Service Description
Suite types, amenities, pricing structure, and service offerings.
1. Service Overview
Core Offering
Luxa Salon Suites provides fully-equipped, private salon suites for rent to independent beauty professionals. Each suite is a move-in ready workspace where licensed cosmetologists, estheticians, nail technicians, and massage therapists operate their own businesses.
Business Model
- Rental Structure: Weekly flat-rate rentals paid in advance
- No Percentage Rent: Tenants retain 100% of their service revenue (critical for independent contractor compliance)
- Independence: Tenants control their own business operations including:
- Setting their own prices for services
- Selecting products used in providing services
- Determining services offered (within license scope)
- Setting work schedule and hours of operation
- Managing client relationships and appointments
- Marketing and promoting their business
Target Tenants
- Licensed cosmetologists transitioning from booth rental
- Established beauty professionals seeking more independence
- Estheticians and skincare specialists
- Nail technicians requiring private workspace
- Massage therapists
- Lash and brow specialists
2. Suite Types and Specifications
Luxa Salon Suites offers four suite tiers designed to meet different professional needs and business stages:
| Tier | Size | Weekly Rate | Monthly Rate | Quantity | Mix % | Key Features |
|---|---|---|---|---|---|---|
| Standard | 100 sq ft | $325 | $1,407 | 8 | 44% | Styling station, mirror, cabinet, 2 dedicated circuits |
| Plus | 130 sq ft | $365 | $1,581 | 5 | 28% | Standard features + shampoo bowl |
| Large | 160 sq ft | $395 | $1,710 | 3 | 17% | Plus features + dual workstation capability |
| Executive | 200 sq ft | $425 | $1,840 | 2 | 11% | Premium finishes, dual shampoo option, consultation area |
Total: 18 suites
Suite Features by Tier
Standard Suite (100 sq ft)
- Target: New independents, lash technicians, barbers
- Dimensions: 10' x 10' or 8' x 12'
- Electrical: 2x 20A dedicated circuits, 4 outlets minimum
- Storage: Wall-mounted cabinet (30"W x 24"H x 12"D)
- Mirror: 36"W x 48"H with LED lighting
- Shampoo: Shared access in common area
Plus Suite (130 sq ft)
- Target: Established stylists, dual-service providers
- Dimensions: 10' x 13' or 11' x 12'
- Electrical: 2-3x 20A circuits, 5 outlets minimum
- Storage: Wall cabinet + under-counter cabinet
- In-suite shampoo bowl included
- Plumbing: Hot/cold water, backwash bowl
Large Suite (160 sq ft)
- Target: Partners, mentor/assistant teams
- Dimensions: 10' x 16' or 12' x 13'
- Electrical: 3x 20A circuits, 6 outlets minimum
- Dual workstation capability
- Full cabinetry (48" linear minimum)
- Shampoo bowl with optional second wet station rough-in
- Dimmable ambient lighting
Executive Suite (200 sq ft)
- Target: Premium operators, high-volume stylists
- Dimensions: 10' x 20' or 12.5' x 16'
- Electrical: 3-4x 20A circuits, 8 outlets minimum
- Dual shampoo bowls or bowl + spa sink
- Full cabinetry (8+ linear feet)
- Dedicated waiting/consultation area
- Premium finishes throughout
- Individual HVAC zone control
3. Facility Specifications
Soundproofing (Key Differentiator)
Speech privacy is critical in salon suites where clients share personal information with their beauty professionals. Luxa exceeds franchise competitor standards:
| Specification | Luxa Standard | Franchise Standard | Advantage |
|---|---|---|---|
| STC Rating | 48-52 | 36-40 | 20-30% better sound isolation |
| Wall Assembly | Double 5/8" drywall, metal studs, Green Glue damping | Single layer drywall | Genuine speech privacy |
| Insulation | R-13 unfaced fiberglass, full cavity | Basic or none | Complete sound absorption |
| Sealing | Acoustic sealant at all perimeters | Standard caulk | No sound leaks |
Result: Conversations in adjacent suites are inaudible, protecting client privacy and tenant professionalism.
Professional Lighting
Accurate color rendering is essential for hair color, makeup application, and skin assessment:
| Specification | Luxa Standard | Industry Standard |
|---|---|---|
| CRI (Color Rendering Index) | 90+ minimum (95 preferred) | 80-85 |
| Color Temperature | 4000-5000K at workstation | Variable |
| Task Lighting | 50 foot-candles minimum | Often inadequate |
| Mirror Lighting | Vertical sides (eliminates shadows) | Top-only common |
Result: Hair color appears identical in the suite and in natural light, preventing costly color corrections and client dissatisfaction.
Electrical Capacity
Salon equipment draws significant power. Dedicated circuits eliminate the frustration of tripped breakers:
| Specification | Luxa Standard | Budget Competitor |
|---|---|---|
| Circuits per Suite | 2x 20A dedicated minimum | Shared circuits (2-3 suites per 20A) |
| Outlets | 4-8 per suite (by tier) | Minimal |
| GFCI Protection | All wet areas | Code minimum only |
| Panel | 200A facility capacity | Undersized |
Result: Two hair dryers can run simultaneously without power issues. Zero circuit conflicts between suites.
HVAC and Ventilation
Professional air quality protects tenant health and client comfort:
| Specification | Standard |
|---|---|
| Fresh Air | 15-45 CFM per suite |
| Temperature Control | Zone-controlled with individual suite adjustment |
| Ventilation | Exhaust fans in all wet areas |
| Nail Service Option | 50 CFM source capture ventilation (if offered) |
Flooring
| Specification | Standard |
|---|---|
| Material | Premium Luxury Vinyl Plank (LVP) |
| Wear Layer | 20+ mil (commercial grade) |
| Water Resistance | 100% waterproof |
| Chemical Resistance | Resistant to hair color, acetone, bleach |
| Lifespan | 10+ years (vs 2-3 years for budget flooring) |
4. Common Area Amenities
Approximately 700 sq ft (20% of gross facility space) is dedicated to shared amenities:
Reception/Waiting Area (175 sq ft)
- Comfortable seating for 4-6 clients
- Professional tenant directory
- WiFi access for waiting clients
- Climate-controlled environment
- Professional appearance that reflects on all tenants
Break Room (125 sq ft)
- Table with seating for 4
- Full-size refrigerator
- Microwave
- Coffee maker (pod-based)
- Utility sink
- Upper and lower cabinets
- 24/7 access for tenants
Laundry Room (90 sq ft)
- Commercial-grade front-load washer
- Commercial-grade dryer
- Folding counter
- Free use included in rent (no coins/cards)
- Business use only (salon towels and capes)
Restrooms (140 sq ft total)
- Two single-occupant restrooms
- One fully ADA-compliant accessible restroom
- Modern fixtures
- Well-maintained and cleaned regularly
Corridors
- 5-6 ft wide (exceeds ADA requirements)
- Professional lighting
- Wayfinding signage
- Emergency exits clearly marked
5. Technology and Security
24/7 Electronic Access Control
| Feature | Specification |
|---|---|
| Access Method | Mobile app, PIN code, key fob options |
| Suite Access | Individual credentials per tenant |
| Visitor Access | Time-limited passes for clients |
| Remote Management | Onboard/offboard tenants without site visit |
| Audit Logs | 12-month retention for security |
| System | Nexkey or ButterflyMX (cloud-based) |
Security Camera System
| Feature | Specification |
|---|---|
| Coverage | 8 cameras covering all common areas |
| Resolution | 1080p minimum, 4K at entrances |
| Recording | Local NVR with 30-day retention |
| Privacy | NO cameras inside suites (tenant private space) |
| Night Vision | IR capability for 24/7 recording |
| System | UniFi Protect (no monthly fees) |
Business-Class WiFi
| Feature | Specification |
|---|---|
| Speed | Business-class internet |
| Coverage | Full facility coverage |
| Networks | Separate tenant and guest networks |
| Security | WPA3 encryption, VLAN isolation |
| System | UniFi commercial networking |
Property Management Software
| Feature | Purpose |
|---|---|
| Rent Collection | Automated weekly ACH/credit card |
| Tenant Portal | Balance viewing, payment history, receipts |
| Maintenance Requests | Online ticketing with SLA tracking |
| Communication | SMS and email notifications |
| Compliance Tracking | License and insurance expiration alerts |
| System | Salon Suite Solutions (S3) or Suite Manager |
6. What is Included in Rent
Weekly rent is all-inclusive with no hidden fees:
| Included Amenity | Details |
|---|---|
| Suite | Fully built-out, move-in ready workspace |
| Electricity | All electrical costs included |
| Water | All water/sewer costs included |
| HVAC | Heating and cooling included |
| WiFi | Business-class internet included |
| Laundry | Free washer/dryer access (unlimited) |
| Common Areas | Reception, break room, restrooms |
| 24/7 Access | Electronic entry system |
| Maintenance | Routine repairs and facility upkeep |
| Parking | Client and tenant parking |
| Trash Removal | Common area waste disposal |
7. What Tenants Provide
Tenants are responsible for their own business equipment and operations:
| Tenant Responsibility | Notes |
|---|---|
| Styling Chair | Tenants select to match their brand |
| Cart/Trolley | Personal equipment organization |
| Tools and Equipment | Hair dryers, flat irons, curling irons, etc. |
| Products and Supplies | Hair color, treatments, retail products |
| Professional License | Virginia DPOR (Board for Barbers and Cosmetology) license required |
| Insurance | Professional liability and general liability |
| Business License | Loudoun County business license |
| Client Scheduling | Tenant manages their own appointments |
| Marketing | Tenant promotes their own business |
Quality Differentiators Summary
Luxa Salon Suites positions as the "Quality-Value Leader" - delivering superior build quality at competitive prices:
| Feature | Luxa | Typical Franchise | Budget Operator |
|---|---|---|---|
| Soundproofing | STC 48-52 | STC 36-40 | STC 33-36 |
| Lighting CRI | 90-95 | 80-85 | 70-80 |
| Electrical | 2 dedicated circuits/suite | 1-2 shared | Shared (frequent trips) |
| Flooring | Premium LVP 20+ mil | Standard LVP | Sheet vinyl |
| Monthly Rate | $1,407-$1,840 | $1,300-$2,000 | $900-$1,200 |
Value Proposition: Tenants get franchise-quality (or better) facilities at competitive independent operator prices, enabling them to build profitable businesses while enjoying professional workspace.
Service/Product Line Description - Luxa Salon Suites Business Plan
Get a Business System like this for your industry
Complete business plan, operations playbooks, financial models, and more.
Get Started