Commercial
A Guide to Opening a Shop, Café, or Office for First-Time Business Owners
Opening a brick-and-mortar location for the first time comes with a lot of questions. We don’t expect you to have all the answers! To help guide you through the first steps, here are eight factors we think business owners should consider when opening a shop, café, or office for the first time.
November 6, 2025
Opening a new shop, café, or office is a big milestone for any business owner. And it’s one that, if you’re on the edge of this milestone, you’ve probably been dreaming about for a long time.
It’s exciting, but it can also feel like there are a lot of moving pieces. Leases, permits, designs, budgets, and timelines – the stakes feel high because they are!
The good news is that we don’t expect first-time business owners (or even experienced ones!) to know every detail of zoning codes or construction costs. As designers, our role ranges from advocate to facilitator to translator, helping you understand the bigger picture, weigh options, and balance priorities so your space works for you now and into the future.
You don’t have to navigate opening your brick-and-mortar location alone. Here are eight factors we encourage every business owner to consider before opening their doors.
Permitting, zoning, and code compliance.
Before you fall in love with a space, it’s worth asking: is my type of business even allowed here? Cities regulate what kinds of uses can be permitted in certain areas, or zones. For example, in Seattle, some areas are zoned only for single-family residences, while other areas may be zoned for other purposes, like commercial or mixed-use.
Food businesses might require additional permits, like a change-of-use or health department approval. There are also accessibility, fire, and energy codes that apply to nearly every project.
Understanding the opportunities and potential complications associated with a specific commercial space is one of the first steps to knowing whether it is right for your business. Pre-leasing review with a designer can help take the guesswork out of this question.
Lease terms, landlord work, and tenant improvements.
Leases often spell out who is responsible for which improvements to a space. Will the landlord help with restroom upgrades, electrical capacity, or basic finishes? Or are those costs on you as the lessee?
Understanding tenant improvements (TIs) and any allowances or credits offered by your landlord can make a huge difference in your budget.
For example, a boutique we worked with negotiated for the landlord to replace the HVAC system before they moved in, a $20,000 cost the business owner would have otherwise shouldered.
A designer can help you understand what major improvements might be necessary to bring a space up to code for your business type. This, in turn, can empower you as the business owner to negotiate reasonable lease terms with your landlord.
Timeline from lease agreement to opening day.
“How soon can we open?” is a question every business owner asks. The honest answer: it depends.
Permits, design decisions, construction, and inspections all take time. And, as it usually happens, they don’t always move as quickly as you’d like. Creating a realistic timeline early helps you make smart choices about when to hire staff, when to market your opening, and how to plan cash flow in those critical first months.
For example, a restaurant owner we worked with built extra time into their schedule and, as a result, was able to train staff and soft-open at their own pace. The additional time set them up for a smoother grand opening.
Our experience working with business of all types and sizes gives us the knowledge to help you see the bigger picture of your timeline, supporting your decision-making around the many factors that may influence it.
Budgeting and cost realities.
Every project has a budget, and every budget has limits. Beyond construction and finishes, there are often hidden costs like utility upgrades, permitting fees, or special equipment needs.
You can’t always plan for the unexpected, but you can plan for what you know. As your designer, our role is to help you see where your budget will go, prioritize what matters most, and avoid surprises that can throw your project off track.
Infrastructure like mechanical, electrical, and, plumbing.
Behind-the-scenes systems can make or break your operations. A restaurant may need a commercial kitchen hood, grease trap, or extra sinks. A retail shop might need more lighting or power than the current wiring can handle. An office may require HVAC upgrades.
Evaluating these systems before signing a lease helps prevent expensive mid-project changes and can safeguard your vision.
As an example, a restauranteur who dreamed of glowing pendant lights throughout their dining area discovered the existing space did not offer sufficient electrical capacity to match. Assessing this ahead of time let us propose efficient lighting strategies that still captured the right mood.
Design process and brand alignment.
Your physical space is often the first way customers experience your brand. From the layout to the finishes, we want to make sure every design decision reflects the atmosphere and story you want to tell.
We also want to make sure you know that the design process doesn’t have to be overwhelming. With the right team, it’s a chance to align your vision with practical realities, so your space feels both beautiful and functional.
Visibility, signage, and street presence.
Curb appeal isn’t just for houses. How your storefront looks and how your signage reads can determine whether people stop in to shop or eat, or walk on by.
At the same time, signage is usually subject to city rules and landlord approvals. The trick is creating a strong brand presence that’s also compliant, so your business stands out for the right reasons.
For example, we helped a gaming studio with a small interior space maximize its street presence with bold signage and mural on the storefront, making them look interesting and inviting to passersby.
Your design team can help you explore strategies like these to make your business stand out while also meeting any regulations set forth by the city or your landlord.
Flexibility and future growth.
Your first space might not be your forever space. Still, it should be designed to grow with you.
Ask yourself: can the layout be adapted if you add more staff? Is there room for seasonal displays or expanded services? We can help you build flexibility into your current space, which could lead to fewer costly renovations later. This also helps your business stay nimble in a changing market.
For example, a small bakery designed their back-of-house to handle future wholesale orders, even though they weren’t ready for that yet. When demand grew, their space was ready to grow with them.
In addition to these eight considerations, here’s another piece of advice: early conversations matter. Each of these factors are important, but when you think about them is just as important.
We believe in building your team of advisors early. A broker, attorney, contractor, and designer are all essential pieces to your business opening puzzle. We love being a part of that team.
The earlier you bring a designer into the conversation the better equipped you’ll be. Even before lease signing, we can help you evaluate whether a space truly works for your needs, flag hidden costs, and give you tools to negotiate with your landlord from a place of confidence.
Our role is to advocate for you and help balance the competing priorities of budget, timing, and vision. We ask the questions that uncover opportunities and prevent headaches, so you can focus on what really matters: building your business, connecting with your community, and opening your doors with confidence.
