Suite Rental Agreement Template | Salon Suites Example

This Suite Rental Agreement ("Agreement") is entered into as of [EFFECTIVE DATE] ("Effective Date"), by and between:

LANDLORD: Luxa Salon Suites LLC [LANDLORD ADDRESS] ("Landlord")

TENANT: [TENANT LEGAL NAME] [TENANT ADDRESS] [TENANT PHONE] [TENANT EMAIL] ("Tenant")

Section 1: Parties and Premises

1.1. Premises. Landlord hereby leases to Tenant, and Tenant hereby rents from Landlord, Suite Number [SUITE NUMBER] ("Suite") located at [FACILITY ADDRESS], South Riding, Virginia [ZIP CODE] ("Facility").

1.2. Suite Specifications.

Suite Number: [SUITE NUMBER]
Suite Type: [STANDARD / PLUS / LARGE / EXECUTIVE]
Approximate Square Footage: [SQUARE FOOTAGE] sq ft
Suite includes: [LIST INCLUDED FIXTURES - e.g., styling station, shampoo bowl, cabinet storage]

1.3. Common Areas. Tenant shall have access to common areas including reception area, break room, laundry facilities, and restrooms, subject to House Rules (Exhibit A).

Section 2: Term

2.1. Initial Term. The initial term of this Agreement shall commence on [START DATE] and continue for a period of six (6) months, ending on [END DATE], unless sooner terminated in accordance with this Agreement.

2.2. Renewal and Month-to-Month Continuation. Following the expiration of the Initial Term, this Agreement shall automatically convert to a month-to-month tenancy under the same terms and conditions, unless either party provides written notice of termination at least thirty (30) days prior to the end of any month.

2.3. Notice of Non-Renewal. If Landlord elects not to renew or continue the tenancy, Landlord shall provide Tenant with sixty (60) days written notice prior to the desired termination date.

Section 3: Rent

3.1. Weekly Rent. Tenant agrees to pay Landlord weekly rent in the amount of $[WEEKLY RENT] ("Base Rent"), payable in advance.

3.2. Due Date. Rent is due and payable every [DAY OF WEEK] for the upcoming week. The first week's rent is due upon execution of this Agreement.

3.3. Payment Method. Rent shall be paid via ACH automatic bank transfer or credit card autopay. Tenant agrees to maintain valid payment information on file with Landlord.

3.4. Flat Rent. Base Rent is a flat amount and is not calculated as a percentage of Tenant's gross receipts, revenue, or income from services provided to clients. Tenant retains 100% of all service fees charged to Tenant's clients.

3.5. Late Fee. If rent is not received within five (5) days of the due date, Tenant shall pay a late fee of $25.00 plus $10.00 for each additional day rent remains unpaid, up to a maximum of $75.00 per week.

3.6. Returned Payment Fee. A fee of $35.00 shall be charged for any returned payment (NSF, insufficient funds, or stopped payment).

Section 4: Security Deposit

4.1. Deposit Amount. Upon execution of this Agreement, Tenant shall pay a security deposit in the amount of $[SECURITY DEPOSIT] (equivalent to two (2) weeks rent).

4.2. Use of Deposit. The security deposit shall be held by Landlord as security for the faithful performance of Tenant's obligations under this Agreement. Landlord may apply all or any portion of the deposit to cure any default by Tenant.

4.3. Return of Deposit. Within fourteen (14) days after Tenant vacates the Suite, Landlord shall return the security deposit less any deductions for:

(a) Unpaid rent or other charges;
(b) Costs to repair damage beyond normal wear and tear;
(c) Cleaning costs if Suite is not left in clean condition;
(d) Key or access device replacement costs.

4.4. Itemized Statement. If any deductions are made, Landlord shall provide Tenant with an itemized statement of deductions within fourteen (14) days of move-out.

Section 5: Included Amenities

5.1. Utilities Included. Base Rent includes the following utilities:

(a) Electricity
(b) Water
(c) HVAC (heating, ventilation, air conditioning)
(d) Trash removal

5.2. Services Included. Base Rent includes the following services:

(a) Business-grade WiFi internet access
(b) Access to shared laundry facilities (washer/dryer)
(c) Access to common break room
(d) Access to shared restroom facilities
(e) 24/7 building access via electronic key/code system
(f) Common area cleaning and maintenance

5.3. Parking. Tenant and Tenant's clients shall have access to parking as available at the Facility, subject to any parking rules established by Landlord.

Section 6: Professional Licensing

6.1. License Requirement. Tenant represents and warrants that Tenant holds a valid license issued by the Virginia DPOR (Board for Barbers and Cosmetology) (or applicable licensing authority) for the services Tenant intends to provide.

6.2. Proof of License. Tenant shall provide a copy of Tenant's current license prior to occupancy and upon each renewal.

6.3. Maintenance of License. Tenant shall maintain valid licensure throughout the Term.

6.4. Notice of Lapse. Tenant shall notify Landlord within five (5) business days of any suspension, revocation, or lapse of licensure.

6.5. Material Breach. Lapse of licensure for more than thirty (30) days shall constitute a material breach of this Agreement.

6.6. Continuing Education. Tenant is solely responsible for completing all continuing education requirements for license renewal as required by the Virginia DPOR (Board for Barbers and Cosmetology) (currently 6 hours every 2 years, effective January 1, 2026).

Section 7: Insurance Requirements

7.1. Required Coverage. Tenant shall maintain throughout the Term of this Agreement:

(a) Professional Liability Insurance with limits of not less than $1,000,000 per occurrence;

(b) Commercial General Liability Insurance with limits of not less than $1,000,000 per occurrence and $2,000,000 aggregate;

7.2. Additional Insured. All policies shall name Landlord (Luxa Salon Suites LLC) as Additional Insured.

7.3. Certificate of Insurance. Tenant shall provide Certificate of Insurance prior to occupancy and annually thereafter, no later than thirty (30) days before policy expiration.

7.4. Notice of Cancellation. All policies shall require thirty (30) days written notice to Landlord prior to cancellation or material modification.

7.5. Material Breach. Failure to maintain required insurance shall constitute a material breach of this Agreement.

7.6. Recommended Providers. Tenant may obtain coverage from any licensed insurance provider. Providers specializing in beauty professional insurance include Elite Beauty Society, Beauty & Bodywork Insurance (BBI), NACAMS, and Hiscox.

Section 8: Sanitation Compliance

8.1. Regulatory Compliance. Tenant shall comply with all sanitation requirements set forth in 18VAC41-70 (Virginia Administrative Code) and all applicable regulations of the Virginia DPOR (Board for Barbers and Cosmetology).

8.2. Required Equipment. Tenant shall maintain all required sanitation equipment including but not limited to wet sanitizers, EPA-registered disinfectant, and closed dry storage cabinets.

8.3. Disinfection Protocols. Tenant shall follow all disinfection protocols for implements as required by regulation, including:

(a) Washing implements in hot, soapy water;
(b) Immersing in EPA-registered disinfectant solution;
(c) Storing in closed, dry cabinet.

8.4. Suite Cleanliness. Tenant shall maintain Suite in clean and sanitary condition at all times.

8.5. Inspections. Landlord may conduct periodic inspections with reasonable notice to verify sanitation compliance.

8.6. Regulatory Violations. Citations or violations issued by the Virginia DPOR (Board for Barbers and Cosmetology) may constitute a material breach of this Agreement at Landlord's discretion.

Section 9: Independent Contractor Status

9.1. Independent Contractor. Tenant is an independent contractor and not an employee, partner, or agent of Landlord. This is a commercial lease agreement, not an employment agreement.

9.2. Control of Business. Tenant shall control the manner and means of providing services, including:

(a) Setting prices for services offered to clients;
(b) Selecting products used in providing services;
(c) Determining services to be offered (within scope of Tenant's license);
(d) Setting work schedule and hours of operation;
(e) Managing client relationships and appointments;
(f) Marketing and promoting Tenant's business.

9.3. Equipment and Supplies. Tenant shall provide Tenant's own tools, equipment, supplies, and products necessary to perform services.

9.4. Tax Responsibility. Tenant is solely responsible for all federal, state, and local taxes arising from Tenant's business activities, including but not limited to income tax, self-employment tax, and sales tax.

9.5. Form 1099-NEC. Landlord shall issue Form 1099-NEC to Tenant if required by law (currently if rent payments exceed $600 per calendar year; threshold increases to $2,000 in 2026).

9.6. No Employment Relationship. Nothing in this Agreement creates an employment relationship, partnership, joint venture, or agency relationship between the parties.

Section 10: Use of Premises

10.1. Permitted Use. Tenant shall use the Suite solely for the purpose of providing licensed cosmetology, beauty, or wellness services within the scope of Tenant's professional license.

10.2. No Subletting. Tenant shall not sublet, assign, or transfer this Agreement or any interest herein, nor permit any other person to use the Suite, without the prior written consent of Landlord.

10.3. No Illegal Activities. Tenant shall not use the Suite for any unlawful purpose or in violation of any applicable laws, regulations, or ordinances.

10.4. Quiet Enjoyment. Tenant shall conduct business in a manner that does not unreasonably interfere with the quiet enjoyment of other tenants at the Facility.

10.5. Client Conduct. Tenant is responsible for the conduct of Tenant's clients while at the Facility. Clients must remain in Tenant's Suite or common areas designated for client use.

10.6. Prohibited Items. The following are prohibited in the Suite and Facility:

(a) Smoking or vaping;
(b) Illegal substances;
(c) Firearms or weapons;
(d) Pets (except service animals);
(e) Overnight occupancy.

Section 11: Maintenance Responsibilities

11.1. Landlord Responsibilities. Landlord shall be responsible for:

(a) HVAC system maintenance and repairs;
(b) Plumbing repairs (main lines and fixtures);
(c) Electrical system repairs (main panels and circuits);
(d) Common area maintenance and cleaning;
(e) Structural repairs;
(f) Building security systems;
(g) Shared laundry equipment;
(h) Parking lot and exterior maintenance.

11.2. Tenant Responsibilities. Tenant shall be responsible for:

(a) Suite interior cleanliness;
(b) Personal equipment maintenance and repairs;
(c) Light bulb replacement within Suite;
(d) Suite-specific damage caused by Tenant or Tenant's clients;
(e) Keeping Suite free of pests (reporting infestations promptly);
(f) Minor cosmetic maintenance within Suite.

11.3. Maintenance Requests. Tenant shall submit maintenance requests through the designated method (text, email, or maintenance portal). Emergency repairs should be reported immediately by phone.

11.4. Response Times.

(a) Emergency (water, fire, security): Immediate response;
(b) Urgent (no HVAC, plumbing leak): Within 24 hours;
(c) Standard (cosmetic, minor): Within 5 business days.

11.5. Access for Repairs. Tenant grants Landlord reasonable access to the Suite for maintenance and repairs upon 24-hour notice (except in emergencies).

Section 12: House Rules

12.1. House Rules. Tenant agrees to comply with the House Rules attached hereto as Exhibit A and incorporated herein by reference.

12.2. Modifications. Landlord may modify House Rules upon thirty (30) days written notice to Tenant. Modified rules shall apply to all tenants uniformly.

12.3. Violations. Repeated violations of House Rules may constitute grounds for termination of this Agreement.

Section 13: Default and Termination

13.1. Events of Default. The following shall constitute Events of Default:

(a) Failure to pay rent within ten (10) days of due date;

(b) Failure to maintain required insurance coverage for more than fifteen (15) days after written notice;

(d) Receipt of two (2) or more sanitation violations from the Virginia DPOR (Board for Barbers and Cosmetology) within any twelve (12) month period;

(e) Any single violation resulting in closure order from regulatory authority;

(f) Failure to provide proof of insurance or licensure within ten (10) days of Landlord's written request;

(g) Material violation of House Rules after written warning;

(h) Use of Suite for unlawful purposes;

(i) Subletting without consent.

13.2. Cure Period. Except for Events of Default under subsections (d), (e), and (h), Tenant shall have fifteen (15) days from receipt of written notice to cure the default.

13.3. Termination Upon Default. Upon Event of Default that is not cured within the applicable cure period, Landlord may:

(i) Terminate this Agreement upon fifteen (15) days written notice;
(ii) Pursue all remedies available at law or in equity;
(iii) Recover costs of enforcement including reasonable attorneys' fees.

13.4. Surrender. Upon termination, Tenant shall immediately surrender possession of the Suite in clean condition, reasonable wear excepted, and return all keys and access devices.

13.5. Holdover. If Tenant fails to vacate upon termination, Tenant shall pay holdover rent at 150% of the Base Rent for each day of holdover, plus all costs incurred by Landlord in recovering possession.

Section 14: Indemnification

14.1. Tenant Indemnification. Tenant shall indemnify, defend, and hold harmless Landlord, its officers, directors, members, employees, and agents from and against any and all claims, damages, losses, costs, and expenses (including reasonable attorneys' fees) arising out of or related to:

(a) Tenant's use and occupancy of the Suite;

(b) Any services provided by Tenant to Tenant's clients;

(d) Any breach of this Agreement by Tenant;

(e) Any violation of applicable laws, regulations, or licensing requirements by Tenant.

14.2. Survival. This indemnification shall survive the termination of this Agreement.

Section 15: Renewal

15.1. Renewal Notice. Landlord shall provide Tenant with written notice of renewal options at least sixty (60) days prior to the end of the Initial Term or anniversary date.

15.2. Renewal Options. At renewal, Tenant may:

(a) Renew for an additional six (6) month term;
(b) Continue on month-to-month basis;
(c) Vacate upon expiration with thirty (30) days notice.

15.3. Rent Escalation. Base Rent shall increase by three percent (3%) annually, applied on the lease anniversary date or annually for month-to-month tenancies.

15.4. Escalation Notice. Landlord shall provide Tenant with sixty (60) days written notice of any rent increase.

Section 16: Dispute Resolution

16.1. Negotiation. The parties agree to attempt in good faith to resolve any dispute arising under this Agreement through negotiation.

16.2. Mediation. If negotiation fails, either party may request non-binding mediation. The parties shall share equally the cost of mediation.

16.3. Arbitration. If mediation fails, any dispute shall be submitted to binding arbitration in accordance with the rules of the American Arbitration Association. The arbitrator's decision shall be final and binding.

16.4. Governing Law. This Agreement shall be governed by and construed in accordance with the laws of the Commonwealth of Virginia.

16.5. Venue. Any legal action arising under this Agreement shall be brought in the courts of Loudoun County, Virginia.

Section 17: Severability

17.1. Severability. If any provision of this Agreement is held to be invalid, illegal, or unenforceable, such provision shall be modified to the minimum extent necessary to make it valid, legal, and enforceable, and the remaining provisions shall continue in full force and effect.

Section 18: Entire Agreement

18.1. Entire Agreement. This Agreement, including all Exhibits attached hereto, constitutes the entire agreement between the parties concerning the subject matter hereof and supersedes all prior agreements, understandings, negotiations, and discussions, whether oral or written.

18.2. No Reliance. Neither party has relied upon any representation or statement not set forth in this Agreement.

Section 19: Amendments

19.1. Written Amendments Only. This Agreement may not be amended, modified, or supplemented except by a written instrument signed by both parties.

19.2. No Oral Modifications. No oral agreement, understanding, or representation shall modify this Agreement or any provision hereof.

19.3. Addendum. Any amendments shall be executed as a written addendum to this Agreement, referencing this Agreement by date and parties.

Section 20: Signatures

IN WITNESS WHEREOF, the parties have executed this Suite Rental Agreement as of the date first written above.

LANDLORD

Luxa Salon Suites LLC

Signature: _________________________________

Printed Name: _________________________________

Title: _________________________________

Date: _________________________________

TENANT

Signature: _________________________________

Printed Name: [TENANT LEGAL NAME]

Date: _________________________________

Exhibits

Exhibit A: House Rules
Exhibit B: Suite Condition Report (completed at move-in)
Exhibit C: Certificate of Insurance (provided by Tenant)
Exhibit D: Copy of Professional License (provided by Tenant)

Move-In Checklist

To be completed at lease signing:

Item	Received	Date
Signed Lease Agreement	[ ]	_____
Security Deposit: $[AMOUNT]	[ ]	_____
First Week Rent: $[AMOUNT]	[ ]	_____
Key/Access Deposit: $50	[ ]	_____
Certificate of Insurance	[ ]	_____
Copy of Professional License	[ ]	_____
W-9 Form	[ ]	_____
Emergency Contact Form	[ ]	_____
House Rules Acknowledgment	[ ]	_____
Sanitation Acknowledgment	[ ]	_____

Total Move-In Amount Due: $[TOTAL]

This document is a template for informational purposes and should be reviewed by a licensed attorney before use. It does not constitute legal advice.

Template Version: 1.0 Created: 2026-01-18 Phase: 10-operations-design