GROWTH STORY
Previous landlords nickel-and-dimed her with surprise fees – then she found transparent pricing and grew her cookie business
Thumbs Cookies at a glance:
Kitchen rentals with surprise fees and nickel-and-diming; buildings repeatedly sold forcing relocations; needed affordable warehouse after switching to co-manufacturing model
Transparent all-inclusive pricing, loading docks for pallet receiving, easy shipping access, on-site conference rooms and photo studio
Streamlined Q4 operations handling massive holiday volume; eliminated relocation anxiety; freed time to focus on marketing and growth
Robyn Frank runs Thumbs Cookies – tiny butter cookies that melt in your mouth. Her primary channels before COVID were client gifting, and wholesale to hotels and grocery stores. And then, when March of 2020 hit with two kids, she switched from making everything herself in a kitchen to working with Wisconsin co-manufacturers. The model shift meant she needed warehouse space to receive product and redistribute it.
Finding affordable space where she could ship and receive easily proved challenging. Previous kitchen rentals had trained her to expect the worst from landlords – surprise fees, buildings getting sold and forcing relocations, nickel-and-diming for every shelf and amenity.
One year into WareSpace, Robyn finally stopped worrying about where she’ll have to move next. The transparent pricing means knowing exactly what rent will be every month. During Q4 holiday rushes when boxes fly out the door daily, being 10 steps from shipping eliminates the chaos that used to plague her operations.
Before WareSpace When Landlords Nickel-and-Dime Everything
When Landlords Nickel-and-Dime Everything
Robyn had been renting commercial kitchens for years. The experience taught her not to trust landlords. They’d advertise one price, then start adding charges: $20 for this shelf, $30 for that one, $50 for this space, extra fees if you brought your own boxes. Small business owners have limited leverage, and landlords knew it.
Worse than the surprise fees was the constant relocation anxiety. Buildings would get bought and sold. Robyn experienced this multiple times – establishing operations in a kitchen only to have the property change hands and force another move. Each relocation meant finding new space, negotiating new terms, moving equipment, updating business registrations, and losing operational momentum.
When she shifted to co-manufacturing during COVID, she needed different infrastructure entirely. The Wisconsin manufacturers would ship finished cookies. Robyn needed warehouse space to receive pallets and redistribute product to her various customer channels – ecommerce orders, client gifting, wholesale accounts.
She needed affordable space with easy shipping and receiving. Commercial kitchens weren’t designed for this model. Traditional warehouse space either cost too much or came with landlords she didn’t trust based on years of nickel-and-diming experiences.
The constant worry about building management, surprise fees, and potential forced relocations consumed mental energy that should have gone toward marketing and growing the business.
“I’ve been in a lot of situations where the landlord will nickel and dime me. Like, okay, here’s your space, but your shelf is going to be $20 extra. And then this shelf is $30. And then this space is $50.”
Robyn Frank Thumbs Cookies
Making the Switch Finally Finding Transparency
Finally Finding Transparency
WareSpace offered what Robyn needed at a price she could afford. Loading docks for receiving pallets from Wisconsin manufacturers. Easy access to USPS, UPS, and FedEx for daily shipments. Individual key codes eliminate the annoying key management that plagued previous spaces.
Her GM Michael’s transparency during the initial tour stood out immediately. After years of sussing out landlords and trying to determine who to trust, Robyn could tell Michael was different. He explained everything upfront. No hidden fees lurking. No surprise charges coming later. The all-inclusive pricing meant knowing exactly what she’d pay every month without variables.
The amenities went beyond basic warehouse needs. Conference rooms on-site meant Robyn could take meetings or phone calls without finding another location. A photo studio let her shoot product images in the building. Everything she needed for different business operations existed in one place instead of traveling around to multiple locations.
The community aspect surprised her. Other small business owners share shipping hacks and marketing insights constantly. WareSpace organizes official networking events, and organic collaboration happens daily. Robyn can choose her level of engagement – work quietly in her space or knock on neighbors’ doors to learn what they’re doing.
The building stability mattered most. Robyn doesn’t worry about property sales forcing relocations. She doesn’t stress about what shape the building will be in tomorrow or what will happen to her inventory. Temperature control, security, maintenance – all handled without her involvement.
Where They Are Now Streamlined Holiday Operations
Streamlined Holiday Operations
One year in, Robyn’s operations run smoothly without the constant anxiety that plagued previous locations. She focuses on marketing and business growth instead of managing building issues or preparing for forced relocations.
Q4 holiday season demonstrates the operational advantage most clearly. Everyone wants cookies during the holidays. Boxes fly out the door daily – sometimes USPS, sometimes FedEx, sometimes UPS. Walking 10 steps to drop off shipments knowing they’ll go out same day saves enormous time during the highest-volume period.
The predictable rent eliminated budget uncertainty. Robyn knows exactly what she’ll pay every month. No surprise fees appearing on invoices. No nickel-and-diming for amenities. The financial transparency lets her plan and allocate resources appropriately instead of keeping emergency reserves for unexpected landlord charges.
The on-site conference rooms and photo studio keep operations centralized. Robyn handles meetings, product photography, warehousing, and shipping all from one building. No traveling to different locations for different business functions.
The community provides ongoing value. Small business owners sharing operational secrets happens organically throughout the day. The collective knowledge helps everyone improve their operations without expensive consultants or trial-and-error learning.
Most importantly, Robyn stopped worrying about relocation. Previous kitchen rentals always carried underlying anxiety about when the building would sell or the landlord would change terms. That constant stress disappeared completely. She can focus on growing the business knowing her operational foundation stays stable.
“I always know what my rent’s gonna be, there’s never any added on costs. I don’t have to worry about the temperature control, the security, what shape the building is gonna be in the next day, what’s gonna happen to my inventory.”
Robyn Frank Thumbs Cookies
What They Love Transparent Pricing and Stable Operations
Transparent Pricing and Stable Operations
For Robyn, all-inclusive transparent pricing matters most after years of landlord nickel-and-diming. Knowing exactly what she’ll pay every month without surprise fees eliminates budget uncertainty and the feeling of being exploited as a small business owner.
The building stability ended constant relocation anxiety. Multiple forced moves from kitchen spaces that sold taught Robyn not to get comfortable anywhere. WareSpace finally provides operational stability where she doesn’t worry about where she’ll have to move next.
Manager Michael’s transparency and responsiveness built trust from day one. After years of difficult landlord relationships, having management that’s present, responsive, and upfront about everything makes daily operations dramatically less stressful.
The shipping convenience transforms Q4 operations. During holiday rushes when volume explodes, walking 10 steps to drop off dozens of daily shipments instead of loading vehicles and driving to carriers saves hours and keeps orders flowing smoothly.
The centralized amenities – conference rooms, photo studio, warehouse space, shipping access – mean handling all business operations from one building. No traveling around to different locations for different functions. Everything happens on-site.
The community provides unexpected value through shared knowledge. Small business owners helping each other with shipping hacks, marketing strategies, and operational improvements creates collective expertise that benefits everyone.
Not managing building concerns freed mental energy for business growth. Robyn doesn’t think about temperature control, security, maintenance, or landlord issues. That cognitive load disappeared, letting her focus completely on marketing and streamlining operations.
How long does it take to sign a lease and move in?
What’s included with my rental?
Your rental at WareSpace comes with a comprehensive range of amenities and services designed to simplify your operations and maximize efficiency. Here’s what’s included:
- Loading Docks – Access to shared or private loading docks, making shipping and receiving seamless.
- Racking Systems – Available in select units to optimize your storage capacity.
- Property Taxes – Fully covered as part of your rental agreement.
- Utilities – Electricity, heating, and cooling included in your rent.
- High-Speed Internet – Fast and reliable internet to keep your business connected.
- Maintenance Services – General building maintenance, including repairs and upkeep.
- Cleaning Services – Common areas and exterior spaces cleaned regularly.
- Landscaping – Professional landscaping to maintain a clean and professional exterior.
- Security – Secure facilities with surveillance and controlled access.
- On-Site Parking – Ample parking for employees, visitors, and business vehicles.
- Shared Facilities – Access to common spaces, including conference rooms, kitchens, and restrooms.
- Waste Management – Trash and recycling services included.
- Community Perks – Networking events, tenant support, and other resources to help your business thrive.
Are there loading docks available?
Every location is designed to have the right amount of docks so there will never be a traffic jam and always be enough or the tenants to share. Most locations have 3-5 docks that are shared by the community. Traffic jams have never been an issue.
What different size options do you have for space?
Yes, all of our buildings are secure. We have interior and exterior video surveillance, access control and other methods of keeping it secure while still allowing controlled access for members, their guests, visitors and logistics deliveries.
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