Full time mechanics would you rent garage?

[2ndtry]

To all the full time mechanics out there. I have some commercial property that I was considering developing into a garage that I could rent to mechanics that would like to bring there own customers, and rent per bay on a full or part time basis. Aside from liabilities that I would have to look into, I'm wondering if this would be a good idea. What would a bay like this be worth? I realize what shops are charging per hour, and the parts mark up, for good mechanics and the man with the talent and expertise turning the wrenches is not seeing the moneys the owner is. My thoughts are of individual bays that have lifts and I provide air, heat, bathrooms and customer area. Please provide your input, pros and cons.

 

[1966bajabronco]

Interesting idea...when I was in college I rented out a bay at the college auto shop often. They had bays with no lift and bays with lifts. The tools were included in the rental cost which was reduced if your were a current student. I did repairs for buddies, for extra coinage. If this was available in my area I would use it for my own rigs.

 

[daddycreswell]

Can't remember where I was a couple of months ago, but I saw a DIY garage. Seen it passing by, didn't get any info about it. Thought it was a cool idea.

 

[gearida]

I turned wrenches professionaly at two dealerships a farm and an independant shop. I would not rent today and I don't think this has ever been offered in my area. I think it is a cool idea and may have been interesred once in my life when I thought about opening a bike shop. So I'm very curious what rent would be, at your space?

 

[Chief Master Sergeant]

If I'm not mistaken, they just finished building just such a facility right here in Schertz, Texas. It's a mulit-bay facility and I was told if was similar to our on-base auto skills centers, where you rent bays and use their loaner tools. Not sure they intend to lease or rent bays to mechanics, but I know folks would enjoy having a garage they could go and have space to work on their vehicles themselves. Half the battle is usually finding the right place and tools.

 

[jw0747]

would professional mechanics want the hassle of all facets related to basically running a shop which imo they would be doing here ie. paying for their workspace, taking payment from customers, keeping books, paying for parts as they buy them to install, maybe if few jobs moving tools in and out, advertising if necessary, paying for insurance, honoring warranties, answering many calls, dealing with customers who insist on hanging around even when you're not fixing their car etc. those I know want to have few responsibilities other than fixing cars.

as landlord would you accept high cost of equipment to make the building operational ie. correct electrical stuff, installing lifts, air compressors, bins and shelves for storing stuff, burglar alarms, security, work benches w/ vises, maybe torches and welders etc.

serious considerations all.

 

[beernut]

They have a few of these places in California and I've heard of a couple in Australia. Wish I had something like this around here.

-bn

 

[badmuttstang]

They tried that here a couple of years ago they used the bays at a u-pull-it it seemed to be a hit but that yard got bought out and the new owner said it would cost to much to insure the yard. I used it a couple of times and thought it was a great idea. The only thing I thought was a bad idea was they supplied the tools and alot of them got broken or stolen. So if you supply tools just watch who you rent to or get a deposit.

 

[fordguy]

there is a shop similar to this on the ms gulf coast. friend of a friend. i think he rents to hobbyist more so than professionals. in other words people who do not have anywhere to rebuild vehicles. what state are you located in

 

[gearida]

My thought would be basic hand tools are supplied by the guy renting. Brake lathe, drill press, press, of course lifts, and oil storage for old oil would be provided by the owner of the building. I could see if this owner also provided a tool if the mechanic did not have one at a fee, such as a 1/2" impact or torches, maybe even a welder, then you could watch out for stolen tools. I just think for a guy to run his own shop out of a rental space the rent would have to be low/cheap, like $200 per week, in order for it to be attractive. As mentioned most guys don't do good paper work would keep most out of a solo business or at least would end up taking them out of business. A space for hobbyists sounds attractive. What comes to mind is the movie "Christine".

 

[fla67]

I thought about this, but I think a challenge to those using is the facility would be that it is limited to jobs you would have to get done in one day. The cost might out way the benefit if you have to leave a project apart for a day or two while waiting on replacement parts etc... We all know how these EB projects grow like gremlins.

Would you rent the space by the hour, day, week, month? How many bays would it take to pay for or make a profit from the space and tool investment.

 

[jw0747]

could a few hobbyists working part time support the price you need to recover each month to keep the bldg ie mortgage, ins and tax payments plus upkeep and maintenance.

 

[Hozr]

We hav a place here that is similar. More of a convereted mini storage with individual gatage/shops but nicer. Unfortunately there is no shortage of land around here and plenty of places to work on things so they are constantly scrambling to rent space. I think this model reall works well in high density areas wherevthere aren't many options or where there are rules prohibiting working on vehicles (apartments, condos, etc).

Biggest issue you will have in any shared shop strangers or coworkers is borrowing (theft)

 

[NY-Bronco]

I rented a bay for my build as I can't build whee I live except for small minor things. I did not just pay for the bay but also equipment use as well as the expertise of the mechanics around.

Aparently I provided a lot of entertainment to the other guys watching me work ;D

 

[WheelHorse]

You'll need to have them sign and have notarized a waiver of liability.

You'll also want to inspect for at a minimum, ASE certs. You certainly wouldn't want just any old bozo ruining your lathe or taking out your cutting tips.

I know that when I do work in a building, I have to provide a certificate of insurance, showing that I'm covered and that the property I'm working on is also covered with any potential additional insured.

I would think for insurance reasons, you'd want anyone who will be working in your shop to take a safety class, answer a basic exam and file it. Your insurance agent can help with the specifics for keeping your costs down.

Have shop rules posted in various locations, especially concerning any hazardous materials.

Tools can be done, but you'd need to have rolling chests that would be signed in an out and accounted for when the job is complete.

You'd most likely have to ensure all codes were met concerning any vehicle repairs. Floors will need to be of a certain thickness in order to secure vehicle lifts.

Just some food for thought.

 

[ryansbronco]

Most major auto parts houses will rent / lend specialty tools. Then there are places like Ace Hardware that rent tools. So I would only supply shop air. A real good air compressor not the ones from HF. Id have half the bays with lifts and the rest flat. Id also make sure that its a pack in pack out policy. They bring in new oil they take out the old. Id provide emergency clean up kits. Then you'd have to have the standard fire and first aid. You may consider having some staffed there full time. This could be an ASE that could be paid to answer questions or be a second hand. The main job for this person would be to make sure policies are being followed. With that said Id rent a bay. It may only be once or twice a year till I owned my own shop.

 

[SpareParts]

Looks like I need to start thinking of a fee for those who use and have used my shop! %)