Need a Studio? Things to Consider when Renting Space for Art
For new artists, renting a studio often seems out of reach, but there comes a point when you simply can no longer work or practice out of your home. For some artists this may be about annoying the neighbors, whilst for others it might be about showing your art in a space that your customers can easily access.
For theatrical groups and bands, it might be about putting on a play or a concert series in a different neighborhood or town, or a seasonal performance that requires more space.
Regardless of what kind of artist you are, this is where Fractured Atlas and SpaceFinder (a tool to connect venues with artists who need them) can come in. We have the experience to help you find the right studio space for your needs and budget.
It can be overwhelming to figure out the type of space you need, what space costs, or even when to rent/purchase a space. You may not even think that a separate art space is necessary for your work. However, everyone can benefit from a change of venue every once in a while, even if it is a few hours to clear your head or practice something new.
Here are some starting points artists might consider when renting space for their art practice or performance, whether they are looking for a short-term rehearsal venue, a long-term storefront, or anything in between. This guide will help you make the best space decisions for you.
What Kind of Space You Need
Much like making money as an artist, the first step is developing your plan. Ask yourself these simple questions to get started:
- Do I need the space to plan the art?
- Do I need the space to make the art?
- Do I need the space to show the art?
- Do I need the space to sell the art?
- Do I need the space to store the art?
The primary determinant of the kind of space you need is the type of art you intend to do in the space. A musician does not need the same kind of space as a painter. If you are lucky, there may be an arts incubator or similar in the area which has pre-designed studios for your type of art.
However, for many artists it's necessary to find a suitable space and fit it out. For some artists, administrative or office space is important. If you are managing a theatre group or a band, for example, you may need space for a desk and files. If you are selling work, then you will need a retail setup for handling cash. You need to make a list of things you need in your space and from your space.
The more things you need the space to do, the more expensive it can be. However, getting to bundle usage may save you in the long run. That leads us to developing our space budget.
Your Budget for Space
Rent is not the only thing you should consider when determining your budget. Some "cheap" places turn into expensive ones once you add ancillary costs. Expensive places can be a bargain when you're not paying for amenities or being nickel-and-dimed. Here are some items to take into account:
Travel costs to and from the studio.
For larger groups, you need to consider this for all participants. Also remember that travel has a time cost too. Is there accessible public transportation nearby? Is the more expensive place safer for your collaborators and/or audiences?
Make sure to find out whether these are included in the rent, as this can make a huge difference in regards affordability. Are utilities shared with multiple tenants? Are you only responsible for the utilities you use and billed later or is there a flat fee up front?
Security and other deposits.
For short-term rentals you have a good chance of getting this back. For most rentals, you can't secure them without some sort of deposit - booking farther in the future may allow you to put down a little less and pay over time.
Cleaning and maintenance fees.
Do you have to hire a janitor? Do you have to pay into waste management costs? Is there a manually-operated, freight elevator with irregular hours that may mean you have to pay overtime? (Inspired by a true story.)
Buying or leasing equipment.
Some spaces may have access to equipment you need for no or low cost including with the rent. Other places may be cheaper on the surface, but without the tools you need.
Work out both a setup budget (one-time, move-in costs) and a monthly budget (ongoing expenses including utilities). Use typical prices and estimates, not those you might get at certain times of the year. For long-term rentals, make sure that you can afford to pay the rent even if you have two or three terrible months in a row. For short-term rentals, make sure the total cost is within your planned budget: even a bit lower to make room for the unexpected.
Location, Location, Location
Finding the right location for your studio can be a challenge. What is the right location, anyway? Some factors you should consider are:
Do you want to socialize with other artists? If so, then you want to look for a studio in an incubator or other arts' space. Some artists find they benefit from "cross pollination" with other artists and their work. You could also consider sharing space with another artist to save money.
Arts incubators also often offer lower rent. However, these kinds of communities tend not to be useful if you need a lot of space or are going to make a lot of noise, and thus are of greater use to visual artists, designers, and writers, rather than performers and musicians.
Will you be having customers visit the site? If so, then you want your studio to be in an area that gets a lot of traffic. You may want to go for a store front if you can afford one. It's also advantageous to be close to other artists and to "artsy" stores such as antiques dealers or arts districts. The same is true for performance spaces where your audience will be coming to watch the show. Think about parking and access to public transportation.
How far are you willing to travel between your home and the studio? Consider both the distance and the ease of getting there. For example, you might be able to go further if the studio is on the same bus route, allowing you to commute without having to drive and potentially do preliminary sketches or other work on the bus. A lengthy commute may wear you down and cause you to end up giving up on the space, particular if you have to carry a lot of equipment back and forth.
However, you may have to balance this with convenience to your customers or audiences. Needless to say, you may be more comfortable traveling a long distance for a short-term gig. If the gig is out-of-town, then consider where you are going to stay, looking at hotel prices and what transportation is available.
Do you need outdoor space? For sculptors, having a "garden" to display your work can drive sales, although it can also force you to be out of the downtown area and make you harder for customers to find. For some performers, performing outside is ideal.
Is the area surrounding the space majestic or an eyesore? Do you feel safe coming and going whenever you need? Whatever space you rent isn't only about the space itself, but also the area its in.
Musicians, dance troupes and theater groups can make a lot of noise. If you are a musician you may need a soundproofed studio for recordings. The same goes for podcasters and voice artists. You might also want to consider the neighbors. Look for space that is not right next to residential buildings. Space above or below a store can be ideal for music or dance studios, and you can practice in the evenings safely.
You may also need to check with any venue about sound limitations (amplified or acoustic, only during certain hours, only certain instruments, etc.)
For other artists, noise from other sources may be an issue. If noise affects your concentration, then consider how much noise may be drifting into the space during prime working hours. You may want to avoid a studio that is close to a freeway or a train station, or under the flight path of the airport.
Soundproofing is vital for any artists that are recording, whether music or voice, and can be useful for other performance spaces too. Nobody wants the sound of a jet engine taking off during a crucial moment! Make sure to test the acoustics of any space you are renting for performance or rehearsal.
Make sure you know exactly what you need in a studio. Here are some things you might need when renting space for art:
- Exhibit space. Exhibit space should be easy for the public to find and access, and have good lighting to show off your work. Sculptors, as already mentioned, may want outdoor exhibit space. Make sure that your proposed exhibit space is the right size and versatile. If you are sharing with another artist you may want or need more space.
Pro Tip: Measure door sizes and check the load-in and out pathways. It's terrible to find the perfect space only to realize none of your work can fit through a narrow hallway or down an inconvenient flight of stairs.
- Rehearsal space. If you are involved in dance or theater, then you will need rehearsal space. This can be hard to get for a low price. You might consider a small warehouse if you can find one for a reasonable rent (or a reasonable rent when split between members of the collective). Make sure there is also somewhere nearby for everyone in the group to park.
- Music rehearsals. Music rehearsals may not need as much space as the performing arts but, as already mentioned, you need to make sure neighbors won't be driven insane by your practicing. Check the acoustics of the space before signing a lease, make sure they don't deaden sound or produce feedback. Good acoustics make practicing easier.
- Studio or fabrication space. What do you need to actually make your art? A sink is straightforward, but make sure that the studio space has the right kind of lighting. Make sure there is enough space for large equipment. Metalworkers and jewelers may need to worry about fireproofing (and fire control services, possibly including sprinklers).
Obviously the ideal is a studio that is already set up for the kind of art you do, but finding one is rare. Make a list of the things you need and take it with you when viewing space. Don't forget to make sure there are enough power outlets for your needs.
- Performances. If you are looking for a space to do actual performances, then a purpose-built theater is the best, but converting a warehouse can be cheaper. Depending on the climate it may be worth looking for a suitable outdoor space.
Length of Rental
Be wary of longer fixed-term leases if you're not sure you can commit to the space. If something happens, you will be stuck paying for space you are not using. It's worth finding out how your landlord feels about temporary sublets before you sign a lease, that way if you get a residency somewhere else you can rent the space to another artist while you are gone.
Long-term leases are great for folks who are consistent in their practice and volume of work. You can often lock-in discount rates with those types of commitments.
Month-to-month rents tend to be a lot more expensive, so work out how much you are able to commit to before starting negotiations with your landlord. On the other hand, if you need rehearsal space for a few weeks before a major gig or a short-term performance space, then you are going to be negotiating for a short-term rental, usually at a flat rate.
Renting space for art comes with many factors to be aware of. When making your list of things you need in your studio, don't forget storage space. You will need space for finished pieces, supplies, and equipment you use rarely. Having more storage will allow you to purchase non-perishable supplies such as paper in higher quantities. You may want secure storage, rather than sharing with other artists, which can add to the costs.
Performing artists and musicians may need extra storage space to store set pieces, and may need a space primarily dedicated for storage between shows. Writers or designers need a lot less storage and some may be handling everything digitally and need none at all.
Storage constraints can also slow down your production, so it may be worth paying a little more for extra storage space. Make sure that the storage space is properly climate-controlled so finished pieces are in good condition while waiting for the buyer to pick them up.
Begin with your own accessibility needs: what do you need to be fully accommodated in the space? If you plan on having exhibit space, an open studio, or setting up a performance venue, then it must be at least minimally accessible to people who use wheelchairs.
Unfortunately, a lot of people stop there. You don't want either you or your landlord to be on the receiving end of an ADA compliance suit. Exhibit space should be step free and planned to allow space for wheelchairs. Remember that you could probably have service dogs in the space (when you are open, consider putting out a water bowl for service dogs) and plan accordingly. If possible post braille versions of all signage.
Accessibility is vital for any space and it's worth considering at the outset.
How easy is the space to get to for people who don't drive? Is there enough parking nearby for when you have an event or performance? How expensive is said parking? Sometimes it's worth going for a location that's a bit out of downtown if there's free parking.
Even if you plan on driving, find out how to get to the location on public transport and make sure it is not a complete nightmare. This will help make the site accessible to customers who don't drive or who prefer not to drive into town.
Unfortunately, it may also greatly increase your rent, so you will have to weigh this up. This is particularly the case for larger performance venues, although those may also be of limited availability.
What insurance requirements do your prospective landlords have? Many landlords will require you to get liability insurance at a certain minimum value with them named as the insured.
Be wary of landlords who "suggest" specific insurers, as that may not be the best deal for you. Shop around before agreeing to anything, and note that landlords can require you get liability insurance, but can't dictate who you buy it from.
If you are going to be open to the public, you will need the right kind of liability insurance. There are specialist insurance policies for studios that will cover general liability insurance as well as theft of or damage to your work. Generally, these are cheaper than policies sold to retail stores.
Selecting the Right Space for You
Finding the right studio space can be a challenge and we hope this guide has given you some tools to navigate it. Ultimately, the right space is one that serves your work and your audience when it needs to. Start at the simple questions and build from there.
Fortunately, we've built a tool that can help: SpaceFinder. SpaceFinder is a discovery tool that specializes in helping artists and venues find each other. You can search for thousands of studio spaces, performance venues and rehearsal or recording studios. Check it out and find the right space for your needs.
About Fractured Atlas
Fractured Atlas is a nonprofit organization that helps over 1.2 million artists of all stripes with the business aspects of their work.