Studios

I've used quite a few studios over the years. Sounds like you'd be surprised by how many studio owners either turn up just to let you in, then disappear saying to close the door behind you, or simply tell you where to find the key. The two studios I used in Kent fairly regularly left a key out for me to find - one in Sevenoaks the other a few miles south of Maidstone. I'm not suggesting you should do that necessarily, but it's not uncommon.

I think I would only go down this road having established a really good working relationship with photographers.  I know others have said I could use a studio space as a base camp and store my wider business assets there, but I have the luxury of other spaces where I can base my office from and therefore store my own camera equipment/computer etc.

PhotographybyMichaelangelo said

I've used quite a few studios over the years. Sounds like you'd be surprised by how many studio owners either turn up just to let you in, then disappear saying to close the door behind you, or simply tell you where to find the key. The two studios I used in Kent fairly regularly left a key out for me to find - one in Sevenoaks the other a few miles south of Maidstone. I'm not suggesting you should do that necessarily, but it's not uncommon.

I think I would only go down this road having established a really good working relationship with photographers.  I know others have said I could use a studio space as a base camp and store my wider business assets there, but I have the luxury of other spaces where I can base my office from and therefore store my own camera equipment/computer etc.

It's not something I'd do to be honest, but I think it indicates that many studios are operating on a shoe-string.

It's also quite awkward when working with models who will only shoot in a studio 'for safety reasons', when you turn up and the studio owner promptly disappears.

I don't have a studio but I am in the south east and we've certainly seen them come and go, and I think you have to assume that is because it is extremely difficult to make a large-enough general purpose studio that is profitable south of London.

I've considered it more than once.

What I would say to you is that the first thing you should do is talk to the council about popup and empty-store schemes. There are lots of empty spaces available for short periods of time, and many landlords are now negotiable on rent so that buildings don't stay empty, but business rates (and sketchy BID levies!) could be less flexible.

FiL said

PhotographybyMichaelangelo said

indemnity said

Golfers get paid more though....

You're absolutely on the button about renting to others, I found they left the place dirty, it cost more in fuel and time/heating for me to rock up, for it to be worth bothering with.

This is partly why I am considering a shared rental with a few others, so if the studio is in use by someone other than us for example, we can take it in turns to be there and supervise, rather than it all being on my shoulders, which also allows more flexibility around everyone's schedules too (I can't be present if I'm off shooting a wedding, and don't want to lose the booking).  While I know this will be less overall income for me, it's also less cost to me as well, so I guess it may even out!

I've used quite a few studios over the years. Sounds like you'd be surprised by how many studio owners either turn up just to let you in, then disappear saying to close the door behind you, or simply tell you where to find the key. The two studios I used in Kent fairly regularly left a key out for me to find - one in Sevenoaks the other a few miles south of Maidstone. I'm not suggesting you should do that necessarily, but it's not uncommon.

I know this, studio usually dirty, poorly equipped, cold and if wasn't raining you'd be better outdoors. When you have a quality set up it would be uninsurable on this leave basis, contrary to fire regs that might be in place, gear would go missing/broken, and your PL would be worthless, safety an issue, a total non starter and a good way to be sued.

Edited by indemnity

FiL said

I've used quite a few studios over the years. Sounds like you'd be surprised by how many studio owners either turn up just to let you in, then disappear saying to close the door behind you, or simply tell you where to find the key. The two studios I used in Kent fairly regularly left a key out for me to find - one in Sevenoaks the other a few miles south of Maidstone. I'm not suggesting you should do that necessarily, but it's not uncommon.

You could probably solve that with keyless lock systems now, though an owner-off-site approach likely militates against the idea I suggested above about popup and empty shop schemes.

For Folkestone, you could try Smith Woolley and Perry in Castle Hill Avenue - they're the land agent for Lord Radnor and manage the Folkestone Estate's property portfolio. 15 years ago they were pretty flexible and reasonable about short term commercial lets for local businesses, although I haven't had anything to do with them more recently. They had a bunch of quite quirky properties which weren't easy to let to traditional high street businesses. The unit currently occupied by WJ Farrier & Son on the corner of Bouverie Road West and Christ Church Road used to contain a photo studio many years ago.

PhotographybyMichaelangelo said

indemnity said

Golfers get paid more though....

You're absolutely on the button about renting to others, I found they left the place dirty, it cost more in fuel and time/heating for me to rock up, for it to be worth bothering with.

This is partly why I am considering a shared rental with a few others, so if the studio is in use by someone other than us for example, we can take it in turns to be there and supervise, rather than it all being on my shoulders, which also allows more flexibility around everyone's schedules too (I can't be present if I'm off shooting a wedding, and don't want to lose the booking).  While I know this will be less overall income for me, it's also less cost to me as well, so I guess it may even out!

I had considered doing that too. I decided against it. Here's why...

You see, at the beginning, everyone involved starts out with the best of intentions. Everyone takes their turn cleaning, tidying, fixing stuff that gets broken etc. However, fairly soon someone can't take their turn because something more important turns up. Very soon everyone has something else more important to do when it's their turn. Then it's left to you as the project leader (and biggest investor) to sort everything out - or the whole scheme collapses altogether into a big shitty mess - often losing a few friends on the way too.

It 's a situation not unlike cleaning the kitchen in a shared student house - an experience I remember well! :-)

waist.it said

I had considered doing that too. I decided against it. Here's why...

You see, at the beginning, everyone involved starts out with the best of intentions. Everyone takes their turn cleaning, tidying, fixing stuff that gets broken etc. However, fairly soon someone can't take their turn because something more important turns up. Very soon everyone has something else more important to do when it's their turn. Then it's left to you as the project leader (and biggest investor) to sort everything out - or the whole scheme collapses altogether into a big shitty mess - often losing a few friends on the way too.

It 's a situation not unlike cleaning the kitchen in a shared student house - an experience I remember well! :-)

Yup I remember that situation all too well from back in the day! A fair point though for sure :)

If you want the co-op premises clean, hire a cleaner.

Some studios could be small enough not to attract business rates. Subject to change.

The best advice I can give you before you enter into any commercial property lease/rent/contract is to seek specialist advice from a commercial property solicitor.  There is no such things as a "standard" lease or tenancy agreement for commercial property and a huge amount of legal fluff can cover up an enormous amount of personal liability and exposure to expense for you.

Spending a grand or two before you sign a lease could easily save you tens of thousands in costs, reparations and other things later.  Bear in mind also, that you will likely be personally liable for all rent and costs if you choose to end your lease early, even if you're operating as a limited company.  You'd ideally want to get a lease with decent break clauses where you can exit before the term is up at certain points if it's not working out for you.

As others have eluded to, you will also need register your occupation with your local council, for non-domestic Business Rates.  Properties with a Rateable Value of below £12,500pa are currently able to receive 100% business rates relief (you still have to register for business rates, even if your property is exempt).  You'll likely also have to enter into a contract with a business energy supplier, which is nothing like the domestic market - it's a wild west, there's no energy price cap and you agree a unit cost for the whole length of the contract.  This could easily be anywhere from double to quadruple the unit cost you pay at home right now.

There's plenty of other things to look out for, I could write an exhaustive list but there's probably enough for you to get in with there.  

I would consider looking for one of these easy in-easy out places (like Biz Space) where you get none of the protections of a commercial lease, but you can walk away with no penalty if it doesn't work out for you.  They can be more expensive in the long run, but they come as a set price with none of the hassles of negotiating energy bills, business rates etc.

Alternatively, perhaps look for a local studio that you can strike a deal with for so many hours every month.

Good luck in your venture.

Saracen House Studio said

The best advice I can give you before you enter into any commercial property lease/rent/contract is to seek specialist advice from a commercial property solicitor.  There is no such things as a "standard" lease or tenancy agreement for commercial property and a huge amount of legal fluff can cover up an enormous amount of personal liability and exposure to expense for you.

Spending a grand or two before you sign a lease could easily save you tens of thousands in costs, reparations and other things later.  Bear in mind also, that you will likely be personally liable for all rent and costs if you choose to end your lease early, even if you're operating as a limited company.  You'd ideally want to get a lease with decent break clauses where you can exit before the term is up at certain points if it's not working out for you.

As others have eluded to, you will also need register your occupation with your local council, for non-domestic Business Rates.  Properties with a Rateable Value of below £12,500pa are currently able to receive 100% business rates relief (you still have to register for business rates, even if your property is exempt).  You'll likely also have to enter into a contract with a business energy supplier, which is nothing like the domestic market - it's a wild west, there's no energy price cap and you agree a unit cost for the whole length of the contract.  This could easily be anywhere from double to quadruple the unit cost you pay at home right now.

There's plenty of other things to look out for, I could write an exhaustive list but there's probably enough for you to get in with there.  

I would consider looking for one of these easy in-easy out places (like Biz Space) where you get none of the protections of a commercial lease, but you can walk away with no penalty if it doesn't work out for you.  They can be more expensive in the long run, but they come as a set price with none of the hassles of negotiating energy bills, business rates etc.

Alternatively, perhaps look for a local studio that you can strike a deal with for so many hours every month.

Good luck in your venture.

Good advice, I have bought & sold, renovated, built, restored listed and conservation, have rentals etc UK and overseas. The other option is to purchase/renovate/refinance and let back funded by rental. Single situation companies without PGs if leasing  the devil is in the detail.

Edited by indemnity