Boat and RV Storage
The wave of the future

By R. David Mattiza

Having been involved in the self-storage industry for more than a decade, I have seenit evolve from mini-storage to self-storage, multistory facilities, document storage andclimate-controlled facilities. Now, there is a new chapter being added to this constantlydeveloping industry: Boat and RV storage is not only coming of age, but is an area allself-storage developers should be looking into as a viable part of their developmentplans. The following article will briefly discuss the pros and cons of boat and RVstorage, construction, management and project development.

Meeting Demand

Because of the increase in boat and RV ownership, the need for additional types ofstorage facilities has been created. These cannot only be an excellent companion to anexisting standard facility, but, when in the right location, become entirelyself-sufficient. The demand for this particular type of storage has continued to increasefor several reasons.

Currently, many municipalities are instituting stringent regulations within theircommunities. Specifically, these regulations prohibit parking and/or storing of personallyowned RVs in driveways or on city streets.

Also, it is rumored, the Environmental Protection Agency (EPA) has an interest ingoverning long-term water-storage of boats within waterways that are used as watersupplies, watersheds or habitats for endangered species. Should action be taken withregards to these concerns, the self-storage industry will have the opportunity to play alarge part in supplying alternate storage facilities.

In the early years of self-storage, city requirements called for more parking spacesthan necessary--one space for every unit. When this was a criteria, normally severalparking spaces were positioned in the front of the complex, while the remaining spaceswere at the rear of the project. This allowed the project owner to lease these spaces toowners of trucks, trailers, boats and whatever else seemed feasible. It was also at thistime that the concept of boat/auto and RV storage first attracted attention.

Storage Options

There are currently three major types of storage available to the marketplace. Thefirst of these options--which is also the least expensive--is outside storage. This typeof storage area can add income to an existing facility by utilizing vacant property thatis either planned for future use in an additional phase of building or land that does notconform to a standard building design. Also, if an owner is leasing property, this wouldbe a solution to recouping the lease payments.

In any event, an outside storage facility will only be successful when used inconjunction with existing property or storage units. Although there is not enough incomegenerated for it to be self-sufficient, if an owner is planning to build a project inphases, outside storage is a good way to defray some land costs, turning what would havebeen a temporary liability into a low-maintenance cash-flow operation.

Currently, the average range for outside rental space is between $35 and $50 per month.Typically, you cannot expect to receive the same square-footage price from outside storageas from the typical storage building. Although it is recognized that the need for boat/RVstorage is growing in the marketplace, it will take some time before it will garner higherprices. Needless to say, it is inevitable that rental rates will rise, especiallyas neighborhood and city codes tighten and property owners are informed that they may notstore boats and RVs in their backyards or driveways. As in the early days of self-storage,it took time before rental rates could evolve to where they are in today's marketplace.Likewise, education and good customer service is needed in order to make this type ofstorage a good profit center.

Covered outdoor storage appears to be a bit more popular with boat and RV owners thanuncovered. This type of storage has the advantage of giving better protection from windand rain, but the main protection is from the damaging effects the sun has on plastic,vinyl, paint finishes and electronics. The configuration of covered storage can becompared with covered parking outside office buildings and apartment complexes. The majordifferences are that boat and RV storage spaces are longer and higher, generally 14-feetclear height, which is necessary to accommodate most motor homes and travel trailers.

The building systems I work with most often are the cold-formed type and the clear-spanrigid frame. The decision of which system to use depends on the specific project and thetypes of storage required. The cold-formed-system widths are normally 12 feet to 15 feet,allowing only one RV per bay. The rigid-frame-system width, between column to column,ranges from 24 feet to 25 feet, allowing space for two RVs to be stored side by side. Therigid-frame system is more expensive to construct, but in some cases designrequirements--especially "wind loading"--call for the additional rigidityoffered with this type of system. The current average rental rates range between $70 to$120 per month.

Closed-in storage is very popular with boat owners because of the security factor. Thesecurity concerns are not only with the boat itself, but also the equipment accumulatedfor that boat, which can--in some cases--exceed the cost of the craft itself. Many boatsare equipped with depth and fish finders, radios, fishing gear, ski equipment, trollingmotors and more. Because of the amount of money invested in such accessories, the ownersprefer their vehicles to be locked and out of the public view.

For completely closed-in units, bays usually have a minimum width of 12 to 12.5 feet,thus allowing enough room to walk around the vehicle while it is stowed. The width of theunit door should be at least 11 feet wide, with the height being determined by the type ofboat. The door heights of lake boats normally range from 8 feet to 10 feet, with 12- to14-foot heights necessary for offshore boats and RVs. Therefore, boat and RV storage canbe designed to blend with an existing project, except that the height and width ofindividual bays will be different.

There is much debate on the subject of determining the proper depth of a bay. I base mydimensions as follows, using a 16-foot ski boat as an example. Although the boat is 16feet long, the tongue of the trailer extends 2 feet to 3 feet past the bow. Likewise, themotor/outdrive extends 1 foot to 1.5 feet past the stern. This now changes the measurementfrom 16 feet to 20 feet. In order to allow for walk-around room, it's probably best to addanother 2 feet in the front and back of the boat. Now we have a depth measurement of 24feet, which we round off to the nearest 5-foot increment, equaling 25 feet. This formulahas worked well for both boats and RVs, which normally require a depth of 30 to 40 feet.The rental rates for closed-in storage are based on linear feet as opposed to square feetin self-storage, and range from $3 to as much as $8 a linear foot, depending on the marketarea.

Documentation

Now that we have touched on the three major types of storage facilities, let us move toother considerations. One subject that demands attention is date documentation on storedvehicles. The project owner is best protected when receiving a copy of the registrationand proof of insurance, as well as confirmation that the license tags and inspectionsstickers are not only current, but also issued for the appropriate state. Mostimportantly, a copy of "proof of insurance" enables the project owner to feelsecure, because the vehicle has been shown to have value and, presumably, is less likelyto be abandoned. Because an automobile's value can sometimes be less than any accumulatedrental debt, autos are more likely to be "dumped" than either boats or RVs.Undergoing the abandoned-vehicle process can cost hundreds of dollars and take a longtime. Taking the precautions described above can help eliminate this undesirablealternative.

Ancillaries

There are many products and services needed by boat and RV owners that open the doorfor additional income opportunities for the project owner. Wash and dump stations are twoitems for which a premium can be charged. Projects can also offer to sell boat and carcovers, trailer hitches, light kits, propane, batteries and battery chargers.

Some boat owners may also want the VIP treatment, for which the storage owner cancharge top dollar: The boat owner calls ahead to inform the manager that he will bearriving to use his vehicle. The project owner then has the boat pulled, oil and fuellevels checked, gas tanks filled, coolers filled with ice, and then taken down to thelaunch. In this way, the boat owner may literally jump into his craft and be on his way.When the day's activities are concluded, the owner of the facility can then have the boatpicked up and returned to the facility where it is washed, its motor flushed, cleaned andchecked, then placed in its storage bay.

Each one of these services, including ice for the coolers, carries a potential fee thatmany individual boat owners would be willing to pay for because of the convenience. Whilethis may seem like a lot of responsibility and liability for the project owner, the incomederived from such services will more than likely offset any costs incurred. Anotheradvantage is that you have more control of how the boats are stored and restored in yourbays, causing less chance of damage to your building.

Construction

Now let us turn to the construction of covered and closed-in storage. This article isconcerned with steel construction only, but there are other types available, such as woodframe and block. Project owners should examine all of their options before deciding whichtype best applies.

Covered storage, like self-storage, has driveways, building foundations and exteriorlighting; yet, building costs are lower because the construction involves only framing androof sheeting. On the other hand, completely closed-in construction costs are comparableto a standard self-storage project. What is saved with wider bays can be spent on a highereave height.

A Note on Security

Unlike for a self-storage facility, when a project owner specifically advertises boatand RV storage, he is basically advertising to the public the fact that these types ofvehicles are stored on the premises. This does cause additional security concerns becauseboats and RVs become more of a target for break-ins. An easily achieved securityprecaution would be to install a separate keypad entry system available for authorized useonly. Surveillance cameras, additional exterior lighting and individual door alarms can beinstalled for even greater security.

The Next Wave

Boat and RV storage will, in the near future, play a major part in the self-storageindustry, developing into an industry of its own. With the volume of boats and RVs beingpurchased every day, storage availability is even more in demand. One advantage that hasyet to be covered is the fact that this type of renter is long-term. In most cases, oncein your facility, they remain as long as the individual owns the vehicle. By offering thistype of renter the things needed in buildings and services, this industry will grow to benot only a "wave of the future," but a tidal wave for the developer and projectowner.

R. David Mattiza is general manager of Rigid Building Systems Ltd., a Houston-basedcompany that designs and manufactures self-storage facilities, including boat and RVstorage. Mr. Mattiza began his self-storage career in Texas more than 12 years ago. Sincehis introduction to the industry, he has taken part in the design and development of morethan 6 million square feet of storage. He has been involved in every phase of development,from conception to design, construction, marketing, renting and even resale of facilities.Mr. Mattiza has developed boat and RV storage sites through the Gulf Coast and along theColorado River from Lake Powell to Yuma, Ariz. His focus is on using innovative,state-of-the-art design and architectural practices for cost-effective andeasy-to-maintain projects. Mr. Mattiza may be reached at Rigid Building Systems, 18933Aldine Westfield Road, Houston, TX 77073; (281) 443-9065.