What is a 'vanilla shell' as it pertains to leasing a Dog Haus location?
Dog_Haus Franchise · 2025 FDDAnswer from 2025 FDD Document
These estimates presume that you will receive a "vanilla shell" from your landlord.
For purposes of these estimates, a "vanilla shell" includes leased premises with one restroom built to local code specifications in a location specified in the tenant improvement plans for your Dog Haus Restaurant; (2) sheet-rocked, taped and painted walls; (3) concrete floor, broom clean; (4) grease interceptor; (5) 200-40 amp low voltage electrical service distributed to local code specifications; (6) fluorescent 4' x 2' lighting fixtures with usually one fixture per 150-200 square feet; (7) HVAC system distributed at one ton per 175-200 square feet depending upon local climate conditions and use, generally with a gas heating system and an electrical air conditioning system; (8) fire sprinklers per local code specifications distributed throughout the premises designed for retail use; and (9) water, gas, cable and telephone service stubbed to the rear of the premises.
If you do not receive a "vanilla shell" from your landlord, your leasehold construction costs may substantially exceed these estimates.
Source: Item 7 — ESTIMATED INITIAL INVESTMENT (FDD pages 22–31)
What This Means (2025 FDD)
According to Dog Haus's 2025 Franchise Disclosure Document, a "vanilla shell" is a term used to describe the condition of a leased premises provided by the landlord. This is relevant because the estimated initial investment for a Dog Haus franchise assumes that the franchisee will receive a vanilla shell.
Specifically, a vanilla shell includes several key features: a restroom built to local code, sheet-rocked, taped, and painted walls, a broom-clean concrete floor, a grease interceptor, a 200-40 amp low voltage electrical service distributed to local code, fluorescent 4' x 2' lighting fixtures (typically one per 150-200 square feet), an HVAC system distributed at one ton per 175-200 square feet (with gas heating and electrical air conditioning), fire sprinklers per local code, and stubbed water, gas, cable, and telephone service to the rear of the premises.
If a prospective Dog Haus franchisee does not receive a vanilla shell from the landlord, the leasehold construction costs may substantially exceed the initial investment estimates provided in the FDD. This means the franchisee would be responsible for covering the costs to bring the premises up to a vanilla shell condition before starting the build-out for the Dog Haus restaurant. Therefore, it is crucial for franchisees to understand the condition of the leased space and negotiate lease terms that provide for a vanilla shell to avoid unexpected and potentially significant expenses.