Commercial & Business Renovations by Sweeten | Sweeten.com

An LA Photo Studio Opens for the Community

Madisen Black — Thu, 17 Feb 2022 06:56:49 +0000

A photographer envisions a creative studio space out of an old auto repair shop

Project: A photography studio renovates to match their company’s contemporary aesthetic
Location: Los Angeles, California
Sweeten general contractor
Interview with Neil Abramson, owner of Hippo Factory Studios
Sweeten’s role: Sweeten matches home renovation projects with vetted general contractors, offering guidance, tools, and support—for free..

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Discovering a commercial space

Sweeten: What is Hippo Factory Studios?

Neil: Hippo Factory Studios is a creative studio space designed as a simple blank canvas; a place to bring your creative ideas alive. It was fashioned out of a 1920s auto repair shop. It can hold photo/film shoots, events, weddings, art exhibitions, and be a temporary production workspace.

Sweeten: Where did the idea for the business come from?

Neil: I am a photographer and filmmaker and wanted to create a studio I would love to work in. Once the studio was completed we realized it was the perfect size to hold events. It’s a large open space with an intimate feel.

Sweeten: What led to the opening of this new brick-and-mortar space?

Neil: When I first saw the property, which was an in-use auto mechanic shop, I knew it had a lot of potential as a studio space. The building was a diamond in the rough.

Sweeten: Can you describe the “before” space?

Neil: The space was an operating auto mechanic shop built in the ’20s and added onto in the ’60s. It was a shell of a building that was in pretty bad shape. Although, it did have a simple layout and flow. The ceilings in the back room had low support rafters that made it difficult to appreciate the height of the roof. The plumbing and the electricity were very old and needed to be replaced.

Working on the vision

Sweeten: How does your new design and the materials used represent your brand?

Neil: There’s a contemporary, modern clean aesthetic that is rooted in history and has a warmth and soul about it that speaks to me.

Sweeten: How was your vision executed by working with your Sweeten general contractor? Did they help you solve any unexpected discoveries or make helpful suggestions during the process?

Neil: There were several big challenges that our Sweeten contractor helped solve. The biggest issue was removing the rafters. Large metal posts would replace them and support forty-foot-long wood beams. The rafters were removed without actually touching the roof. This was a big job but done very effectively.

Hiring the right renvovation team

Sweeten: How did you, as a client, work with Sweeten? How do you think Sweeten can help entrepreneurial business owners like yourself?

Neil: Finding a contractor can be a daunting task. There are many horror stories about contractors starting and then not completing the job. Sweeten provided me with a selection of worthy candidates. I met and received bids from several potential choices and then decided to move forwards with my contractor. Sweeten helped find excellent contractors who were all up to the task and reliable.

Sweeten: What’s next for the brand?

Neil: The core business as a photo, production, and film space will continue. Local events will help build our roots in the community.

Sweeten: Is there a Hippo Factory Studios special/service that you want to call out?

Neil: We are a large event space for baby showers, first and second-year birthday parties, and weddings.

A Manhattan Office Renovation Expands Working Space

Tisha Leung — Thu, 13 Aug 2020 15:14:53 +0000

An office renovation in Manhattan helped this tech brand update a full floor while modernizing their workspace

“After” photos by Kate Glicksberg for Sweeten

Project: A tech brand expands office space in its NYC headquarters
Location: Manhattan, New York
Sweeten general contractor
Interview with Piper Skillman for Chapter Interiors
Sweeten’s role: Sweeten matches home renovation projects with vetted general contractors, offering guidance, tools, and support—for free..

Sweeten: How did you and your client come together?

Piper: Packet sought an interior design agency to align its growing office space in Lower Manhattan with its dynamic, emerging brand. Packet’s co-founder and CMO, Jacob Smith, reached out to another one of our tech clients (White Ops, who is also a customer of Packet) for a referral, and after noting our work there, gave us a call.

Sweeten: What is the client’s brand?

Piper: Packet creates the high-touch aspect of high-tech — making cloud infrastructure more delightful to consume for the top digital businesses in the world. Clients, partners, and employees needed to experience the brand the moment they entered the office and throughout their journey in the space.

Sweeten: What led to the opening of this new office space?

Piper: The tech company, which was founded in 2014, had recently doubled its staff and was planning on another year of team growth. While the company is about 70% remote, NYC is its headquarters and one of its global “hubs” where the team gathers regularly. When another floor in the building they occupy became available, Packet immediately grabbed it.

Sweeten: How do your new design and the materials used to represent your brand?

Piper: The brand colors dictated our palette but it was important for us as designers to go beyond an easy and obvious link. It was essential to convey their brand experience throughout the space.

When selecting materials for their Manhattan office renovation, the sense of tangible authenticity—a certain “human-ness”—guided our choices. We opted for wood floors with character, felt walls, linoleum work surfaces, and a special dyed-through MDF that you leave exposed (as opposed to painting.) In addition to tactile fabrics, patterns that reference those seen in their cloud data centers further connected the space to the physical aspects of the product and brand.

In terms of space planning, Chapter Interiors strived for activity-based workplace design. Instead of asking the person to adjust to the space; we investigate how clients work and build spaces to suit. This results in an array of environments for employees—spaces that facilitate certain aspects of work and help optimize performance. An example was helping Packet design for different types of work (e.g. talk-heavy sales vs headphones-on engineering) while finding places for people to gather, recharge, exchange ideas, or be active.

(Above) A phone booth for calls and video meetings

Sweeten: With companies working remotely because of COVID-19, do you foresee companies downsizing their commercial workspaces? How will office spaces change and service in the post-COVID world?

Piper: Yes! Reducing your footprint is an excellent opportunity to redesign your space (and save money.) In the short term post-COVID world, barriers will be erected and procedures will be put in place to minimize germ transmission. The longer-term implications are rethinking why people should go to the office.

Companies still need space for employees to gather. Moving forward, I see workplaces geared towards collaboration, team building, and brand connectivity with consumers and partners. Dedicated desks and independent work while at the office is less and less important. Numerous studies during the pandemic have proven that working from home does not hinder overall productivity.

It makes sense to combine working from home with time at the office. The best analogy I’ve heard so far is that working from home versus going into the office will be similar to eating at home versus going out to a restaurant. Employers need to make coming into the office special by providing spaces that foster activities that are worth traveling for. This ties into our strong belief in activity-based-workplace-design.

Sweeten: How was your vision executed by working with your Sweeten general contractor?

Piper: The site manager was wonderful. From day one it was clear she cared about the quality of work and was very hands-on. Together, we worked to problem-solve several issues to make sure the final product was cost-effective, durable, and displayed craftsmanship. I would love to work with her again!

Sweeten: How did you, as a client, work with Sweeten?

Piper: We work with contractors all the time— yet still, find the process of finding the right contractor daunting. For Packet’s office renovation in Manhattan, I had very targeted needs, and Sweeten helped me quickly vet and compare contractors.

Sweeten: Can you describe the “before” space?

Piper: Words can’t describe this space before! It was raw, with filthy carpet and random paint patches throughout. Bad shape… But the potential that Packet saw was great, with pervasive natural light, airy ceiling height, and breathtaking views.

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When starting a business, here’s how to finance a brick-and-mortar renovation.

The post A Manhattan Office Renovation Expands Working Space appeared first on Sweeten.

Clovelly Coffee Remodels with Notes of Down Under

Tisha Leung — Thu, 09 Jan 2020 19:37:02 +0000

An Australian chef opens up for coffee lovers

With an opportunity to make a mark in NYC, Eliot, an Australian chef, opens his first café stateside. The 175-square-foot space he found in the Manhattan neighborhood of Chelsea was disheveled and in need of a makeover. He came to Sweeten, a renovation platform connecting renovators with vetted general contractors, and found a contractor who would transform it into an espresso and coffee shop with the feeling of an Aussie beachside.

“After” photos by Kate Glicksberg for Sweeten

PROJECT: An entrepreneur opens his first storefront in NYC

LOCATION: 423 Ninth Avenue, Manhattan, New York

RENOVATION TEAM: Sweeten general contractor

INTERVIEW WITH: Clovelly Coffee founder Eliot Ritchie

Sweeten: What is Clovelly Coffee?

Eliot: Clovelly is an extension of my love for the Australian café culture. We carefully select coffee cherries from around the world, which are roasted and brewed with love and passion. Our goal was to create a cozy space in the hustle and bustle of Manhattan. Here, you can engage with your barista while enjoying a coffee from our weekly rotating menu of single-origin beans and pastries.

Sweeten: Where did the idea for the business come from?

Eliot: Clovelly Coffee is a café inspired by Clovelly, a Sydney beachside suburb and my Australian hometown.

Sweeten: What led to the opening of this new brick-and-mortar space?

Eliot: After making the move to Manhattan with my wife, we quickly connected with this vibrant city and the New Yorkers who shared the love for coffee.

As a working chef in Sydney, I ran my first successful café for five years. Now in New York, Clovelly is a family-owned business and my second venture in continuing my passion for coffee and food with an Aussie edge.

Sweeten: How does your new café design and the materials used represent your brand?

Eliot: The design of the space has a distinct beach-y feel. The use of white evokes an Aussie beachside café feel with gold/brass finishes. By adding splashes of yellow and blue (pulling from the colorful textures found at Clovelly Beach), we recreated the golden sun and sand and the blue in the Pacific Ocean from our hometown.

Sweeten: How was your vision executed by working with your Sweeten general contractor?

Eliot: Our contractor was instrumental in the process. They helped us find solutions in real-time and helped us stay on budget. They also offered alternatives to issues that arose.

In a small space, we had challenges fitting in plumbing pipes. However, by making adjustments to walls and getting creative with the direction of the pipes, we were able to make it all fit.

Sweeten: How did you, as a client, work with Sweeten?

Eliot: Sweeten kept in contact with me throughout the process. We reached out to them whenever we needed extra advice or guidance.

Sweeten: How do you think Sweeten can help entrepreneurial business owners like yourself?

Eliot: They are experts at connecting you with a contractor who is the right fit for you. They also help you interpret quotes so you can make this crucial decision.

Sweeten: Can you describe the “before” space?

Eliot: It was damaged and messy, including cracks in the floor tiles.

Sweeten: What’s next for the brand?

Eliot: We just launched a catering menu, with a selection of artisan pastries and freshly brewed coffee. I’m also looking to add a second location with seating.

Head to Chelsea for Clovelly Coffee’s signature Double Ristretto Flat White and vegan and gluten-free baked goods.

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Opening a restaurant? Here’s a breakdown of a renovation cost guide of elements from MEPs to permits.

The post Clovelly Coffee Remodels with Notes of Down Under appeared first on Sweeten.

A Trio of Lobbies Transform for a Happier Entrance

Tisha Leung — Wed, 04 Dec 2019 16:56:36 +0000

New technology, materials, and more light welcome home dwellers

“After” photos by Kate Glicksberg for Sweeten

Required exterior work of the New York residential building the Howard led to a decision by its board to add on much-needed renovations for the lobby as well as the lobbies of its two sister complexes. They tapped the architectural firm EDG for a modern overhaul giving all the spaces a greater aesthetic, comfort, and security. The firm came to Sweeten, a renovation platform connecting commercial renovators with vetted general contractors, resulting in lobbies remodeled with new amenities, low-maintenance materials, and an eye towards increasing homeowners’ investments.

PROJECT: Three residential building lobbies

LOCATION: Rego Park neighborhood in Queens, New York

RENOVATION TEAM: Sweeten general contractor, and EDG

INTERVIEW WITH: Elsie Stark, Board President of the Howard Owners Inc., and architectural firm EDG

Sweeten: Can you tell us about your building?

Elsie: Back in the early ‘50s, our buildings were residential luxury rentals built by the architect Philip Birnbaum, who designed many of the buildings in Forest Hills/Rego Park. The Howard is one of three complexes built named for the children of the builder Alfred L. Kaskel. The other two are the Anita and the Carrol which have the same footprint as The Howard. There are 485 units altogether.

They were the first fireproof buildings of steel and concrete without fire escapes. The simplexes, duplexes, and penthouses are incorporated like puzzle pieces rather than apartment lines. Elevators only stop on the odd-numbered floors of the 13-floor buildings. The Howard converted to a co-op back in the mid- to late ’90s.

Sweeten: What led to the renovation of these new building lobbies?

EDG: The client was looking to update their lobbies and add real market value to their properties. They wanted to create a new identity for the buildings unifying the three properties. For the exterior, the original stone border was updated with cleaner lines, and we also installed new building signage using a modern enlarged font, which can now be read from the street.

Elsie: We were doing our Local Law 11 work and in the process, we found that we needed to address some issues with the entrance façade. Since we were going to go through extensive construction with the LL11 work, the board looked into modernizing the lobbies.

We had been dealing with repetitive repairs of outdated doors, intercoms, and other issues, so we looked into the cost and how it would improve services while raising the value of the building. This is always a tough undertaking for one building but for The Howard we are talking about three buildings.

Sweeten: Can you describe the “before” space?

EDG: For a main lobby, there was no real sense of a unique place and lacked any feeling of atmosphere. The existing materials and color palette were drab with uninviting lighting, giving the overall impression of a dated space.

Elsie: The space before was neat, safe, and a bit boring. The Howard had done a renovation about 10 years prior but we did not use a designer or architect. The renovation was done in-house pulling down old wallpaper, painting, adding artwork, and sprucing up the old space.

Sweeten: What did the redesign achieve for the building and the homeowners?

EDG: As the architect, we worked with the client to rehabilitate the exterior façade, the entire ground floor lobby, and the elevator cab interiors for all three residential buildings. We created a more vibrant space, using new textures and materials, like wood and stone, that would be timeless. The existing lobby was dark and decades old. We enhanced the views in and out of the lobby resulting in more transparent sightlines and general lightness.

It also became more functional with the latest door and window technology, an enlarged and optimized postal/package area, brighter lighting and signage, robust flooring and wallcoverings. A variety of seating allowed homeowners and guests to sit and enjoy the lobby as they hadn’t done before.

The final result is a highly refined main entry, while increasing each owner’s investment and quality of experience.

Sweeten: How was your vision executed by working with your Sweeten general contractor?

EDG: We worked closely with our Sweeten contractor and solved a lot of unexpected issues during the renovation process. Our Sweeten contractor displayed a great amount of craftmanship, and took a lot of care to address all of the various conditions which came up along the way, making sure to adhere to the design intent and help realize the project vision.

Despite the typical adversity which comes with a construction project, the contractor’s disposition and their ability to communicate effectively and fairly made for a very good experience overall. We definitely recommend them, and would certainly work with Sweeten again in the future.

Sweeten: How do the new lobbies make the homeowners feel?

Elsie: During the renovation, some of the old-timers didn’t understand why we were renovating a space that they felt was fine. Some felt their routine disrupted or questioned the cost. All valid feelings but the board’s job was to look at the bigger picture and what was best for the co-op overall.

Once the lobbies were finished the shareholders were very happy. There was a new fresh look with materials that were easier to keep clean. The mailbox area was also redesigned to handle increased internet shopping deliveries. The new automatic doors, use of key fobs, and a new digital intercom make the building more secure.

Even the naysayers have come around. Black-and-white photos pay homage to The Howard’s history and the seniors who have lived in the building since it opened.

WATCH VIDEO:

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Here’s how to finance your commercial renovation from traditional loans to crowdsourcing.

The post A Trio of Lobbies Transform for a Happier Entrance appeared first on Sweeten.

Two Baths from Brooklyn Heights Designer Showhouse Get Color Happy

Tisha Leung — Fri, 18 Oct 2019 20:26:25 +0000

With help from Sweeten, a historic home gets the star treatment for the Brooklyn Heights Designer Showhouse

The Brooklyn Heights Association kicked off its second showhouse located in the historic neighborhood. Continuing its mission to preserve old homes for 21st-century living, they invited 15 designers to lay their magic among the rooms in the wood-framed house. Tapped to help with two bathroom renovations—the powder room and kids’ bathroom—designer Kim Tomasino was matched with a general contractor from Sweeten, a free service connecting renovators and designers with vetted contractors. Scroll down to see the design candy she created or visit the showhouse in person through November 3rd.

PROJECT: Remodel two outdated bathrooms in the Brooklyn Heights Designer Showhouse

LOCATION: 13 Pineapple Street, Brooklyn, New York

RENOVATION TEAM: Sweeten general contractor and interior designer Kim Tomasino

INTERVIEW WITH: Interior designer Kim Tomasino

(Above) Before pictures of the powder room (left), and kids’ bathroom (right)

(Above) Kids’ bathroom

Sweeten: Can you tell us about this year’s Brooklyn Heights Designer Showhouse?

Kim: This year’s showhouse is an early 19th-century Federal wood-frame home in Brooklyn Heights.

Sweeten: What were the spaces you renovated?

Kim: I worked on the ground-level powder room and top floor kids’ bathroom. They were rip-and-replace projects with new sinks, toilets, shower accessories, and tile, including floor tiles. They were both remodeled on a very short deadline.

Sweeten: What was your vision for the spaces?

Kim: I always want to achieve a clean look, with up-to-date designs that are stylish and have a bit of a wow factor. A thinly planked ceiling was something I kept seeing. I thought a fish and bamboo were an amusing combo for the kids’ bath! I also wanted to accentuate the scalloped ceiling fixture and by painting it white (high-gloss lacquer) and not leaving it natural, it stood out more.

The existing powder room had built-in shelves that held towels but it was awkward fitting them in there. I wanted to keep towels behind the toilet, so I found chrome racks that lined up about six towels in a row. It was cute and effective.

Sweeten: Can you describe some of the materials you used?

Kim: Both bathrooms were small and making the baths feel larger is subconscious, in the colors I elect. All of the natural materials help to give it that breathability. In the powder room, minimal water is splashed, so one big sisal bath mat with a fun pattern wrapped around the toilet and sink worked great!

I had been using brass a lot recently and it was refreshing to use chrome in the bathrooms. The tiles were also a perfect option for keeping the kids’ bathroom looking clean. The biggest challenge was the bamboo ceiling. When it was finally installed it was very rewarding and a relief!

(Above & Below) Powder room

Sweeten: How did your contractor help you get the project done?

Kim: My contractor’s tile work really revamped the entire space. He was great!

Sweeten: Do you have any renovation or design tips for future renovators?

Kim: Make sure to use recommended sources from your professional. It saves you a lot of grief.

This work was featured in the Brooklyn Heights Designer Showhouse during November 2019.

KID’S BATHROOM RESOURCES: Floor tiles, shower wall tiles: Walker Zanger. Fish School wallpaper, window treatment fabric: Schumacher. Shower fixtures: Ferguson. Ceiling covering: Forever Bamboo. Sink console, toilet: Signature Hardware. Ceiling light fixture: Soane Britain. Art Deco shell sconces: 1stdibs.com. Vanity mirror/medicine cabinet: Serena & Lily. White lacquer gloss paint: Ressource.

POWDER ROOM RESOURCES: Bathroom sisal floor rug: Curran. Brighton Your Pavilion wallpaper, window treatment fabric: Meg Braff Designs. Ceiling wallpaper: Ionian Sea Linen by Ralph Lauren. Key West pedestal sink: Mirabelle. Mirror: Chairish. Toilet: Signature Hardware. Sconces: Soane Britain. Towel bar: Mirabelle. Paint in Terregone: Ressource.

WATCH VIDEO:

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Here’s why hiring a licensed contractor matters—protecting you and keeping them accountable.

The post Two Baths from Brooklyn Heights Designer Showhouse Get Color Happy appeared first on Sweeten.

A Café Remodel Rolls Back Time

Tisha Leung — Thu, 17 Oct 2019 15:12:16 +0000

A Queens café remodel delivers a spot to eat and drink, amidst layers of design

Owner Mike Stamatelos felt a space to decompress from the outside world was needed and, as his debut in hospitality, opened Porcelain in the Queens, New York neighborhood of Ridgewood. To help him navigate his Queens café remodel, he posted his project on Sweeten, a renovation platform matching renovators with vetted contractors, to find his general contractor. He tapped designer Elizabeth Ingram to craft the visual story. Objects and materials were culled to represent a designed-through-the-decades feel that inspired the community space. In this relaxed setting, patrons can enjoy a specialty on the menu: egg toast and latke.

PROJECT: An entrepreneur remodels his first Queens café

LOCATION: 880 Woodward Avenue, Ridgewood, Queens, New York

RENOVATION TEAM: Sweeten general contractor and designer Elizabeth Ingram

INTERVIEW WITH: Porcelain founder Mike Stamatelos

Sweeten: What is Porcelain?

Mike: We’re an Austrian-inspired café in the heart of Ridgewood, Queens.

Sweeten: Where did the idea for the business come from?

Mike: The desire to give folks a space to spend time with those they care about and mindfully pass time to think. I wanted to create a setting definitively separated from the outside world that gives people that space to appreciate the sights, sounds, and smells of everyday life.

Sweeten: What led to the opening of this new brick-and-mortar space?

Mike: This was both my first serious entrepreneurial venture and my inaugural introduction into hospitality. That said, the path to opening was marked by trial-and-error, sage advice from friends, and a great deal of uncertainty. Major thanks to Google.

Requirements for most major milestones and the steps to get to them were done through research and calling up people in the industry. The regulatory environment in NYC is necessary but very complex. At the end of it all, though, we opened strong and ready for business.

Sweeten: How do your new design and the materials represent your brand?

Mike: The design, led by designer Elizabeth Ingram, is built off of a fictional story inspired by the history of the neighborhood: A century ago, an Austrian immigrant created a space that emulated his hometown cafés using humble means. It was “upgraded” by family through the generations based on what was popular at the time.

The result is a space that looks like it’s been here forever. We were very particular in the materials used to create something humble and honest, which is core to what Porcelain represents.

Elizabeth: We inherited certain important elements from the movie set left in the space by Martin Scorsese’s film The Irishman. The linoleum floor and the bar, both imbued the space with an early to mid-20th-century feel and we decided to embrace that era, but, instead of an old Irish bar, we felt that, in keeping with the neighborhood, we would look to the rich tradition of Viennese coffee houses with a humble grandiosity.

We designed a space that seems to have nearly been unchanged for 80 years so that people felt like they had discovered a place that time had forgotten. One that had developed organically throughout decades, not designed last week and installed. The stenciled walls and tattered chandeliers bring a sense of ornamentation that has weathered the years and softened with age. The restroom is a bit more ’70s funky, as though the third generation of the original owners had done some modernizing.

I have a great source for antiques and decorative items in Atlanta, so many of the light fixtures, hand-blown glass cake stands, and upholstered furniture were purchased in the area and trucked up.

Sweeten: How do you think Sweeten can help entrepreneurial business owners like yourself?

Mike: Navigating the construction process is a complete maze and working directly with a good contractor is helpful. There is a level of overall consultation that is needed for inaugural brick-and-mortar store creators, such as help defining and providing templates for the various stages of a project.

Sweeten: Can you describe the “before” space?

Mike: The space was originally built in the first decade of the 20th century, with 12’ high original tin ceilings. The Boy Scouts met in it for decades, and it was most recently used as the film set for Martin Scorcese’s movie The Irishman. The bar, flooring, and doors built for the movie were used in our final design.

Sweeten: What’s next for the brand?

Mike: Aside from introducing a number of wonderful brunch and breakfast to-go items, we’re excited to start holding performances at the space during brunch on weekends!

Stop by Porcelain for a bit of respite, good ambiance, and even better company.

WATCH VIDEO:

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For the hospitality entrepreneurs and veterans, here’s a cost breakdown to opening a restaurant.

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A London Barber Shop Lands in Williamsburg

Tisha Leung — Thu, 22 Aug 2019 20:43:57 +0000

A new cutting crew brings hair product and community vibes

With a hair product line expanding in the U.S., London-based brand, Johnny’s Chop Shop settled on Williamsburg for its first American location. To start, Steven Ross decided to revamp a spot that was in complete disrepair and found Sweeten, a free service to match him with a vetted general contractor. And to maintain a consistent message on brand, materials, and design, the majority of millwork and finishes, similar to those in the other locations, were fabricated in the U.K. and shipped stateside. The result: A barber shop that introduces the art of grooming to a new generation.

PROJECT: Build a presence in the U.S. with the first brick-and-mortar shop in NYC

LOCATION: 154 Grand Street, Brooklyn, New York

RENOVATION TEAM: Sweeten general contractor

INTERVIEW WITH: Johnny’s Chop Shop president, Steven Ross

Sweeten: What is Johnny’s Chop Shop?

Steven: Johnny’s Chop Shop is a London-based barber brand that has its own range of product and is sold in over 20 countries. As of this year, they are in 3,500 Walmart stores. We felt it was important to have a barber shop in the U.S. to strengthen the authenticity of the brand. Our first shop opened in London five years ago and we now have five locations.

Then we asked what was the coolest neighborhood in the city, and of course, we came up with Williamsburg.

Sweeten: Where did the idea for the business come from?

Steven: Barbering has been growing in popularity with the Millennials not only in visiting barber shops but in using products in their hair. I wanted to be part of that journey and create a brand that resonated with our target audience.

Sweeten: What led to the opening of this new location?

Steven: We thought, “Where is the coolest city in the U.S.A.?” New York City was the answer. Then we asked what was the coolest neighborhood in the city, and of course, we came up with Williamsburg.

(Above) Resident U.K. barber Toastie Styles

Sweeten: How does your new shop design represent your brand?

Steven: I am passionate about design, and the influence for this new location is Americana with a modern twist and quite a few nods to England. The tiger neon sign was brought in from the U.K. It has a very high wattage and needed a special transformer.

Sweeten: How was your vision executed by working with your Sweeten general contractor?

Steven: Working in NYC is a far cry from working in the U.K. There are many more hurdles to get over in New York and is more expensive. I was lucky to stumble across the Sweeten site and find a contractor who has proven to be reliable, honest, and helpful.

Sweeten: Did your contractor help you solve any unexpected discoveries or make helpful suggestions during the process?

Steven: When a corroded main support beam was exposed, they helped shore it up and work with a structural engineer to find the best long-term solution.

Sweeten: How do you think Sweeten can help entrepreneurial business owners like yourself?

Steven: Sweeten gave me the confidence to pick a contractor especially since I had to do it from across the pond. It is really a useful and helpful tool.

Sweeten: Can you describe the “before” space?

Steven: A wreck!

Sweeten: What’s next for the brand?

Steven: I guess we will have to sit back and wait and see how the store goes. If it resonates and is successful, then perhaps, L.A. or Miami.

Check out Johnny’s Chop Shop for cool cuts and cold beer!

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Renovating a business space? Take a look at other commercial projects completed by Sweeten general contractors.

Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation on Sweeten.

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Commercial Construction: 5 Steps to Remodeling a Business Space

Serena Solomon — Tue, 07 May 2019 15:00:10 +0000

Get a head start researching your business space with these important elements

A playspace renovation in Union Square by Sweeten contractor Piotr

Getting started on commercial renovations can be both an exciting and overwhelming time. Perhaps you’re launching a business you’ve been dreaming about for a long time, or, if that dream has already proven successful, you’re expanding (congratulations!).

Sweeten, a free service that matches business owners to the best general contractors and helps the renovation stay on track, offers these guidelines for taking on commercial renovations, whether you are gearing up for an office build-out, a restaurant, retail space or some other venture.

We based this article on New York City, but it has relevance to wherever you are in the country. The majority of US states base their codes on guidelines from the International Code Council. Cities and towns also have similar procedures when it comes to requirements such as building permits and Certificate of Occupancy.

There are a few ways to get a head start with your own research. For example, taking a look at your potential building’s Certificate of Occupancy (CO) or browsing through online building records to get an idea of existing violations. Once you are seriously considering either buying or leasing a property or renovating what you have, that’s the right time to bring in a pro—an engineer, an architect, or a good or knowledgeable general contractor—so there are no surprises down the road.

A few things to consider before unleashing the sledgehammer, and in some cases, signing a lease.

Review the certificate of occupancy

Number one, two, and three on your checklist before even committing to a lease should be: check the CO, check the CO, and check the CO. The document shows what you can legally use a property for—an office, a private residence, a restaurant, etc. Many cities and towns will have online databases where you can download a copy of a property’s CO. Here’s a link to search in New York City.

Changing a CO is a costly process and, in some cases, it’s impossible to shift it to another use, according to Mercedes Hernandez from S&M Expediting. Expediters are an optional addition to your building team to speed up the slow grind of permits, especially for commercial renovations in bureaucratic cities.

“We get a lot of calls after the fact when they start the process of getting necessary licenses. That’s when they realize they have a problem,” she said. One client signed a lease with the intention of turning a space into a gym. However, the certificate did not allow for a health club in the premises. That client is still trying to change it and it has already been 12 months. The easiest route is to lease or buy a space where the CO fits your business.

COs can also dictate smaller issues. For example, if you want to use the property’s backyard for additional restaurant seating, the certificate needs to specify that this is allowable. Otherwise, the CO will need updating. Smaller additions such as this are a much easier fix than a change in the legal use of a property, according to Hernandez.

Understand existing violations on your property

Especially if the property you’re eyeing hasn’t changed hands or had a new tenant for some time, it’s possible it already has building violations. It could be that someone did work without a permit, installed a rooftop AC unit incorrectly, or the fire sprinkler system isn’t functioning. “When you go to get a permit, these things are scrutinized and discovered,” explained Colin, a Sweeten general contractor. If the violations aren’t corrected, that could mean a costly stop-work order on your construction project later on.

To kickstart this process, like COs, city councils often keep online databases where you can search open violations, when a permitted job was last completed on a building, and what that job was. Complaints about the building—such as work without a permit or a business operating without the correct CO—might also give you a hint at what violations you could encounter. The good news is with a commercial lease it is common to get these violations taken care of by the landlord, but the lease needs to specify this, according to Hernandez.

While you might get a sense of a building’s open violations from your own research, it’s unlikely you will spot every one of them on your own. The best plan is to walk through a potential location for your business with an architect, engineer or a GC, according to Mark, another Sweeten general contractor. That pro will help you decide if a property is a workable fit for your vision, he said. It’s also something that pros often do as a complimentary service to potential clients.

Review structural, mechanical, electrical, and plumbing

Now you need to determine if your property can handle the weight of your business. And in some cases, we mean that quite literally. Hernandez’s example illustrates the point: if you want to flip a clothing retail space into a car showroom, it’s a wise idea to make sure the floor can support the added weight. Or how about creating an open-plan office that’s perfect for teamwork? Before drawing up those plans, you need to know what walls are load-bearing and if they can be moved. If moving that wall (or not) is a deal breaker, it’s best to know the capabilities of a space before signing on the dotted line. “You need to ask what are the limits of design,” said Sweeten contractor Colin.

Accessing the mechanical, electrical and plumbing (MEPs) situation is crucial especially if you’re turning a space into a food establishment with a kitchen. Gas, plumbing and electrical will be under more pressure, so can the property’s existing infrastructure handle it, or is an extensive overhaul required? If it is, prepare your budget and timeline realistically. That’s another reason besides the existing CO that some business owners take the express route of leasing a property that was previously a restaurant. While it’s not a given everything will be up to code (don’t forget those existing violations), it is easier and cheaper than starting from scratch.

A retail renovation in Downtown New York by Sweeten contractor Thomas

Checking on a building’s envelope

An envelope is building speak for whatever separates the outside from the inside—windows, doors, roof, etc. It’s another area worth looking into before starting your project.

Accessibility for the disabled is often overlooked. Since the Americans with Disability Act passed in 1990, businesses and employers are required to make reasonable accommodations for people with disabilities. This could mean a ramp instead of steps, and bathrooms and doorways wide enough to fit a wheelchair. While many older buildings may have had their compliance grandfathered in, major commercial renovations could trigger the need for properties to line up with the ADA.

Other areas that could change the scope of your project include asbestos in window glazing, which would need to be replaced. A property that is a landmark or in a historic district could also impact if and how you can alter your building’s facade, including doors and windows.

What are your facility requirements?

Most health codes will require an employer to provide access to toilet facilities. For offices, this could mean a shared bathroom on a floor, according to Hernandez, the expediter. “They have to make sure employees have access to a bathroom from within the building,” she said. One client suggested sending employees to another building, but this was not permitted under the health code.

The size of a food establishment will likely determine how many bathrooms are required for patrons (some sort of bathroom access is always required for employees). In 2012, New York City actually lowered the required bathrooms, permitting small cafes, restaurants, and bars with fewer than 31 seats to have one bathroom, not two. Those with fewer than 20 seats are not required to provide a bathroom.

Like any project, commercial renovations that are well planned and equipped with the right team of people can be exciting. Just be sure to consider these five areas early to keep your renovation on the straight and narrow.

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The professional team you put together is key to the success of building your business space. Here are guidelines on working with a general contractor.

What is a certificate of occupancy?

How to renovate a commercial building

The post Commercial Construction: 5 Steps to Remodeling a Business Space appeared first on Sweeten.

The Pilates Nook Gets to the Core

Tisha Leung — Thu, 25 Apr 2019 14:53:59 +0000

An East Village fitness studio opens for renewed bodies and minds

Rowena Villanueva found the perfect East Village location and suddenly her dream of owning her own Pilates studio gained momentum. With the help of her friend and interior architect, Sarah Engelke, they pulled together the brand from floor plans to logos and color palettes. Next, they posted their pilates studio renovation to Sweeten, a free service that would match them to the right contractor, setting the remodel into motion. In a quick turnaround, the space transformed with newly-laid heated floors, white painted brick, and a custom-built window seat. Everything has its place with weights, yoga mats, and reformers ready to realign New Yorkers one by one.

PROJECT: A first-time studio owner opens her inaugural pilates practice downtown

LOCATION: 441 East 12th Street, Manhattan, New York

RENOVATION TEAM: Sweeten general contractor and Faster Horse Designs

INTERVIEW WITH: The Pilates Nook owner, Rowena Villanueva; Sarah Engelke owner of Faster Horse Designs

(Above) Walter (l.), Sarah (center), and Rowena (r.)

Sweeten: What is The Pilates Nook?

Rowena: The Pilates Nook is a neighborhood Pilates studio that specializes in private sessions and semi-private group sessions. We teach mindful movement and bring an individualized approach to every client.

Sweeten: Where did the idea for the business come from?

Sarah: I’ve known Rowena for a few years now and it’s something she had always been dreaming about.

Rowena: I’ve been teaching Pilates for quite some time and having a small place of my own was always the end goal for me. Once I saw this space, it was too perfect to not make it happen.

Sweeten: Can you describe the space before the remodel?

Rowena: It was cute with a lot of potential but felt much smaller than it does now. It had this amazing old tile, which sadly we couldn’t keep, a ton of natural light, amazing ceilings, and old brick walls.

We were starting with a blank canvas, literally—no logo, no brand, just an idea.

Sweeten: What led to the opening of this new studio?

Sarah: The turnaround for this project was quick (less than three months from inception to completion) and I owe a lot of that to Rowena and our Sweeten contractor. We were starting with a blank canvas, literally—no logo, no brand, just an idea.

Rowena let me take creative control and come up with everything: a fresh color palette, logo ideas, custom millwork, and an interior layout. She would immediately let me know what she liked and didn’t like, which in my opinion, is what makes a dream client. With Sweeten, I was able to put the project up to bid and received quick and professional estimates within days.

Rowena: It was a total whirlwind. Sarah and I sat down for coffee after seeing this space together, she gathered up some inspiration pictures, and I loved them! She was fast and efficient in pulling together plans with full renderings and logo designs and our Sweeten contractor quickly got the biggest jobs done first. The next thing I knew, we were getting equipment delivered in time to get clients in here.

Sarah: A major part of the project was redoing the floors. There was a large section of the existing concrete floor that was almost two inches higher than the rest of the floor. It was very important that the end result was level. I decided on day one of demolition that instead of chipping out the existing concrete block, we would pour the floors in sections in order to have the rest of the floor meet up and be level with that two-inch block. This required feathering out the surface at the door to meet with the existing saddle at the entrance door.

Once we had a level “base,” electrical heated floor mats were installed (so it’s warm when you take your shoes off) and then add one more pour on top of that, followed by epoxy-based paint.

(Above) Paint in Super White and Calm by Benjamin Moore

Sweeten: How does your new studio design represent your brand?

Rowena: My studio is cozy, clean, and zen. It’s a space that allows the clients to walk in, get rid of their everyday stresses, be mindful of how their bodies feel, and move well. Sarah designed the space perfectly to allow just that.

Sweeten: How was your vision executed by working with your Sweeten general contractor?

Sarah: Our contractors executed the project perfectly off the plans given to them. They were on top of the scope of the work, they communicated their schedule effectively, and were responsive to the punch list.

With small spaces, it’s important to make sure everything has a home. I was able to accomplish that for many of Rowena’s Pilates tools by designing and having our Sweeten contractor build a custom window seat. On top is a sitting area for Rowena to do administrative work and for her dog, Walter, to sit and look out the window. Below are individual nooks for all her weights, cork blocks, and yoga mats.

We had a few outlets installed and the lights put on a dimmer as well as electrical mats installed under the floors. The old flooring was pulled up as it wasn’t level and it is very important for Rowena’s practice that everything is aligned.

Rowena: They were clean and meticulous with their work. They made sure every detail was executed well and in a timely manner considering our turnaround time was so quick. And if they missed anything, they fixed it immediately.

Part of what makes this studio so special is all the little details. By painting the brick and concrete floors white, we were able to leave that East Village character but open up the space more and provide a canvas for the small decor to pop.

Sweeten: How do you think Sweeten can help entrepreneurial business owners like yourself?

Sarah: I would love to see how Sweeten grows with working with small design firms like my own. The process was pretty seamless with finding a contractor. It would be great to get in front of clients who are also looking for an interior architect like me for their design portion.

Rowena: To have articles just like this that showcase local businesses and what they’re about.

(Above) Upholstered cushions by Beatrice Upholstery.

Sweeten: What’s next for the brand?

Sarah: More fun commercial and hospitality projects like The Pilates Nook.

Rowena: Maybe eventually a second studio? Who knows!

Check out The Pilates Nook for a session to discover your balance—in mind and body.

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Here are seven mistakes to avoid when leasing office space.

Sweeten handpicks the best general contractors to match each project’s location, budget, and scope, helping until project completion. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation on Sweeten.

The post The Pilates Nook Gets to the Core appeared first on Sweeten.

A Union Square Lobby Rolls Out a New Greeting

Tisha Leung — Thu, 04 Apr 2019 15:26:17 +0000

Post-renovation, this New York City lobby enjoys a grand look and better organization for residents

The board of directors of a Union Square residential building made the decision to update their lobby since the last remodel had been completed decades ago. They had the design in hand and needed to find a general contractor to execute their vision. They found a contractor through Sweeten, a free service matching commercial space projects with vetted general contractors, and the result was a complete refresh with floor-to-ceiling stone slab tile, repainted original crown molding, and a new package room. The revitalized space extends a daily “welcome home” and something to look forward to.

PROJECT: Residential building lobby

LOCATION: Union Square, Manhattan

RENOVATION TEAM: Sweeten general contractor

INTERVIEW WITH: Dan Nelken, Head of the Renovation Committee

(Above) Man-made slab stone (on walls) from HG Stones; (on the floor) man-made Arizona Stone from Porcelenosa

(Above) Tania 39-inch Modern Circular Chandelier in silver by VONN Lighting

Sweeten: Can you tell us about your building?

Dan: The building is a co-op/condo 10-floor residential built in 1914.

Sweeten: What led to the renovation of this new building lobby?

Dan: The lobby was last renovated over 30 years ago. The wear-and-tear on the lobby was one of the main motivating factors. The other was the need to create a package room so that all the packages that arrived every day would not be left on the lobby floor.

Our contractor had the type of team that I wish I had during my five previous renovations.

(Above) Package room (r.) and entry to fire stairs (l.)

Sweeten: What does the redesign achieve for the residents living there?

Dan: It created a space that was a pleasure to walk into.

Sweeten: How did you work with your Sweeten general contractor?

Dan: The design was already approved before Sweeten came into this project. Our contractor dealt with all the unexpected issues that arise in any renovation in a prompt and professional way.

The contractor would get back to me immediately with any matters or questions that I had. But more importantly, it was his professionalism and the detailed estimate he submitted that made the difference. He had the type of team that I wish I had during my five previous renovations.

Sweeten: What kind of issues came up that your contractor helped solve?

Dan: The lobby had two existing wall-mounted lights and we had to wire for two new ceiling-mounted fixtures. The problem was the existing electrical wiring, which we were going to use, would have cut into the beautiful crown molding that wraps around the ceiling. It was solved by running the electrical up the ceiling in a separate room and through the crawl space above the lobby ceiling. This avoided any damage to the original moldings.

Thank you, Dan, for sharing your New York City lobby renovation with us!

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Check out Commerical 101 page to learn more about remodeling commercial spaces.

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A Hotel Hotspot Gets Upbeat in Chinatown

Tisha Leung — Thu, 07 Feb 2019 16:27:44 +0000

The concept of Concept, in Hotel 50 Bowery, puts the noir in nightclub

As one of a trio of on-site culinary options inside Chinatown’s Hotel 50 Bowery, Concept, the hotel’s boutique nightclub, was looking to redesign its space. The after-hours lounge would reflect the urban and culturally rich neighborhood it was located in. The owners tapped Sweeten, a free service matching business owners with vetted general contractors, to find a contractor to create their vision.

Flanked by a landmarked building on Bowery, the hotel’s history and bustle of Chinatown are reflected in a gritty yet glamorous underground club setting. Decorative chains hang overhead and ornate gold-framed mirrors cover the walls. Disco balls figure largely, reflecting light everywhere: on the main floor, atop mannequin’s heads, and fashioned as voluminous sculptures.

A few steps up to the mezzanine behind the bar is an ode to some music greats, displayed through portraits and gold-colored discs resembling records. Life-sized mannequins decked out in gold glitter and mirrored heads add to the thrill…as if they’d come alive any second and join the party. Layering the space in moody materials, the brand uncovers an aura everyone can chill to.

AFTER PHOTOS: Justin Fuentes

PROJECT: Concept rebrands inside a hotel

LOCATION: Hotel 50 Bowery, New York, New York (between Canal & Bayard)

RENOVATION TEAM: Sweeten general contractor

INTERVIEW WITH: Three Kings Restaurant Group, Food & Beverage Brand Manager Paul Carrigan

Sweeten: What is Concept?

Paul: Concept is an after-hours venue set up for a dynamic nightlife offering a thematic sequence of music programming designed to cater to downtown New York.

Sweeten: What led to the remodeling of your space?

Paul: We had a change in brand direction for our basement lounge space.

Sweeten: Can you describe the theme that you were looking to create during the renovation?

Paul: Our new theme is “beautiful fantasy.” We wanted to build a strong look concurrent to the “urban oasis” idea, found throughout the hotel, into the nightclub and adapted this into the world of nightlife, adding darker, more seductive elements, and motifs.

(Above) Black Marmoleum flooring by Forbo is installed underfoot while suede and leather banquettes by Dine Rite Seating line the club’s perimeter.

(Above) The custom bar countertop is fabricated by Interiors Palace.

Experience the beat and the menu at Concept all night long; 50 Bowery, NYC

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Own a commercial property in need of a renovation? Here are five steps to remodeling a business space.

Sweeten handpicks the best general contractors to match each project’s location, budget, and scope, helping until project completion. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation on Sweeten.

The post A Hotel Hotspot Gets Upbeat in Chinatown appeared first on Sweeten.

A Retail Shop’s Fresh Face in Downtown NYC

Tisha Leung — Thu, 24 Jan 2019 18:08:27 +0000

Babeland heightens the senses with a new look and a welcoming vibe

With retail stores already serving the east and west coasts, Babeland, a women-friendly adult sex toy company, was looking to refresh their SoHo shop in downtown Manhattan. The space would hold an expanded product line, bring in new displays, and an improved flow, as well as aim for a higher level shopping experience. Based in Concord, California, they posted their project on Sweeten, a free service matching business owners with vetted general contractors, to find a contractor who could execute and communicate from across the country. With a strong vision in mind, the brand unveils a welcoming new shop for the community.

PROJECT: Babeland renovates their Manhattan location in SoHo

LOCATION: 43 Mercer Street, New York, New York (between Grand & Broome)

RENOVATION TEAM: Sweeten general contractor

INTERVIEW WITH: Director of Visual Merchandising Sharon Lee based in Concord, CA

Sweeten: What is Babeland and how did the brand begin?

Sharon: Babeland was modeled after its sister company, Good Vibrations, a women-founded sex-positive adult toy company that opened in San Francisco in response to the lack of women-friendly sex shops. The first Babeland store was opened in 1993 in Seattle, offering a safe, welcoming, and non-judgmental environment where customers could shop for sex toys and books, as well as attend workshops and inspiring events. The store’s popularity led to three more locations in New York.

Sweeten: What led to the remodeling of your retail space?

Sharon: The SoHo location opened in 2003, and after 15 years, it was time to refresh the store to stay relevant within the community and to improve the shopping experience for our customers. In the past year, we had increased our product selection dramatically and needed ways to present these products. We also needed a more efficient plan for storing product so staff could easily merchandise and restock the shelves. This meant moving inventory up to the sales floor. We created a storage room in the back that took up more square footage, but because of the new fixture plan and flow, the store actually feels more spacious and allows for easier navigation from section to section.

I felt completely confident with the process, even with being close to 3,000 miles away from the project.

Sweeten: How does your new retail design represent your brand?

Sharon: We were able to create better ways to showcase our large product selection and still keep the store feeling welcoming, safe, and fun. We used sleek tables and cabinets that allow our products to shine and encourage customers to explore. Customers can see more products through printed posters, mannequins, or display units; the shopping experience is much more interesting.

Our entryway has selfie stations where customers can have a little fun. They break the ice for those who may never have been to a sex toy shop or are apprehensive to enter. They allow customers to relax and realize that this can be a fun place to shop.

Sweeten: How was your vision executed by working with your Sweeten general contractor?

Sharon: Executing a remodel from across the country always poses potential problems. This remodel was scheduled to happen at our busiest time of year, so I was unable to get to New York to meet with contractors. Once our contractor was selected through Sweeten, I presented scaled drawings of the changes needed for this project, and through phone calls and emails, we were able to get the project underway. It was very helpful having an outstanding area manager, Amy Carnegie, on site to act as a liaison when necessary. Once I arrived in New York, the final stages of the renovation were completed.

Sweeten: How did you, as a client, work with Sweeten?

Sharon: It had been years since I last worked with a contractor in New York, so I needed a reliable resource to help find a contractor that could execute the work required within our budget. I presented the job requirements through Sweeten’s website and immediately received responses. They matched us with quite a few potential contractors. Once we accepted a bid from our chosen contractor, Sweeten stayed in touch with me on several occasions to check on progress, and offer assistance if needed. I felt completely confident with the process, even with being close to 3,000 miles away from the project.

Sweeten: How do you think Sweeten can help entrepreneurial companies like yourself?

Sharon: The services Sweeten offer are fantastic. The contractors have been vetted by Sweeten and clients can correspond freely with the contractors through Sweeten’s email system and make choices based on their particular needs. All this is happening while knowing the Sweeten staff are keeping an eye on your project. Regardless of the scope or budget of your renovation or build-out, Sweeten has a deep pool of talented contractors/designers they can connect you with.

Check out Babeland for a spot of fun and a dose of good energy.

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Commercial Renovation: Our Guide to Creating Your Retail Renovation Budget

Sweeten handpicks the best general contractors to match each project’s location, budget, and scope, helping until project completion. Follow the blog for renovation ideas and inspiration and when you’re ready to renovate, start your renovation on Sweeten.

The post A Retail Shop’s Fresh Face in Downtown NYC appeared first on Sweeten.

Commercial Guide: Your Retail Renovation Budget

Serena Solomon — Sat, 19 Jan 2019 22:55:44 +0000

Updating a new or existing business location? Retail renovation costs can stay budget-friendly, or go luxe

Designer Rebecca Taylor store project by Sweeten contractor David

Opening a physical brick-and-mortar store is a bold and energizing step. It’s a chance to create a walk-in version of a business you’ve been growing, or a tangible realization of a long-awaited vision to be your own boss.

Retail renovation costs—for, say, a clothing or beauty boutique, yoga studio or art gallery can slide from pricey to economical…depending on what you want. Chain Store Age’s annual survey of retail build-outs put the average cost at $56.53 per square foot. If you use that formula, then it will cost $280,000 for a 5,000-square-foot store build-out. In another example, an entrepreneur in Austin, Texas, only spent $7,650 on a build-out for Little Green Beans, a children’s consignment store for clothing and toys, according to Inc. (The business owner’s breakdown of costs were: $4,000 construction to customize the space, $3,500 for shelves, racks, etc., and a mere $150 for a handyman).

Don’t be too overwhelmed by this figure. As the name suggests, the above survey takes into account bigger stores that are more commonly found in malls than a Main Street space in an older building. A simple build-out for a smaller store—minor construction, a coat of paint, shelves, and racks—can cost under $10,000. It all depends on the scope of work and what finishes you want.

To figure out this wide world of retail build-out budgets for your project, Sweeten, a free service matching business owners with vetted general contractors, offers a few areas to consider.

Design for a commercial storefront space

If you choose to hire a designer or architect (not everyone does), expect that to take 20 percent of your renovation budget, according to Sweeten architect Carla. That could mean $40,000 in a $200,000 budget.

Retail projects can be as small as custom shelving for storing product, using existing electrical wiring, and applying a fresh coat of paint. With a build-out that basic, you might avoid the need for permits, thus eliminating the need for blueprints to be approved by an architect. However, if you’re serious about optimizing the size of your space and carefully planning the customer experience, then it’s best to bring in the big guns. “What do you want the customers to experience? What do you want them to see when they first walk in?” said Carla. Then there are the more technical design elements like handicap accessibility and whether or not you need a bathroom. These are best handled by an architect.

Electrical costs for a commercial space

The Chain Store Age survey put the cost of interior lighting at $3.30 a square foot. As mentioned above, electrical can be kept simple by using existing wiring and even fixtures to keep these costs down.

Scott, another Sweeten contractor, has worked on retail build-outs where electrical has been as low as $10,000 or as high as $100,000. Splurges in lighting often come from a client wanting specific light fixtures that are in line with their brand. Altering the position of each light to highlight store product or fixing up existing, decrepit wiring could increase your budget for electrical. Once you get into more serious work, your project might also require the additional cost of applying for permits that could also delay your timeline, Scott said.

And it isn’t just lighting that needs to be considered. If your business has additional power needs, such as a salon or a dog groomer with equipment like hair dryers, it is best to assess what power burden your ideal store location can handle before signing a lease. That way, you can either find another location or factor in an electrical upgrade into your budget if necessary.

Plumbing costs for a commercial space

This area of the budget will largely depend on:

A. Is there is a bathroom?

B. If no, then would you like a bathroom?

C. If you have one, will it stay in the same place?

If there is a bathroom, then it is possible to freshen it up with a coat of paint. If there is no bathroom, you should consider if it will help your business and your staff (otherwise they might have to close the store whenever they need to use a restroom). “You want to keep customers in your store rather than give them a reason to leave,” said Scott, on why a bathroom might help.

A very basic bathroom could set you back $3,000 to $6,000, according to Cost Helper. It could attract additional costs if the location is far from water and sewage lines and if you need the help from a structural engineer. A plumbing permit will also be needed. Moving a bathroom will gather similar costs with the added line item of demolition. If your business has unique needs like a washing station for a hair salon, that will be another cost to factor in.

Flooring and ceiling costs

In a retail build-out, flooring on average takes up $2.76 per square foot in a budget and ceilings take $1.81, according to Chain Store Age. If there are no structural issues with the flooring (again, check your lease to ensure the landlord is responsible for these costs), then what you do to the floors will likely just be cosmetic. If that is the case—you’re re-varnishing existing floors or laying some tiles—then the project likely won’t require a permit, according to Colin, a Sweeten contractor.

HVAC costs in commercial spaces

The cost of either fixing, replacing or installing an HVAC system costs on average about $2.61 per square foot or about $13,000 for a 5,000-square-foot space. Like everything else, this average can swing in either direction based on what you have, what you want, and what you can afford.

One way to avoid this cost entirely is to negotiate a lease that puts the responsibility of the HVAC system onto the landlord, according to Colin. As an alternative, you can volunteer to take care of the HVAC system and request that the landlord give you three months of free rent. If it is a simple step of replacing the air conditioning unit with something modern, it likely won’t require a permit, said Scott.

Millwork costs

On average, retail build-outs spend almost $10 a square foot on display fixtures or millwork, according to the Chain Store Age survey. That’s roughly 20 percent of an average budget. But of course, it all depends on your vision for your store.

The three factors that determine how expensive your displays will be are material, quantity, and what space they need to fit into, Scott said. The cost of simple wood from Home Depot will pale in comparison to teak from Brazil. Spaces, especially older ones, can also have quirks in them that need to be incorporated into the design of your shelving. “There can be a lot of bends and cuts that you have to fit the wood to,” said Scott. “That can consume a lot of time and add more to the cost.”

Paint costs

Getting to the paint stage means you are close to the finish line. Your walls need to be prepared first, which might be your priciest point, according to Bill, a Sweeten contractor. Another element that will affect your paint budget is if the color is flat, which is generally a better value than a semi-gloss. Also, the darker the color, the more coats of paint you will need, Bill said.

Real-world retail example

To put things in perspective, here is an actual retail renovation budget for a New York beauty salon from Sweeten contractor Paul:

Opening a physical store is an exciting moment for a business. Whether it’s a simple build-out or one with more moving parts, there’s a path for you to bring your storefront into the spotlight.

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If you have an office that’s in need of a renovation, whether you want to update an existing space or move somewhere new, we’ve got an office renovation cost guide that’ll help you plan for the future of your business.

How much does it cost to renovate a retail store?

On average, the cost to renovate a retail store is about $56 per square foot. This number covers multiple cost categories, such as design, lighting, flooring, plumbing, paint, and HVAC. Design costs will be about 20% of total costs. Interior lighting will cost about $3.30 per square foot of space. Plumbing, like adding a basic bathroom, can cost $3-6K or more. Flooring will cost about $2.76 per square foot, and the ceiling will cost about $1.81 per square foot. HVAC systems will cost roughly $2.61 per square foot.

The post Commercial Guide: Your Retail Renovation Budget appeared first on Sweeten.

Commercial Guide: Your Office Renovation Budget

Serena Solomon — Sat, 12 Jan 2019 16:00:01 +0000

Ready to build anew (or upgrade) your commercial business or office space? These are the costs to expect for an office remodel

(Above) A new commercial office remodel with Sweeten for an NYC-based tech brand

Perhaps you have outgrown your home office or coworking space or maybe your business is in need of a fresh location or configuration. An office renovation will give you a chance to dream long-term about where your business is heading and interpret that direction into blueprints for a space that will facilitate growth. In this guide, we’ll consider the many pieces of your office renovation cost.

An office renovation can be as simple as an improvement project that is negotiated between the landlord and the tenant before signing a lease. Often these are very basic renovations such as fresh paint and some new walls that the tenant ultimately pays for in the cost of the lease.

If you are after something more custom, there are, of course, many variables that will determine the cost per square foot. Is the location a new or old building? Was it previously an office? What part of the country will your office be in? What are your business needs? And what quality of work will match those needs?

A new building with a basic build-out of carpet, paint, and lighting, including equipment such as a photocopier and coffee machine costs about $40 a square foot, according to 42Floors, a national search engine listing real estate for office space. On the higher end of the scale, a build-out with finishes such as wood veneer doors and a stone reception desk could hit $100 to $150 a square foot. The office renovation cost could also increase if you are renovating in an older building where quirky spaces and issues, such as slanted floors, must be taken into account. Whatever your tastes and needs, here are budget line items to consider.

Costs to hire an architect for an office renovation

Most people will choose to hire an architect or designer. Expect that to take 20 percent of your renovation budget, according to Sweeten architect Carla. That could mean $40,000 of a $200,000 budget. Bringing in a design professional early on may save heartaches in the long run. Along with the overall look and feel of the project, architects can also take care of code issues, assess if the workspace size will be comfortable for the number of employees, ensure handicap accessibility, design custom work areas, and more. “You can express creativity and individuality,” said Carla.

Office lighting and electrical costs

While planning an office remodel, first consider who will be coming to your office, said Anthony, a Sweeten general contractor. If clients are making regular visits, “you don’t want it to look like you’re working out of a bomb shelter,” he said. Decent lighting is one of those elements you can use to impress your clients, an impression that will hopefully lead to more business. Basic lighting can cost about $250 a point (a light with a switch is considered two points), according to Anthony. For each 110 volt outlet, put $150 in your budget, and don’t forget things like lighting for emergency exit signs, which are about $300 each, according to the website How to Move Your Office.

Costs for millwork and finishes in an office

This is another area where you can keep costs down while still wowing potential clients with your new office space. “I’ve done work in lawyer’s offices where inside it is a vanilla box with cubicles that the clients never see,” said Anthony. “Then you have a lobby and conference room that is decked out with custom woodwork and imported marble.” One sample office budget at Buildings.com put the cost of millwork and finishes at about $25 a square foot. The total office renovation cost for that build-out came to $90 a square foot.

Costs to build walls

Similar to lighting and millwork, walls can differ greatly in cost. A basic partition wall that is ten linear square feet could cost around $60. Glass walls are not often priced per square foot and are instead sold as a package. However, using executive design elements such as glass walls could push the entire cost of your office renovation towards the $150 a square foot range.

Office flooring costs

Commercial-grade carpet or a vinyl tile can cost as little as $4 a square foot to supply and install. Wood plank floors can cost around $7 a square foot for a 5,000-square-foot office. If there will be an industrial theme in your new office, then concrete flooring might be an economical option starting at $2 a square foot, according to the Concrete Network.

Office bathroom costs

Many office buildings will have a communal bathroom area on each floor for tenants. If there is no bathroom, you must install at least one. US code requires one bathroom per one to 15 staff members. That climbs to six bathrooms for 111 to 150 staff. A single restroom could cost a little under $15,000, according to How to Move Your Office. If your staff likes to shower at work after jogging or riding into the office, a shower (make sure it is handicap friendly as per the Americans with Disabilities Act), will cost just shy of $6,000.

(Above) The office kitchen and go-to snacking area from Domino’s NYC office renovation with Sweeten

Office kitchen costs

An office kitchen can help team members feel appreciated. In the office renovation cost outline at the end of this article, Sweeten contractor Anthony installed an office bathroom and kitchenette. The total budget for those two items was around $16,000. The kitchenette, which consisted of a sink and fridge, took about 25 percent or $4,000 of that budget. Because the kitchenette and the bathroom were near each other, the project made double use of the plumbing to reduce overall costs. “It really depends on how much plumbing and millwork you need,” said Anthony. “You could have a simple cabinet or a whole countertop with a microwave, fridge, and sink.”

Fire protection

Depending on the building you are leasing, this could (hopefully) already be in place. If there is a sprinkler system, it is well worth spending a few hundred dollars to have an engineer inspect it to ensure it works and that it is up to current code. Installing a system from scratch in a small to a medium-sized office could set you back between $5,000 to $10,000, according to Anthony. He estimates that a sprinkler system will cost about $200 per sprinkler head, plus an additional $2,000 to have a plan drawn up as well as permits and inspections.

HVAC for offices

Keeping an office well ventilated and at a comfortable temperature can have a big impact on employee productivity. So, installing an HVAC—heating ventilation and air conditioning system—might be worth it if there isn’t already one in your new location. An HVAC system could cost between $15 to almost $30 a square foot or 15 to 20 percent of your entire office renovation cost, according to the Builder’s Association.

Labor costs for an office remodel

For a typical office renovation, labor should take about ten percent of your entire budget. However, consider the geographic differences in labor costs. For example, the cost of labor in New York City is 70 percent higher than the national average, according to Fixr. Philadelphia is 40 percent and Dallas ten percent above the national average. Charleston, South Carolina, and Scottsdale, Arizona, are both one percent below the national average.

Certain factors in individual cities can add another variable. For example, in New York City, there are union and non-union buildings. For union buildings, tenants are required to use union labor, which can almost double the office renovation cost of a project, said Joseph, a Sweeten general contractor. The basic build-out of an office in a non-labor building can be as little as $40 a square foot or as much as $100 a square foot in a labor building, according to 42Floors.

Here, a real budget for a 5,500 square-foot office renovation in NYC from Sweeten contractor Paul:

Finding the right general contractor for a commercial office renovation

Starting an office space remodel can mean an exciting step forward for a business whether you’re a start-up or an established company in need of a new environment for your team. The process of dreaming up the future of your company and your new office space can be exhilarating, especially if you have the right team of experts guiding you. Are you looking for experienced commercial-space contractors near you? Sweeten matches business professionals with vetted general contractors, offering guidance and financial protection—at no cost to the business owner. Start by posting your project on Sweeten today.

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Whether you’re a beginner restaurateur or simply daydreaming about opening a cafe, check out our Commercial Guide: A Cost Breakdown to Open a Restaurant.

Sweeten handpicks the best general contractors to match each project’s location, budget, and scope, helping until project completion. Follow the blog for renovation ideas and inspiration and when you’re ready to renovate, start your renovation on Sweeten.

The post Commercial Guide: Your Office Renovation Budget appeared first on Sweeten.

Commercial Guide: A Cost Breakdown to Open a Restaurant

Serena Solomon — Wed, 09 Jan 2019 01:14:24 +0000

A restaurant renovation cost guide to opening your own business—from walk-throughs and permits to MEPs and construction deadlines

Chikarashi renovation by Sweeten architect Steven and Sweeten general contractor Carl

Restaurant renovation costs are hardly a prix fixe situation; they can vary dramatically based on the project. Is it a turnkey situation, where you’re planning to open up in a former restaurant location that already has a kitchen, gas, and electrical? Or are you starting from scratch? The city you’re in will also impact the cost, as will the quality of the finishes and the other professionals you hire for your team. Sweeten, a free service matching business owners with vetted general contractor, offers some categories to account for and tips on how to draw up an initial budget.

Building Journal puts the national average cost for a 5,000-square-foot restaurant with mid-level finishes at $160 a square foot, or $480,000. This can include the build-out, permits, equipment, and design. That cost is higher if you’re based in an expensive city such as New York ($216 per square foot) or Philadelphia ($180 per square foot). “We tell chefs in NYC who are typically looking at a 2,000-2,500 sq/ft space for a 50-80 seat restaurant that costs can range from $300-350 per square foot for the front of house and $200 per square foot for the back of house,” says Jonathan Garnett, the creative director at architectural firm MNDPC. “Multiply that by the 2,000-square-foot space and you have a ballpark.” Note that this scope does not include furniture, fixtures or restaurant equipment.

What your food and beverage establishment will cost is unclear until you sit down to develop a budget. Here are elements to seriously consider when pulling together an initial budget.

Design for a Restaurant Renovation

For some, starting a restaurant is a creative endeavor, so they prefer to work closely with their general contractor, architect or designer on the design. Some smaller projects like a cafe might not warrant hiring a restaurant designer.

It’s a huge range: Those looking to bring in a designer could pay as little as $25,000 or as much as $400,000 and beyond, according to Jimmy Haber, from ESquared Hospitality, which has a long list of successful restaurant ventures all over the world. The cost depends on the “celebrity” quotient of the designer, whether the space requires a lot of alterations in order to implement a certain design, or how elaborate the decor will be. A restaurant designer won’t just help with the look and feel of the place, but also the all-important layout. The layout will greatly impact the flow of service from kitchen to patron and your staff’s ability to do their job during busy moments. Bringing in an architect early on in the process will provide cost-effective expertise from start to finish, saving time and headache. Basic services include drawing up schematics and submitting the Certificate of Occupancy, but a full-service architect can provide guidance from project management to various levels of interior design.

A designer’s expertise could also increase the number of seats in the establishment, increasing income in the long run. “By the time you construct and open your restaurant, the mistakes are already there and it is too late,” said Jimmy, on why a designer is worth considering. If you’re big on the creative aspect, then make sure you select a designer who you feel will work within your vision rather than commandeer it.

Review the MEPs: mechanical, electrical, and plumbing

This is critical to do before even renting or buying a space (if you’re at this stage, read our earlier post). Perhaps the MEPs are so far gone you will opt for a different venue altogether. Regardless, accessing the MEPs will help you set a realistic budget. For example, a decrepit HVAC system can blow the budget out by tens of thousands of dollars, according to Dan Soloway, a hospitality consultant with Kitchen Options.

In big bureaucratic cities like New York, connecting the gas can take months, which is why Jimmy no longer uses gas appliances in his establishment. He only uses electric to save clients from costly delays of connecting gas.

Permits for a Restaurant Renovation

Fitting out a new restaurant or renovating an existing one will rope in a lot of government departments—the fire department, the gas provider, buildings department, etc.—from whatever town or city you’re in. The actual permits can be a low-cost item on a budget (Jimmy estimates less than $5,000), but getting those approved can add substantially to the overall restaurant renovation cost.

Before you sign a lease, always check the certificate of occupancy (CO). This will dictate what the space can be used for. If it doesn’t give permission for a food and beverage establishment, changing it could be expensive and time-consuming, or in some cases, impossible.

Once you’ve checked the CO, Jimmy recommends spending the $25,000 or so to bring in a mechanical engineer, a kitchen consultant, and a lawyer. That team can look over everything from the liquor license (if the location has one, which is ideal) to the MEPs that we mentioned above. If these areas are not up to par, that could delay the approval of your permits.

What if your location isn’t already approved for a liquor license? It has become increasingly common for clauses to allow restaurateurs to exit the lease if a liquor license application is denied, said Dan, the restaurant consultant. “That’s because the business might hinge on your ability to sell alcohol,” he said.

General construction

Floors might still need to be laid and bathrooms built or renovated. A survey of more than 700 responses from the industry publication Restaurant Owner found for a medium restaurant—around 3,200 square feet—construction alone or build-out cost an average $50 a square foot.

Even if it is a turnkey restaurant, things like accessibility must be up to current standards, according to Slavica, a Sweeten contractor. Since the Americans with Disability Act passed in 1990, businesses and employers are required to make reasonable accommodations for people with disabilities. This could mean a ramp instead of steps, and bathrooms and doorways wide enough to fit a wheelchair.

Equipment

The restaurant renovation cost of fitting out a bar and kitchen, including all the equipment like burners and espresso machines, can be a big budget line item. The Restaurant Owner’s survey put the average cost of a 1,000-square-foot bar and kitchen, including the equipment, at about $75,000, or $80 a square foot.

Restaurateurs can buy second-hand equipment, but first, they must do their due diligence. That usually involves spending a few hundred dollars for a technician to look over the equipment before buying it, said Dan, the restaurant consultant. There is also the option to lease equipment, which means a reduced upfront payment, but possibly more in the long run. However, the leasing company normally handles repairs and might even provide things like detergent with a dishwasher.

Rent and labor contingency

Of course, things can go wrong in a renovation. On average, the Restaurant Owner’s survey found that the overrun on a restaurant remodel budget to be 34 percent. Numerous hurdles can slow down your opening and delay that exciting moment when you make your first sale. Meanwhile, you’re still paying rent for the space.

“I think your pre-opening rent can be a big wild card. It usually takes much longer to open than you think it does,” said Jimmy, from ESquared Hospitality. A six-month rent contingency can be a business-saver, as is a few months’ contingency for staff costs. Sometimes staff members are already hired—manager, chef, sommelier, etc.—and on the payroll when a delay arises. A labor contingency means you can continue paying them during the delay. Otherwise, they could look for new jobs, which means starting the hiring process from scratch.

Assessing and writing a restaurant renovation cost plan is like charting a new land—confusing, tedious, and with a few questions marks. However, having a realistic budget can set you up for success while bringing you one step closer to your dream business. Here is a budget breakdown for a 2,000-square-foot restaurant in New York City by Sweeten contractor Tony.

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Thinking about renovating a retail space? Check out our first post on commercial construction, 5 steps to remodeling a business space.

Sweeten is a free service for business owners who are looking to renovate a restaurant, retail space, office and more. We handpick the best general contractors to match each project’s location, budget, and scope, helping until project completion. Here’s how we can help you build your commercial space. When you’re ready to renovate, start your renovation on Sweeten.

The post Commercial Guide: A Cost Breakdown to Open a Restaurant appeared first on Sweeten.

Commercial Guide: 7 Mistakes to Avoid When Leasing Office Space

Alex Cohen — Tue, 13 Nov 2018 20:42:10 +0000

What to know before renting office space for your business

(Above) Domino Media Group was matched with their commercial general contractor through Sweeten, transforming an old sewing factory into the magazine’s offices

As a business owner, changing locations can be disruptive. Moving your company’s offices, particularly when you are growing very fast or you are very concerned about additional capital expenses, can be a challenging process that may distract attention from your core business and strategic needs. Keeping focused on your business objectives while finding the right physical space to move to is important. Consider these common mistakes to avoid when it comes to seeking new real estate:

1. Putting cost far above all other criteria

The expense to occupy real estate is a significant cost for most businesses. But to focus singularly on rent per square foot in today’s environment is a short-sighted plan. In a tight labor market, the choice of neighborhood and the appeal of a firm’s office space may be critical to attracting and retaining talent, especially if a firm seeks to appeal to millennials, who not only appreciate salary and benefit opportunities, but want to work in an environment that reflects the values of the company they choose.

The quality of space will also generate important productivity advantages, for example, if its character and design support collaborative creativity. An office space’s efficiency–how the rentable square feet (the square footage on which a tenant pays rent) correlates with programmable or “usable” space–may also make focusing solely on per rentable square foot cost comparisons less advantageous.

2. Focusing on the space they need today instead of 18-24 months ahead

Time moves quickly, and most conventional office leases are five to ten years in term. Too many companies, particularly those in growth mode, decide on an appropriately-sized space based on their anticipated headcount for only the first couple of years of their lease occupancy. Some worry about taking on too much space before it’s needed, but the possibility of offering surplus “desk space” to other firms may be negotiated in a lease, should a space be temporarily under capacity. It’s far better to anticipate growth than to make do with overcrowded conditions.

(Above) Union Square Play found their general contractor at Sweeten, turning a bank office into a children’s play space

3. Believing that only subleasing space offers the most flexibility and cost efficiency

It is true that sublease office space is generally less expensive than space leased directly from a landlord. In most cases, however, a sublet must be taken in “as is” condition, with minimal financial contribution from the sub-landlord to modify the space to suit a subtenant’s requirements. Typically, there is no flexibility in the sublease term and the subtenant has little leverage in negotiating a favorable rent for a term beyond the sublease expiration.

In contrast, leasing directly from a landlord may offer customization of the space either built by the landlord or by the tenant with a landlord’s “contribution” subsidizing the cost. A direct lease may also provide options and flexibility to accommodate potential occupancy growth.

4. Not anticipating how long the space acquisition process will take

When one rents an apartment directly from building management, the lease process typically takes less than five days. In contrast, negotiating an office or retail lease can take from two to eight weeks, depending on the attorneys involved, the complexity and length of the lease, and other factors.

Prior to lease negotiation, the site selection and business terms negotiation process can take from one to eight weeks for an immediate requirement that is well defined, and much longer if a real estate occupancy strategy must be developed to align with business goals.

5. Planning for furniture too late in the process

Furniture planning and acquisition are often considered as an afterthought in the process. Here are two reasons to focus on them concurrently with planning and design of the office space configuration. First, the lead time delivery of contract furniture can be four to six weeks, so, even if a space build-out is complete, the absence of installed and wired furniture means a tenant cannot open for business. Second, the placement of furniture/cabinetry/desks is critcial to space planning, specifically for the wiring of furniture for voice and data technology, which must be coordinated with the siting of voice and data ports in an office.

If a landlord builds a space out on behalf of a tenant, planning how furniture will be situated and wired should be incorporated into the space design process.

(Above) Commercial office renovation by Sweeten general contractor Colin

6. Allowing first impressions to influence the decision-making

When touring an office space, there are lots of factors that may influence an initial impression: for example, the time of day/natural light, the existing ceiling and ambient, or the density of existing partitions and furniture. It’s always best to tour space when the sun is out and it’s early in the day. Too many times, a potential tenant may rule out a space in less than a minute because of a negative first impression. Spend a little time in your potential new office and listen to the guidance of your real estate advisor who should recommend whether it’s worth a second look.

7. Not realizing a landlord’s interest in the financial condition of the actual tenant

It doesn’t matter how large or successful a related or parent corporate entity may be. A commercial landlord is only interested in the creditworthiness of the actual business entity signing the lease or providing a full corporate guarantee. This is often challenging for non-U.S.-based firms that establish new U.S. companies to operate here. Landlords do not care about the revenues or profitability of the foreign parent and do not want to pursue a foreign parent if the U.S. tenant defaults.

A related concern is the “good guy” guarantee. Most landlords require this limited personal guarantee from a U.S. citizen or permanent resident for nearly all privately held tenants, no matter how creditworthy. The intent is to ensure, in the event of a bankruptcy or some other rationale for a tenant stopping rent payments, that the landlord will not have to serve an eviction to get back clean possession of the leased premises (in order to lease to a new tenant).

Alex Cohen is a Vice President in Compass commercial division and develops strategy and negotiates lease and purchase transactions for office, retail, and mixed-use spaces on behalf of lease transactions for tenants, landlords, and investors. He writes about the commercial real estate environment for Sweeten.

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Get the lowdown on the elements of a commercial lease.

Sweeten handpicks the best general contractors to match your commercial project’s location, budget, and scope, supporting you until project completion. Follow the blog for commercial reno 101 posts and when you’re ready, start your renovation on Sweeten.

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A Children’s Play Space Blooms in Union Square

Tisha Leung — Thu, 18 Oct 2018 17:19:16 +0000

A boring bank space becomes a safe, stylish haven for the younger set

With roots in upscale hospitality, such as Eleven Madison Park and The Thomas Keller Restaurant Group, Sandra Di Capua and Anthony Rudolf, along with Jennie Monness, saw a gap in the kind of playtime offerings they wanted for their own children. Their first space, Union Square Play, set out to be safe, clean, and visually appealing for babies and toddlers. They turned to Sweeten for a general contractor with the expertise and communication skills they were looking for. With the right lighting and a bright fresh remodel, the partners bring baby socializing to the next level.

PROJECT: Union Square Play opens in Manhattan’s Union Square

LOCATION: 36 East 18th Street, New York, New York (between Park Ave & Union Square West)

RENOVATION TEAM: Sweeten general contractor

INTERVIEW WITH: Partners Sandra Di Capua and Anthony Rudolf

Sweeten: What is Union Square Play?

Anthony: Union Square Play is a place for local families. We both have kids and have been in New York for a long time. We wanted to have a space where families could come with their three-year-olds and under—a place to play, take classes, and get out of the weather.

Sweeten: What led to the opening of your business?

Sandra: When we opened the play space, it was a result of us having children of our own and living in a neighborhood to find that what was out there wasn’t perfect for us. So we really built it for ourselves. You could drop in for classes, engage with other parents and other children, and most importantly it’s a place where children could be in a space that was beautiful.

Sweeten: How did your Sweeten general contractor help you realize your vision?

Anthony: The ceilings aren’t super high but we knew that making it all white and beautiful would make it feel safe, home-y and just, useable. That was really the biggest thing for us. We worked with the bones of the space and didn’t do major architectural structural changes. Our contractor allowed us to brighten everything up and make it feel fresh. He came in on budget, which was hugely important.

Sweeten: How did you come to Sweeten? Did you work with Client Services?

Anthony: It was our first time using the Sweeten platform. I had a contractor I used exclusively on four or five spaces that I’ve built out in the past. He came a little over [budget] from what I was hoping to pay to build out [this play space]. So I said, “Okay, let’s give Sweeten a try and see if we can find a new contractor.” Early on, Client Services helped us with the process. We got five or six bids in, they helped us with the proper timing and decision process, and when to go back and bid for more. Once we selected our Sweeten contractor, it was smooth sailing from there.

Sweeten: How do you think Sweeten could help other entrepreneurs like yourself?

Sandra: I think this process can be really intimidating. If you’ve never done a build out before, or even if you have, every project is different, and if you don’t have a super tight relationship with the contractor, or even if you do, you are always trying to figure out, “Am I getting charged properly?” “What’s the timeline supposed to be?” “What’s realistic or not?” With a platform like Sweeten, you get to compare different bids, get a feel for contractors’ past work and budget, and what’s feeling out of my comfort zone or what’s feeling on point?

Anthony: It was also just getting to meet as many people as we got to meet through the platform; I think in one day we had eight people come through, which was just insane. The amount of effort it would take you to find, source, and schedule eight appointments is a lot.

Check out Sandra and Anthony’s video:

(Above) Entrance

Sweeten: What was important for you to find in a general contractor?

Anthony: Communication style and having good camaraderie. The relationship is critically important. I think that’s where our Sweeten contractor thrived. On the commercial side, there is typically capital investment that needs to get a return and every dollar counts. So we needed to get [to the end of the renovation] as fast as possible to start making money and start paying it back. We needed to do it as efficiently as possible. Not only was the contractor on site and knew the light fixtures and the nuts and bolts, but his partner was office-based and was our main point of contact where we were able to go back and forth. Things not only moved faster, but stayed on budget and we got the paperwork through very quickly.

Union Square Play offers classes from Music & Mandarin and “bubble music” to making your own playdough. Make the play date!

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Check out another Sweeten commercial renovation: Lakou Café in Crown Heights, Brooklyn.

The post A Children’s Play Space Blooms in Union Square appeared first on Sweeten.

Commercial Guide: A Breakdown of a Commercial Lease, Part 2

Alex Cohen — Tue, 18 Sep 2018 17:59:11 +0000

What you need to know before signing a lease for your business

Chikarashi remodel by this Sweeten general contractor

At first glance, a commercial lease may appear daunting in its length and complexity. While it’s important for tenants to engage an attorney to represent their interests in negotiating a commercial lease with a landlord, it’s to the tenant’s advantage to fully understand vital lease issues.

In Part 2, our guide continues to outline elemental—but specific—commercial lease concepts that should be considered by prospective tenants before signing a contract. (See Part 1 here.)

Commercial leases are fairly straightforward when it comes to basic business terms, including base rent, length of lease term, and rent abatement (free rent). An experienced commercial real estate broker can advise on the fundamental elements while helping a tenant to negotiate the business terms of a space transaction—even before a lease is drawn or a real estate attorney is engaged.

The “use clause”

A commercial lease’s “use clause” restricts the uses permitted on the premises. Prohibitive uses usually include businesses or activities that impinge on the building’s desirability to other tenants, from government agencies with diplomatic immunity to specific activities like printing. A tenant will want to be sure that the uses permitted are broad enough to allow all of their probable and possible business activities. The clause also applies to any subtenant or assignee who may occupy the premises during the term of the lease (see below “On subleasing”).

Plans for alterations

After delivery conditions of the leased premises are satisfied and the space has been turned over to the tenant, any changes or alterations are subject to review and consent by the landlord before they can be performed. The review period for renovation plans should be prescribed in the lease as a quick process. Cosmetic alterations, such as floor covering (generally carpet, wood, tile) and wall covering (generally paint, stain, wallpaper), should be excluded from landlord review.

Having architectural plans ready at the beginning of the lease term and attached as an exhibit will save on approval time needed. It will also eat less into the free rent period given by the landlord before rent payments are scheduled to begin.

Security deposit/”good guy” guarantee

Another requirement (in New York and some other locations) is that a business principal, who must be a U.S. citizen or green card holder and not a temporary resident, provides a “good guy” limited personal guaranty for most privately-held tenant entities—no matter how credit-worthy the tenant is. The intent is to ensure, in the event of a bankruptcy or some other situation where a tenant stops rent payments, the landlord will not have to serve an eviction to take back possession of the leased premises (in order to lease to a new tenant).

The “good guy” guarantor is personally liable for rent and other financial obligations for only the time the tenant actually occupies the premises. The magnitude of a security deposit usually reflects the creditworthiness of the actual entity, which is either executing the lease or providing a full corporate guaranty and is usually negotiated before a lease is prepared.

On subleasing

Typically, a tenant cannot sublet or assign the premises without the landlord’s consent. In addition, landlords want sublease rights to be defined in ways that will not diminish their ability to profitably lease other space in the building. A tenant usually cannot sublet to another tenant in the building, but this can be modified so that the tenant may sublease to an existing tenant in the building if no competitive direct space is available from the landlord. Marketing a sublet to prospective building tenants is another restriction that landlords may consider revising.

Finally, a corporate reorganization, including acquisition, which changes the identity of the company leasing space, should not trigger the requirement that the landlord review and provide his approval, as if a whole new and related company was subleasing or being assigned the lease.

SNDA

SNDA stands for Subordination, Non-Disturbance, and Attornment Agreement. The critical aspect of this concept is that in the event a landlord goes bankrupt and the lender takes over the building, the lender should be required to honor the lease and not “disturb” the tenant’s occupancy.

As a potential commercial tenant, understanding the key points in a commercial lease protects you and your investment. Doing your research and selecting the right advisors gets you one step closer to lifting your business to the next level.

Alex Cohen is a Chief Commercial Specialist at Compass, developing strategies and negotiating lease and other transactions for office, retail, and mixed-use spaces on behalf of lease transactions for tenants, landlords, and investors. He writes about the commercial real estate environment here.

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From a traditional bank loan to equity crowdfunding, learn about the options to help fund your commercial renovation in our guide.

Sweeten handpicks the best general contractors to match each project’s location, budget, and scope, helping until project completion. Follow the blog for renovation ideas and inspiration and when you’re ready to renovate, start your renovation on Sweeten.

The post Commercial Guide: A Breakdown of a Commercial Lease, Part 2 appeared first on Sweeten.

Commercial Guide: A Breakdown of a Commercial Lease, Part 1

Carol Wang — Tue, 04 Sep 2018 20:09:27 +0000

Laying out the basic—but integral—elements of a commercial lease

Fool’s Gold renovation by this Sweeten general contractor

For a business owner, once a business plan and financing are ready, and a space for your office, restaurant, or retail space has been identified, the next crucial step is understanding the commercial lease itself. Having the right team—a commercial real estate broker and an attorney—who specializes in negotiating leases for commercial spaces will help advise what should be included in the lease document to protect you and your business.

Here, Sweeten, a free service matching business owners with vetted general contractors, consulted the experts to define these elements.

Typically, a landlord provides the first version of the lease, which will (obviously) favor the landlord and is often derived from a template. Oftentimes, the landlord will use a template. Commercial real estate broker with Compass, Alex Cohen, explains, “The commercial real estate advisor negotiates all the key business terms on behalf of a tenant before a lease is prepared or an attorney is engaged by the tenant. Once a lease is drawn, the advisor can confirm all of the agreed business terms are accurately conveyed in the lease and can assist the attorney in the negotiation of legal terms.” While the lease should include everything previously discussed in the term sheet, your attorney should perform a close review, checking that you are clear on the terms and making any necessary adjustments so that the lease is more favorable to you.

Something to keep in mind: There are important differences between residential and commercial agreements. If you are familiar with residential leasing, you may make (incorrect) assumptions about commercial leases based on that experience. One major difference is that residential renters have rights under the law—to heating and repairs, for example. In a commercial tenancy situation, the landlord does not have to provide heat or make repairs unless it is stipulated in the lease. Read on for the specifics of what is typically included in a commercial lease.

Base rent, steps, and escalations

The rental amount on a commercial lease is calculated via several variables. You are responsible for a base rent, which is the minimum amount of rent you pay. This is often calculated on a yearly basis and based on the rent per rentable square foot, a term explained below.

For office tenants in New York, the square footage for which a business pays rent can be 30% to 40% greater than the square footage on which carpet can be laid and furniture installed. Rentable square feet for office space is usable area, plus a portion of the common areas adjusted by a market loss factor. A retail space, however, is generally marketed and leased on a usable square foot (the actual square footage of space that is available to the tenant for its business use) basis. Loss factors are higher for partial-floor office spaces than for full-floor occupancies, because common areas like corridors, elevators, and lobbies are apportioned on divided floors into each tenant’s square footages. This means full floors are usually more efficient and cost-effective than partial-floor occupancies.

In addition to fixed increases in the base rent—typically every five years and referred to as “rent steps”— various mechanisms (“escalations”) exist that adjust the rent to be paid by the tenant during the term of the lease. Landlords want to ensure that they will continue to generate profit and will want the tenant to bear at least part of the responsibility for increased operating costs and higher taxes.

Additional rent for utility charges and services

In New York City, base rent does not usually include electricity service. Utilities are usually charged by submetering, or through rent inclusion (though if you are fortunate, your space will have a separate meter and you pay the actual cost of electric usage directly to Con Edison). If your commercial space is not individually metered, you will have to buy electricity from the landlord, who usually marks it up. In submetering, you will pay a monthly electric charge (plus markup) to your landlord. With rent inclusion, the landlord includes a fixed charge for electricity lumped onto the rent, calculated per rentable square foot. This is a prime area for negotiation.

Other utilities such as water, gas, and heat, may be included in the rent or sub-metered. Typically this is decided based on building configuration and usage—if it is low, the landlord is usually happy to include it in the rent.

Also note that if the utilities are shared in the building, the landlord is only responsible for providing the utilities in the hours stated in the lease. For example, if you need to use the heat after hours, you may have to negotiate that separately and pay additional after-hours charges.

Another area of consideration is cleaning services for your rented space. There are typically three options: 1) landlord includes the service as part of the rent; 2) landlord has a preferred vendor who you pay out-of-pocket; or 3) you obtain cleaning services on your own (or clean the space yourself!).

Terms of the lease

In commercial real estate, a “short-term” lease is considered anything under five years, whereas a “long-term lease” is anything longer than five years and often for a 10-plus year period. You will decide what kind of lease works for your business based on how stable it is, and how long you think the location will work for your business.

In tandem with the length of the lease, also pay close attention to the assignment and subletting rights. If you need the flexibility to assign or sublet your space, in case you need to move your business or unexpectedly close it, then you want to make sure the process is not unnecessarily onerous. Every lease requires the landlord’s consent to sublease unless you are renting desk space to another firm and this is permitted in the lease.

Lease concessions

It is common for leases to include a rent-free period and a tenant improvement allowance (TIA) for use during the contractor build-out of the interior, particularly if the landlord is providing a raw space. Alternatively, the landlord might choose to renovate on behalf of a tenant, subject to their requirements; rent typically commences when the tenant assumes occupancy of the finished space. During times when the market favors tenants, landlords are often willing to provide funding for the build-out. The dollar amount is usually calculated based on the rentable square footage.

Most of the time, landlords are more willing to grant concessions when it is a long-term lease, because they are guaranteed income for a longer length of time.

As with base rents, the market generally dictates lease concessions. But depending on the condition of the space and a tenant’s requirements and credit, these concessions can differ significantly on properties that have similar base rents. It’s important that your real estate broker understands your preferences so that many of these issues can be discussed upfront at or prior to the term-sheet stage and finalized by your attorney in the lease.

Renewal options

There are no automatic lease renewals in commercial real estate. Once your lease expires, there are also no caps on what the landlord can ask for the new rent. Of course, market conditions will influence how strong a position you are in to negotiate. One way to pre-empt this issue is to negotiate for an “option to renew” in your initial lease. Discuss and decide whether this will be a fixed increase or a “fair-market” rent increase, which is calculated by looking at comparable properties and transactions in the neighborhood and may be subject to arbitration.

Permitted use

Make sure that your intended use of the property is permitted by the Certificate of Occupancy (issued by the Department of Buildings) as well as by zoning regulations. The lease needs to state clearly what the permitted uses are.

Security deposit and guarantees

Landlords want a reliable tenant. They attempt to ensure this in a number of ways, including via security deposits and guarantees.

If you are deemed somewhat risky, this will be reflected in the amount of security deposit the landlord will require upfront. Security deposits in many cases must be in the form of a letter of credit from your bank, and typically the first month’s rent is due at lease execution, even if there is a free rent period at the beginning of the lease. A corporate guarantee from a parent company that owns the corporate entity signing the lease and/or a “good guy” guaranty provided by a principal of the firm may also be required.

Look for Part 2 of Sweeten’s post on this subject, coming soon, in which commercial real estate broker Alex Cohen focuses on often overlooked points in the commercial lease to help business owners make the best decisions.

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The post Commercial Guide: A Breakdown of a Commercial Lease, Part 1 appeared first on Sweeten.

Good Food Meets Good Company in Crown Heights

Tisha Leung — Thu, 16 Aug 2018 14:47:04 +0000

Lakou Café serves up healthy fare and a sense of community

Lawyer-turn-entrepreneur Cassandre Davilmar, along with her business partner, Isiah Michael, saw something missing in her neighborhood: a place for healthy-minded people to gather for camaraderie and movie nights. She turned to Sweeten, a free service matching business owners with vetted general contractors, to find a general contractor who would work with her and her interior designer. From greenery and bright colors to wicker light fixtures, they created a casual outdoor backyard indoors—an “oasis” between two major subway lines on bustling Utica Avenue. Specialties of the house: The Lakou Delight smoothie, Haitian patties, and PB&G (Haitian peanut butter and ginger jam) sweet crepe.

PROJECT: Lakou Café opens its first location in the Weeksville neighborhood (also part of Crown Heights)

LOCATION: 195 Utica Avenue, Brooklyn, New York

RENOVATION TEAM: Sweeten general contractor and interior designer Elisa Shankle of Simplexity Designs

INTERVIEW WITH: Owner Cassandre Davilmar

(Above) The café hosts community events, such as game and movie nights. (Check out the pull-down screen on the ceiling!)

Sweeten: What is your company and where did the idea come from?

Cassandre: Our company is Lakou Café. I’ve been living in Weeksville, which is a community in Crown Heights that’s actually the first free black community. I noticed there were a lot of people interested in their health with local gyms and parks for exercising, but there wasn’t a good variety of healthy food options. I also felt there weren’t many community spaces in the area. I wanted to create a space where somebody can get something light to eat and at the same time get to know the people in their community.

Sweeten: How did you move from the legal profession to become an entrepreneur?

Cassandre: I’ve always had an interest in business, but from childhood, I had a desire to be a lawyer because I wanted to help advance my community. While in law school, I developed my narrative that would lead me to entrepreneurship. I chose a career in corporate law working on private equity transactions, mergers and acquisitions, and leveraged buyouts. This gave me a deeper look at how CEOs and upper-level management evaluate strategic business decisions. I also got a deeper understanding of business modeling and financial projections.

Check out Cassandre’s video below:

With these tools in my back pocket, I was armed to tackle my next goal of entrepreneurship. I find it rewarding to imagine something, build it, and work on it until it succeeds (a constant challenge!). Also, it’s amazing to provide value to customers and to help employees find gainful employment. It may not be for everyone, but it’s definitely for me. In my specific case, my neighborhood needed a beautiful place for fellowship and I’m glad I’m able to provide an oasis for them.

Sweeten: How does the new space design represent your brand?

Cassandre: My family is from Haiti, and Lakou is a Haitian word that means backyard or courtyard. It’s a place where the community hangs out, where religious ceremonies take place, where herbs are grown, where people play, or just chill. I thought that was a fitting name for the space that I wanted to create.

We really wanted to be on the Utica strip, because it’s between two main train lines, where there are tons of people who walk by every day, but unfortunately, we couldn’t find an actual backyard space. So we brought the outdoors inside with lots of plants and tables that look like tree trunks. We wanted a contemporary feel and added a cool twist like wicker lighting instead of wicker chairs. Bright colors like green or natural stone remind you of the outside. I think we did a good job making it feel a little bit like an escape.

Sweeten: Did your Sweeten contractor help you with any part of the design?

Cassandre: We wanted a really long floating bench that’s probably about 20 feet. Our contractor was concerned that the weight of it might be a bit much, but we didn’t want a block bench. The wall that it was on originally didn’t have the brick exposed yet; we got rid of some it above the bench but not below. It kind of formed a little shelf underneath it so that we could place a bench on top and it would appear to be floating. It was great that he came up with the idea to help us get the aesthetic we wanted and still be able to support a lot of bodies and weight.

Sweeten: How was your experience working with Sweeten?

Cassandre: I originally stumbled on Sweeten when I was just looking for contractors online. The contractor process is a bit more difficult mainly because a lot of people don’t want to refer contractors to you because they might have had a bad experience. Or some people feel even though a contractor had been good with them, they may not be good with me.

Sweeten’s Client Services reached out to us after I filled out their form online. They explained the process to me, asked more about what we were trying to do, and what our budget was. They found five or six contractors they thought would be a good fit for us to reach out to. It also felt a bit like a safety net. If a contractor wasn’t responsive, I could reach out to Sweeten.

We had a lot of delays because of the signing of the lease, but Sweeten checked in on us every now and then to see where we were with that. When we finally did begin the bidding process, Sweeten offered for us to send them all the bids to compare the information. In retrospect, I probably would have utilized that more.

The most valuable thing about the service is it seems like the contractors really appreciate being a part of the Sweeten network and they don’t want to jeopardize that in any way. So their goal is to make me as happy as they can. I didn’t have a strong fear that if the project was done and things weren’t perfect—which they’re never going to be completely perfect—that I’d never hear from this contractor again. That’s probably the biggest pro in my experience with Sweeten.

Stop by Lakou Café for a smoothie, one of their community gatherings, or just a bit of “outdoor” time.

Thinking of opening your own eatery? Check out our guide on the cost breakdown to open a restaurant.

The post Good Food Meets Good Company in Crown Heights appeared first on Sweeten.

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SNDA

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