A pre-signature walkthrough for a golf or AR golf bay: eight building stops, three questions that must be written before deposit, delivery route checks, and a print-ready lease checklist.
What to confirm with equipment suppliers before signing a venue lease is the question operators ask after a failed open, not before the tour. If you only compare rent and location, you still do not have a golf simulator lease checklist. The pattern is consistent: a suite looks wide enough in a quick walkthrough, the lease is signed, then the commercial golf bay fails on a column in the swing line, a screen wall that never cleared the impact enclosure, a single lighting circuit that cannot share with the projector, or a freight elevator that will not take the crate. None of those failures show up in a rent table. All of them are visible if the supplier checklist and the building walkthrough run before the deposit.
This page is the pre-signature half of the golf space cluster and the golf simulator lease checklist you can run on site. Dimension ladders and measurement order already live in golf simulator room size - minimum ceiling and dimension guide. Commercial bay envelope bands live in how much space does a commercial golf simulator bay need (first-party six-player set envelope about 7 by 12 by 4 m when you need the full commercial form). Bay-count trade-offs when the room is slightly short live in how many bays fit in 100 square meters. General three-number framing is in how much space do you need for a golf simulator. After you own the shell, power, HVAC, acoustic and floor build-up depth sit on the linked commercial pages above. Here we only own what to ask the equipment suppliers and what to walk in the building before you sign.
| Decision layer | Who owns the answer | Where it lives |
|---|---|---|
| Rent, term, exclusives, TI allowance | Landlord / your counsel | Lease draft and exhibits |
| Bay envelope, tracking class, quote scope | Equipment supplier | Supplier quote + this page |
| Measurement order per suite | You with a tape | Room size guide (deep-link) |
| Commercial envelope bands | Your layout on first-party catalog | Commercial bay page |
| Room conditions after shell (power, HVAC, acoustic) | Landlord + MEP + supplier | Room conditions checklist |
| Bay count vs lounge when room is short | Your layout arithmetic | Bay-count page |
Walk the suite as if the bay is already ordered. Bring the supplier bay sheet (or catalog envelope) for the AR Golf Simulator full set you intend to buy so every number has a comparison. Eight stops, each with a measure or photo, a named owner, and a fail signal. Print this table for the site tour. Bring a tape, a laser if you have one, a phone for the ceiling grid, and the supplier bay sheet (or catalog envelope) so every number has a comparison.
| Stop | What to measure or look for | Who answers | Fail signal |
|---|---|---|---|
| 1. Swing line and ceiling under load | Lowest obstruction over the hit position and full club path; beams, ducts, sprinklers, track lights | You measure; supplier confirms tracking clear | Any fixed obstruction inside the swing envelope or under the tracking zone |
| 2. Screen wall depth | From back of ball position to wall face; impact enclosure + screen swing room | Supplier bay sheet | Wall face closer than the required depth for the tracking class you are buying |
| 3. Width at narrowest | Door frames, pilasters, column faces, wall bumps at mid-height | You measure | Narrowest clear width under the bay width on the sheet |
| 4. Depth in three strips | Entry side, bay center, lounge / queue side | You measure | Any strip under the commercial envelope you intend to sell |
| 5. Power service as delivered | Panel location, dedicated circuit path, shared lighting circuit risk | Landlord MEP; supplier loads | Only shared general lighting circuit with no path for a dedicated run |
| 6. Floor flatness and load path | Visible slope, floor drains, heavy equipment pads, raised floor | Landlord / your GC | Slope or soft path that cannot be corrected before mat and enclosure sit |
| 7. Delivery route | Dock width, elevator cab, corridor turns, fire doors, unpack space | Building management; your rigger | Crate longer than dock or elevator will accept with confirmed modular plan absent |
| 8. Light spill and glare | Existing fixtures facing future screen wall; window glare on hit zone | You and lighting designer | Unshaded daylight or downlights dumping on the screen face |
Stop 1 and Stop 2 kill more deals than rent. A column that grazes the club path looks fine in a phone photo of an empty room and becomes a refund conversation after opening. Screen wall depth is the second classic: buyers measure room length from the wrong end, or they ignore the enclosure behind the screen. Compare every depth reading to the supplier sheet for the tracking class you are buying - behind-ball camera bays and ceiling-track setups are not the same depth claim.
Stops 3 and 4 are the measurement order discipline already published on the room size guide: ceiling at the lowest obstruction, width at the narrowest, depth in three strips. Do not invent a second ladder on this tour. Do write the three strip numbers on the same page as Stops 1 and 2 so the supplier can say in one look whether the suite fits the commercial envelope on the commercial bay page or the small-bay economics on the 15 m2 AR golf bay page.
Composite walkthrough note (structural, no rent figures): a multi-city buyer toured four shells in one week. Three suites passed the wide-shot photo test. One failed on a duct crossing the future tracking zone; one failed because the only power path was a shared lighting circuit the landlord would not separate; one failed the dock test - the crate would not turn the fire door without modular disassembly the supplier had not priced. The fourth suite was the smallest of the four and the only one that passed all eight stops. Size without delivery and power is not a bay.
Bring one extra sheet to the tour: the commercial envelope you intend to sell. If the shortlist suite is sized for a small-bay class, write that class on the sheet before the landlord finishes the walk. Swapping a full commercial form for a smaller class after signature is how lounge depth gets eaten without a decision.
Walkthrough catches the building. Writing catches the deal. Three questions must land in email or the supplier quote before you wire a deposit or countersign a lease that assumes the bay fits.
Question one: quote scope versus site-supplied items. List every line the supplier includes (projector, screen, enclosure, mat, camera or tracking heads, software license, install labor, freight) and every line the venue supplies (dedicated circuit work, network drops, flooring prep, ceiling grid mods, local GC). Ambiguity here is how a mid-tier package turns into a second budget three weeks after the crate arrives. If the supplier includes freight but not elevator protection or rigging, say who does.
| Must be written | Why it kills deals when left verbal | Attach or reference |
|---|---|---|
| Quote scope vs site-supplied list | Second budget after crate arrives | Supplier quote line items |
| Tracking class + required bay depth | Screen wall never clears enclosure | Supplier bay sheet + Stop 2 reading |
| Commissioning window and remote support | Open date slips with no owner | Install schedule appendix |
| Handover dimensions and power as delivered | Shell not what the tour showed | Lease exhibit or handover checklist |
| Delivery route constraint or modular plan | Crate stuck at dock or fire door | Rigger note + supplier packing list |
Question two: tracking class and bay depth in the same paragraph as the product SKU. Marketing pages say compatible; the install sheet says meters. Match the commercial set you are buying to the depth you measured at Stop 2. If the quote names a different tracking package than the bay sheet you walked with, stop and re-walk - do not average the two numbers.
Question three: commissioning window and remote support. Who is on site on install day, what is the acceptance test (ball flight sample, projector alignment, software login), and what is the remote support path after handover. Put the acceptance test in the schedule appendix so a soft open does not become an open with no signed acceptance. Name the person who can accept or reject the install on your side - a shared inbox is not an acceptance owner.
A suite can pass every interior measure and still fail the dock. Commercial golf and AR golf sets ship as crates that need a real path: dock height and width, elevator cab dimensions if the suite is not dock level, corridor turns, fire door clear width, and a unpack / stage area that is not the hit zone. Walk the route with the rigger rules in hand, not with a facilities tour script written for furniture.
| Route segment | Confirm in writing | Fail signal |
|---|---|---|
| Dock to building | Dock width, door height, operating hours, appointment process | Dock closed on delivery day or width under crate plan |
| Elevator (if used) | Cab clear width / depth / height, floor rating, protection | Crate longer or taller than cab with no modular plan |
| Corridor turns | Inner radius at every 90 degree turn, fire door width | Turn shorter than crate length without modular disassembly |
| Unpack / stage | Temporary zone not inside the future hit position | No space to stage without blocking the bay or the fire exit |
| Protection | Floor and wall protection path landlord requires | Landlord rules that ban crate wheels on finished floors with no workaround |
If the route fails, you have three honest options before signature: choose a dock-level suite; order a modular design the supplier confirms can be assembled inside the room; or walk away. What you cannot do is assume a standard crate will negotiate a fire door because the rent was attractive. Modular is not a free upgrade - it changes joinery, install hours and sometimes tracking alignment. Get the modular packing list and assemble sequence in the same quote package as the bay sheet.
This page does not re-teach the full room-conditions list. After you own the shell, overhead MEP, sprinklers, per-bay power service, heat load, occupant classification, accessible routes, acoustic separation and floor build-up depth belong in a conditions review you run with the landlord and MEP - not in the rent exhibit. Before you sign, you only need three short checks so the lease does not assume free power and free silence. Measurement order and obstruction rules stay on the room size guide; commercial envelope bands stay on the commercial bay page.
Power: name the dedicated circuit path in the exhibit or email trail. If the landlord will only provide general lighting circuits, you are signing a change-order later. Lighting: photograph fixtures that face the future screen wall and note which ones will be switched or relocated. Network: confirm a drop to the bay position or a conduit path - courses and support often need connectivity the shell brochure never mentions.
| Pre-sign short check | Photograph or note | Pushes to after shell |
|---|---|---|
| Dedicated circuit path named | Panel location and route sketch | Full per-bay load schedule |
| Screen-facing fixtures listed | Photo of each fixture face | Relamp / retrack plan |
| Network drop or conduit path | Wall path photo | Final switch and AP placement |
| Noise neighbors noted | Adjacent tenancy / residential wall | Acoustic treatment scope |
| Handover ceiling reading | Tape photo at lowest obstruction | Full MEP coordination drawing |
If a short check fails and the landlord will not cure before signature, price the cure into your tenant improvement budget or choose another suite. Do not let a verbal facilities promise carry a soft open date.
A fail is information, not a mood. On a golf simulator lease checklist the order below is how often each response works.
One: negotiate a cure before signature. Landlord make-ready for power path, dock appointment windows, or a documented ceiling obstruction removal. Put the cure in the lease or a signed exhibit - not in a side email that disappears with the broker. If the same suite also hosts a second attraction, run the same written-scope test for that package - a commercial string bowling pair or a dual-screen dart wall has its own crate and circuit needs; do not assume one supplier email covers both.
Two: shrink the bay class. If depth is short, move from a full commercial envelope toward a smaller bay class already published on the commercial bay page and the 15 m2 bay page - only if the supplier confirms the tracking package still fits. Do not buy a full set into a room sized for a practice bay.
Three: reduce bay count or trade lounge for bay depth. If the suite is close but short on width, the arithmetic for trading lounge area for bays (or the reverse) is on the bay-count page and the mixed-attraction space page in how much space a bowling, VR, golf and darts mix needs. Run that math before you re-tour, not after.
Four: walk. A suite that fails delivery and power is not cheap; it is deferred CapEx. The next tour is cheaper than a wrong lease with a modular retrofit nobody priced.
| Fail stop | First move | Second move |
|---|---|---|
| Swing line / ceiling | Landlord cure or suite change | Supplier alternate tracking path if written |
| Screen wall depth | Bay class down to measured depth | Different room length - not a smaller screen to fake depth |
| Power path | Cure in lease exhibit | Price dedicated run in TI budget |
| Delivery route | Dock-level suite or modular plan | Walk away before deposit |
Do not let a short tour become a long hope. If two of Stops 1, 2, 5 or 7 fail on the same suite, the next shortlist item is cheaper than a negotiated exception you cannot inspect. Print the checklist, date the initials, and keep the layout booked while the plan can still move.
Print this list. Initial each line with a date. No deposit until the first eight lines are green or explicitly waived in writing with a priced alternative.
| Green means | Artifact |
|---|---|
| Swing line clear | Ceiling photo + supplier OK |
| Depth fits class | Stop 2 reading vs bay sheet |
| Power has a path | Panel photo + route sketch |
| Crate has a path | Dock / elevator / turn photos |
| Scope is written | Quote line items attached |
| Acceptance is scheduled | Install appendix line |
| Layout is real | 3D layout on measured plan |
Planning aid while the floor plan is still cheap to change: send measured photos and the floor file for a free 3D layout design so the bay, lounge edge and screen wall sit on your real geometry before the lease exhibit freezes.
Six questions buyers ask between shortlist and signature.
Yes for the walkthrough, not for the rent negotiation. Bring the supplier (or their written bay envelope) to the site tour so ceiling columns, power and delivery route are checked against the real bay, not a brochure sketch. Landlord concessions still belong in the lease draft; equipment scope belongs in the supplier quote. Buyers who invite the supplier only after the lease is signed often discover a column in the swing line or a screen wall that never fit the tenant improvement budget.
One: quote scope versus site-supplied items (who buys projector, screen, mat, network, dedicated circuit work). Two: tracking class and required bay depth in writing (behind-ball camera bays need different depth than ceiling-track setups - confirm the commercial envelope on the supplier sheet). Three: commissioning window and remote support terms after install. Verbal yes from a sales engineer does not fix a shallow screen wall three months later.
Rarely after fit-out begins, often during shell delivery. Capture in the lease or exhibit: demised dimensions you will measure on handover, ceiling clear height at the lowest obstruction, electrical service as delivered, and who pays for make-ready. The walkthrough table below is the exhibit checklist you attach or reference before signature.
Both, in different roles. The broker owns rent, term, exclusives and tenant improvement allowance. The supplier owns bay envelope, tracking class and quote scope. A tour with only one of them leaves the other half of the golf simulator lease checklist blank. Bring the supplier bay sheet (or catalog envelope) so every room number has a comparison the broker cannot invent.
Walk the route before you pay a deposit: loading dock width, elevator cab if any, corridor turns, fire doors, and unpack space. If a modular bay cannot arrive as one piece, you need either a modular design confirmed in writing or a suite on the dock level. A perfect room with no dock path is a delayed open, not a design problem you can paint over.
No. Use the measurement order on the room size guide once per suite: ceiling at the lowest obstruction, width at the narrowest, depth in three strips. This page does not restate those ladders - it tells you who answers each number and what fails the deal. Commercial envelope bands live on the commercial bay page; bay-count trade-offs when a room is slightly short live on the bay-count page.
After the first walkthrough photo set (floor, ceiling, entry, dock) and before the lease exhibits freeze. A layout drawn on the real floor plan catches column conflicts and screen-wall depth while change is still cheap. Booking layout after the lease is signed only rearranges furniture inside a room that was never sized for the bay.
Send measured floor photos and the plan file: we will place the bay, screen wall and lounge edge on your real geometry in a free 3D layout design so the lease exhibit matches the suite you walked.
