New Storage Condo Project - Suggestions?

[Ted_Deits]

I have recently completed a Storage Condominium project in Beaumont California called Eucalyptus at Beaumont http://www.rvstorage.biz We are just about sold out so it is time to move on to another project.

The above mentioned project was geared towards RV storage, which is really big in Southern California. I am considering doing another similar project in Sacramento California. The difference will be the units will be configured for Hot Rod uses. With RV's the units were narrow and deep (13 x 50 and 17 x 50) with some even bigger. With hot rods, I would guess wider and not as deep would be better. 20 x 30 or 25 x 30. Various sizes will be available. Each of these garages would be privately owned, ergo the "Condominium" aspect.

Here is my question now that I have given you some background.

Along with this project, we intend to have a community garage for use by owners in the project. Items in the garage would be equipment that the average users may not buy for themselves due to the cost and or limited use.

Things like TIG welders, MIG welders, car lift, lathe, mill, brakes etc.

What would you like to see in a community garage? Fire away and thanks for your input. (Sorry, Dyno's will not happen!)

Ted

 

[panknuckshovel]

I am sure you have already looked into it, but if not find out how much of a hurdle liability insurance is going to be for the community use idea.

 

[chrismenke]

You may want to pick the brains of the TechShop folks in the insurance issue.

 

[Krash Kadillak]

- Engine hoist and chains / brackets
- Transmission jack
- A/C servicing equipment (maybe 2 - gonna get a lot of use in Sacto)
- 2 computer stations with access to on-line parts diagrams/ parts #'s etc.
- Come-alongs with hook-ups in the spaces to position the vehicles(?)
(I would bar any frame pulling activity - too much of a chance of injury)
- Specialized wrenches / sockets for getting in to tight places
- EZ-outs
- Tire balancer / mounter
- Waste disposal - fluids gas/oil, etc

This could get 'spensive, you know......

Marshall

(And why can't you do this in Orange County? Used to live in Orange....)

 

[Ted_Deits]

I am sure you have already looked into it, but if not find out how much of a hurdle liability insurance is going to be for the community use idea.

That is a good point, however, not a deal breaker in my opinion. The HOA insurance I have on the Beaumont project is not all that bad. It runs about $80 per year per unit.

 

[Ted_Deits]

-

(And why can't you do this in Orange County? Used to live in Orange....)

If you could justify land at 2 million an acre, then you can. The land cost is prohibitive. That is why we built in Beaumont of all places. Frankly, I approached 11 cities in Orange County on the idea. I was turned down by all of them. Not so much for the garage concept, but more the RV storage concept. Storage does not generate sales tax revenue. Cities want sales tax revenue. Yes they do get part of the property taxes paid by the owners, but it is only a fraction. You can build about 20 units per acre, plus or minus. At 2 mil an acre, just the land cost per garage would be about...."about" 100 grand each, and you haven't even built anything yet.

 

[Ted_Deits]

- Engine hoist and chains / brackets
- Transmission jack
- A/C servicing equipment (maybe 2 - gonna get a lot of use in Sacto)
- 2 computer stations with access to on-line parts diagrams/ parts #'s etc.
- Come-alongs with hook-ups in the spaces to position the vehicles(?)
(I would bar any frame pulling activity - too much of a chance of injury)
- Specialized wrenches / sockets for getting in to tight places
- EZ-outs
- Tire balancer / mounter
- Waste disposal - fluids gas/oil, etc

This could get 'spensive, you know......

Marshall

(And why can't you do this in Orange County? Used to live in Orange....)

Expensive, yes. Worth it to the owners to have access to all those specialized tools and machines, worth every penny. If I build 40 units, and allocate 2K per unit, then I have 80K in equipment budget. That would equip a nice community garage.

 

[Charles (in GA)]

That is a good point, however, not a deal breaker in my opinion. The HOA insurance I have on the Beaumont project is not all that bad. It runs about $80 per year per unit.

I'll bet in a situation where you have much more potential for people doing mechanical work in their own spaces, keeping chemicals and flammables.... I'm comparing the Hot rod Condo to the RV condo here....... the insurance will go up dramatically. I suspect you find most RV units are storage and light cleaning, with little to no mechanical work, bad chemicals, or flammables outside of the vehicle fuel tanks.

Hot Rod condos will be very enticing and the owners will be doing much more than simple storage.

Having a Hobby shop with specialized equipment will drive the insurance thru the roof. Way too easy to burn the place down, blow it thru the roof, have a vehicle fall off a lift, long hair or a glove caught in a lathe.

You really need to look at the insurance first, probably is far too high to be affordable.

Charles

 

[sean Buick 76]

Insurance is the key on this project, that may make or break the deal.

I like the idea a lot however what I would do is limit the amount of equipment to just several 4 post lifts and charge a small rental fee for the time that people use the lifts for. Otherwise people will tie up the lifts for extended periods of time....

I would designate one person paid to operate the lift, and that way you could limit the liability. This could be a maintenance guy or a manager.

Regarding all the other tools I would let people buy thier own tools, otherwise you will end up with them going missing and you will be left without the tools you purchase... If you ended up with good people they would be cooperative and share engine hoists and stuff like that, however there would be some squables over tools I am sure!

 

[Ted_Deits]

Insurance is the key on this project, that may make or break the deal.

I like the idea a lot however what I would do is limit the amount of equipment to just several 4 post lifts and charge a small rental fee for the time that people use the lifts for. Otherwise people will tie up the lifts for extended periods of time....

I would designate one person paid to operate the lift, and that way you could limit the liability. This could be a maintenance guy or a manager.

Regarding all the other tools I would let people buy thier own tools, otherwise you will end up with them going missing and you will be left without the tools you purchase... If you ended up with good people they would be cooperative and share engine hoists and stuff like that, however there would be some squables over tools I am sure!

Good point, however, tools would not be provided, such as wrenches, ratchets sockets etc. May as well just throw away your / their money. My thinking is to provide items that are normally too expensive for the "average" wrencher.

TIG welders come in real handy,. The machine and gas would be there, they have to provide their own TIG torch, cables, cups, tungsten etc. Same with wire welders (MIG). We have the machine, they bring their own MIG gun. That way, we are not ordering consumables all the time. They bring their own.

French wheel comes too mind, a break, shear, drill press, etc etc etc.

General high end garage stuff.

 

[panknuckshovel]

Good point, however, tools would not be provided, such as wrenches, ratchets sockets etc. May as well just throw away your / their money. My thinking is to provide items that are normally too expensive for the "average" wrencher.

TIG welders come in real handy,. The machine and gas would be there, they have to provide their own TIG torch, cables, cups, tungsten etc. Same with wire welders (MIG). We have the machine, they bring their own MIG gun. That way, we are not ordering consumables all the time. They bring their own.

French wheel comes too mind, a break, shear, drill press, etc etc etc.

General high end garage stuff.

So a guy who has never operated a tig welder in his life is going to be able to borrow his buddies torch, hook it to your machine and do whatever he wants, is that the general idea?

 

[RStewart]

Similar to AutoMotorPlex? (Minnesota, Illinois,Kansas City)
Would love something like that in New England.

 

[Ted_Deits]

So a guy who has never operated a tig welder in his life is going to be able to borrow his buddies torch, hook it to your machine and do whatever he wants, is that the general idea?

In a very extreme way, yes. I would hope his buddy would help him out though. Otherwise, his buddy is going to get his torch back in burnt out pieces.

 

[Ted_Deits]

Let's not worry so much about the insurance and liability. Sure, there are a hundred reasons NOT to do it. Can we focus on the positive aspects of this?

For every idea, there are always those that say you can't because of _______ Fill in the blank. When building Beaumont, they said no no no, it will burn down, the RV's will explode, no one will buy them. 107 garages later, no explosions, no law suits. Everything worked as it should.

So, back to the original question-

What should if anything be in a community garage?

 

[Playwme]

I wouldn't supply anything. Maybe build several small storage units where the owners can form their own little co-ops and buy a piece of equipment each to share with their mates. I wouldn't use equipment that 40 other strangers have been using. If they can shell out the cash for a condo then $1000 for a mig welder won't be out of their budget. Having shared equipment means there needs to be someone to manage it, not to mention break up the fights.

 

[Voi]

What should if anything be in a community garage?

Large sand blast cabinet and many even a blast room for larger stuff.

 

[Ted_Deits]

The "Owned Storage" concept is getting a boost in SoCal.

http://www.ocregister.com/articles/storage-686462-lot-park.html

 

[blacksporty]

The "Owned Storage" concept is getting a boost in SoCal.

http://www.ocregister.com/articles/storage-686462-lot-park.html

I have an RV and an enclosed trailer there, nice 60' pull through and was paying only $255/mo....I am on the wait list at a few locations but I have a feeling I am going to have to store them an hour away, for more money.

 

[nadogail]

I would be very afraid of a venture like this. Everything will be worked like a rented mule, and put away wet.

 

[mike93lx]

Instead of supplying a ton of tools, how about partnering with a machine/welding shop to have an on-site location and subsidize the work in some way? This could help mitigate risk and add value for guys that don't have welding/machining/fabrication skills

 

[kbs2244]

I agree on insurance being the deciding factor.
It has been a killer when guys tried to reuse old service stations into DIY shops.
Even with an all open hours attendant.

As attempt to please them I would put the "Hobby Shop" in a separate building and out law any flame/spark making work in the units.

 

[Ted_Deits]

I have an RV and an enclosed trailer there, nice 60' pull through and was paying only $255/mo....I am on the wait list at a few locations but I have a feeling I am going to have to store them an hour away, for more money.

Sorry to hear. You are not alone. There are probably 2,000 people going through the same thing. Sticker shock......if you can find something. We are sold out, with just one rental and 3 resales.

 

[67-ls1]

I am going to bring this thread back to the forefront. I can tell you from experience that liability insurance for these garage condos is virtually impossible to get.
Unless you are running a business out of one or lie and say your running a business, I have not been able to find insurance.
And if you lie, you could be screwed with a claim.

 

[Ted_Deits]

If you need insurance contacts PM me. Further your home owners insurance will
Cover these State Farm for example. Generally they extend coverage to your condo for about $50 per year if you have an existing policy we have 107 units. This is what most people do otherwise it is about $600 per year.

Insurance contacts http://www.rvstorage.biz/vendors.html