Developing RV/Boat storage; canopy suppliers to consider?

Question

I'm looking at developing ~20,000 sq.ft. of covered RV/Boat storage to augment an existing drive up self-storage facility. Anybody have any direct experience, or inputs into quality suppliers? I currently have recommendations for:

https://www.bajacarports.com/

https://www.makosteel.com/canopies

Anybody else I should be considering? My location is Michigan.

Any first hand insights into this particular storage niche would also be appreciated!

Bill Snyder · Answer

I very much appreciate your input. I tend to think the same way.

While I've got my costs pretty dialed in for the type of self storage development that I do, RV/boat/trailer is a niche I am not familiar with. At first blush, canopy storage is just a building with no walls, ergo, it is cheaper to develop (I know that probably doesn't hold true).

This development site would not be a good candidate for traditional storage development; it's 1) 1000' up the road from a site I am currently developing, 2) 2000' from a older, larger facility (that just recently sold and is undergoing an update), and 3) it's located on a secondary road with minimal traffic and no visibility.

But; it's 4ac, zoned I-2, and it's surrounded by ~20ac also zoned I-2 that a business partner owns. No debt on any of it.

RV/boat has the allure of being able to easily integrate into the existing business model (advertising/management software/employees/etc...), that type of storage has, typically, a larger customer draw radius, and low visibility can (in part) be mitigated via marketing.

If nothing else, the due diligence exercise educates me and the information can possibly be useful when evaluating other opportunities.

Joshua Watts · Answer

My 2 cents is I shy away from canopy storage because one can get more income per sq foot on self storage and the cost of building is very close to the same. (not counting the land you have to have for turning the boats and RV's around) If your market can handle more supply one might get a better return just building self storage. But that was not your question..... You might want to call up BETCO to check their pricing.

Cole Bigbee · Answer

@Bill Snyder

You might consider building some small service type buildings or 'Hobby Shops' as like to call them. 30'x30' or 30'x50' stand alone buildings with 1-roll-up door and 1-small office w/bathroom. If the housing market is strong where you are there are probably plenty of service providers that would pay you close to $1,000 a month for a small shop. From the sounds of your location, this might be a good fit if there isn't anything similar near by.

David Tonne · Answer

@Bill Snyder

We used American Steel Carports. Although they’re based out of Texas they have an installation group in Ohio and probably Michigan as well. We’ve installed several at our marina. 22x26, 24x26, 24x35  and a 24x41. We had them install using 12 gauge steel and mobile home style anchors.  We put these up in stages and used “connectors” between adjoining carports so they have a nicer appearance.

Bill Snyder · Answer

I know there are some advantages to stick construction, particularly in the up front capital costs, but I am a big fan of all steel construction. I feel that there is substantially more upside (if done correctly) all across the board. This is approaching it with a "buy and hold" mentality as opposed to a "fix and flip" one; that might change the calculation.

Greg Dickerson · Answer

Sounds like you have a handle on it. I went through this exercise recently and we opted to stick frame pole barn style with wood frame, roof trusses, shingle roof, vinyl siding. It ended up being cheaper and quicker than steel for this project. Eave height was 16 foot.

Greg Dickerson · Answer

Make sure to a check planning and zoning in your city/county to make sure you can do what you want and the structure will meet codes including wind and snow loads.

You will also want to look into security cameras and toilet facilities whether portable or permanent.

Brandon Jack Reneau · Answer

Hey @Bill Snyder I'm working on pricing some Canopy covers now. Did you find a supplier that you liked?

Developing RV/Boat storage; canopy suppliers to consider?

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