Using an Old Building
Making Your Building
an Attraction
Of course you have heard the
old adage of, "In retailing, the three most important concerns
are location, location and location." But what happens to
this concern when you begin to "consider" the possibility
of having the opportunity of locating your store in an old building
- whether it originally was the corner drug store, jewelry store,
a factory or even a flour mill?
Think about this as you are
making the decision of the day that you open your new store, or
reopen your current store in its' new location. Will you be looking
at your business in a strip shopping center, a mall, or other
traditional building? Or will that new location be something that
has had at least one previous life?
Do you see your business
in that new and modern facility? Or are you envisioning a building
that has as much personality, history, and uniqueness as many
of the products that you are selling?
Going through the exercise
of just these few questions will help you to decide what you really
do want with regard to your building. If you can envision old
oak floors, tin stamped ceilings, and a history that is as rich
as the town you are located in, then you are probably the type
of person that would consider having their business in an old
building, complete with all its' unique aspects. You are also
the person that when you go shopping spends as much time looking
at the building as you do looking at the merchandise.
Likewise,
if you look at that old building as a structure that nobody else
wants; a facility that needs more work than you could possibly
do, and with the nightmare of so many unforeseen problems just
waiting to happen, then you are probably going to take the new
facility option. You may be the person who is saying, "I
am selling merchandise, not the building."
While Norm Abram
likes talking and working in his television show, "This Old
House", we have found several retailers who have taken, "This
Old Building" and made it into the home for their business.
For those of you who
are in the process of making a decision like the one we just discussed,
or have ever looked in a shop located in an old building and said, "Having
something like this would be nice", we share the thoughts
and experiences of these retailers.
Why locate in an old building?
Norma Delano of The Country
House in Salisbury, Md. says it from a personal perspective as she
states, "Preservation of an
old building is a rewarding thing in itself. There is nothing
like an old building to create the charm and ambiance, especially
for a country store".
Cindy and Ronnie Brezler of
Lehman's Mill of Flagerstown, Md. adds that, "a major benefit of utilizing
an old building is the atmosphere that it creates. Depending on
your location within your community, people often feel it is like
a getaway to the country or going back in time when they visit
your store".
Again, on the personal pride
element, Meredith Miller of Fair Oaks Pharmacy in South Pasadena,
California states, "Remodeling an old building is like going on a treasure hunt. It is exciting to find the old bones of the building and work through the many kinks to ultimately come up with a new and improved
version of history".
And as Brezler adds, "Having a
big old building provides you with lots of room to display and
for storage".
What should you do before hand?
The answer to this question would vary from location to location
as our retailers are in different communities and are remodeling
various types of buildings.
Sherry Fish of Waverly General
Mercantile in Waverly, Ohio says you should first research your
property. She goes on to say it is important to know what it was
used for originally and what uses it has had over its many years.
Gloria
Hildebrand of The Country Store of Seven Springs in Powder Springs,
Ga. identifies another overall concern: check the zoning, fire
and building codes. As an example, she mentions fire codes that
require doors on a business to open outward but having an old
building where the doors open inward.
Several of our panelists
mentioned other areas to be reviewed before you purchase the building:
parking availability, storm water management, electrical wiring,
plumbing, building structure, termite inspection, local ordinances,
handicap requirements, the possibility of asbestos being present,
and historical requirements if your building is on the historical
registry or would be a candidate to be on the registry.
As Fish
said, "Be sure to contact your local officials. Let them
in on all that you plan to do for it is better to have them on
your side rather than opposing what you may have done without
their knowledge."
And now that you own the building
Once you have made the decision
to purchase the structure, there is again another round of suggestions
from our table of panelists. Several mentioned the need to contact
everyone you can that has lived in the area for all of their lives.
You may find old pictures of your building that can help you in
maintaining accuracy during the restoration process.
Another mentioned
that you should begin immediately taking pictures because customers
love to see the transformation that took place.
Miller said they
engaged the local community in their remodeling. As they were restoring
the soda fountain that was in their building, they were able to
capitalize on their customers as many of them had been customers
of the original fountain years ago.
The historic preservation society
in both your area and state is a group that was mentioned several
times. One retailer mentioned that it may be necessary to have approval
from this group with regard to permits.
It was also mentioned
that the historical society can help you to maintain the accuracy
of your restoration as well as assist you in obtaining potential
grant money.
Financial benefits of an old
building
While we mentioned the sentimental
reasons for restoring an old building, we also heard of several
financial advantages. Delano was told having the wooden floors that
were in the old building they bought installed in a new store, would
be as expensive as the old building itself. The floors became an
integral ingredient in providing the appropriate look for the products
they sell.
Brezler found in working on
a building that was listed on the National Historical Registry,
they were able to receive tax benefits for the repair and restoration
work they did.
What to watch out for
When
we asked each of our panelists what would you advise someone to
lookout for if they were to decide to restore an old building, the
suggestions came pouring out.
We repeatedly heard words of
caution with regard to budget. "Be ready to spend more money
than you are planning", said Miller.
"Never ask your
financial institution for the actual amount of the contractor's
bid. They are always 25% to 50% over their original estimate",
was Fish's suggestion.
Even though you have had the
building inspected as we mentioned earlier, there will be many surprises
and hidden costs.
Maintenance of the building
will be more expensive than a modern building of the same size is
the experience of another panelist. "They
just seem like they are harder to keep clean",
reported Brezler.
While several of our panelists
did their own restoration work, those who utilized contractors said
to never hire a contractor without verifying that they are licensed
and are bonded. And as this is a restoration, do not assume that
all work will be done according to the contract. Fish made a point
to say that checking each day with the contractor is essential to
making sure you and them are both on the same wavelength.
Similar
advice also applies to the selection of the architect. Ask for references,
and try to find professionals who are experienced in working with
older buildings and restorations.
Check everything thoroughly.
One of our panelists reports being told by the previous owner of
the building that it had been rewired. Looking at the electrical
panel, they could see that it had been recently installed. After
having purchased the building and started the restoration process,
they found that while the panel was new, the wiring inside the walls
was original.
Several of the concerns can
have a way of "ganging
up" on each other. For example, while the
plumbing and restroom facilities may appear adequate, if you have
to change a building to comply with ADA (Americans with Disabilities
Act), you may find yourself not only having to enlarge a restroom,
but add another which can in turn surpass the capacity of both
the supply and drainage of the plumbing. And as Delano said, "Plumbing
in an old building can be a real mess!"
"Do not let
anyone talk you into some modern looking paint, light fixtures,
and other aspects of modernization. You can put in heat, air,
and water without making it look modern", reports Hildebrand.
Final words of encouragement
and wisdom
Several
of our panelists told of times when they were ready to give it up.
Miller suggests you remember that you are working within the confines
of an old design. Some renovations are just not possible. You cannot
always move walls and foundations.
In some situations, like Miller's
with their tin ceiling, you can find the company that built the
original ceiling and match the original construction.
Miller added
that it can get out of control if you want to micro-manage every
last detail. She told how she searched all over her area for just
the right soda fountain marble dispensers to complete the look of
the era. "I drove myself and everyone
else crazy; they just didn't exist anymore." Then, health department
codes restricted her in that she could not use the marble dispensers
in current food service capacity. Miller did let go of the idea;
all was fine and no one ever knew the difference.
Work with
the confines of the building, not against it. And as Delano said," hang
in there and do the job right".
"The pros outweigh the
cons by far", says Hildebrand. "The feeling you get
and the look you have when you walk in an old building makes your
work worthwhile."
The final decision remains with
you. Do make sure you are making that first decision as to what
you want the customer to see. Is it a restored building that just
happens to have a gift shop in it? Or is it first your gift shop
that is located in a building that adds to the ambiance of shopping
there.
