A cafe in a seaside town: seasonal leases and the winter plan
Open or closed in winter, negotiating a seasonal lease, rent paid up front, staff housing and the winter cash reserve.
FIZIBI editorial team min readUpdated 6 September 2026Editorial policy
How many months does the season last?
Kaş, Alaçatı, Ayvalık, Datça, Gümüşlük: summer months bring twice a city venue's sales, and ten customers a day between November and March is normal. FIZIBI has the "Summer peak (seaside / touristic)" pattern and an off-season mode (fully open / reduced / closed) for these venues; the report's cash chapter shows an "Off-season cash need" line, the total cash leaving the till in the dead months. Have that money at the start of the season.
Winter: open or closed?
- Closed: zero sales and zero payroll; rent, insurance and minimum bills continue. Laying staff off and rehiring costs severance and training; some venues use seasonal employment contracts.
- Reduced: short hours, half the roster, a cheap menu for locals. Losses usually shrink but do not disappear.
- Fully open: only meaningful in towns that live year-round (Bodrum centre, Çeşme centre).
Try all three modes in the report and compare the winter total; "closed" is often the least bad option.
How do you negotiate a seasonal lease?
Seaside landlords want two things: a year's rent up front (usually in March-April) and rent in foreign currency. FX rent between residents is generally prohibited; insist on lira. Negotiation levers:
- A 7-8 month season rent instead of 12 months plus a low winter "holding fee".
- 10-15% off for paying the year up front.
- The right to close in winter, and the landlord following up the terrace permit.
- An extension option (3+2 years) with a CPI cap; in seasonal towns the first year's figure can rise 50% in year two.
Staff and suppliers
Seasonal staff are very hard to find in June and easy in May; housing is part of the wage on the coast and belongs in the report's payroll line. Suppliers queue deliveries in summer; buying fresh produce locally cuts both cost and risk.
How much cash should you set aside for winter?
Simple rule: 40% of summer profit is set aside for winter. Look at the November-March rows in the report's 36-month table; the sum of the red free-cash-flow cells is your winter reserve. Add winter rent and the January minimum-wage step if you will keep staff.
Add this step to your feasibility.
Answer the questions; get your 36-month projection and investor deck.
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