There is a right way and a wrong way to build a billboard. Unfortunately, the punishment for not building the right way can be crushing – from $10,000 to move the sign to total loss of your investment if property damage leads to expensive litigation. Building a billboard the correct way is essential to prospering in the outdoor billboard business.
The first step in building a billboard is to gather all of the relevant information regarding billboard placement. You need to know the front and side setback regulations (both city and state), the exact dimensions of the structure (from the blueprints), and distance that the light fixtures stick out from the catwalks – everything that will determine sign placement.
The next step is to map out, with all this information in hand, exactly where the billboard column should go. When the driller gets there to drill the billboard foundation, the only question he will ask you is where the center of the column will go. You need to map out, well ahead of time and without any pressure, where that center should exactly be. One of the best methods is to buy some wooden stakes and a hammer, and map out where all the corners of the sign will be. This will help you to visualize all of the setbacks and their relation to the real sign.
Once you have figured out exactly where the center of the column should go, give yourself a break and increase the front and side setback by an extra foot or two. I learned this from experience, since you never really know 100% where the property lines are. If there is ever a dispute on the property boundary, you will have to hire a surveyor to find the exact property line, and it may be a foot or so different than where you assumed it is. Even if the property owner tells you with great authority exactly where their property begins, don’t count on it. I once had a land owner show me where the easements and underground pipes on his property were, and then I dug down and hit an 18” water main. The cost to move a billboard is extremely high – around $10,000 or so. However, nobody will ever notice a 2’ additional setback. It’s a simple case of risk vs. reward.
Before you start building the sign make sure that you have removed any obstruction to the sign that it is within your power to do. If you have permission from the neighbor to trim his tree, then trim it before the sign goes in. It always works best to do your trimming and removing before the sign calls a lot of attention to what you are doing. You never know what impact the actual sign may have on the agreeable neighbor – they may change their mind when they see the huge size of the sign they will be staring out forever.
Now that you have a mastery of the sign’s location, it’s time to get ready for the steel to arrive and the construction to begin. Prior to the arrival of the heavy equipment and some huge pieces of steel, it is important to obtain complete permission and cooperation from the landowner (and tenant) for the dislocation that will occur at his property on the day of construction. You should also make 100% that you have all of the necessary permits and that none have expired. Remember that in some cities, you must commence construction within so many days of the permit issuance, or it terminates. You cannot take the risk of building a sign that has no legal permit. You should also scout out all of the access issues – how will the big trucks get in? Hopefully, your sign erector has already walked the site with you.
Once the sign erector and foundation driller show up, you should never leave the job site. There are many problems that can come up during construction, and you need to be there to help make the choices on how to remedy them. The first potential risk is the possibility of hitting water or rock when drilling the foundation. While the driller should have a solution ready in the event that either should occur, you will have to give on-the-spot approval for the additional cost to fix the problem. Other reasons to stay on-site the entire time is to help resolve any problems with the property owner or neighbors (noise issues, etc.), and to make sure that the exact location you marked for the center of the pole is utilized. I have been on job sites where the driller pulls out the stake and then forgets exactly where it was.
Once the driller is at work, he may get lazy and not drill quite as deep as the plans recommend. This compromises the safety of the sign, as well as throwing off your height limit. Make sure and police that the hole is the correct depth. Even a 6” difference can be a huge problem. Watch him measure the depth, and make sure that he does not cheat.
Once the pole is in the hole, it is time to choose the “V” – the angles of the sign faces in relation to the traffic. This is something you never want to leave up to the installer. It’s not their sign, they will not be saddled with renting the ad space, so they get lazy and don’t do nearly as good as job as you can do yourself. The correct way to choose the “V” angles is from the road it is seen from. It sounds awkward, but you have to normally spot the angles from the middle of the road or highway. I normally use a cell phone to do this as the sign installer cannot hear you from 100 yards away.
When the pole is in the hole and aligned, it is time for the concrete truck. This is the final step that requires your presence. With the concrete, your focus is to make sure that they do not over-fill the hole, or make a big mess on the property. The concrete should stop about 2” from ground level, so that you can put dirt and grass back over the hole. And the biggest mess you can make on the property is a bunch of concrete dumped on the property. Often, just your presence makes the concrete guy more careful.
Once the concrete has been poured, you no longer have to be on-site through the end of the construction process. However, you still have some additional duties to build a sign properly. Make sure that the permit is clearly affixed to the billboard pole, so that the city inspector knows you have one and that you are following it. Also, take some sort of thank-you gift to the landowner or tenant to show your appreciation for letting you tear up their property for a few days. It makes a great first impression.
You should make a lot of money with your first billboard. So it is important that you do not waste any money on having to fix the setback, height, angle, and visibility that you could have easily prevented through informed thinking and attention to detail. Follow these directions, and your billboard should go smoothly and successfully.
If the thought of earning money in the billboard business excites you, you are in luck! We are holding a Billboard Bootcamp in St. Louis, Missouri, August 13th and 14th. For more information, contact Frank Rolfe at (573) 535- 0206 or at frank.rolfe@gmail.com.
Wednesday, April 27, 2011
Monday, April 25, 2011
How to Get What You Want from City Hall
For most billboard owners, your big boss is city hall. Without their permit and approval, you cannot build, or rent, or maintain your billboard. And because of their enormous power, it is essential that you have a good strategy for dealing with them in a manner that can get you what you want.
Get Personal
Get to know the person who issues permits for billboards in your market. Don’t be corny about it, that will undermine you. But learn their name and say “Hello _________” everytime you see them. They will, over time, get to know who you are, and that personal touch will make it easier to get the benefit of the doubt when issues come up. It is a lot easier to be mean to a faceless corporation than to their buddy who they say hi to all the time. Do not, contrary to what some people will tell you, get too close to them. This will suggest that you are possibly bribing them or doing something else illegal, and will force them to get tough on you to dispel any rumors. Also, if you get too personal, and it turns out that you really don’t like each other, you’re screwed. I knew an operator that went so far as to ask out on dates the female inspectors just to try and get an advantage. That’s stupid, and only results in trouble later.
Establish Trust
Never try and cheat or lie to the inspector. Once the trust is broken, it is nearly impossible to get it back. Always be straightforward and honest if you can. If not, then at least try and not directly lie. If the inspector asks you if the sign is far enough from the next sign down, say “I think so” not “yes it is”. Be like a politician and never box yourself in with your lies (like Bush’s “read my lips: no new taxes”). You want the inspector to believe in you so fully, over time, that they will approve your applications without even inspecting them. I have even gotten away with murder, occasionally, where the inspector will let me build a sign a little too tall or big, as they trust me not to get them in trouble, or to admit that they knew what I did.
Write Great Applications
Sure, you never did your homework in high school, but this is the real world and that habit won’t cut it any longer. You sign applications need to be perfect, with every blank filled in and all the engineering and other submissions attached. And they should be typed. If the inspector can’t read your writing, then they will not be in a good frame of mind when judging your work. And often, if the forms are filled out properly, you may get your permit smoothly, even if there should have been a question or two on it. The biggest mistake you can make is to leave a key section blank, hoping that the inspector will fill it in. For example, you’re too lazy to measure the distance to the sign down the street, so you guess or put in an approximate distance. Now the inspector has to measure it, and they will not be very happy with you, and may come up one foot short, accidentally of course, of the distance you needed to get your permit.
Don’t Be Afraid To Get Tough If You Are Mistreated
If you have followed all of these steps, and are still not getting what you want at City Hall and, in fact, are being mistreated, don’t be afraid to stop being nice and get tough. Some city inspectors are impossible to work with, and will lie and cheat you constantly. In those occasions, and if the stakes are high enough, call in a respected real estate lawyer to work with the city for you. I have had several situations where I was being not treated fairly, and I did just that. And, in all cases, I won. Normally, the abusive inspector will crack almost immediately if you call in an attorney. I had one occasion at the city of Dallas where the city was so afraid I would sue the city over some illegal treatment, that they granted me a variance to build a sign that was slightly too near another one on a separate application. Don’t allow yourself to be bullied.
Remember the guy who dated the inspectors? He dated one that took one of my applications, denied it, whited out my name, wrote in her boyfriend’s name, and approved it. I found the evidence at city hall records. Everyone told me to let it go, that it could only cause ill will. But I took it to the head of the department and caused real problems. I never got that permit back, but I had no problem in the future, as the inspector was afraid of me. And the guy who was dating her? Well, they broke up and I don’t think he ever got another permit.
Remember the Roman strategy “you can get what you want by having people either love you or fear you”. That’s a pretty good strategy at City Hall.
Conclusion
You need to put as much effort into your relationship at city hall as you do with your banker and your spouse. Often, this relationship will make all the difference in getting what you want when things are in a “grey” area. And having a good relationship with city hall makes the whole permit process a much more pleasant experience.
Get Personal
Get to know the person who issues permits for billboards in your market. Don’t be corny about it, that will undermine you. But learn their name and say “Hello _________” everytime you see them. They will, over time, get to know who you are, and that personal touch will make it easier to get the benefit of the doubt when issues come up. It is a lot easier to be mean to a faceless corporation than to their buddy who they say hi to all the time. Do not, contrary to what some people will tell you, get too close to them. This will suggest that you are possibly bribing them or doing something else illegal, and will force them to get tough on you to dispel any rumors. Also, if you get too personal, and it turns out that you really don’t like each other, you’re screwed. I knew an operator that went so far as to ask out on dates the female inspectors just to try and get an advantage. That’s stupid, and only results in trouble later.
Establish Trust
Never try and cheat or lie to the inspector. Once the trust is broken, it is nearly impossible to get it back. Always be straightforward and honest if you can. If not, then at least try and not directly lie. If the inspector asks you if the sign is far enough from the next sign down, say “I think so” not “yes it is”. Be like a politician and never box yourself in with your lies (like Bush’s “read my lips: no new taxes”). You want the inspector to believe in you so fully, over time, that they will approve your applications without even inspecting them. I have even gotten away with murder, occasionally, where the inspector will let me build a sign a little too tall or big, as they trust me not to get them in trouble, or to admit that they knew what I did.
Write Great Applications
Sure, you never did your homework in high school, but this is the real world and that habit won’t cut it any longer. You sign applications need to be perfect, with every blank filled in and all the engineering and other submissions attached. And they should be typed. If the inspector can’t read your writing, then they will not be in a good frame of mind when judging your work. And often, if the forms are filled out properly, you may get your permit smoothly, even if there should have been a question or two on it. The biggest mistake you can make is to leave a key section blank, hoping that the inspector will fill it in. For example, you’re too lazy to measure the distance to the sign down the street, so you guess or put in an approximate distance. Now the inspector has to measure it, and they will not be very happy with you, and may come up one foot short, accidentally of course, of the distance you needed to get your permit.
Don’t Be Afraid To Get Tough If You Are Mistreated
If you have followed all of these steps, and are still not getting what you want at City Hall and, in fact, are being mistreated, don’t be afraid to stop being nice and get tough. Some city inspectors are impossible to work with, and will lie and cheat you constantly. In those occasions, and if the stakes are high enough, call in a respected real estate lawyer to work with the city for you. I have had several situations where I was being not treated fairly, and I did just that. And, in all cases, I won. Normally, the abusive inspector will crack almost immediately if you call in an attorney. I had one occasion at the city of Dallas where the city was so afraid I would sue the city over some illegal treatment, that they granted me a variance to build a sign that was slightly too near another one on a separate application. Don’t allow yourself to be bullied.
Remember the guy who dated the inspectors? He dated one that took one of my applications, denied it, whited out my name, wrote in her boyfriend’s name, and approved it. I found the evidence at city hall records. Everyone told me to let it go, that it could only cause ill will. But I took it to the head of the department and caused real problems. I never got that permit back, but I had no problem in the future, as the inspector was afraid of me. And the guy who was dating her? Well, they broke up and I don’t think he ever got another permit.
Remember the Roman strategy “you can get what you want by having people either love you or fear you”. That’s a pretty good strategy at City Hall.
Conclusion
You need to put as much effort into your relationship at city hall as you do with your banker and your spouse. Often, this relationship will make all the difference in getting what you want when things are in a “grey” area. And having a good relationship with city hall makes the whole permit process a much more pleasant experience.
Tuesday, April 19, 2011
How to Purchase an RV Park
Many investors are considering buying RV parks as not only an investment, but as a lifestyle choice. With millions of Americans approaching retirement, a very fundamental concept is combining one’s retirement years with one’s investment objectives – and this often points to an RV park as the best of both worlds.
RV parks not only offer high investment returns, but a satisfying, enjoyable lifestyle. The opportunity to be your own boss, and enjoy a beautiful scenic area, work with happy customers, and spend a good deal of time outside, is an unbeatable opportunity for most people.
But how do you find an RV park for sale?
Well, there’s more strategies than you may think.
Internet resources
There are hundreds of RV parks for sale, right this very moment, that you can view from the comfort of your home. If you have computer access, go on the internet and you will see more parks than you can consider in one day. The #1 website for listings of RV parks for sale is www.rvparkstore.com. It lists hundreds of RV parks, with their basic facts and locations. Another site is www.loopnet.com, although you will have to register on that site before you can see any listings. You may also find RV parks for sale on eBay and Craigslist.
The internet allows you so see a huge amount of deals simultaneously, which helps you to define the specifics of what you have an interest in – both for your budget and for your interests. Prior to the internet, it would have been impossible to see this many listings.
Direct mail
Once you have narrowed your geographic interest, it is advantageous to send postcards or letters to the owners of RV parks in those areas. You would be surprised how many RV park owners will respond to such a mailer. Their reasons for selling vary widely, from a death, divorce and estate planning, to a desire to travel or change locations themselves.
Even RV park owners who do not have an interest in selling may know other operators who do.
Cold calling
An alternative to a direct mail campaign is to call the owners of RV parks in the areas you have an interest in and see if they want to sell. This may sound more scary than it actually is – remember, you are not trying to sell them anything, only to give them money if they want to sell. You will find that most are very pleasant and more than happy to talk to you. They can also dispense a great deal of information on the realities of owning and operating an RV park.
Brokers
As you look through the listings on Rvparkstore.com and other places, you will start to notice a small fraternity of brokers who deal exclusively in RV parks. You need to also call these brokers and see if they have any properties that meet your criteria.
You will soon find that most brokers specialize in a tight geographic area, and may have sellers who do not publicly list their RV park for sale. As a result, a broker may be one of your best ways to find the ideal park for you. And you can often negotiate more effectively through a broker, so they effectively pay for their own commission.
Word-of-mouth
As a result of talking to a lot of people, the word will get out that you are looking for an RV park in a certain area. And that sets off a chain reaction of people hearing about you from word-of-mouth. It may be a friend of a park owner, or a different broker, or a banker settling an estate – it doesn’t matter, because you only need one.
Conclusion
For many people, RV parks are an ideal investment. And there are many available out there if you know where to look and are diligent in your search. Through a combination of the internet, U.S. mail service, and telephone, you can find hundreds of listings to consider in a very short amount of time.
RV parks not only offer high investment returns, but a satisfying, enjoyable lifestyle. The opportunity to be your own boss, and enjoy a beautiful scenic area, work with happy customers, and spend a good deal of time outside, is an unbeatable opportunity for most people.
But how do you find an RV park for sale?
Well, there’s more strategies than you may think.
Internet resources
There are hundreds of RV parks for sale, right this very moment, that you can view from the comfort of your home. If you have computer access, go on the internet and you will see more parks than you can consider in one day. The #1 website for listings of RV parks for sale is www.rvparkstore.com. It lists hundreds of RV parks, with their basic facts and locations. Another site is www.loopnet.com, although you will have to register on that site before you can see any listings. You may also find RV parks for sale on eBay and Craigslist.
The internet allows you so see a huge amount of deals simultaneously, which helps you to define the specifics of what you have an interest in – both for your budget and for your interests. Prior to the internet, it would have been impossible to see this many listings.
Direct mail
Once you have narrowed your geographic interest, it is advantageous to send postcards or letters to the owners of RV parks in those areas. You would be surprised how many RV park owners will respond to such a mailer. Their reasons for selling vary widely, from a death, divorce and estate planning, to a desire to travel or change locations themselves.
Even RV park owners who do not have an interest in selling may know other operators who do.
Cold calling
An alternative to a direct mail campaign is to call the owners of RV parks in the areas you have an interest in and see if they want to sell. This may sound more scary than it actually is – remember, you are not trying to sell them anything, only to give them money if they want to sell. You will find that most are very pleasant and more than happy to talk to you. They can also dispense a great deal of information on the realities of owning and operating an RV park.
Brokers
As you look through the listings on Rvparkstore.com and other places, you will start to notice a small fraternity of brokers who deal exclusively in RV parks. You need to also call these brokers and see if they have any properties that meet your criteria.
You will soon find that most brokers specialize in a tight geographic area, and may have sellers who do not publicly list their RV park for sale. As a result, a broker may be one of your best ways to find the ideal park for you. And you can often negotiate more effectively through a broker, so they effectively pay for their own commission.
Word-of-mouth
As a result of talking to a lot of people, the word will get out that you are looking for an RV park in a certain area. And that sets off a chain reaction of people hearing about you from word-of-mouth. It may be a friend of a park owner, or a different broker, or a banker settling an estate – it doesn’t matter, because you only need one.
Conclusion
For many people, RV parks are an ideal investment. And there are many available out there if you know where to look and are diligent in your search. Through a combination of the internet, U.S. mail service, and telephone, you can find hundreds of listings to consider in a very short amount of time.
Monday, April 11, 2011
For Billboards, Recessions are Buying and Building Opportunities
Is our nation in a recession? If so, that signals a great buying and building opportunity for billboards. Some of the greatest billboard buys and builds in history have come as a result of an economic downturn. Why? The reasons are numerous:
*
In tough times, prices are cheaper. Everything gets their prices slashed in a recession. And that includes billboards. Even though it may not appear so now, price can go down real far real fast – if the person really needs the money. And they don’t negotiate as hard either.
*
Banks are very eager to unload billboards they have taken over through foreclosure. No bank officer ever wanted to run a billboard, much less have to learn how to do so Banks are willing to practically give you the sign in the proper circumstances.
*
Landowners who would never take your call before are suddenly calling you to rack up some additional cash flow. It’s amazing how many new opportunities come up during a bust. Suddenly, $500 per month sounds pretty good to most every landowner.
*
Land changes hands frequently, and the new owners are new prospects for you to build a sign on. Just because the current owner told you “no”, don’t bet that the new one won’t say “yes”. Just stay on top of your proposed locations to see who has been replaced. Someone with a low basis in some “troubled” land may find your billboard income all the more significant and appealing.
*
Other, big sign companies are willing to unload their least profitable signs in bad times. Stay in contact regularly with the big companies, so you can be in the loop if they want to dump a “dog” sign.
So don’t let the economy get you down. You actually want a recession now and then to “cleanse” out the weak players, and open up more potential billboard locations and acquisitions. Even “gloom and doomers” can have fun in the outdoor billboard business!
Would you like to have success in the Billboard Industry? Attend our Billboard Bootcamp in St. Louis on August 13-14. Don't delay and miss your opportunity. For more information, contact Frank Rolfe at (573) 535-0206, or frank.rolfe@gmail.com.
*
In tough times, prices are cheaper. Everything gets their prices slashed in a recession. And that includes billboards. Even though it may not appear so now, price can go down real far real fast – if the person really needs the money. And they don’t negotiate as hard either.
*
Banks are very eager to unload billboards they have taken over through foreclosure. No bank officer ever wanted to run a billboard, much less have to learn how to do so Banks are willing to practically give you the sign in the proper circumstances.
*
Landowners who would never take your call before are suddenly calling you to rack up some additional cash flow. It’s amazing how many new opportunities come up during a bust. Suddenly, $500 per month sounds pretty good to most every landowner.
*
Land changes hands frequently, and the new owners are new prospects for you to build a sign on. Just because the current owner told you “no”, don’t bet that the new one won’t say “yes”. Just stay on top of your proposed locations to see who has been replaced. Someone with a low basis in some “troubled” land may find your billboard income all the more significant and appealing.
*
Other, big sign companies are willing to unload their least profitable signs in bad times. Stay in contact regularly with the big companies, so you can be in the loop if they want to dump a “dog” sign.
So don’t let the economy get you down. You actually want a recession now and then to “cleanse” out the weak players, and open up more potential billboard locations and acquisitions. Even “gloom and doomers” can have fun in the outdoor billboard business!
Would you like to have success in the Billboard Industry? Attend our Billboard Bootcamp in St. Louis on August 13-14. Don't delay and miss your opportunity. For more information, contact Frank Rolfe at (573) 535-0206, or frank.rolfe@gmail.com.
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