Do the construction and leasehold improvements estimates for C3 Wellness Spa include architect fees?
C3_Wellness_Spa Franchise · 2024 FDDAnswer from 2024 FDD Document
Note 2: Construction and Leasehold Improvements – This estimate is for the cost of construction, construction management and build-out of a Spa Location Franchise but does not including furniture, fixtures and equipment. This estimate also includes flooring, wallpaper and other specialized décor that we required for your Spa Location Franchise. Our estimates are based on the assumption that the typical square footage of a spa is approximately 4,000 square feet. These estimates are based on the assumption that the site for your Spa has been obtained in the "vanilla box" stage which refers to the interior condition of either a new or existing building in which the existing improvements generally consist of heating/cooling with delivery systems, essential lighting, electrical switches and outlets, lavatories, a finished ceiling, walls that are prepped for painting and a concrete slab floor. These numbers are not inclusive of any architect fees or other fees charged by licensed professionals other than general contractors and licensed tradesmen and do not include any special heating cooling or ductwork required by a Spa. The costs for developing your Spa may be higher or lower than the estimates provided.
Source: Item 7 — ESTIMATED INITIAL INVESTMENT (FDD pages 21–25)
What This Means (2024 FDD)
According to C3 Wellness Spa's 2024 Franchise Disclosure Document, the estimated costs for construction and leasehold improvements do not include architect fees. The estimate ranges from $350,000 to $400,000 and covers the cost of construction, construction management, and build-out of a Spa Location Franchise, including flooring, wallpaper, and specialized décor.
The FDD specifies that the estimates are based on a typical spa size of approximately 4,000 square feet and assume the site is in a "vanilla box" condition, which includes basic interior finishes like heating/cooling systems, lighting, lavatories, a finished ceiling, prepped walls, and a concrete slab floor.
However, the estimate explicitly excludes architect fees and other fees charged by licensed professionals other than general contractors and licensed tradesmen. It also excludes any special heating, cooling, or ductwork required by the spa. Therefore, prospective C3 Wellness Spa franchisees should budget separately for architect fees and specialized HVAC work, as these are not covered in the initial construction and leasehold improvement estimates.