Questions to ask before letting anyone build a storage yard on your land

A storage yard on your land can turn a quiet parcel into income. But you're inviting an operator to build on your property, bring in trucks and run a business there, so ask good questions before you sign anything.

The short answer: before any operator builds a yard on your land, find out whether they've built and filled yards before, how they check feasibility, which deal structures they offer, who handles site work, security, insurance and upkeep, how guests are screened, and what happens if plans change. Get the answers in writing, and have your own attorney and tax adviser review any agreement.

Here are the questions, grouped by topic, with how Longyards answers them where we can.

1. The operator

Have you built and filled yards before? Where?

Ask for operating locations you can drive past. A yard that's full of trucks tells you more than a brochure.

Longyards: the network has 180 active yards, 207 in progress, and open locations now include Winter Haven, FL; Metcalfe, ON (Ottawa area); Corpus Christi, TX; and Jacksonville, FL. Chris Long built the business from a single 9.7-acre location he bought for $470,000. Three years later it appraised at $3.64M (golongorgohome.com). Read Chris Long's story.

Who runs the site day to day?

Find out who answers the phone when a gate sticks at 6 a.m., and whether that's the operator or a subcontractor.

2. Feasibility

How do you decide whether my land works?

A serious operator should check access, zoning and demand before promising anything.

Longyards: qualifying land is at least 2 acres, zoned commercial or industrial, near a metro of 200,000+ people. Three questions decide most parcels: can trucks get in and out easily, does zoning allow outdoor storage, and is there demand close enough to fill it? The free feasibility overview arrives in about two weeks. The full feasibility, a paid next step, covers zoning, layout, demand and projections in depth.

What happens if the zoning doesn't allow outdoor storage?

Ask who researches it, and who handles any rezoning or special approval. The answer can differ from one parcel to the next, so get it in writing. Longyards: terms are structured around each property, and Longyards walks each landowner through the options during the free feasibility overview, which takes about two weeks. Either way, it's worth checking your zoning with the county or city before anything else.

How do you know there's demand?

Ask what they look at, and treat any projection as an estimate, not a promise.

3. The deal

What structures do you offer?

Some operators only lease land. Others only buy.

Longyards: three routes. Partner (you keep the land and partner on the yard; we build, fill and run it), lease the parcel to Longyards, or sell qualifying land to Longyards. The Longyards landowner site explains each route.

How are the economics structured, and who pays for the build?

Longyards: the answer depends on the parcel and the route, because terms are structured around each property. Longyards walks each landowner through the options during the free feasibility overview. Whoever you talk to, get the answer on site work and setup costs in writing before you sign.

How long is the commitment, and what are the exit options?

Ask about the term, renewals, and what happens if you want to sell or develop the land later. Longyards: term and exit are part of the terms, which are structured around each property, and Longyards walks each landowner through the options during the free feasibility overview. One helpful fact: Longyards' yard infrastructure is modular, so it can be resized or relocated.

Can the yard be an interim use?

If you plan to develop the land eventually, ask whether a yard can earn while the long-term plan works through approvals. Longyards does consider interim use.

4. Site work and what gets built

What will you build, and who does it?

Get a clear scope: fencing, gates, cameras, lighting, surfacing, drainage.

Longyards: site prep covers clearing, grading and drainage, and site setup covers fencing, gates, cameras and lighting.

How will the site look from the road and to neighbors?

Ask about screening, lighting direction and hours of activity, especially if you're near homes.

5. Guests, rules and security

Who are the guests, and what's not allowed?

Ask how guests are screened and what can't be stored.

Longyards: guests are local businesses such as contractors, landscapers, truck and trailer owners and equipment operators, on month-to-month rental agreements. Facilities have 24/7 gated access on individual codes, security cameras and lighting. The rules at every facility are no hazardous, flammable or perishable items, and no chemical spills.

What happens if a guest stops paying or leaves a mess?

The operator should handle it, not you. Ask how.

6. Insurance, liability and taxes

What insurance do you carry, and will I be named on it?

Ask what coverage the operator carries on your site, whether you'd be named on it, and ask for it in writing. Then have your own attorney and insurance agent review it. Longyards: terms are structured around each property, and Longyards walks each landowner through the options during the free feasibility overview, which takes about two weeks. Put your insurance questions on the list for that conversation.

How will this affect my property taxes?

A change of use can change how land is assessed or classified. That's especially important for land with agricultural classification. Ask your tax adviser and your county or municipal assessor.

7. Reporting and communication

How will I know how the yard is doing?

Ask what you'll see, how often, and who your contact is.

Red flags to watch for

• An operator who quotes income before looking at access, zoning or demand

• Pressure to sign quickly, or reluctance to put answers in writing

• No operating yards you can visit

• Vague answers about who pays for site work, insurance or removal

• Guaranteed returns. Every site is different, and honest operators say so

A simple way to start

You don't need every answer before the first conversation. Submitting your land costs nothing and commits you to nothing. Start with a free feasibility overview and use this list to guide the call that follows. To see a working facility first, visit Longyards Winter Haven.

Call (877) 566-4927 or email [email protected].

This article is general information, not legal, tax or financial advice. Have your own attorney and tax adviser review any agreement.

FAQ

What land does Longyards look for?

At least 2 acres zoned commercial or industrial, near a metro of 200,000+ people, with good truck access and nearby demand. Vacant land isn't required.

Do I have to sell my land to Longyards?

No. You can partner with Longyards and keep the land, lease the parcel to Longyards, or sell. Terms are structured around each property.

What does the free feasibility overview cost?

Nothing, and there's no obligation. It arrives in about two weeks. The full feasibility study is a paid next step if both sides want to go further.

Can a yard be removed if I develop the land later?

Longyards' yard infrastructure is modular, so it can be resized or relocated. Timing and terms are part of each deal.