How to Finance an Oakwell Beer Spa Franchise: Suites and Taproom
By Chris Cornella
An Oakwell Beer Spa franchise loan funds an unusual mix: private hydrotherapy suites, infrared saunas and a self-pour taproom under one roof. That combination means heavy plumbing, specialized equipment and alcohol licensing, so the financing plan needs to account for more moving parts than a typical retail franchise.
This article explains what is publicly known about the brand, the costs to plan for, how its SBA Franchise Directory listing and notes work, which loan types may fit and how lenders review a new wellness-and-hospitality franchise. US Professional Funding is not affiliated with, sponsored by or endorsed by Oakwell Beer Spa; the name is used only to describe the business. Figures in the franchisor’s disclosure document can change, loan programs vary by lender and borrower, and every loan is subject to approval. Nothing here is legal, tax or investment advice.
Oakwell Beer Spa Franchise Loan at a Glance
- Concept: a social wellness spa where guests book private suites with hydrotherapy tubs, infrared saunas and showers, paired with a self-pour taproom of craft beer, cider and non-alcoholic options
- Origin: the company reports that its first spa opened in Denver in 2021, followed by a Highlands Ranch, Colorado location built as the franchise prototype
- Franchising status: the company began offering franchises in 2026 and announced its first franchise agreement, for Las Vegas, that year
- Franchise fees and investment: not disclosed in the company materials we could verify; use Items 5, 6 and 7 of the current Franchise Disclosure Document (FDD)
- SBA Franchise Directory: listed as Oakwell Beer Spa under code S8722, with two notes about lease documents and the franchisor’s filings against real estate collateral
- Likely financing mix: an SBA 7(a) or conventional loan for build-out and fees, equipment financing for tubs, saunas and the taproom system, and working capital for the ramp-up
What Is Oakwell Beer Spa?
Oakwell Beer Spa was founded by Jessica Zouaoui, its CEO, and Damien Zouaoui, its Chief Growth Officer, who drew inspiration from a beer spa they visited in Prague while traveling abroad. The company opened its first location in Denver’s RiNo Arts District and later added a Highlands Ranch spa designed to test the layout, guest flow and operations that franchisees would follow.
A visit centers on a private suite. Hydrotherapy tubs are filled with blends of hops, barley and herbs, and each suite pairs the soak with an infrared sauna and shower. A taproom with self-pour craft beer, cider and non-alcoholic drinks gives the experience a social feel, and the brand sells its own bath and body products. The company has also added a wine bath option.
Why the model matters to lenders. The company describes the model as hospitality-first and designed to rely less on licensed service-provider staffing, which can simplify hiring compared with a massage-led spa. For a lender, that shifts attention to suite bookings, taproom sales, equipment reliability and the operator’s hospitality skills.
An emerging franchise. With a small number of company-run spas and its first franchise only recently signed, Oakwell is a young system. Lenders lean more heavily on the borrower’s experience, cash cushion and projections for newer brands; see financing an emerging franchise for how that review works.
Oakwell Beer Spa Franchise Costs
The company has not published its franchise fee, royalty or investment range in materials we could verify. Request the current FDD and use Items 5, 6 and 7 as the basis for your budget and your loan request.
Initial franchise fee
Item 5 lists the initial fee and any development or multi-unit fees. Under SBA 7(a), the franchise fee can often be part of the loan, subject to lender review.
Build-out and real estate
This is likely the largest cost. Suites with soaking tubs need water supply, drainage, water heating, waterproofing, ventilation and humidity control, while saunas and showers add electrical and plumbing loads. The taproom needs draft lines, refrigeration and a bar area, and the space also needs a lounge or cool-down area, retail display and back-of-house storage. A second-generation space with existing plumbing can help, but most sites will need substantial work.
Equipment and technology
Expect stainless-steel hydrotherapy tubs, infrared saunas, showers, a self-pour beverage system, refrigeration, furniture, booking and point-of-sale software, and sound and lighting. The FDD will specify required equipment and approved vendors.
Licensing, opening costs and working capital
Serving beer and wine requires state and local alcohol licensing, and spa operations may need health department approvals for water systems. Item 7 also typically includes training, initial marketing, deposits, insurance and an “additional funds” line for the opening months.
Total investment checklist
List each Item 7 category (fee, build-out, tubs and saunas, taproom system, furniture, technology, licensing, inventory, training, deposits and additional funds) with its low and high range, then compare the total with your contractor’s bids.
Ongoing Fees and How They Affect Your Loan
Item 6 of the FDD lists royalties, brand fund contributions, technology or booking platform fees and other recurring charges. Most are tied to gross sales, so they come off the top before rent, labor, utilities, beverage cost and loan payments.
Utilities and maintenance deserve extra attention. Heating water for soaking tubs, running saunas and maintaining water quality all add to monthly costs, and lenders will expect your projections to include them along with every franchise fee. An Oakwell Beer Spa franchise loan sized on projections that omit those costs can leave too little cash for debt service.
Franchisor Requirements for New Owners
Oakwell has not published minimum net worth or liquidity figures in the materials we could verify. The company has said it wants hospitality-minded partners who share its values and its commitment to guest experience standards. Expect a review of your finances, your management background and your target market, and confirm with the franchisor how site approval, design and training work before you sign a lease.
Ways to Own an Oakwell Beer Spa
A new spa. With the system just beginning to franchise, nearly every owner will open a new location, financing build-out, equipment and opening costs without a local sales history. Our page on franchise start-up financing outlines how new-unit loans come together.
Multiple spas in a market. The company is pursuing growth in a number of metro areas, and owners may be offered the chance to develop more than one location. Each spa is usually financed on its own.
Buying an existing spa. Resales will be rare until the system matures. When they occur, the buyer needs franchisor approval and a liquor license transfer or new license; see buying a franchise resale.
Financing Options for an Oakwell Beer Spa Franchise
SBA 7(a) loans. An SBA 7(a) loan can generally fund the franchise fee, build-out, equipment, opening inventory and working capital in one loan, subject to program rules and lender approval. The program maximum is currently $5 million, and program rules can change.
SBA 504 loans. If you buy the building, SBA 504 loans may finance the real estate and long-lived equipment. Review the directory notes below first, because they apply when real estate secures the SBA-guaranteed loan. Our article on franchise real estate and expansion financing covers owning versus leasing.
Conventional term loans. Experienced operators with strong liquidity may use conventional business loans, which may require more equity or collateral.
Equipment financing. Tubs, saunas, the self-pour system and furniture can often be financed separately through franchise equipment financing and leasing. Your primary lender will count that debt.
Working capital and lines of credit. A new spa needs cash for staffing, marketing and utilities while bookings build, and demand may swing with holidays and seasons. Franchise working capital can help bridge those periods.
Seller financing on resales. On a future resale, a seller may carry part of the price. A seller note is typically subordinate to the primary loan, and SBA rules may limit how it is structured.
SBA Loans for Oakwell Beer Spa Franchisees
SBA loans are made by participating lenders and partly guaranteed by the SBA. For a franchise, the lender must confirm that the franchisor does not have too much control over the borrower, and the SBA Franchise Directory simplifies that review. A listing does not approve any borrower or guarantee a loan.
The directory listing. Oakwell Beer Spa appears on the SBA Franchise Directory under code S8722 with two notes.
Note 1 in plain English. When the real estate where the franchise operates will secure the SBA-guaranteed loan, the franchisor’s Addendum to Lease and Collateral Assignment of Lease may not be executed. Those documents are designed for a leased spa and give the franchisor rights in the lease; if you own the property and pledge it to your lender, they should not be signed.
Note 2 in plain English. The franchisor may not file anything against the real estate pledged as SBA collateral. That keeps the lender’s position in the property clear. Owner-occupants should raise both notes with the franchisor and lender early, while tenants in leased spaces are generally unaffected.
SBA application tips. Prepare the franchise agreement, the FDD, the lease or letter of intent, contractor and equipment quotes, a liquor licensing plan, a sources and uses statement, personal financial statements, tax returns and résumés. Our SBA loan calculator can help estimate payments for planning purposes only.
How Lenders Evaluate an Oakwell Beer Spa Deal
Personal credit and financial history. Lenders review credit, tax returns and debts for each significant owner, who typically sign personal guarantees.
Net worth and liquidity. Expect questions about your cash injection and post-opening reserves, which carry extra weight for a young brand.
Hospitality experience. Background in hotels, spas, bars or restaurants helps, especially managing guest experience, alcohol service and facilities.
Business plan and projections. Model suite bookings by day and hour, average spend, taproom and retail sales, utilities, water treatment and every franchise fee. Our guide to the FDD and franchise financing explains which disclosure items lenders read first.
The FDD and franchise agreement. Lenders review the term, renewal, transfer and termination provisions, and whether Item 19 includes any financial performance representations.
Site and lease. Lenders consider the trade area, parking, landlord approval for water-intensive build-outs and alcohol service, and whether the lease term supports the loan term.
Spa Suites, Saunas and the Taproom
The equipment that defines Oakwell also drives its long-term costs. Tubs, saunas and showers face constant water and heat exposure, and the self-pour system needs regular line cleaning and maintenance. Build a replacement reserve and a maintenance budget into your projections, and ask the franchisor about expected refresh cycles in the franchise agreement.
Licensing is the other brand-specific hurdle. Alcohol permits can take time, and some jurisdictions have rules on self-pour service or on serving alcohol in a spa setting. Lenders may want to see the licensing path mapped out before closing.
Multi-Unit Growth and Development Agreements
If you sign for more than one spa, expect a development schedule. Lenders usually finance each location separately and look at the first spa’s results before funding the next. See multi-unit franchise financing for how owners pace growth.
Real-World Scenarios
A hospitality executive opening a first spa. A former hotel manager signs for a spa in an arts district. An SBA 7(a) loan funds the fee, build-out and working capital, while tubs and saunas are financed separately.
A couple buying their building. Owners purchase a small commercial building and pledge it as collateral. Because of the directory notes, they confirm the lease addendum documents will not be signed and that the franchisor will not file against the property.
A multi-unit developer. An experienced operator commits to several spas, financing the first conventionally and using its results to support later requests.
Common Mistakes to Avoid
- Underestimating plumbing, drainage, water heating and ventilation costs
- Signing a lease before confirming landlord approval for tubs and alcohol service
- Leaving utilities, water treatment and franchise fees out of projections
- Assuming the liquor license will arrive on schedule
- Overlooking the SBA directory notes when real estate secures the loan
For more, read franchise loan mistakes to avoid.
Next Steps to Finance Your Oakwell Beer Spa Franchise
Step 1: Request the current FDD. Review Items 5, 6, 7, 10, 17 and 19 with a franchise attorney.
Step 2: Confirm the franchisor’s requirements. Ask about net worth, liquidity, experience, territory and site approval.
Step 3: Find a site. Look for space that can handle water-intensive build-out and alcohol service, and get contractor bids.
Step 4: Build your budget and projections. Match Item 7 with your bids and model bookings, taproom sales and utilities.
Step 5: Talk with a financing specialist. Decide whether SBA 7(a), SBA 504, conventional financing, equipment financing or a combination fits your Oakwell Beer Spa franchise loan.
Step 6: Assemble your package and close. Gather tax returns, financial statements, the lease, licensing plan and franchise agreement, then align franchisor, landlord, licensing and lender approvals.
Oakwell Beer Spa Franchise Loan FAQs
How much does an Oakwell Beer Spa franchise cost?
The company has not published an investment range in materials we could verify. Item 7 of the current FDD gives the estimate.
What is the Oakwell Beer Spa franchise fee?
It appears in Item 5 of the FDD, along with any development fees.
What royalty does Oakwell charge?
Royalty and brand fund fees are in Item 6. Lenders deduct them before calculating debt service coverage.
Can I get an SBA loan for an Oakwell Beer Spa?
Possibly. The brand is listed on the SBA Franchise Directory under code S8722. Approval depends on your credit, experience, cash injection and the project.
What do the SBA directory notes mean?
If real estate you own secures the loan, the franchisor’s lease addendum and collateral assignment of lease are not signed, and the franchisor may not file anything against that property.
How much liquid capital do I need?
Not published in materials we could verify. Lenders also expect a cash injection and reserves.
Can I finance the tubs and saunas separately?
Often, yes, through equipment loans or leases, though your primary lender will count that debt.
Do I need spa or bar experience?
It helps. Hospitality experience in hotels, restaurants or bars can strengthen your request.
Does Oakwell offer financing?
Check Item 10 of the FDD, which describes any franchisor financing.
How long is the franchise agreement?
Term, renewal and transfer rules are in Item 17. Lenders want the franchise and lease terms to cover the loan term.
Final Thoughts
An Oakwell Beer Spa franchise loan backs a young, distinctive concept with real build-out and licensing demands. Owners who read the FDD carefully, budget for water-intensive construction and equipment, plan the alcohol license early and understand the SBA directory notes put themselves in the strongest position.
US Professional Funding helps franchise owners finance new locations, equipment, real estate and working capital. Learn more about our franchise financing options.
