Studios terms & conditions

Studio Registration 

SPACE studios will only let vacant studios long term to arts practitioners who are registered with SPACE. At present registering is a one off payment of £15 and requires filling in an online registration with a short statement and an diversity monitoring form.  A current CV and examples of work must also be submitted and applications will not be processed without them.  If your registration application is accepted payment is then taken by card either over the phone or in person.

SPACE accommodates a number of different arts disciplines in the studios and welcomes diversity; however SPACE does have to exercise discretion over certain studio practices that may be unsuitable for some studios. For example we avoid putting noisy work practice in a studio with thin partitions. Certain studio buildings have funding dependant on using the studios for specified purposes and artists fulfilling the relevant criteria will be prioritised– e.g. the Sara Lane studios 23-40 which received funding to be used for designer/makers with a Shoreditch postcode. At Sara Lane practices such as furniture making, textiles and jewellery are accepted, in other studios, such as Victor House and Deborah House, painters and sculptors will be prioritised where the studios are more suitable because of top lighting or good access.

In our experience artists’ studio buildings thrive when there is a good mix of artistic practices.  We try to achieve this mix by balancing the different practices within any given building.

Across all studios we will prioritise artists who will be using their studios frequently, have exhibitions pending and with artworks of a high standard. Our aim is to have thriving artist communities in our studio buildings. All criteria (with priority to length of time registered with SPACE) will be used when there is very high demand for a particular studio. SPACE reserves the right to remove tenants who do not use their studios regularly or whose practice becomes too commercial. Tenancies are for 5 years and also reviewed at the end of this period.

When studios are in limited supply and demand is high, we cannot support every artist who applies for a studio and choices have to be made.   The choices are made by staff members who have a formal arts background themselves and an understanding of arts practice.   We do all we can to make sure that these choices are made fairly and openly.   SPACE staff reserve the right – at their sole discretion – to refuse to offer an artists’ studio to any individual who in our opinion falls outside of SPACEs core remit for studio provision, or is ineligible for any other reason.   We will aim to be clear on the reasons we have reached this decision.

Tenancy Agreement

The SPACE tenancy agreement is not a secure tenancy.  It is excluded from Sections 24-28 of the Landlord and Tenant Act 1954.  You will have no right of renewal should SPACE not renew your lease at the end of 5 yrs, or if SPACE has to give notice at the end of a building lease.

Noise

We do not have any soundproofed studios and are not able to let studios to artists working with audible sound. We do not allow playing of music in studios, unless with headphones. In some buildings we may not be able to accommodate arts practices requiring heavy use of telephone or visitors as this can be disturbing to other site users and a security risk. The studios are mostly communally based with shared front entrances; toilet and sink facilities and artists must be responsible and considerate to other users. All these factors are taken into account when allocating studios.

Studio Availability
All studios are occupied until an artist gives notice. The notice period is one calendar month. This gives registered artists time to view the studio and if accepted as a tenant they will take over the studio on the following month.

Once an artist is registered they are advised to check frequently the vacant studios listings on the website.  This is currently the only place studios are advertised.   For further information or to express interest in a particular studio please follow the instructions on the website posting, email to viewing@spacestudios.org.uk to be put on the viewing list for that studio, and you may use this email address for any enquiries about studios advertised. For information on studio allocation please see FAQs in this section.

Studio Requirements and Information
SPACE is a registered non-profit making educational charity. As an arts charity SPACE is eligible for mandatory rates relief on the premises it occupies and this requires some commitment from tenants to providing public benefit such as participating in Open Studios or school visits. It also limits and may prohibit some studios being used for studio practices that may fall into a commercial category.

Accessible Studios
SPACE reserves the right to let accessible studios to those artists who require them over and above any other artist on the waiting list.

Cost of Studios
Rental costs include building insurance, rates, maintenance, administration, service charges, water, refuse collection and other related direct costs. Electricity is billed separately according to use. Most studios are fitted with an individual sub-meter which is read and billed to the tenant twice a year.

How individual studio rents per square foot are calculated:
The price per square foot varies per building (currently between £13.50 – £26.60 per sq. ft per annum). For example if the studio measures 15ft x 20ft the square footage will be 300 sq ft (15 x 20 = 300 sq ft). If rent is charged at £13.50 per sq ft then the calculation is 300 (sq ft) x £13.50 = £4,050 per annum. Divide by 12 for monthly rent = £338 per month (rounded up to nearest £1).

Each tenant is required to pay a maximum of one month’s rent as a deposit which is currently capped at £300.

Sharing & Sub-letting 

With permission SPACE tenants can share or sub-let their studios. Although the choice of sharer or sub-lessee is left to the tenant, SPACE requires that all artists in studios are registered. Artists are advised that they must be registered when taking up a share or sublet. The tenant remains responsible for the studio and rent and electricity should be paid to the tenant who will pay to SPACE.

The tenancy agreement requires that before any underletting artists firstly gain permission from SPACE  for the share or sub-let of their studio and to sign the official sharing and sub-let agreements (which are simple to do).  Underletting a studio without a formal agreement would be a breach of the tenancy.  SPACE actively ensures that all studios are let according to the SPACE letting policy and firmly discourage ‘under the radar’ sub-letting.  There are regular studio inspections to ensure studio use conforms with the terms of the tenancy agreement.

All sub-lets are for a maximum of 12 months unless exceptional permission is granted. You are advised to keep a note of dates on sub-let agreements. Sharers are normally on license agreements that are ongoing with one week’s notice either side. All such agreements end automatically when the tenancy they are under is terminated.

Paying Rent
It is important to be able to pay rent regularly each month as arrears in rent lead to eviction from the studio plus a summons from the small claims court and interest on the sum owing.

SPACE currently has the freehold of three studio buildings; Deborah House, Haymerle and Brickfield Studios. All other studio buildings are leased to a wide variety of landlords who  may increase the rents according to the terms of each lease.    SPACE in turn makes annual and appropriate rent increases to cover costs across all sites and aims to lessen any impact of sudden rent rises.