Industrial estates good or bad?

[SUPRALOOPY]

I need to leave my current workshop but I'm worried about industrial estates as they are normally the end of the small one man band. I can only afford a small unit but will have to sign up for two years. Can anyone help me out on the pitfalls of motor trade on a industrial estate. What I mean is are the authority's all over you because you are doing cars etc.. Will I be forced to get a waste contract even though I have the oil/antifreeze thing sorted. I have never worked on an industrial estate befor and I'm quite worried about all the hidden stuff they force on you after you sign up..

 

Sorry for the ramble but I'll be out of business if I don't get something sorted.

 

P.s anyone got any jobs going as I may need some casual work while I have nowhere to work from.

 

Many thanks

Dave.:(

[peter richards]

dave mate they are very picky if its a new estate , and dont like any motor trade / fabrication / valeting in the units , the older one not so as the above have been using them for years .

ive been looking for a while and the rent is so high plus the utilities meant it was never going to happen , so we decided to move house with some space that i can do my work , and at the end of the day it will be mine not just chucking money down the drain in rent

[SUPRALOOPY]

This is cheap enough but I'm worried about what I can do..The agent is just going to say "yeah you can do that" And then I'll get slapped.

[peter richards]

whats around it dave , other businesses, that should give you an idea

[Pig]

The more in view you are the more likely you are to get suprise visits from the environmental agency and health and safety etc. There is a lot of shit that goes with disposing of anything and all must have the correct records etc etc etc. Sorry to be the bearer of bad news.

[mistertwo]

Ask the agent specifically, they're obliged to give you the full truth about costs involved etc. If you say "My business, Mr Agent, is doing X, Y and Z - is that permissable? Will I incur any further charges?" they have to find out for you.

 

I bet you can get a great deal on the lease price too. Especially at the moment.

 

What district council is in charge of the area where you're thinking of? You can look up what sort of rates they levy on certain types of business activity.

 

Josh

[edge]

Can you not get the agent to put it in writing what you can/can't do?

A call to the local council should reveal most do' and dont's

[Tom]

Dave! i'll give you a call tomorrow, i think I can give you some hope

[Jurgen-Jm-Imports]

ok here is some tips and advice as i have been in Units for good while..its daunting mate as you think am i getting ahead of myself ?? but if the work is there and you need space then am afraid you need a bigger place,,.

 

 

Real Costs..

 

- rent (what you will pay your landlord) but it will go up see below.

- insurance in the estate (we pay this once a year - and no you cant take your own)

- council tax - you must pay it and its not cheap - get small business relief if do it.

- gas and electric - you will need one our the other.

- water rates - even if you dont use it , you still need to pay a standing charge.

 

 

the above is the minimum mate, that you will need to pay..

 

so the £300 or £600 unit a month now becomes £800-£1000..

 

ok so now your in the unit..

 

- decoration costs.

- toilet rolls,bin liners, cleaning materials etc all add up.

- industrial waste - we have a dedicated waste guy that comes and charges us small fee to take our oils away, £20 every few months.

- skip costs (we hit lucky and use a bigger companys skip for a small fee each year)£200- security - we had to get a few extra steel gates to our doors front and back.

 

 

ok so whats the PLUSES.

 

-space to work on cars and take more work on.

-looks more proffesional.

-cold and wet weather is not ideal in your home garage.(get a space heater and it can be like summer on cold days like today).

-bring your office to work rather than home.

 

 

so i say go for it mate, we are actually now looking for our 4th unit now, as of next year we want to have x3 ramps, waiting area with coffee for suprayf, valet area, (i will get extra work here for my valeter from local normal cars).., space to hold 10 cars for show/sell and i also want space for around 5-10 cars to have work done on them (we will be offering servicing and tuning on all JDM cars from next year (we do it now but dont promote it) and i also want to have a dedicated parts area from our container from japan..(which will hopefully mean more businees),.

 

so moving units can also open other windows..

 

good luck

[SUPRALOOPY]

Wow thanks Jurgen. That is great info.. I know about the rates and stuff but its all the other stuff that is thrown at you after you sign the paperwork..

Its a small unit to start from I don't have masses of work but I need to work from somewhere.

Thanks

Dave.

[Pixelfill]

Dave I'm sure rents are cheaper in the North West - hint hint

And you should see the state of some of the Supras cars round here

[marbleapple]

This is cheap enough but I'm worried about what I can do..The agent is just going to say "yeah you can do that" And then I'll get slapped.

 

You could become a Limited company Dave. That way if you get 'slapped', it is not you personally.

[SUPRALOOPY]

You could become a Limited company Dave. That way if you get 'slapped', it is not you personally.

 

I am a Ltd company ;0)