[Jean-Paul]

Hm,
I would list it like this:

Start-up expenses

• construction (build-out, architect, materials, inspections, management -- in some commercial properties, the managers will take a % of the build-out cost as a management fee... If you address this on the front end you can easily get them to waive this)
• lease deposit (make sure you don't allow them to tack on an annual escalator. Some firms will claim that you must agree to 3.8% claiming that it must climb with inflation. They base this on the 30 year rate, but in the last 10 years it was only 1.8%. If you can't get out of it completely -- as I always have -- you should be able to get them to adjust it down to 1.8%. If you can't, take your business elsewhere).
• equipment
• marketing/advertising
• staff
• taxes/permits
• insurance
• 3-6 months operating expenses
• Misc (about 50% of the previous for unanticipated expenses)

Operating expenses

• Equipment Lease
• payroll
• taxes (payroll/sales etc... will vary according to your type of corporation)
• maintenance
• rent/note payment
• utilities
• Insurance
• Phone
• Internet
• Inventory (if you have a smoothie bar, proshop, etc)
• Supplies (cleaning/office)
• Marketing (should budget $3K - $8K per month depending on the size of your club)
• Capitol improvement (if you can put away at least 25% of your profit into this you will not regret it)
• Dues (Chamber of Commerce, various leads groups, professional certs)
• Subscriptions

That's all I can think of off the top of my head.