What is a 'plain vanilla shell' location in the context of a Dermani Medspa build-out?
Dermani_Medspa Franchise · 2025 FDDAnswer from 2025 FDD Document
The figures in the chart are for the build-out of a "plain vanilla shell" location for a space that is approximately 1,500 to 2,000 square feet in size.
The low estimate assumes that
you will receive a tenant improvement allowance that covers the costs most improvements, whereas the high estimate assumes less allowance or is near the top end of the range that we recommend being your responsibility . If a franchisee acquires or leases existing retail space that may have operated a dermani MEDSPA® or as another type of business, the costs for retrofitting the space with the required leasehold improvements may be more or less than the figures in the chart. There are other variables regarding potential sites that are likely to be site-specific and may impact overall construction and/or operating costs, such as, for example, asbestos or other materials within walls of existing locations, special permitting rules and regulations, special HVAC requirements, or site-specific design criteria. These situations are site-specific and we cannot estimate the costs; a franchisee should evaluate those potential costs for any specific site that might be considered.
Source: Item 7 — ESTIMATED INITIAL INVESTMENT (FDD pages 20–26)
What This Means (2025 FDD)
According to Dermani Medspa's 2025 Franchise Disclosure Document, the estimated initial investment figures are based on the build-out of a "plain vanilla shell" location with a size of approximately 1,500 to 2,000 square feet. The FDD does not define "plain vanilla shell." However, it does state that the low estimate for leasehold improvements is based on receiving a tenant improvement allowance that covers most improvement costs. The high estimate assumes less allowance or is near the top end of what Dermani Medspa recommends the franchisee be responsible for.
The document indicates that costs may vary if a franchisee acquires or leases an existing retail space, especially one that previously operated as a Dermani Medspa or another type of business, as retrofitting the space could be more or less expensive. Additionally, site-specific variables such as asbestos, special permitting rules, HVAC requirements, or design criteria can impact construction and operating costs. These potential costs should be evaluated for any specific site under consideration.
Prospective franchisees should note that the availability and scope of tenant improvement allowances are subject to negotiation between the franchisee and the landlord. Dermani Medspa cannot estimate the amount, scope, or type of allowance that may be available for a particular site or from a specific landlord. Therefore, franchisees must conduct thorough due diligence and consult with real estate professionals to assess typical leasing costs and potential site-specific expenses in their target market area. Understanding the condition of the space and potential build-out requirements is crucial for accurately estimating the total initial investment.