# Commissary & Vendor Pricing — Monthly Only (Owner Lock)

**Status:** OWNER LOCK · May 28, 2026  
**Policy:** Mirage District charges **by the month** — prepaid, calendar-month billing. **No hourly walk-in** commissary rentals in Phase 1.  
**Authority:** [COMMISSARY-EIGHT-PLUS-EIGHT-OPS-LOCK.md](./COMMISSARY-EIGHT-PLUS-EIGHT-OPS-LOCK.md) · [VENDOR-LEASE-OUTLINE-DRAFT.md](./VENDOR-LEASE-OUTLINE-DRAFT.md) · industry benchmark [Food Corridor 2023 survey](https://www.thefoodcorridor.com/toolkit-guide/survey-data-summary2023-shared-kitchen-operator-survey/) (54% of shared kitchens use **monthly prepaid, no rollover**)

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## Why monthly (not hourly)

| Hourly model | Mirage monthly model |
|--------------|----------------------|
| Chases one-off “permit grabbers” | Attracts **committed** operators |
| Admin-heavy (book, invoice, overage fights) | One invoice · predictable cash flow |
| Hard to schedule 8+8 production waves | **Production Waves** tied to **membership tier** |
| Typical shared kitchen: $20–29/hr | We sell **access + window + storage** as a **bundle** |

Cloud kitchens rent **pods by the month** ($2K–$6K). Shared commissaries that survive use **monthly prepaid hours**. Mirage uses the same rhythm with **clearer** founding-vendor economics.

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## Who pays what (Phase 1)

| User | Monthly charge | Notes |
|------|----------------|-------|
| **Founding chef window (Tier A)** | **$1,500/mo** + **10%** of gross food sales | Commissary + window + base storage **included** in base rent |
| **Mirage Digital (Tier B)** | **$0 rent to landlord** — owner-operated | Revenue = food margin minus platform fee; not a tenant |
| **Catering / hall production (Tier C)** | Internal ops · no third-party commissary rent | Maison Mirage + campus events use commissary on owner schedule |
| **Outside commissary-only (Tier D)** | **Not offered Phase 1** | No ghost-kitchen desk rental until LDH + ops prove volume |

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## Tier A — Founding chef window (monthly bundle)

**One monthly payment** covers **window license + commissary membership**. Percentage rent is calculated on **calendar-month gross** (POS report due by the 5th).

### Base (due 1st of month, prepaid)

| Line item | Amount |
|-----------|--------|
| **Window + commissary base** | **$1,500/mo** |
| Founding Vendor commitment (one-time at signing) | **$5,000** (per Doc 44 founding program — separate from rent) |

### Percentage rent (due with monthly sales report)

| Trigger | Rate |
|---------|------|
| All gross food sales at window + Mirage Express attributed to vendor | **10%** |

**Example @ $30K/mo sales:** $1,500 base + $3,000 % = **$4,500/mo** all-in (aligns with `founding-vendor.html`).

### Included in $1,500/mo (no extra line items)

| Included | Limit |
|----------|-------|
| **Commissary production access** | **40 commissary-hours equivalent / month** (scheduled in **Production Waves** — not “walk in anytime”) |
| **Courtyard window** | One exclusive category per schedule |
| **Dry storage** | 1 half-shelf |
| **Cold storage** | 1 half-shelf (walk-in allocation) |
| **Commissary agreement letter** | For LDH food permit (one legal entity per window) |
| **Power to window stub** | Per campus schedule |
| **Grease / hood / walk-in** | Campus backbone — vendor does not pay separate “hood rent” |

### Not included (vendor pays own)

- Food cost, labor, window smallwares, POS tablets, insurance certificates
- Liquor (prohibited at window — **Mirage Pour** only)
- Catering off-campus using commissary (requires **Tier C add-on** when offered)

### If vendor needs more commissary time

**Upgrade monthly tier** (still no hourly public rate):

| Upgrade | Additional monthly | Adds |
|---------|-------------------|------|
| **Tier A+** | **+$400/mo** | +20 commissary-hours equivalent + 1 dry half-shelf |
| **Tier A++** | **+$750/mo** | +40 commissary-hours equivalent + 1 cold half-shelf |

Unused hours in a tier **do not roll over** (industry standard “use it or lose it”) — encourages honest scheduling and Wave planning.

### Default / billing

- **Due:** 1st of month · base prepaid · % due by **5th** with POS export  
- **Late:** 1.5% per month on past-due · access pause after **10 days**  
- **Annual lock:** Founding rate **12 months** from opening (no escalator Year 1)

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## Tier B — Mirage Digital (owner)

No monthly **rent** to Mirage District LLC — internal brand P&L only.

| Cost bucket | Typical |
|-------------|---------|
| Platform fee (Uber/DoorDash) | ~15–30% of digital gross |
| Packaging / labels | OpEx |
| Labor in Wave schedule | OpEx |

Revenue target: [COMMISSARY-EIGHT-PLUS-EIGHT-OPS-LOCK.md](./COMMISSARY-EIGHT-PLUS-EIGHT-OPS-LOCK.md) · investor layer **$240K–$420K** Y1 (phased).

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## Tier D — Future commissary-only monthly (post–Phase 1, optional)

If Mirage ever rents commissary **without** a window (caterer, approved partner), use **monthly prepaid only**:

| Plan | Monthly prepaid | Commissary-hours equivalent | Storage |
|------|-----------------|----------------------------|---------|
| **Caterer S** | $600/mo | 15 | ½ dry shelf |
| **Caterer M** | $1,000/mo | 30 | ½ dry + ½ cold |
| **Caterer L** | $1,400/mo | 50 | 1 dry + 1 cold |

**No hourly published rate.** Overage = **upgrade plan** mid-month (prorated), not $25/hr walk-up.

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## Scheduling (how monthly ties to the calendar)

1. **Production Waves** published weekly (see Eight+Eight ops lock).  
2. Each Tier A vendor gets **assigned Wave slots** within their monthly hour bucket.  
3. **KDS + commissary manager** enforce slot — no “double book” on fryer at peak.  
4. **Swap policy:** 48-hour notice with commissary manager; no fee if even trade between vendors.  
5. **Missed slot** = burned hours (no rollover) — same as national shared-kitchen norm.

Software: Toast KDS + simple Wave board (spreadsheet or 7shifts) until volume justifies [The Food Corridor](https://www.thefoodcorridor.com/) if Tier D opens.

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## Revenue summary (8 windows · monthly model)

| Stream | Calculation | Year 1 (indicative) |
|--------|-------------|---------------------|
| Base rent | 8 × $1,500 × 12 | **$144,000** |
| Percentage rent | ~10% on modeled window gross (varies) | **~$80K–$200K** (sales dependent) |
| Founding fees (one-time) | 8 × $5,000 | **$40,000** cash (signing) |

**Investor note:** Doc 44 **$543K** vendor rent assumed **20 units** (7 food @ $3K + boutiques). **Phase 1 founding lock = 8 chef windows @ $1,500 + 10%** — use **~$144K+ base** until boutique/expanded count is permitted and built.

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## What we tell vendors (one sentence)

> **One monthly bill: $1,500 covers your window, your commissary time, and your storage — plus 10% when you win. No hourly surprises.**

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## Counsel / ops to-do

- [ ] Merge Tier A bundle into executed **Window + Commissary Agreement**  
- [ ] POS clause: gross defined · refunds · Mirage Express attribution  
- [ ] Wave schedule exhibit (Exhibit B) per vendor  
- [ ] LDH: confirm commissary agreement matches **monthly** access list

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*Public marketing (`founding-vendor.html`) matches this lock until counsel executes different terms.*