I’m trying to buy a laundry that’s located in a shopping center,
and I would like to know what is considered a reasonable rent per square
foot. I don’t want to get stuck with a lot of escalator clauses.
Of course, a “reasonable rent”is relative to the volume and profit
of the particular business. I always look at the gross volume and won’t
pay more than 25 percent; preferably I like 15 percent to 20 percent of
dollar volume for at least the first five years, or until the mortgage
is paid off.
When the total rent goes beyond 30 percent, you’re getting into the
red zone – and you become vulnerable to changes such as utility
increases, labor increases or a new competitor.
Also, don’t get involved with cost of living increases. It’s always a
phantom figure. Management companies look for any reason to increase
your rent, because they get a percentage of the profit. If possible,
deal directly with the owner, not a management company.
Remember that rents never go down, and a bad lease is the biggest drawback when the time comes to sell your store.
I have three laundries, and my water bills are extremely high at one of the stores. What’s the problem? What should I do?
I would bet the problem is occurring at one of your older stores. And
this problem could be one of two things – the dump valves or the
pressure valves.
Dump valves sometimes get lazy and don’t close all the way, or else
hair pins or safety pins get stuck so that the valves don’t close all
the way. Therefore, when the machines are filling, you get seepage.
The other problem could be the pressure valves. You should check them
every two to three years. If they aren’t working properly, you could be
over-filling or under-filling some of the cycles. If you have this
problem, don’t try to adjust the old pressure valves, just replace them.
And, when replacing the pressure valves, be sure to replace the air
tube as well.
I need help getting rid of urine odor. I have a drop-off customer
with whom I am very sympathetic, as she is a senior who is also
disabled. However, she brings in laundry that has a strong smell of
urine.
My staff uses hot water, ammonia, Tide with Febreze and Ultra Downy
to wash these garments. The clothes smell nice after being washed, but
the problem resurfaces during drying. After the clothes are dry, the
odor returns, despite the fact that we use two dryer sheets in each
dryer.
Understandably, many of my self-service customers are beginning to complain. What should I do?
Typically, when an odor is present, this means the stains haven’t been completely washed away.
First of all, I would suggest switching to a stronger,
industrial-grade laundry detergent. In addition, white vinegar does a
good job of eliminating many stains, including urine. A generous amount
of baking soda would be a great second option, along with a quality
detergent in the wash cycle.
Most machines offer a pre-wash cycle. My advice is to put vinegar or
baking soda in the pre-wash with a small amount of detergent, and then
follow up in a normal wash.
