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店面選址
店要開在哪裡？除了考慮租金、交通便利性、商圈人流、消費屬性之外，還需調查附近是否有競爭業者。
Where should the store be located? In addition to considering factors such as rent, transportation convenience, foot traffic in the commercial area, and consumer demographics, it's also essential to investigate whether there are competing businesses nearby.
商圈分析 Analysis of business district
商圈分析 Analysis of business district
1.商圈
選址前要思考你的目標客群是誰？是家庭、學生還是上班族？決定目標客群後，接下來就是選擇商圈，商圈可以分為以下五種：
商業區：客群以上班族為主，消費力較高，平日生意會比假日好。如果是做手搖飲，下午時段會是主力。
住宅區：客群是附近的居住家庭，淡旺季較不明顯。
學區：主力是學生，價位不能太高，寒暑假會有非常明顯的淡季。
觀光風景區：主力是觀光客，假日生意會比平日好，人流多但比較難培養忠誠顧客。
交通型：如火車站、捷運站等，人潮停留時間短，因此最好是出餐快、攜帶方便的東西。
1.Business District
Before choosing a location, it's essential to consider who your target customers are. Are they families, students, or office worker ? Once the target demographic is determined, the next step is to select a business district. Business districts can be categorized as follows:
Business District: Mainly targets office worker with higher purchasing power. Business is usually better on weekdays than weekends. For businesses like bubble tea shops, the afternoon is the peak period.
Residential Area: Targets nearby residential families. Seasonal fluctuations may not be as noticeable.
Educational District: Mainly caters to students who prioritize value for money. There may be significant seasonal fluctuations during school breaks.
Tourist Attractions: Mainly targets tourists, with better business on weekends than weekdays. While foot traffic may be high, it can be challenging to cultivate loyal customers.
Transportation Hubs: Such as train stations or subway stations. Due to short dwell times, it's preferable to offer quick service and convenient takeaway options.
2. 客群輪廓：
可以透過在商圈中觀察人流年齡層、停留時間、交通模式及目標族群的提袋情形等方式確認人流，或是到附近同性質的店家買東西，隔日同一時間再到該店取得另一張發票，2張發票號碼相減，便可得出該店一天的來客數。此外，平日、假日時都觀察，才能了解商圈全貌，最好平日、假日、早上、中午、晚上各個時段都要統計。如果要做外送，店面方圓四公里的人口密度也非常重要。此外，也可以從內政部戶政司的全國人口資料庫統計地圖查詢人口密度或是用經濟部的社會經濟資料統計地圖圖台查詢各區域的消費強度，作為店面選址參考。
3. 競爭對手：
附近同類型競爭對手有幾家？他們經營的狀況如何？如果附近同類型的對手太多家，除非有自己品牌力超過競爭對手，否則很難生存下去。如果經營範圍內都沒有競爭對手，也要思考是否這個區域的目標客群人數太少，導致競爭者都不想來。
4. 交通便利：
交通的便利性會直接影響集客力，通常鄰近捷運站、有停車場所的店家會提升消費者前往的意願。若位居偏鄉，則可善用社群行銷的力量。
2.Customer Profile:
You can confirm foot traffic by observing the age group, dwell time, mode of transportation, and the demographics of people carrying shopping bags in the commercial district. Alternatively, you can make purchases at similar nearby stores and return the next day at the same time to obtain another receipt. By subtracting the two receipt numbers, you can determine the daily foot traffic of that store. Additionally, it's important to observe foot traffic on weekdays and weekends to understand the overall situation of the commercial district. It's best to collect data during various time periods, including weekdays, weekends, mornings, afternoons, and evenings. Population density within a four-kilometer radius of the store location is also crucial if you plan to offer delivery services.
3.Competitors:
How many similar competitors are nearby? What's their operational status? If there are too many similar competitors nearby, it's challenging to survive unless your brand's strength surpasses theirs. If there are no competitors in your operating area, consider whether the target customer base in that area is too small, leading competitors to avoid the location.
4.Transportation Convenience:
The convenience of transportation will directly affect the customer gathering power. Usually, stores that are close to MRT stations and have parking spaces will increase consumers' willingness to go there. If you live in a rural area, you can make good use of the power of social marketing.
找店面注意的事項 Considerations when finding a storefront
找店面注意的事項 Considerations when finding a storefront
面寬：店面寬度建議至少3公尺以上，有騎樓是更好的選擇，面寬太窄容易被機車或是開車的人忽略。
大小：大小攸關工作空間與座位數，但最重要的是充足的工作空間，過小的工作空間會直接壓縮的工作效率。
供電排煙排水：確認配電功率是否能符合餐飲需求及水電費是如何計算，如果不是採台水台電，營業上可能需多繳很多水電費。此外，屋內如果沒有合適的排煙路線，設置一套排煙處理系統也要不少的費用。
消防建築法規：承租的地點是否有通過法規，例如餐飲場所的街道寬度不得少於8公尺，或是樓地板面積達在200平方公尺以上者，應設置二氧化碳及乾粉滅火系統。
房東及鄰居：承租前一定要做實地訪查，打聽房東跟鄰居的名聲。
Width: It's recommended that the storefront width be at least 3 meters wide. Having an awning is even better as narrow storefronts can easily be overlooked by motorcycles or cars.
Size: Size matters in terms of workspace and seating capacity, but having adequate workspace should be a priority. Having too small of a workspace can directly impact your work efficiency.
Power Supply, Exhaust, and Drainage: Confirm whether the electrical power supply meets the needs of the restaurant and understand how utility bills are calculated. If not using government-provided utilities, you may end up paying significantly higher utility bills. Additionally, if there's no proper exhaust route, installing an exhaust system can incur additional costs.
Fire Safety Regulations: Ensure that the rented location complies with regulations, such as street width requirements of at least 8 meters for food establishments or the requirement for carbon dioxide and dry powder fire suppression systems for premises with a floor area of over 200 square meters.
Landlord and Neighbors: Before leasing, conduct a site visit and inquire about the reputation of the landlord and neighbors.
如何評估租金? How to evaluate rent?
如何評估租金? How to evaluate rent?
租金是項固定成本，一旦承租下去，短時間很難再做變動。評估租金需要考量兩個重點：
比較周遭的差不多條件的店面，一坪平均租金多少，最好不要高於平均行情。可以透過591房屋交易以及內政部不動產資訊平台，查詢過往的歷史租金價格。
用租金反推需做到的營業額，看是否有能力達到。一般租金最好佔營業額的10~15%以下，保守估計的話，可以用租金乘上10倍做為營業額目標。舉例來說，如果房租一個月5萬元，月營業額目標就要設定在50萬元，如果平均客單價在50元，每天需賣出的份數就是：50萬 ÷ 30天 ÷ 50元 ＝ 333份。如果人流沒有那麼多，建議重新找比較便宜的店面。
Rent is a fixed cost, and once leased, it's challenging to make changes in the short term. Evaluating rent involves considering two main points:
Compare the average rent per square meter of similar nearby storefronts. Ideally, the rent should not exceed the average market rate. Historical rental prices can be obtained through real estate platforms like 591 House Transaction and the Ministry of the Interior's Real Estate Information Platform.
Reverse calculate the required sales revenue based on the rent to see if it's achievable. Generally, rent should ideally account for 10-15% or less of the total revenue. A conservative estimate can be to set the revenue target at 10 times the monthly rent. For example, if the monthly rent is 50,000 dollar, the monthly revenue target should be set at 500,000 dollar. If the average customer spend is 50 dollar, the number of items to be sold per day would be calculated as follows: 500,000 ÷ 30 days ÷ 50 yuan = 333 items. If foot traffic is not sufficient to support this, it's advisable to consider finding a more affordable storefront.
承租店面的注意事項 Considerations when leasing a storefront
承租店面的注意事項 Considerations when leasing a storefront
1.租約不要太短
開店因為會投入前期的裝潢費用，租期太短的話風險很高，一般建議簽約3~5年。
2.租金以外的費用
除了每月租金外，還要確認簽約時間內租金是否會調漲，管理費、水電瓦斯費如何計算，以及是否有其他費用等。
3.裝潢及復原
確認裝潢是否有限制，比如說不能更改房屋格局等，另外可以跟房東談裝潢期免租金，也要確認若是租約到期不續租後，是保留裝潢還是需要恢復原狀，如果需要恢復原狀，最好事先要拍照留底。
4.確認房東身分、房屋權狀、營業使用許可
確認房東是屋主本人，避免與二房東簽約，請房東出示房屋權狀與建築謄本，確認所有權與房屋面積。最後，建議在簽約前確認該地址有符合各縣市「土地使用分區管制規則」以及「建築管理規則」法令規定。
5.是否可轉租、分租、轉讓
一般都會協議可以進行轉讓的條款，畢竟做生意都有風險，萬一店面無法繼續經營，還可以轉讓給其他人減少損失。
6.修繕責任
確認房東及房客各自負責的修繕範圍，如果是房屋結構的問題如漏水或是結構損壞，由房東修繕，如果是承租方自行裝潢的部分，則由承租方維修。
Avoid a Short Lease Term
Since opening a store involves upfront renovation costs, a short lease term poses high risks. It's generally recommended to sign a lease for 3-5 years.
Other Expenses Besides Rent
Apart from confirming the monthly rent, it's important to inquire about potential rent increases. Additionally, clarify how management fees, utility bills (water, electricity, gas), and any other fees are calculated.
Renovation and Restoration
Ensure there are no restrictions on renovations, such as altering the layout of the premises. Negotiate with the landlord for a rent-free renovation period if possible. Also, clarify whether restoration to the original condition is required upon lease expiration if not renewing the lease. If restoration is necessary, it's advisable to take photographs beforehand.
Verify Landlord's Identity, Property Title, and Business License
Confirm that the landlord is the rightful owner to avoid signing with a sub-landlord. Request the landlord to provide property titles and building certificates to verify ownership and property dimensions. Finally, ensure compliance with local zoning regulations and building management rules before signing the lease agreement.
Subleasing and Transferability
Agree on terms regarding subleasing or transferring the lease. This provides flexibility in case the business cannot continue, allowing for the lease to be transferred to another party to minimize losses.
Repair Responsibilities
Clarify the respective repair responsibilities of the landlord and tenant. Structural issues such as leaks or damages are typically the landlord's responsibility, while repairs related to tenant renovations are the tenant's responsibility.
開店要保哪些保險？Insurance coverage
開店要保哪些保險？Insurance coverage
1.商業火災保險
主要保障：營業處火災、爆炸引起的火災、閃電雷擊
因為房東的火災保險通常只保障建築本身，承租店家的設備及裝潢都不會理賠，一般房屋租約到期時都規定須將房子回復原狀，火災造成建築本體有損傷，是承租人要賠償給房東的。
2.公共意外責任險(法規必買)
主要保障：營業場所的意外事故、第三人體傷、死亡賠償
當客人在你的營業場所出意外，凡舉滑倒、撞到、受傷，甚至當店家不小心把客人的衣物弄髒的送洗費用都可以理賠的保險。
3.產品責任保險
主要保障：產品瑕疵傷害他人補償、提供專家鑑定及律師費用
當產品不小心出現異物或者是客人吃了之後身體不適可以理賠。
4.雇主責任保險或團體保險
主要保障：保障雇主責任風險、員工執行職務意外受傷、執行職務意外死亡或失能
Commercial Fire Insurance
Main Coverage: Fire damage, explosions, lightning strikes at the business premises.
Since the landlord's fire insurance typically only covers the building itself, equipment, and renovations in the leased shop are not covered. Usually, lease agreements stipulate the restoration of the premises to their original condition at the end of the lease term. Any damage to the building due to fire requires compensation from the tenant to the landlord.
Public Liability Insurance (Legally Required)
Main Coverage: Accidents at the business premises, third-party bodily injury, death compensation.
This insurance covers accidents that occur at your business premises involving customers, such as slips, falls, collisions, injuries, and even the cost of cleaning customer clothing if accidentally soiled by the business.
Product Liability Insurance
Main Coverage: Compensation for injuries caused by product defects, expert appraisal, and legal fees.
This insurance covers compensation for injuries caused by product defects, such as foreign objects in food or illnesses resulting from consuming products.
Employer's Liability Insurance or Group Insurance
Main Coverage: Protection against employer liability risks, accidents resulting in injury or death, while employees perform their duties.
開店要知道哪些法規？Regulations to know
開店要知道哪些法規？Regulations to know
1.消防
申請消防安全檢查合格證書：營業前，向當地消防機關申請消防安全檢查，並取得合格證書。
設置必要的消防安全設備：不同類型的營業場所需要設置不同的消防安全設備。 詳見《各類場所消防安全設備設置標準》
定期維護消防安全設備：定期檢查和維護設備，確保能正常運作。
2.建築管理
店面合法性檢查：在租店面之前，確保店面不是違章建築。
使用分區：營業場所的使用分區需要符合當地規定，避免承租後需要負擔不必要的風險。
裝修許可：裝修前取得裝修許可，確保裝修計劃符合法規。
消防安全：設置符合消防安全規定的消防設備和器材。
無障礙設施：包括輪椅通道、無障礙廁所等。
3.衛生管理
食品安全：包含原料來源、食品加工過程、儲存方式、烹調方式。
從業人員衛生：餐廳從業人員需要注意個人衛生。
環境衛生：店面周圍無積水以及隨意堆放雜物的狀況發生，店內保持清潔，無污漬、異味等。
4.環保
廢水(油)：包括廚房廢水、洗滌廢水和生活廢水，應設置符合環保要求的廢水處理設備，並定期進行廢水處理。
空氣汙染：安裝符合環保要求的油煙淨化設備，並定期進行油煙淨化設備檢測。詳見《餐飲業空氣污染防制設施管理辦法》
噪音：採取措施控制噪音，避免造成環境污染，可採用隔音材料和設備，降低噪音的傳播。
廢棄物：將廢棄物做分類，以方便後續處理。
5.稅務
商業登記：向所在地主管機關辦理營業登記取得營業執照，營業登記是合法經營的必要條件。
稅籍登記：營業前向所在地主管機關辦理稅籍登記，取得統一編號。
稅務申報：依規定向主管稽徵機關申報營業稅和營利事業所得稅。
常見稅務不合規行為：未辦理營業登記、未辦理稅籍登記、未開統一發票、虛開統一發票、逃漏稅。
6.人事：除了基本工資之外，公司包含你自己滿五個或五個以上，就要強制保勞保，不滿五人可以用團保代替分擔風險。健保則是不管公司幾個人一定要保，詳見《勞動基準法》
Fire Safety
Apply for a Fire Safety Inspection Certificate: Before opening, apply for a fire safety inspection from the local fire department and obtain a certificate of compliance.
Install Necessary Fire Safety Equipment: Different types of businesses require different fire safety equipment installations. Refer to the "Standard for Installation of Fire Safety Equipments Based on Use and Occupancy" for details.
Regular Maintenance of Fire Safety Equipment: Regularly inspect and maintain equipment to ensure proper operation.
Building Management
Legal Inspection of Premises: Before renting a storefront, ensure that it is not an illegal structure.
Zoning Compliance: The usage zoning of the business premises must comply with local regulations to avoid unnecessary risks after leasing.
Renovation Permit: Obtain a renovation permit before renovations to ensure compliance with regulations.
Fire Safety: Install fire equipment and apparatuses that comply with fire safety regulations.
Accessibility Facilities: Include wheelchair access and accessible toilets.
Hygiene Management
Food Safety: Including raw material sourcing, food processing, storage methods, and cooking methods.
Employee Hygiene: Restaurant staff must maintain personal hygiene.
Environmental Hygiene: Prevent water accumulation and indiscriminate dumping of debris around the storefront, maintain cleanliness indoors, and eliminate stains and odors.
Environmental Protection
Wastewater (Oil): Install wastewater treatment equipment that meets environmental requirements for kitchen wastewater, washing wastewater, and domestic wastewater, and conduct regular wastewater treatment.
Air Pollution: Install oil fume purification equipment that meets environmental requirements and regularly conduct inspections. Refer to the "Air Pollution Control Act".
Noise: Take measures to control noise to avoid environmental pollution, such as using soundproof materials and equipment to reduce noise propagation.
Waste Management: Classify waste for easy disposal.
Taxation
Business Registration: Apply for business registration and obtain a business license from the local competent authority before operation, which is a necessary condition for legal operation.
Tax Registration: Apply for tax registration with the local competent authority before operation and obtain a unified identification number.
Tax Declaration: Declare business tax and corporate income tax to the competent tax authority as required.
Common Tax Non-compliance Behaviors: Failure to register for business, failure to register for taxes, failure to issue unified invoices, issuing fraudulent unified invoices, tax evasion.
Personnel:
Apart from the basic salary, if the company, including yourself, has five or more employees, you must purchase labor insurance. If there are fewer than five employees, you can use group insurance to share the risk. National Health Insurance is mandatory regardless of the number of employees. See the "Enforcement Rules of the Labor Standards Act" for details.
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