If you've already selected the location for your new carwash and have now moved on to layout, design and construction, then the same degree of focused thinking applied to site selection should be applied to site development.

For many years it was thought that the number one reason for business failure was under-capitalization, but signs may point elsewhere, towards procrastination.

Under-capitalization vs. procrastination

If you are under-capitalized you are generally aware of the situation; however, you continue to wait for a miracle instead of being proactive. Procrastinating becomes habit and moves from capital delays to delaying site selection, site improvements and equipment decisions. 

Interview, research, and select a team of building systems, carwash equipment suppliers and training/consultants. This will secure your success by focusing your thinking, defeating procrastination and getting the results you desire.

Location, location, location

Investors often ask to review locations that are one of three types:

A.) A location that has the best visibility, traffic count, 35 mile per hour speed limit, easy entrance/exit and surrounded by big box retailers of destination shopping.

B or C) A location where a savings in the purchase price of the real estate is significant. 

After proving the savings are far outweighed by a drastic reduction of revenue justifying why the A location is priced higher, after investors have been reminded about location, location, location, they still come back with “let me sleep on it!”

That procrastinating response is okay if you have a competitor that does not require sleep. The point is to purchase location A.

Focus on site development

How do you avoid procrastination once you have purchased land? Focus your thinking by considering the following ideas when it comes to layout, design and construction.

As the proud owner of an excellent retail parcel of land your goal is to have every square foot of this real estate investment participating in revenue generation. In developing a site improvement plan for your business many items need research before decisions on the size, type, orientation and appearance of the structure can be suggested.

For example, setbacks from property lines and streets are inevitable, but what activities are permitted in these setbacks?

Some require green space, sidewalks, or utility easements, while others allow vehicle traffic, parking, and signs, just no building structures.

If you are in a municipality that requires water retention areas, can they be in the set back area? Is this the only retail business you ever plan to open on this property? Do you plan to add another in-bay automatic, coffee shop, fast lube, etc., as the business increases?

The answers to these questions will assist you or your consultant in choosing an orientation of the structure that will allow for future development.

Plan for the future

Size of the building is determined by the effective use of your current plans for an in-bay automatic carwash system mixed with any future thoughts for changes over the next five years.

Ask yourself:

• If this proves to be a poor location for an in-bay automatic carwash, what other business may thrive here? 

• What advances in carwash equipment may take place in the next five years that I may want to add to my operation? 

• My budget now allows for the basic machine, however, what if I add other profit centers in the future? 

• Do I need water reclaim, spot free rinse, underbody wash, wheel wash, stand alone dryers, hot water, slab heat, etc.?

All equipment needs, now and potentially in the future, should be considered for sizing the wash bays and the equipment/storage room.

Looks are important
 

Architectural appearance and the exterior face of your building are critical to your success.

Most heavily-developed public retail centers are controlled by an architectural committee that establishes policies and restrictions for every aspect of new business development. Be sure to obtain a copy of all restrictions and local building requirements before you begin your design.

Don’t over-design

Remember that your goal is return on investment. You are not going to live in this building and it is very hard to bank design awards, so don’t go overboard when designing your facility.

A building that adds value to the community because of its appearance, cleanliness and effective operation will be well supported, but an over-designed, shockingly expensive look might deter customers. 

Exterior signs should inform a customer in one second what service you are providing. Which sign on the front on a building would impress upon you that the service provided within: “George’s Splash and Dash” or “Car Wash?” 

The right stuff

Mechanical, electrical and plumbing plans may seem less important because codes and equipment dictate the requirements, but you should add plenty of focused thinking to this area.

After struggling with all the industry professionals over the equipment decisions (touch free verses friction, reverse osmosis, water reclaim, etc.), review the manufacturers MEP requirements.

A decision today may be changed in the future and undersized electrical conduits, plumbing or location of heating systems may be too costly to permit changes or addition of new profit centers.

Analyze the property for MEP applications and locations, not just the building. Electrical outlets in the green spaces could facilitate marketing programs such as cold air balloons or grand opening vendors.

You may want to add vacuums or tire inflators in the future. A future building expansion may be costly if sub-surface plumbing and electrical piping has to be relocated.

Focused thinking by you and your consultant in the planning stages can prevent or reduce future expenses for business growth.

Time is money

Time is most precious to everyone, which is why convenience is the number one buying decision in America. A customer’s use of your product, from traffic patterns to speed of the equipment, is necessary for success.

Just as pizza kitchens use time value studies to design production that prevents unnecessary movement of people and product, so should carwash operators.

Movement of vehicles, machines, chemicals and money all can be a time squanderer. You need to engineer the entire customer experience with time as your guide.

George J. Hough is a professional speaker, trainer, consultant and owner of businesses in several arenas but known to carwash and fast lube industries for managing Boegh Building Systems, LLC. George can be reached at gjhough@goboegh.com.