Opening your first brick-and-mortar store is a huge milestone. You’ve built your brand, proven your concept, and now it’s time to take the leap into physical space.
But most first-time owners underestimate one thing: the biggest mistakes happen before construction starts.

At Olive Tree Builds, we’ve guided various first-time franchise owners and new business owners through this process, from early design to grand opening.
If you’re about to start your first build, here are the three areas that will define whether your project runs smoothly or turns into a costly learning curve.

1. Site Readiness: The Groundwork That Decides Everything

Before you sign a lease or bring on a designer, confirm that your space is build-ready.
Landlords often describe units as “turnkey,” but hidden issues can quickly derail your schedule:

• Electrical service that can’t handle your equipment load

• Outdated HVAC or fire protection systems that fail new code requirements

• Missing barrier-free elements that require AODA compliance upgrades

A quick lease-readiness assessment with your general contractor can uncover all of this before it becomes your problem. At Olive Tree Builds, our walkthroughs typically review:

• Base-building and as-built drawings

• Landlord approval requirements

• Permit timelines and submission conditions with the municipality

This step prevents you from committing to a space that isn’t ready for the investment you’re about to make.

2. Design Clarity: Drawings Don’t Build Themselves

Even the best concept can stall if the drawings aren’t coordinated properly.
We see this constantly, a franchisor provides “prototype drawings,” and everyone assumes they’re ready for permit. They’re not.

The most common problems include:

1. Mechanical coordination gaps between HVAC, ceiling, and lighting layouts

2. Missing millwork and fixture details that lead to change orders

3. Unclear electrical requirements once equipment is finalized

Each of these issues causes RFIs (Requests for Information) during construction, which slow down progress and inflate costs.

Before you build, confirm that your design team has produced:

• A complete, permit-ready drawing package (architectural, mechanical, electrical)

• Final equipment and finish selections before tendering to trades

• A design coordination meeting with your GC prior to permit submission

3. Budget Alignment: Know What You’re Really Paying For

Budget drift doesn’t always come from bad estimating, it usually comes from unclear scope.
If you’re not sure what’s included in the price, you’re already on the path to surprises.

At Olive Tree Builds, we insist on a budget clarity before breaking ground. It outlines:

• Base-building vs. tenant improvement costs

• Allowances vs. confirmed pricing

• Owner-supplied vs. contractor-supplied materials

This ensures you know exactly where every dollar goes and that your franchisor, landlord, and builder are aligned.

Final Thoughts

Your first build doesn’t have to be stressful, it just needs to be structured.
When you lock in the right site, ensure your drawings are complete, and align your budget early, your first store becomes a launchpad for growth, not a trial run.

At Olive Tree Builds, we guide first-time franchise owners through every step. from site selection and permitting to final turnover.
If you’re preparing to build your first store, start with clarity, not chaos.