What should I pay attention to when taking over the subletting of shops? Be sure to check the property certificate, land certificate, ownership certificate of mortgage or pledge status, etc. Don't listen to the master's one-sided words. Commercial customers of shops mainly realize profits through operation. If the location is not good, including the regional environment and the small shop environment, it is the main factor that determines the quality of business, so we must carefully inspect it. At present, there are more subleases in the use of shops, and there are fewer first-hand new houses. Therefore, if a shop sublets, it is necessary to find out the reasons for subletting, whether the owner allows subletting and the conditions for subletting. We must understand the current situation of the use of shops clearly, otherwise the dispute will lead to the inability to operate normally. Good store matching can save a lot of cost and energy for merchants and customers. Such as water, electricity and capacitors, gas, weak electricity facilities, sewage and petroleum facilities. Be sure to find out clearly before taking over the subletting of shops, otherwise the difficulty and cost of transformation will directly restrict the later operation effect. Not all shops in good locations can be rented out, or the rent reaches the same level, so the structure of the shops themselves is very important. Only by comprehensively considering the width-depth ratio, the internal layout structure and utilization rate of the house, the height of the house, the bearing capacity, the floor and other hardware clearance can we ensure the convenience and rationality of business customers. Other precautions for shops What other shops need to know is the lease term, rent-free period, rent payment standard, breach of contract and liquidated damages, loss compensation, etc.
What precautions should I pay attention to when renting a shop:
1. Choose the venue according to the business direction of your store.
Before choosing a store location, you must first make clear your business scope and business orientation. If you are engaged in fast-moving consumer goods such as daily chemicals and non-staple foods, you should choose to be near residential areas or communities; If you are making durable consumer goods such as furniture and electrical appliances, you should choose a business district with convenient transportation. In addition, we should also consider whether our target consumer groups are mainly for the general public or middle and high-end consumer groups. Simply put, it is to choose a place that can be close to more target consumer groups. Usually, most shops are suitable for choosing blocks with large traffic, especially mature business districts with frequent local commercial activities and dense commercial facilities.
2. Try to avoid being located in a street subject to traffic control, and there should be a place suitable for parking in front of the store.
In order to facilitate traffic management, many cities will set up traffic control on some main streets, such as one-way traffic, limiting vehicle types, limiting transit time and so on. Shop location should avoid these places. Try not to open a shop on a fenced street in the middle of the road, because it will limit the flow of people across the street. Even if the signboard of your store is very eye-catching, the customers across the street can only "look at the store and sigh". Convenient transportation is one of the conditions for choosing a shop location. It's best to have a bus stop near the store and a bus stop for taxis. In addition, there should be a parking lot or open space in front of the store or its accessories, which will be more convenient for customers to shop.
3. Choose areas where residents gather and the population is concentrated, and don't open stores in areas with fewer residents and slower growth of residents.
Popular areas are basically conducive to opening stores, especially supermarkets, convenience stores and dry cleaners. In the newly developed areas of the city, there were few residents and few people at first. If there is a lack of more floating population, it is not suitable to open a shop. Although sometimes opening a store in a newly-built area can sell goods exclusively, it is often difficult to support the daily operation of the store because there are few customers.
4. It is necessary to know in advance whether the store is likely to be demolished in the near future, and whether there are property rights disputes or other problems in the house.
With the rapid development of the city, business may encounter the transformation of the old city. To open a shop, we must first investigate and understand the local urban planning and avoid opening a shop in a "dangerous" area that is easy to move. When renting a house, we should also investigate the purpose of the house, such as the quality of the house, whether the owner has property rights or other debt disputes, and so on. Ignoring these details will often lead to the premature death of the store and bring huge losses to itself.
5. Pay attention to the characteristics of the street where the store is located and the trend and classification of street passenger flow.
A street will form its own different characteristics because of different traffic conditions, history and culture, and location. It is necessary to choose streets with smooth traffic and large traffic at both ends of the street and avoid opening stores in "dead ends". The location and orientation of shops are also important. The facade of the storefront should be as wide as possible, and attention should be paid to shelter from the wind in winter when facing north, shading in summer when facing west, and so on. On both sides of the same street, the passenger flow is not necessarily the same because of the walking habits of pedestrians. It is necessary to carefully observe the direction of passenger flow and choose the side station with more passengers. Long-distance bus stations, railway stations and urban traffic arteries, although the flow of people is also very large, but the passenger flow speed is fast, many people do not want to shop, and the detention time is short. To open a shop in these places, you should choose carefully according to your own business needs.
6. Choose a community with similar shops, or choose a professional market suitable for your own shops.
"Shopping around" is a shopping method that many people often use. It is easier to attract more target consumers by choosing neighborhoods with similar shops. Don't worry about fierce competition. Gathering related stores helps to increase the attention of the same target consumers. Electronic market, flower market, building materials market and other professional markets or shopping malls are also good choices for opening stores. It should be noted that when choosing professional markets or shopping malls to open stores, we should examine the management level, scale and local influence of these markets and shopping malls. Be cautious about small scale, short opening time and poor management level.
What should I pay attention to when renting a shop in Beijing? I love my shop: 1. Sub-lease, "transfer" and independent lease contract
After renting a store for a period of time, merchants often consider "transferring" or subletting the rented store because of poor operating conditions. When renting a shop, be sure to find out who the real owner is. If the operator is not the owner now, it will involve subletting or transfer. In store leasing, subletting and transfer are very common. We have encountered a situation where the chain is nearly ten hands, which is amazing.
While maintaining the lease relationship between the sub-tenant and the landlord, the practice of deriving the lease contract between the sub-tenant and the sub-tenant belongs to shop sub-lease; The practice that the original lessee withdraws from the lease contract and the new lessee replaces the legal status of the original lessee belongs to the store transfer (lease contract); When the original lease contract is terminated, the new lessee and the landlord re-sign the lease contract and conduct brand-new negotiations on the issues involved in the lease contract. This is an independent lease contract.
When subletting is adopted, it is necessary to confirm whether the sublessor has the right to sublease, ensure that the lease term of this lease contract does not exceed the lease term of previous lease contracts, and review the effectiveness of all previous lease contracts. Because the effectiveness of the sublease contract depends on the effectiveness of the prior contract and the effectiveness of the prior sublease right. In practice, even if the previous contracts stipulate the right to sublease, it is best to ask the landlord for written confirmation. Because the rents of shops usually keep rising, it is not uncommon for landlords to refuse to sublet and demand higher rents. Moreover, the validity of the previous contract has not been confirmed by litigation or notarization, and the review can only be preliminarily determined.
When transferring the lease contract, the best and simplest way is to explain and supplement the original lease contract in order to keep the consistency of the contents of the contract before and after. But we must pay attention to the relationship between the fulfilled contractual obligations and the unfulfilled obligations, especially the down payment and unpaid rent.
When using an independent lease contract, it is mainly to confirm that the original lease contract has been effectively terminated, and be careful not to let the disputes left over from the original lease contract affect your own lease contract.
No matter which way you rent a shop, there is a problem of "transfer fee" in business habits. That is, when I rented a shop last time, I invested a certain amount of money for decoration and other reasons. When the last family withdraws from business and delivers it to the next family for use, the next family is required to give some compensation. Even if the decoration cost is not much or there is no decoration at all (some are purely investment leasing), in the market with strong demand for shops, the next home can't refuse the request of the last home. As long as the transfer fee is agreed, there is no illegal or compulsory statement.
Second, the issue of business license.
Operators need to apply for business licenses and other procedures before they can operate legally. According to the law, operators need to have business premises, and they need to provide real estate licenses or lease contracts when handling business licenses. Generally speaking, when the industrial and commercial bureau handles the business license, if the previous business license of the operator in the store has not been cancelled or changed to another registered address, the new lessee cannot use the store to handle the new business license (this is different from the business license of shopping malls, markets and other comprehensive places and the business license of specific booths).
However, many operators borrowed their previous business licenses instead of applying for them. In fact, this kind of operation does not constitute cooperative operation or contract operation. In fact, it is illegal to sublet a shop or transfer a lease contract by borrowing a license. On the one hand, it is not completely legal, on the other hand, it is easily subject to the previous hand.
In addition, some owners split shops without authorization and let out multiple shops separately. This will also lead to obstacles for businesses to apply for business licenses.
Third, the problem of decoration.
After each merchant takes over the store, it is usually necessary to carry out some renovation before opening; Some franchisees, agents and chain stores also emphasize the unity of decoration style. However, the specific rented shops may not be able to meet this requirement, because the decoration of shops cannot destroy the main structure.
At the same time, after the lease contract expires, how to deal with the decoration should also be clearly stipulated in the lease contract. Otherwise, the lessee's claim for compensation and the lessor's claim for restitution will easily conflict.
Fourth, capacitance.
Some shop operators have special requirements for capacitors and need to expand them. However, capacity expansion is not an easy task, and it needs to be approved by relevant departments, and capacity will be restricted in strict accordance with the plan.
Verb (abbreviation of verb) attracts investment.
In order to attract merchants, some newly opened shopping malls or markets often express or imply that a business circle with perfect supporting facilities and good popularity will be built in the near future, and give merchants various verbal promises. However, the facts often make it impossible for leasing companies to do this, or even lose all their money.
Sixth, the issue of cooperation obligations.
After renting the store, many things need the cooperation of the landlord. For example, the landlord needs to provide real estate license for business license, and relevant materials need to be provided for decoration, especially for expansion. However, if there is no agreement on these issues in the contract, the landlord will often refuse to cooperate on the grounds of no obligation, or delay cooperation for other reasons.
VII. Purpose of the Contract
Some people may say that it is the tenant's business to rent a shop, not the landlord's. However, we believe that it is very important to clearly state the business content of the leased store in the contract, because it actually clarifies the purpose of the leased store.
We know that in China's complex administrative system, various administrative departments such as health, industry and commerce, fire protection and planning manage and restrict the business activities of businesses. The intervention of these departments often defeats the purpose of using rental shops for commercial operations. For example, the catering activities of shops along the street in the basement of residential buildings are restricted by the sanitation department. These restrictions have not been fully understood and predicted by enterprises.
However, if the purpose of leasing the store is stipulated in the contract, when the business activities are restricted by the relevant administrative departments, the lease contract can be terminated on the grounds that the purpose of the contract cannot be achieved, and there is no need to bear the liability for breach of contract.
Eight, the demolition problem
Merchants who rent shops often hope to operate stably for a long time. If the business is acceptable, they will increase their investment. But in case of demolition, the wishes of the merchants will be shattered. If it has been included in the red line of demolition, it is even impossible to apply for a business license. Consider that landlords, especially sublessors and assignors, may conceal these important information. Therefore, it is very important to predict the trend of future relocation and consult the red line map of urban planning, and it is also necessary to make an agreement on possible relocation in the contract.
What should I pay attention to when renting a facade and signing a contract? Detailed, detailed, the more detailed the better. 2. The lease period starts from 1 month 1 day in 2004 and ends on1February 3/day in 2005 (that is, two years). 3. The annual rent is RMB 10000.00 Yuan only. Party B shall pay the annual rent to Party A once every year 1 month, but Party A must provide the tax invoice. Four. After the house lease contract comes into effect, Party B shall pay a deposit of RMB xxx (excluding interest) to Party A, and the deposit will be refunded when the contract expires. 5. Party B must pay the rent according to the contract, and if it is in arrears, it will charge a penalty of 0.5% of the arrears every day. 6. During the lease period, Party B can carry out renovation without changing or affecting the overall structure of the house; If the lease is not renewed upon expiration, Party B shall be responsible for handling the decoration materials; if it is dismantled, Party B shall bear the expenses and restore the original appearance. 7. During the contract period, Party A shall provide water and electricity supply. Water and electricity charges shall be collected by Party A on a monthly basis. At the same time, Party B shall consciously abide by Party A's water and electricity management regulations, and if there is any violation, it shall be handled according to Party A's water and electricity management. Party A shall pay 0.5% of the total annual rent as liquidated damages, and compensate for the actual losses caused to Party B due to the water cut and power failure caused by Party A.. If Party B needs to increase production capacity, its formalities and expenses shall be borne by Party B. 8. During the lease period, Party A shall be responsible for the normal maintenance of the main structure of the house. If Party B is entrusted for maintenance, the expenses shall be borne by Party A. If Party A delays maintenance or fails to entrust maintenance, resulting in damage to the house and losses to Party B, Party A shall compensate. Party B is responsible for the maintenance expenses of various indoor facilities (including doors and windows). 9. During the lease period, if the house is damaged due to irresistible natural disasters, this contract will be terminated naturally. X. During the lease period, Party B shall not lease the house to a third party or change its use without the consent of Party A.. When the lease expires or the contract is terminated, Party B shall return the house to Party A on time, and if it is necessary to renew the lease, it shall negotiate with Party A three months in advance. 1 1. During the lease term, neither Party A nor Party B may terminate the contract under an excuse. If Party A needs to repossess the house due to renovation or expansion, it shall notify Party B in writing three months in advance and obtain Party B's consent. If Party B needs to return it, it must also notify Party A in writing three months in advance and get Party A's consent. If Party A breaches the contract, in addition to returning the down payment, it shall also pay a penalty of RMB xxx and compensate the insufficient losses. If Party B breaches the contract, it shall not demand the return of the deposit and compensate for the loss of the insufficient part. 12. If Party B needs to renew the lease upon the expiration of the contract, Party A shall give priority to Party B under the same conditions. Thirteen. For matters not covered in this contract, both parties can make supplementary provisions through consultation, which have the same effect as this contract. Fourteen Disputes arising from the performance of this contract shall be settled by both parties through consultation; If negotiation fails, a lawsuit may be brought to the people's court. 15. This contract is made in quadruplicate, two for Party A and two for Party B. The contract shall come into effect as of the date of signing. Signature of Party A's legal representative: seal; signature of Party B's legal representative: seal and lease the front door to sign the contract process. This is a sample. You can consult a lawyer.
What should shops pay attention to? Feng Shui Feng Shui believes that the aura of auspicious environment contributes to people's courage and wisdom, and then affects the rise and fall of the cause and the success or failure of the cause. Choosing a shop address with good feng shui is a prerequisite for success. Let's see what feng shui can make the store more prosperous-1. The cashier's position is very important. The cashier in the store has a good feng shui position, so don't be close to the place, and arrange it properly. The door of the shop is the throat of the shop. The door of the shop is the throat of the shop, and it is the channel for customers and goods to enter and exit. The number of customers that a store welcomes every day determines the rise and fall of this store. Therefore, in order to improve the reception ability of customers, the door should not be made too small. The door of the shop is too small. According to the geomantic omen theory, it narrows the air inlet of the house, which is not conducive to receiving air, and reduces and slows down the inflow of air, thus reducing the anger in the house and increasing the dead air. For commercial activities, the door as an access channel is too small, which will bring inconvenience to customers. If customers have to carry goods, they will bump into each other, which is likely to damage the goods sold. Narrow store doors can also cause crowds, which may make some customers stop when they see them. 3. Avoid setting counters at the exit of escalators. Shops often set up counters at the exit of escalators. Of course, the purpose is to let customers see the products they are selling as soon as they step on the floor, and increase the possibility of selling goods. But this practice often makes some customers deliberately bypass this counter and go to the next counter. You might as well move the counter blocking the stairs two meters to the side.
What feng shui mvv should shops pay attention to?
What should be paid attention to in the lease and sale contract of shops? I don't know if you mean that the two sides deal directly without looking for an intermediary company. If you are not familiar with people, the risk is greater, because contract fraud is more common now. In fact, as long as you pay attention to your questions, you can still avoid some losses.
If it is a lease, it will be easier, mainly to check Party A's property right certificate and ID card; Party B's ID card and business scope; Lease time, payment method, agreed conditions, breach of contract conditions, handling methods, and contracts are aimed at both parties. As long as they are reasonable, recognized by both parties and do not violate the regulations, they are generally feasible. If it is a residential area, you need to register with the property after signing the contract.
If it is sales, it must be more strict. Just like buying and selling houses, the property right certificate, the property owner's ID card, and the house purchase ID card are related to banks, housing management bureaus and other corresponding departments, whether to mortgage, apply for loans, bank audit, deposit, down payment, transfer and so on.
You can still solve it yourself if you rent it. If it's too much trouble, you might as well find a better intermediary company.
What should I pay attention to when renting a shop? There are many people who want to rent shops recently. For those who have rented shops or have no experience in renting shops, some legal issues are still worthy of attention.
Mr. Ye used to work in other places, and he is going to Quzhou for business this year. A few days ago, he took a fancy to a store and was going to rent it. What should he pay attention to when signing a lease store contract? Lawyer Chen Qinglin answered: Before renting a shop, you should go to the real estate trading center where the shop is located to conduct a property right survey and confirm the following important information: 1), house use and land use. You must ensure that the house type is commercial and the land use is non-residential before you can rent it as a shop, otherwise you will face the risk of not obtaining a business license and illegally using the house; 2) The house owner guarantees to sign a lease contract with the house owner or other owners; 3) Whether the lease registration information has been stored in the house. If the lease registration information has been stored, it will be impossible to register a new lease contract, which will lead to the new lessee's lease relationship not being able to confront the third party, and will also affect the new lessee's successful business license.
In shop leasing, the rent-free decoration period often appears in the contract, mainly because the lessee needs to decorate the house after handing over the house, so he can't actually work or do business. In this case, the lessor agrees not to charge rent to the lessee during the renovation period. However, the concept of "rent-free decoration period" is not clearly defined in law. Therefore, when signing the lease contract, it is necessary to clearly stipulate the start and end time of the rent-free decoration period, so as to avoid the specific expenses paid. Under normal circumstances, only rent is free, and the utilities generated by the actual use of the house must be borne according to the contract.
In addition, the disposal of decoration when renting a shop must be made clear. Because in store leasing, a large sum of money is often spent on pavement decoration, in order to ensure the smooth progress of decoration and safeguard the interests of decoration, we should pay attention to several issues in the contract: 1, clearly stipulate whether the lessor agrees with the lessee to decorate the store, and whether the decoration drawings or plans need the lessor's approval. Where there are special alterations and constructions, it shall be clearly stipulated, and the location of advertisements and shop advertisements may also be clearly stipulated; 2. To relieve the liability for breach of contract, we can't just consider the liquidated damages, because the liquidated damages are often agreed to be equal to the deposit, and the amount is not high, which is often less than the decoration loss of the lessee. Therefore, it should be agreed that in this case, the lessor should bear the decoration losses incurred by the lessee in addition to the liquidated damages; 3. Clarify the disposal methods of decoration and accessories when the lease expires.
In order to make sure that there is no doubt after signing the contract, the renter can ask for lease registration.