shop rentals?

[jhg41977]

Not sure if these places exist. Does anyone know of rental space for the do it yourself people? A few friends rent a barn, im looking for something more. Im in Concord NH.

If you know of one, regardless of where, id like to know.

[VincentVega]

Something like this? Garage Club for Sports Car in Loudoun County, Fairfax County, VA

The Garage Club is a fee-for-membership club that provides club members discounts on parts and service and allows supervised access to the garage facilities during off or underutilized times for do-it-yourself projects. Members can use the online calendar to schedule time at the shop and can also arrange for professional help with their projects if necessary.

The club also provides options for its clients’ “oh no” moments. We stock common supplies, fasteners, fittings, light bulbs, etc. And, since we have accounts with parts suppliers, many items are only a phone call away during normal business hours.

As anyone who has worked on their car knows, sometimes things don’t quite go the way you plan and we understand. Club members never have to worry about not finishing their project due to an unforeseen complication. You can imagine the hassle of trying to tow your car when it is disassembled. Though we don’t have the ability to offer long-term storage options for all of our clients, we have space inside and outside the shop to accommodate unfinished projects if the need arises.

[willtel]

I know it isn't local to you but I just joined this place and I'm currently storing my 930 there. It seems like a great idea but the owners have assured me that it is a labor of love and not really a money maker.

- Car Storage Club In Alpharetta GA - Race Cars, Street Cars and Show Cars

[jhg41977]

Those are kind of along the lines I am looking for. My wife is very good natured about my hobby and I appreciate that. However, the smell of gear oil and other odors is not so pleasing in the house garage. Also, I would like a lift. And a blasting cabinet, and a paint area and a..... the list goes on.

I guess what I am looking for is something like willtel posted a link for. I would like to see 24 hour access, sometimes you just dont want to go home at a specified hour. I would require a lift. Other nice things would be access to large tools such as the blast cabinet, parts washer etc. Bathroom is required, a shower would be nice. Id also like it to be filled with car nuts. Not just P-car enthusiasts, but all kinds. A somewhat open floor, but each area able to be closed since I would want to be able to leave hand tools there.

If I cant find something, am I nuts for thinking of creating that kind of space? Are there enough people who would be interested and able to rent the space? I was thinking maybe 8-10 long term bays (1 year lease) and 4 short term, maybe weekly spaces. All open space with a chain link type barrier between bays so you can secure your tools etc. Would have (or eventually have) blast cabinet, parts washer, air lines and of course heat. Eventually maybe add a paint room for painting parts (paint room would be an hourly fee) Assuming this was in your neck of the woods, what would you expect to pay for a lease or for a week rental?

[johnsjmc]

We used to have a do it yourself garage near me. They had a well stocked shop where you borrowed the tools by the hour at a very reasonable few dollars per hour.( < 1$10 ) They even had a paint booth and hoist at an upcharge. It closed down because liability insurance became increasingly expensive.
The shop was set up as one large open space with a locked tool room. The guy in the tool room loaned you the handtools with your drivers license or credit card like a tool rental store. There were always guys hanging around who would give you a hand on something difficult either free or for a couple bucks.
Insurance will be your biggest expense if you are doing it to make money. An auto shop can be a very dangerous place when staffed by amatuers. trust me I know this .
If you just get together with a couple of friends and rent a detached garage somewhere then you can pool your tools and share the rent. Keep it simple and just avoid the mess near the wife.
I am a licensed mechanic and taught high school auto shop 30 years and kept most of my toys and work there.(Kids needed something to work on anyway) now that I,m retired my wife doesn,t like my hobby in the attached garage either.

[jhg41977]

I figured insurance would be a large cost. I wasnt planning on supplying any tools aside from teh larger items mentioned above. Ideally I would like it to evolve into a community of long term renters who just like wrenching on their toys. A few extra bays for those who just need a lift for a weekend would be ideal for a lot of club folks who need to do an oil change or something where a lift makes life grand.

As far as what to charge, I was figuring a weekend rate of $50, weekly at $100, monthly with year lease at $250.

Im not relaly looking at this from a make money position. Of course I need to cover costs, but that is all I am looking to do right now. If it goes well, maybe adding things and working towards a business that is profitable could work.

I had also considered making the building larger and renting warehouse space, shop space etc to businesses. I definitely want the business and club sections seperate.

[johnsjmc]

Zoning must allow all your proposed uses but will probably not bother a small hobby shop.
The place I am familiar with had a dozen numbered bays.Each with a short workbench with a vise and a wall plug,and an air hose fitting. The shop had numerous axle stands and creepers and several floorjacks. A single hoist was available at the end of the shop. You could also store a car in a fenced outdoor space at $ per day.You could bring your own tools or borrow theirs. (You locked your tools in your car when you weren,t there. This shop would allow a guy to pull an engine on the clock , store it at a reduced rate and then come back next week with it rebuilt and reinstall it.
The tool room was manned by the guy to check you in and sign out tools to you and he could also come and check your car lifting methods. Things like pullers and meters were available along with big basic craftsman tool kits they could count easily when you returned them.
Remember even lifting a car with a jack can be dangerous, so can torches,etc.
Insurers hate things like torches and cars with gas in them and people working under cars etc . Even using a fire extinquisher needs training. The real mechanic here completed 4 or 5 years of apprentice training under the supervision of a licensed mechanic ,and then wrote a very rigorous exam . Similar to an electrician or ASE certification. You can,t just pick up a wrench and call yourself a mechanic.
And I forgot that the US doesn,t have universal health insurance so the individuals might not have any insurance at all. here at least you can expect to only insure the building and liability issue.

[john70t]

Originally Posted by jhg41977

I guess what I am looking for is something like willtel posted a link for. I would like to see 24 hour access, sometimes you just dont want to go home at a specified hour. I would require a lift. Other nice things would be access to large tools such as the blast cabinet, parts washer etc. Bathroom is required, a shower would be nice. Id also like it to be filled with car nuts. Not just P-car enthusiasts, but all kinds. A somewhat open floor, but each area able to be closed since I would want to be able to leave hand tools there.

I once rented space in a place like that. It was a brilliant idea by a person with good intentions, but was ruined by a few scumbags.

Some things to consider:
1). Insurance: On the building, and requiring members have their own property and/or health insurance. There may be group rates or a limited umbrella plan available.

2). Training to use equipment saftely: Probably required by city/state to be done by certified person. Saftey equipment inspection and all guard in place.

3). Storage/labeling of all hazardous materials, eyewash stations, positive exhaust hoses for all non-staorage bays, fire equipment, etc: Expect OSHA or other.

4). Legal: "Use facilities at own risk, not responsible, access only allow with multiple members, etc.". Guests probably never allowed around working people because they have a tendancy to stick their hands in moving stuff and trip on stairs.

5). Security: Persons being there. Cameras. Individual loggin and/or non-copyable keys with re-keyable locks. That can get expensive. Someone's junky cousin visiting from out-of town is going to try to show up eventually.

6). Financials and funding: Make sure the numbers work first. An LLC or something will distance your personal finances from this.
If memberships are backed by shares(like the local housing Co-Ops), then an sufficient account is needed as well.

Not to discourage you in the slightest. It's a great concept which belongs everywhere, and wish there were more of these. Just CYA!

[jhg41977]

johnsjmc; I am aware of zoning issues, not exactly sure where this will fall. If its a 'club' its different than if its a repair shop. Not sure of the best way to approach this. As far as training on equipment, I doubt any training is required by law. Required by insurance is possible and perhaps required. Before I bought any land or buildings, my first trip and expense is to a lawyer to cma. My biggest liability concern is someone repairing their car improperly and somehow their lawyer hangs it on me.

I dont think I would want to get into loaning tools. That requires someone to be there during specified hours. Im not interested in being there specific hours and an employee is out of the question aside from cleaning the bathrooms and such. This choice will likely limit my potential renters, but that is not necessarily a bad thing.

John70t; I have thought of the insurance to cover their own possesions while stored there. I am not so worried about their own health insurance. I will be talking to a lawyer about this and other personal injury etc aspects before doing much else. I doubt the state/city would require training in this situation. They may and I would check into it, but I cant see why they would. Inusrance may require it, that wouldnt surprise me. I am aware of the need for fire cabinets and such for fire protection codes. I am certain that building codes will require a fire supression system. Security, I was thinking a fence with wire on the perimiter, a gate with access code, exterior and interior cameras, code lock on the door and on the entrance to each unit. That should keep the honest crooks out.

I had thought of making a few units available as condos in order to fund the construction up front. That would make it easier to keep the cost of rentals down.

I really like the idea of a community garage. Im just not sure what most people would consider reasonable for a monthly rent.

[johnsjmc]

Here as soon as you do it for money you need commercial zoning. If you are renting space then it must be a space that can be legally rented.ie no garage behind a house could be used for a commercial use. That leaves places like industrial malls.
In Ontario our mechanics are regulated like an electrician. You can fix your own car but aren,t supposed to fix someone else without a license.
Lifts and hoists and floor jacks and axle stands and fire extinguishers are all required to be inspected periodically by various authorities.
You could either set it up as very bare industrial space for rent or full service do it yourself mechanic space.
I bet insurance will still be your biggest hurdle.

[jhg41977]

It would be nice if mechanics were licensed here! The car I just bought was serviced at a Porsche dealer for all maintenance. I got it home and found the bumper reinforcement was only finger tight, the ac compressor missing one nut and another loose, severalengine bracket bolts loose and many missing screws on the aero panels under the car. Sloppy sloppy work. I told the previous owner since he has another Porsche. He ripped the service manager apart and is now taking his car elsewhere.

Im going to call the town tomorrow and see what they would zone it as. Going to see if they zone it the same if it is operated as a club, requiring membership as opposed to a business renting space and equipment. Ill post what they say.

[johnsjmc]

we have various trades regulations. some are restricted trades ( mechanic,electrician,plumber)needing to pass an exam from the province others are regulated trades like welders who need some form of certification. Non regulateds are carpenters ( Any guy with a hammer)

[willtel]

In the place I am in they have explicit restrictions on rebuilding engines and transmissions on-site. Something about another code requirement they have to meet if they allow that stuff there. They do have flammable liquids stored in a cabinet and cars must be stored with the batteries disconnected and with an extinguisher near each car. There is also an air sensor that kicks on a set of fans if exhaust gasses are in the air.