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Car Forum / Driving, Maintenance, Tuning / RVs / November 2006Class A Motorcoach Storage
I have been renting space in a warehouse setting for over a year in order to store my relatively high-end motorcoach out of the weather. Unfortunately, the space is not very clean and there are a lot of things (other RV's, boats, cars, trailers, etc.) also moving around in this fairly tight area. It's not unlike a lot of storage out there. We've had nearly two thousand dollars worth of body work done (it doesn't take much to get to that number!) from dents and dings, most of which I suspect have occurred in this space. As a result, I am buying an acre of ground and am going to put up a pole building for my own use. To offset the cost, I am also considering putting up additional single bay units to rent. The units will be roughly 20x55 with 14x14 power roll-up doors (& remotes), with water available, floor drains on 6" concrete slab, moderate fluorescent lighting and a separately metered 50 amp plug-in for each bay. I will also have a security system. Access will not be pull through, but pull-in, back-out (or vice versa). The road to the place is very low traffic, so access is good that way. I am also considering a dump station if I can work out the details with the state. So far, they're just adding requirements, not saying, "No." My question is this: with a target market of 40+ foot diesel coaches or large boats, what seems reasonable for rental? I am in the Pittsburgh region, currently paying $110 a month for the warehouse situation described above. > I have been renting space in a warehouse setting for over a year in order to > store my relatively high-end motorcoach out of the weather. Unfortunately, [quoted text clipped - 22 lines] > region, currently paying $110 a month for the warehouse situation described > above. Here on the outskirts of Columbus Ohio it is much more than that. My friend is renting a bay in a new metal building that is 16 x 50 with concrete floor and very clean and paying $250. It has lights but no hookups and each bay is private with its own security coded door. No dump station. It is a low traffic area. I think it is too much for what he gets but it is close to his house. I think location means alot to him, as do I. I am sure he would be much happier if he had 50amp, water and a dump station. Hell, 30 amp would be wonderful. But, with all the hookups, the charge would be much higher and I am sure there would be a few that would want to live there, not just store it there. If I were to do what you are planning, I wouldn't have 50 amp service, nor water. The dump station is a GREAT idea tho. I would probably only have a 20 amp outlet at most because it is suppose to be "storage" and you really don't need to run the A/C during storage. The 20 amps should handle the frig and lo-heat if needed. The more you give renters, the more they will take. Just my opinion. Hank <~~~thinking of doing the same thing >I have been renting space in a warehouse setting for over a year in order >to store my relatively high-end motorcoach out of the weather. [quoted text clipped - 23 lines] > region, currently paying $110 a month for the warehouse situation > described above. I would think that it would be set on a full occupancy, after expenses, that you would pay it off in 5 years. Will the meters be paid by you or by the renter? That enters into the price also. Leanne >I would think that it would be set on a full occupancy, after expenses, that >you would pay it off in 5 years. Will the meters be paid by you or by the >renter? That enters into the price also. What is attainable will depend 100% on his local market. In my market I know that $300 (total) for Oct-May cold storage is too much because I had 3 takers at $150 for the same period last winter and they all found alternate locations when I doubled their rent for this winter.  SignatureR.J.(Bob) Evans (return address needs alteration to work) >> I have been renting space in a warehouse setting for over a year in order >> to store my relatively high-end motorcoach out of the weather. [quoted text clipped - 29 lines] > > Leanne Yeah, but!!! Include all the overhead like taxes and salaries, etc. It takes some time to run one of these operations. Security systems are a special cost. Insurance, etc. If all the overhead and costs are included and proportioned to the units, that should give a basis for the rent. Don't forget profit. John Andrews, Knoxville, Tennessee (My friend built a barn for his. I put in a gravel parking pad with 30 amp service, access to water and sewer.) I would think that the liability insurance for the repair/replacement of all of those expensive RVs would eat up most, if not all, of the profit. Good luck Tim >I have been renting space in a warehouse setting for over a year in order >to store my relatively high-end motorcoach out of the weather. [quoted text clipped - 23 lines] > region, currently paying $110 a month for the warehouse situation > described above. > I would think that the liability insurance for the repair/replacement of all > of those expensive RVs would eat up most, if not all, of the profit. Virtually all storage facilities require the renter to sign a multi-page waiver absolving the property owner from most/any liability. I do NOT know how well such a signed waiver would withstand a vigorous challenge. Lawyers in love... <sigh> Signature:) JR >> I would think that the liability insurance for the repair/replacement of all >> of those expensive RVs would eat up most, if not all, of the profit. > >Virtually all storage facilities require the renter to sign a multi-page >waiver absolving the property owner from most/any liability. I do NOT know >how well such a signed waiver would withstand a vigorous challenge. Liability flows to the deep pockets. ie: put the storage assets in a shell company. SignatureR.J.(Bob) Evans (return address needs alteration to work) > I have been renting space in a warehouse setting for over a year in order to > store my relatively high-end motorcoach out of the weather. Unfortunately, [quoted text clipped - 22 lines] > region, currently paying $110 a month for the warehouse situation described > above. I think I talked to you the other day. Good idea but not close enough for me to use it. Round the number down to 100.00 including tax or less and I might drive that far to store it. > > I have been renting space in a warehouse setting for over a year in order > > to [quoted text clipped - 29 lines] > Good idea but not close enough for me to use it. Round the number down > to 100.00 including tax or less and I might drive that far to store it. I wish I was somewheres close to you; I'm paying $160 a month for outside storage of a 30' class C rig, with access to a dump station being the only amenity! Marty |
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