typically higher than general office), full ADA accessibility, plumbing to exam rooms or operatories, sufficient electrical capacity, and space for sterilization. Dental offices also need vacuum and compressed air systems and radiation shielding for X-ray equipment.
- Plumbing and drains to each operatory or exam room
- Dental vacuum and compressor room with ventilation
- X-ray shielding plan reviewed by a qualified physicist where required
- After-hours HVAC availability and cost
- Exclusive use protection for your specialty in medical buildings
- Long term with renewal options to protect a heavy buildout
See our medical and dental page.
Question 43 of 50
What should professional office tenants look for in a lease?
Short answer: Professional office tenants should compare usable square footage and load factor, what’s included in full service or modified gross rent, after-hours HVAC charges, internet and fiber availability, parking, building hours and security, and flexibility terms like expansion rights, early termination, and limits on relocation clauses.
- Compare cost per usable square foot across buildings
- Ask for the base year and what expenses above it you’ll pay
- Confirm fiber providers serving the building
- Negotiate a right of first offer on adjacent space if you expect to grow
- Consider executive suites or coworking for teams under five people
Question 44 of 50
What should I look for in industrial or warehouse space?
Short answer: Industrial tenants should check zoning for their specific use, clear height, loading (dock-high versus grade-level doors), truck access and yard space, electrical power including three-phase service, floor slab strength, fire sprinkler rating for your storage height, office-to-warehouse ratio, and any environmental or hazardous materials requirements.
Clear height
Sets how high you can rack and store
Loading doors
Dock-high for trucks, grade-level for vans and forklifts
Power
Amps, voltage, and three-phase for equipment
Sprinklers
High-piled storage can require upgraded systems
Yard and truck court
Maneuvering room, parking, outdoor storage
Environmental
Baseline condition documented before you move in
Question 45 of 50
What should gyms and fitness studios look for in commercial space?
Short answer: Fitness businesses should confirm zoning allows the use, adequate parking for evening and weekend peaks, ceiling height, floor load capacity, noise and vibration separation from neighbors, restroom and shower capacity, HVAC sized for high occupancy, and lease terms that allow early and late hours or 24-hour access.
- Parking at 6 a.m. and 6 p.m., not 2 p.m.
- Sound transmission: rubber flooring, isolation, and neighbor tolerance
- Shower and restroom plumbing (expensive to add)
- Occupant load for group classes
- Exclusive use against other fitness concepts in the center
Question 46 of 50
What do salons, spas, and personal service businesses need in a space?
Short answer: Salons and personal service businesses need plumbing for shampoo bowls and sinks, adequate water heater capacity, ventilation for nail and chemical services, sufficient electrical, and zoning that allows the use. Establishments must be licensed by the California Board of Barbering and Cosmetology, and massage businesses may need city permits.
- Plumbing locations and drain capacity for each station
- Ventilation and exhaust for nail services and color
- Establishment license requirements before opening
- Suite versus storefront: salon suites trade visibility for lower buildout
- Whether the lease allows booth or suite rental to other stylists
Question 47 of 50
What are the requirements for childcare or education space in California?
Short answer: Licensed childcare centers in California are regulated by the Community Care Licensing Division. Centers generally need at least 35 square feet of usable indoor space and 75 square feet of outdoor play space per child, fire clearance, compliant restrooms, safe drop-off, and zoning or a use permit that allows the use.
- Outdoor play area that meets licensing and is secured
- Ground-floor location and exit requirements
- Fire clearance before licensing
- Drop-off and pick-up traffic flow
- Lease contingent on obtaining your license and any use permit
Tutoring and enrichment businesses usually face fewer requirements but still need zoning and occupancy that allow classes.
Question 48 of 50
What should auto repair and auto service businesses look for?
Short answer: Auto service businesses should confirm zoning allows vehicle repair (often requiring a use permit), bay door size and count, ceiling height and slab strength for lifts, an oil and water separator where required, hazardous materials storage, air district permits for painting or spraying, and documented environmental condition at move-in.
- Use permit and zoning verification first, before anything else
- Environmental baseline (Phase I review) so you aren’t blamed for prior contamination
- Clear allocation of environmental liability in the lease
- Stormwater and waste handling requirements
- Outdoor storage and vehicle parking rights
Question 49 of 50
What should event venues and hospitality businesses look for?
Short answer: Event venues and hospitality businesses should verify assembly occupancy and occupant load, fire sprinklers and exits, restroom counts, parking for peak events, noise ordinances and neighbor proximity, entertainment or use permits, ABC licensing if serving alcohol, and lease terms that allow late hours and outside events.
- Change of occupancy to assembly use can trigger major code upgrades
- Restroom fixture counts scale with occupant load
- Noise: residential neighbors change everything
- Insurance requirements for events and liquor liability
Question 50 of 50
What should churches and nonprofits look for when leasing space?
Short answer: Churches and nonprofits should confirm zoning and any Conditional Use Permit for assembly use, parking for peak services, weekend and evening HVAC and building access, sound separation, and lease terms that fit board governance. Nonprofits with fewer than 20 employees may qualify for SB 1103 protections, and churches should ask about property tax exemptions for leased worship space.
- Shared parking agreements with weekday businesses can solve Sunday parking
- Board members often can’t sign personal guarantees, so negotiate deposit or letter-of-credit alternatives
- Ask the county assessor about the church exemption for space used for worship; in a NNN lease, property tax savings should flow to you
- Assembly occupancy may require sprinklers, exits, and restroom upgrades
Frequently asked questions
Do you help businesses in industries not listed here?
Yes. We represent tenants across retail, food, medical, office, industrial, service, education, faith, and nonprofit uses.
What's the most expensive mistake by industry?
Usually signing before confirming the space can legally and physically support the use, such as a restaurant without a feasible hood path or a gym without parking.
Should my contractor see the space before I sign?
Yes, especially for restaurants, medical, childcare, and auto uses. A pre-signing walkthrough can surface costs that change the whole deal.
What does your industry need from a space that most landlords don’t understand?
