Got kicked out of a office complex for not meeting their requirements

richy said:
What about taking the vehicles to another location nearby. Find a lot you can use and slip the manager $20 or something so you have his permission. Have cake; eat it too.
Click to expand...

With as many times per month I would be doing that I could pay a few bucks more and feel safe that I won't get in any trouble.
 
ShineTimeDetail said:
So Friday I went out to a regular office complex Ive been going to for 3 years now. I have probably been to this complex over 50x in the past 2 years. I have spent a very long time getting my name out there and this year it has been paying off. So not one time have I ever caught slack of any trouble from anyone!

So Friday I pulled on the lot to do basically one of the first clients cars I ever did out there. I pulled up, opened my trailer and my phone rang. They told me I had to leave and I asked why? They asked if I had insurance and I said yes. They said I would need to email them the info and they would review it. They said until it was reviewed I was not allowed on the lot. I asked if they would review it right away and they said no. They also asked for my auto insurance since I was 'driving my vehicle on their lot.

I sent everything and received an email later stating I do not meet their requirements.
1- I don't have workers comp- $950 per year.
2- my vehicle is not commercially insured-1200 extra per year on top of what I pay now.
3- I don't have an umbrella policy- million dollar umbrella policy is $500 per year

I pay around $250 now for my auto insurance and Biz insurance. My new monthly bill will be $429 per month and $5150 per year! That's a lot of money if you ask me!!

I'll be honest my prices will drop a little next month and a little the month after from speeding tickets I didn't fix but not as much as I'd like.

When I first got this info I was like hell no!! But after I thought about it and how much time I have put into this office complex and the clientele I would lose I'm going to go ahead with it. On a given day I can make between $350- $700. I go out for routine washes once a months plus I'm out there doing other full details etc a few times a month. Plus they just set me up at their other complex just down the road.

I figure the reason their requirements are so high is because the complex is a insurance company and they underwrite etc there. Also the property managers are one of the biggest leasing agencies in St. Louis.

This has been one hell of a weekend with this and then my help cancelling with the big Camaro show I'm doing this week!:nomore:

If this were you would you raise your prices or would you eat it? The good thing is, I will be able to go pretty much anywhere and not have to worry about getting kicked out.

Sorry for the long rant lol
Click to expand...

The reason they require certain coverages has nothing to do with the fact that they are an insurance company. It only purpose is to protect them from a potential lawsuit.

However, with adversity comes opportunity. Your business is now positioned to take advantage of every business complex in your area.

You can now highlight your comprehensive protection to all business complexes.

I would ask for permission to contact all the properties they currently manage. Additionally, you might ask for a letter of recommendation so you might use it to approach other properties.

Lastly, it might be some comfort you have proper coverage should something goes wrong.

Just some food for thought.
 
SeaJay's said:
It's a complete scam if you ask me. They collect all this money for the "just in case" and then make you pay a huge deductible, and increase your rates if anything ever happened..
Click to expand...

I agree, insurance is the biggest waste of money...

until you need it. :)
 
I think you made the right decision. I have a friend that lost a lot of business for not wanting to meet the insurance requirements for office complexes.
 
ShineTimeDetail said:
With as many times per month I would be doing that I could pay a few bucks more and feel safe that I won't get in any trouble.
Click to expand...

If you do pay the extras, you can use it as a marketing advantage for risk averse places.
 
No one will give me a workers comp policy bc I have not had health insurance for the past 2 years....complete BS. I may be able to get a policy but it'll be at least 2k per year.
 
It's just the way it is. I'm in Mass like SeaJay. I have a million dollar policy and 30k garage keepers policy. It was like $860 a year and had to be paid all at once.

Garage keepers is for damage to the car. I could be working on a $75,000 car, if I back it into a wall I'm not going to cause $75,000 damage. The damage would probably be a few grand to fix.

It is my understanding that you do need the 1 million dollar policy to work on any commercial property. That includes dealerships, parking garages or office complexes. I don't bother with any of these even thou I have the coverage.

My policy also has a waiver for the other services I do on RVs. Winterizing RVs and rubber roof treatments.

As far as the commercial plates. I also had to do that. In Mass as soon as you put lettering on your truck it becomes a commercial vehicle and needs proper plates.

If you a sole proprietor and have no employes I don't believe you need workers comp.

I spent the up front money to do everything the right way. If I didn't what would set me apart from the guys on Craigslist doing the $50 details?
 
rustytruck said:
It's just the way it is. I'm in Mass like SeaJay. I have a million dollar policy and 30k garage keepers policy. It was like $860 a year and had to be paid all at once.

Garage keepers is for damage to the car. I could be working on a $75,000 car, if I back it into a wall I'm not going to cause $75,000 damage. The damage would probably be a few grand to fix.

It is my understanding that you do need the 1 million dollar policy to work on any commercial property. That includes dealerships, parking garages or office complexes. I don't bother with any of these even thou I have the coverage.

My policy also has a waiver for the other services I do on RVs. Winterizing RVs and rubber roof treatments.

As far as the commercial plates. I also had to do that. In Mass as soon as you put lettering on your truck it becomes a commercial vehicle and needs proper plates.

If you a sole proprietor and have no employes I don't believe you need workers comp.

I spent the up front money to do everything the right way. If I didn't what would set me apart from the guys on Craigslist doing the $50 details?
Click to expand...

Mo doesn't require workers comp but the property management company does....they are the second largest management company in StL
 
Sometimes they say those things so they can bring somebody else to do detailing. I heard this once that they jacked up the liability ins req to 2 million per occurance from 1 mill next thing you know they have someone else detailng where you once was that's kinda messed up I think
 
SUGARCANE MAN said:
Sometimes they say those things so they can bring somebody else to do detailing. I heard this once that they jacked up the liability ins req to 2 million per occurance from 1 mill next thing you know they have someone else detailng where you once was that's kinda messed up I think
Click to expand...

I don't have a contract with them or anything.
 
I've built my biz off being mobile. The difference in what I may be paying up to 300 more...I can't find a shop for 300
 
You must log in or register to reply here.
Back
Top