If I could give one piece of advice to someone signing their first lease, it would be this: slow down. Don’t assume it’s just paperwork. This one document can determine whether your business thrives—or ends before it begins.

Right now, I’m in the thick of this process as we prepare to open our new studio this fall. This space isn’t just a building; it’s going to be our home. For the next 5, 10, maybe even 15 years, this lease will define how we operate, what we pay, what we’re responsible for, and what happens if something goes wrong. And to me, that is something you never, ever want to walk into blindly.

Over the years, Brent and I have seen some brutal lease deals—contracts that looked harmless at first but became the downfall of entire businesses. We've sat across from friends in tears, realizing they signed something they didn’t fully understand. We've watched landlords turn unspoken expectations into costly battles. And we’ve learned, sometimes the hard way, that just because something is "standard" doesn't mean it's fair.

Why Lease Negotiations Deserve Your Full Attention

Finding a dream space can be thrilling. The vision comes alive, and you can already picture your community walking through the doors. But excitement can make you impulsive. And in lease negotiations, impulsivity is expensive.

Right now, my lease has red lines, blue lines, notes in the margins, and Post-its on every page. Questions I want answered. Clauses I want reworded. Entire sections I want struck out.

That’s what it looks like when you’re doing it right.

This isn’t about being difficult—it’s about being clear. And if a landlord can’t handle that kind of scrutiny, they’re probably not someone you want to be in business with for the next 10 years.

My broker has been my sounding board throughout this process. She’s tenacious about what’s fair, and I can genuinely see she has my best interest at heart. She tells me when I’m asking for too much, and other times she pushes me to ask for more. Having someone like that in your corner—someone who knows the landscape but isn't afraid to advocate for you—makes all the difference.

Slow the process down. Read every word. Ask every question. And then ask again.

Real estate contracts are written in a language that often protects the landlord. If you don’t know how to speak that language, get someone who does. Hire a lawyer. Bring in a broker who works for you, not just the deal. This is not a place to cut corners.

Common Lease Mistakes We’ve Seen (And Why They Matter)

No legal review If you’re not a lawyer, don’t play one here. This isn’t just about rent; it’s about liability, risk, and long-term obligations.
Vague or one-sided clauses CAM charges (common area maintenance), repair responsibilities, and renewal terms can be written in ways that shift all the burden to you.
Personal guarantees This clause alone has financially ruined people. It means that even if your business fails, you’re personally on the hook for the rent.
No exit strategy Can you sublease? Assign the lease if you sell? What happens if you need to leave early? If that’s not clear, you could be stuck.
Assuming "standard" means safe Landlords love to say, "This is just our standard lease." That doesn’t mean it’s in your best interest. Standard just means convenient for them.
Underestimating repair and replacement responsibilities One of our early leases had a clause that made us responsible for the HVAC. At the time, we didn’t think much of it. We figured the units wouldn’t go out anytime soon. But then they did. $8,000 per unit later, we learned a hard and expensive lesson. Now, we always negotiate a cap on how much we’re willing to spend per year on HVAC and major equipment. Because assuming "it won't happen to us" is not a plan.

What We Do Differently Now

We’ve learned to slow down. We never sign anything without a legal review. We ask for revisions. We negotiate. We get clear on every line, every obligation, every assumption.

We now walk into these conversations knowing we are choosing a partner, not just a property. If the lease doesn’t protect both sides fairly, it’s not a relationship worth entering.

Questions to Ask Before You Sign Anything

What is the total monthly cost, including all fees and extras?
Who handles maintenance and repairs?
Can I sublease or assign the lease?
What happens if the building sells?
Are there annual rent increases, and how are they calculated?
What are my responsibilities if the space becomes unusable?
Are there spending caps on HVAC or other major systems?

Final Thoughts

This process is not glamorous. It can be exhausting, slow, and full of legal jargon. But it is worth every ounce of your attention.

A lease isn’t just a formality. It’s a commitment. It’s a legally binding agreement that impacts every part of your business. And while it might feel like just another step in opening your dream space, it might actually be the step that determines whether your dream is sustainable.

So take your time. Seek counsel. Don’t sign anything you don’t fully understand.

And just to be clear—I’m not a lawyer. This blog is not legal advice. It’s experience. It’s perspective. But before you sign anything, make sure you’re working with professionals who can help you protect yourself and your business. Because clarity now means freedom later.

And above all—enjoy the process. Studio ownership is one of the most exhilarating, creative, and fulfilling experiences you can have. I love every single part of being in this industry. Yes, even the hard stuff. Because every contract, every decision, every challenge is a step toward building something that is fully yours.

You are stepping into your journey, and I have no doubt it’s going to be incredible.

I’m rooting for you,
With love and encouragement,
Beth

I’d love to hear your thoughts- what’s something you wish you had known before signing your lease? Or what’s a clause that totally caught you off guard?