Touring salon suites is not just about how good a space looks. If you miss the real numbers and policies behind that pretty chair, you could be stuck in a lease that eats your profit or leaves you in a spot your clients hate. This checklist is meant for working pros who have done time behind the chair or are trying to get off commission and into a booth rental or suite—they want facts, not fluff.
Why Details Matter: Real Salon Dollars On The Line
Every empty chair is money lost. In most US cities, a vacant booth or suite costs the owner $400 to $800 a month. Renting at the wrong place, or taking too long to decide, can cost a renter the same amount just in fees, lost clients, or missed opportunities. If you’re thinking about making the jump, don’t get sucked in by good lighting and a trendy paint job—go in like a business owner, not just a stylist.
The Money: What’s Actually Included in Rent?
- Base Rent: In a place like Houston, expect chair rental (booth rent) to run about $175 – $325 per week. Miami pushes suites toward $350 – $500/week, but some smaller cities are lower.
- Utilities & Wi-Fi: Is power, water, and Wi-Fi rolled into rent? Sometimes you see “all-in” pricing, sometimes there’s add-ons—$30 to $80/month more.
- Laundry & Supplies: Is towel service or onsite laundry extra? Plan for $25 to $60 each month. You buy your own color, retail, and back bar products.
- Move-in/Key Fees: Most owners charge $50-150 for keys, and some want a deposit equal to a week’s or month’s rent.
- Extras: Some properties charge a facility, cleaning, or maintenance fee—$10 to $50/month. Get this in writing.
If you’re used to commission, do the math. A stylist making $1,500/week on a 60/40 split in a busy shop grosses $900 after the house cut. Renting a suite at $325/week means you need to bring at least 10-15 regular clients to break even after expenses. The top mistake? Underestimating your real monthly costs.
Parking and Access: Will Clients Actually Show Up?
- Parking Capacity: Count lots and spaces. If there are 10 suites and only 8 spots, expect client frustration during peak hours (Saturdays and late nights especially).
- Is Parking Free? Metered or paid lots chase away regulars. Rarely worth it—expect client drop off if you have to move locations without accessible parking.
- Hours and Security: Ask if you get 24/7 access or if doors lock at a certain time. Many suite properties restrict after-hours, making late-night appointments tricky.
- Visibility: If the entrance is hard to spot, you’ll spend your first month texting directions. Walk the route your clients would take.
Facility: Is This Suite Set Up For What You Do?
- Equipment Check: Does your station have a shampoo bowl, styling chair, and mirror? Nail and lash techs—do you need a sink in your room, or just access?
- Noise & Privacy: Thin walls and shared plumbing? Listen during your tour—can you hear every dryer or conversation next door? Not good for massage, lashes, or facials.
- Washer/Dryer Ratio: If there are 20 suites and only 2 washers, plan your laundry around off-hours or risk running out of towels.
- Modifications: Clarify what you can bring or swap out. Most owners let you use your own furniture, but big changes (new plumbing, paint, etc.) almost always require approval.
- Lighting: Can you change bulbs or install task lighting? Poor lighting = unhappy color clients.
Policies: Don’t Get Trapped By The Lease
- Lease Length: Month-to-month is common but may cost more than a 6- or 12-month lock-in. Every contract is different, so ask for the full policy before you decide.
- Break or Cancellation Fees: Standard is 30-day notice, but some charge up to 2 months’ rent if you break an annual lease early.
- Repairs: If a chair breaks or the sink clogs, who is actually fixing it? Most real suite operations handle repairs but check timelines. On-site maintenance is a huge plus.
- Cleaning: Daily clean-up is required, but does the property supply cleaning materials, or is that on you? Ask before moving in.
- Advertising Rules: Some properties have signage rules that limit what you can put in windows or post online about location. Don’t assume you can just hang up a sign.
- Sharing and Sublets: Sharing a booth or suite (to split rent) can slash costs. Not all owners allow it, so clarify upfront—including how scheduling or insurance works.
- Vacations/Time Off: Almost always, you pay full rent even when away. Subletting when on vacation? Rare, but worth asking about.
Neighborhood and Community: Are You Building or Losing Clients?
- Area Quality: Visit at rush hour, weekends, and evening. Well-lit, busy shopping centers usually retain clientele. Sparse, poorly lit parks? Risky, especially for walk-ins.
- Nearby Businesses: Being close to coffee shops, retail, or gyms boosts walk-ins and cross-promotion.
- Pro Network: Ask if other stylists refer between each other or if everyone’s on their own. Some suite communities do monthly mixers or education events.
- Service Overlap: If every other booth does the same thing as you, new clients might be harder to win. But a good community helps everyone fill chairs.
Technology: Can You Actually Run Your Book?
- Wi-Fi: Included in rent about 80% of the time. Test the speed with your own phone during the tour—booking software or payment processing needs a stable 25 Mbps minimum.
- POS/Flexibility: Are you forced into the property’s POS (rare, but happens), or can you use your own? Most independent suite owners let you run your own tech.
- Backups: If the Wi-Fi goes out, is there a backup or nearby hotspot?
Crunching the Numbers: Is This the Right Move?
Let’s talk examples. If you’re leaving a commission shop in Dallas at 60/40 and renting a suite at $300/week (about $1,200/month), add up:
- Rent: $1,200/month
- Wi-Fi/Utilities: $100/month (if not included)
- Laundry/Cleaning: $40/month
- Insurance: $20-30/month
- Products: $150/month
- Marketing: $80/month
Total: $1,590/month minimum before you pocket dollar one. That means booking at least 20 good client sessions (cut and color) a week just to be at breakeven with a full book behind the chair. If you’re “full” but spend too much on rent, you’ll end up taking home less than when you started. Do the comparison for your city, exact rent, and known product costs.
For more specific rent breakdowns by city and what’s actually included (with more numbers), read Salon Suites for Rent Near Me: What You’ll Actually Pay (and What’s Usually Included).
Objections and Red Flags: Know Before You Go
- “Will My Clients Follow?” If half your book is walk-ins or handed-down from other stylists, moving to a private suite could cut your income—unless you make up the numbers with aggressive rebooking and social promotion. Know your retention rate.
- “What if My Chair Sits Empty?” Owners lose $400 to $800/month on every unfilled station. Renters who don’t plan see these costs themselves in lost potential income.
- “The Suite Looks Great, But the Rules Suck.” Read every policy. Hidden restrictions can cripple your business (limited hours, forced POS, or no sharing).
What’s Next: Touring and Comparing Like a Pro
- Bring this checklist—write down the answer to every section, for every property you tour.
- Take pictures / video of each suite and common areas for side-by-side review later.
- Ask follow-up questions after the tour (owners expect it from serious professionals).
- Do the real math. Add every true cost, see how many booked clients you’d need weekly to hit your personal breakeven point.
- Have someone else review the lease—don’t go by what an owner says verbal. Get everything in writing before you sign.
Need more detail on short-term rentals? Check out Renting a Booth or Suite Short-Term for Busy Season: A Practical Playbook.
Summary Action: How To Lock in the Best Suite, Booth, or Chair
- Prioritize hard numbers over style—price, fees, parking, policies.
- Tour during YOUR busiest client hours—test access, noise, and lighting.
- Compare real monthly costs side-by-side, not just headline rent.
- Be ready with follow-up questions and negotiate any points before signing.
- When ready, use a platform that actually covers all the options in your area and lets you sort by exactly what you need. If you want to tour booth rentals, full suites, or browse by amenity, Salon Renter puts you directly in touch with salon owners and managers. No guesswork, no wasted time, just better choices for both renters and owners.
When you’re serious about your business—whether you’re sick of commission splits, tired of empty chairs, or want to finally take control of your client base—these details separate career pros from sad lease stories. Every number and every rule matters. Take this checklist to every tour, get answers in writing, and you’ll land the right spot for your business, not just your Instagram.
