Advice for New Commercial Lease

[Kaybreh Mathis]

Hello!

I have a small retail space that a prospective tenant would like to turn into a local coffee shop. In the past, tenants at this location have always used it as is, without modification. This new business would essentially take an empty shell (currently just an office with a bathroom) and turn it into a functional shop by adding plumbing, espresso bar, countertops, etc. I have no idea where to start on a lease. Looking for advice on what things to add to our regular commercial lease. I’m sure there are things I wouldn’t even think of since I haven’t done it before. Request modifications in writing before doing? Say that it needs to go back to what it was if/when she moves out? I don’t want to be severely limited in my future rent options if this is now only a coffee shop unless I spend a lot of money undoing what she did. Thanks in advance for anything you can offer!