Host and Guest

Why this model is gradually replacing subleasing

Office subleasing has been around for a long time, but it has major drawbacks that explain the emergence of the Sora model:

Originally, subleasing was a second-hand market, lacking in trust and security. It also requires the landlord’s consent. Article L145-31 of the Commercial Code prohibits subleasing without the owner’s express authorization. In practice, many leases simply prohibit it outright. The result: companies with vacant spaces that cannot sublease them, even if they wish to.

The provision of services circumvents this constraint and structures your offering. In the Host/Guest model, there is no subleasing. The Host provides a service (the provision of an equipped and managed space) to the Guest, via the operator. Legally, this is a service provision, not a transfer of leasehold rights. Therefore, no authorization from the owner is required.

The Host retains control. Unlike a subtenant who acquires rights to the premises, the Guest in a service provision model has no right to renewal or commercial ownership. The Host can reclaim their spaces with reasonable notice, which secures their position.

The Guest benefits from simplicity. No negotiations with an unknown landlord, no security deposit equivalent to 3 or 6 months’ rent, no renovation work. The Guest arrives at a turnkey office and starts working.

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How does the Sora Host/Guest relationship work in practice?

Phase 1: Auditing the Host’s spaces. After signing a service agreement with the Host, we work together to build a comprehensive financial analysis based on the scope of underutilization. Rent, utilities, taxes, OPEX: everything is taken into account to determine the best cost coverage rate. We identify what can be offered to Guests without disrupting the Host’s business, at the best market price.

Phase 2: Filling the spaces. Sora adapts the spaces if necessary (partitioning, furniture, signage), advises on pricing strategy, and markets them to the public. The Host doesn’t have to do a thing: Sora handles all marketing.

Phase 3: Guest check-in. The Guest signs a reservation contract with the Host. This contract includes the space, services (cleaning, maintenance, reception, Wi-Fi), and a minimum 12-month commitment. The Guest moves into a ready-to-use office.

Phase 4: Day-to-day management. Sora handles everything: reception, maintenance, cleaning, request management (tickets), and billing. A dedicated Workplace Manager serves as the Guest’s sole point of contact. The Host receives regular income without having to worry about operational management.

Phase 5: Flexibility over time. If the Host needs to reclaim its spaces (for recruitment, reorganization), the service contract allows for termination within a reasonable timeframe. If the Guest grows, the operator can offer them other spaces within its network.

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The typical Host profile

This is a company that finds itself with excess space for often predictable reasons:

After transitioning to hybrid work. The company had sized its offices for 200 people present each day. With 2–3 days of remote work, average occupancy drops to 130. Two floors are chronically underutilized.

After a reorganization or workforce reduction. A merger, a layoff plan, or a strategic refocusing leaves the company with excess space and a lease that still has four years remaining.

After a partial move. The company has consolidated its teams at a main location but retains a lease on the former site. Rather than paying double rent for unused space, it is monetizing the remaining space.

In anticipation of growth. The company has leased office space larger than necessary to support its growth over the next three years. While waiting to occupy 100% of the space, it monetizes the surplus.

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Frequently asked questions about the Host/Guest model

Does the Host need to notify their landlord? Technically no, if the model is based on the provision of services (and not a sublease). However, we strongly recommend discussing it. The Host remains the sole holder of the lease and does not transfer any rights to the Guest. This is the fundamental legal difference from subletting.

Can the Guest customize their space? Absolutely, that’s the strength of the model.

How much can the Host expect to earn? Income depends on the location, the size, and the level of amenities. In the Île-de-France region, a Host can expect to cover between 50% and over 100% of their own rent on the spaces made available, turning a net expense into one that is partially or fully offset.

What is the minimum commitment for the Guest? Starting at 12 months with Sora.