Short answer: Confirm demand nearby (full waitlists at existing lots and HOA rules that ban RVs in driveways are good signs), find land zoned for outdoor storage close to where boat and RV owners live, plan wide drive aisles and spaces by length, put in a secure perimeter with keypad access, and price per foot by space type. Because a B&RV lot has few daily transactions, it can run almost entirely online.
Boat and RV storage is one of the simpler property businesses to run: it's mostly land, a fence, a gate and a booking system. That simplicity is also why the work is in the planning. These are the steps most new operators go through. Local rules vary a lot, so treat this as a checklist, not legal advice.
1. Check demand
Signs of real demand in your area:
- Existing boat and RV storage lots are full or have waitlists.
- Many homes are in HOAs or towns that restrict parking RVs and boats in driveways or on the street.
- There's water or popular RV destinations within an hour's drive.
- Self storage facilities nearby advertise outdoor parking and it's sold out.
Call existing lots and ask if they have space for a 35-foot RV. Their answer is cheap market research.
2. Check zoning and permits
Outdoor vehicle storage is regulated differently from place to place. Before you buy or lease land, confirm with the local planning office:
- That outdoor storage is allowed on the parcel (or what's needed to get it allowed)
- Surface requirements (gravel, asphalt), drainage and stormwater rules
- Fencing, lighting and screening requirements
- Whether covered structures need separate permits
3. Find the land
You want land that's close to where owners live, easy to enter and exit with a long trailer, and level. A rough rule many operators use is that a standard outdoor space plus its share of driving aisle takes far more land than the space itself, because RVs and trailers need room to turn. Plan your layout with a site engineer before you commit.
4. Decide your space types
| Type | Cost to build | Price | Notes |
|---|---|---|---|
| Uncovered (gravel or asphalt) | Lowest | Lowest | Fastest to open |
| Covered (canopy) | Medium | Medium | Protects from sun and hail |
| Enclosed (garage-style) | Highest | Highest | Often waitlisted |
Sell spaces by length (for example 20, 30, 40 and 50 feet) and make sure customers can only book a space their vehicle fits.
5. Security and access
- Perimeter fence and a keypad or app-controlled gate
- Cameras covering the gate and rows, viewable remotely
- Lighting
- Access codes issued at move-in and suspended automatically when someone is overdue
6. Set prices
Survey competitors within a 20 to 30-minute drive and compare price per foot by space type. Covered and enclosed spaces command a clear premium. Consider seasonal pricing if winter storage for boats is a big share of demand. See how to price storage units for a step-by-step method.
7. Set up the business side
- Rental agreement: vehicle details, insurance requirement, what's not allowed (living in vehicles, repairs, fuel storage), access rules and what happens if rent isn't paid. Have a local lawyer review it. See what to include in a storage rental agreement.
- Insurance: your own liability and property cover, and a requirement that customers insure their vehicles.
- Software: online booking by space length, vehicle details, automatic billing and a gate integration. See the best boat and RV storage software.
8. Plan to run it remotely
Boat and RV lots handle far fewer daily transactions than self storage, which is why many run with no office at all. Customers book and pay online, receive a gate code, and you check the lot on cameras and visit weekly.
FAQ
Is boat and RV storage a good business?
It can be, where demand exceeds supply and land is available at a reasonable price. Operating costs are low compared to self storage because there are fewer buildings and transactions, but land and permitting costs vary widely.
How much land do I need for RV storage?
It depends on space sizes and aisle widths. RVs and trailers need wide aisles and turning room, so plan with a site engineer before buying.
Can I run an RV storage lot without staff?
Yes. With online booking, automatic billing and access control tied to payment status, many lots operate without an on-site office.