RAS Website

Overview

A good unit in a bad lease can sink a good concept. Your goal is to secure:

A location your customers will actually visit
Rent and terms that your margins can support
Enough stability to recover your fit-out investment

Key takeaways

Treat rent as a % of realistic revenue (not your “best case”).
Always budget for a working capital buffer.
Get legal review before signing.
Negotiate exit options and reinstatement expectations early.

Location fit (what to assess)

Demand + customer access

Who is the primary catchment (office, residents, mall traffic)?
Peak periods (weekday lunch vs weekend dinner)
Competition within 300–500m

Unit practicality

Exhaust/ventilation feasibility
Grease trap availability
Electrical capacity
Loading/unloading access
Storage constraints

Lease terms to negotiate (must-check)

Rent structure: base rent, service charge, turnover rent (if any)
Rent-free period: match your fit-out timeline
Security deposit: aim for fair terms (especially for SMEs)
Reinstatement: what must be removed/restored at end of lease
Use clause: ensure it allows your intended concept (not overly narrow)
Option to renew: and cap on increase where possible
Break clause / early termination: your emergency exit

Cost reality (rent rule + buffers)

📌

Rent rule of thumb: aim for rent to be ≤ 15% of revenue (use conservative revenue assumptions).

Buffer planning

Plan 3–6 months of fixed costs as buffer
Assume ramp-up takes longer than you want

Red flags

⚠️

Lease red flags

No renewal option + high fit-out spend
Uncapped “market rent” reviews
Heavy reinstatement with unclear scope
Landlord can terminate for convenience (not just redevelopment)
Restrictions that block signage, operating hours, or kitchen works

Checklists

Unit viewing checklist

Foot traffic observed at 2–3 time slots
Competitors mapped nearby
Exhaust/grease trap/electrical feasibility checked
Rental comps reviewed

Lease review checklist

Rent + charges clearly defined
Reinstatement obligations understood
Renewal clause defined
Break clause (or exit plan) considered
Lawyer review completed

Templates (free, export-ready)

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These are designed to export cleanly as a PDF worksheet.

Lease negotiation asks (fill-in)

Term	What you want	Why (your reason)	Your walk-away rule	Status
Rent-free period		Match fit-out timeline		Asked / Agreed / Rejected
Annual escalation / renewal cap		Protect cash flow		Asked / Agreed / Rejected
Reinstatement scope		Prevent surprise end costs		Asked / Agreed / Rejected
Option to renew		Protect fit-out ROI		Asked / Agreed / Rejected
Break clause / exit		Emergency exit		Asked / Agreed / Rejected

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Members get the rent calculator + lease negotiation playbook with scripts and option pathways.

Recommended Next Steps (Members Only)

Compliance & Risk Kits