What's the perfect business premises look like for a small ecommerce business?

[BrightIdeas]

I've had my ecommerce business for a while and I'm looking at securing premises in the new year, as the way I'm working is inefficient! Currently, I run the business from my home office with 1 permanent employee and have 2 storage units elsewhere.

I have 2 brands within my business - one is in weddings, the other is wellness.

I'm a bit stuck on what I should be looking for? Offices don't have enough space, small industrial units nearby feel too rough and ready for the weddings product (which needs a very clean environment).

Any advice, please?

 

[Solve My Problem]

We rented a warehouse and just built a small unit inside for the products that needed a little protection.

Depends how hands on you are but stud wall units are easy and cheap enough.

Prior to that we rented office space that also had storage, plenty about when you look.

 

[BrightIdeas]

We rented a warehouse and just built a small unit inside for the products that needed a little protection.

Depends how hands on you are but stud wall units are easy and cheap enough.

Prior to that we rented office space that also had storage, plenty about when you look.

Locally, the smaller units are snapped up within days (so I've been told) so perhaps that's why nothing's appeared suitable... the non-rough ones have been let already!

Was there anything that made your rented office space particularly suitable for your needs?

 

[Solve My Problem]

It was an enterprise unit sponsored by the local council.

They were 400 sq ft units but several had a mezzanine, we took one as an office, then moved the office upstairs and warehouse downstairs. A couple of years later took one next to it and used that as purely warehouse.

We then took on an 1800 sq ft unit that was more industrial and built a couple of offices within.

The best bet is to ask some of the small businesses in the area what they have done with the space provided

 

[BrightIdeas]

Thanks for the info... good to hear your experience.

 

[Paul Kelly ICHYB]

The perfect business unit is the one that works best for you - only you can decide that!

 

[Frank the Insurance guy]

Not sure whether this will work for you or whether its more expensive, but I think some of the local storage companies (like big yellow storage or Lok'n'store) are now offering office space as well as storage.

You might be able to rent out 2 separate storage units and a separate office, all within the same building. You can also benefit from ease of taking on more or less storage units as needed?

 

[BrightIdeas]

Not sure whether this will work for you or whether its more expensive, but I think some of the local storage companies (like big yellow storage or Lok'n'store) are now offering office space as well as storage.

You might be able to rent out 2 separate storage units and a separate office, all within the same building. You can also benefit from ease of taking on more or less storage units as needed?

Thanks! One of my units is at the Big Yellow and I think they do have office space there, which does seem super flexible... but I don't think it's suitable though, unfortunately, for a variety of reasons.

I also just cannot imagine working there full time! I think this is a big part of why I'm so stuck on the whole thing...

 

[BrightIdeas]

The perfect business unit is the one that works best for you - only you can decide that!

True, although it's really useful to hear other people's advice and comments about it!

 

[Chris Ashdown]

When I started I contacted the local government planning department who sent me a long list of available business units, details of the landlords and contact details, the lists had a large percentage that were never advertised on estate agents etc especially the smaller start up size units, may be worth asking your local planning office or town hall

Another route is office and storage space above some of the shops in your town, many had flats that have been empty for years and just need a good scrub up and coat of paint as long as they have separate entry

 

[BrightIdeas]

When I started I contacted the local government planning department who sent me a long list of available business units, details of the landlords and contact details, the lists had a large percentage that were never advertised on estate agents etc especially the smaller start up size units, may be worth asking your local planning office or town hall

Another route is office and storage space above some of the shops in your town, many had flats that have been empty for years and just need a good scrub up and coat of paint as long as they have separate entry

Really helpful, thanks. I'll explore those options!

 

[antropy]

I'm a bit stuck on what I should be looking for? Offices don't have enough space, small industrial units nearby feel too rough and ready for the weddings product (which needs a very clean environment).

Self-storage spaces often welcome small businesses and are often fairly nice. They're also very flexible.

Paul.

 

[Kath y]

Perhaps consider an empty shop in a less popular retail area? This works well for our ecommerce business as we have nice warm dry ground floor premises with easy access for deliveries, but none of the cold and damp issues of an industrial unit, and complete independence and flexibility of working hours that you may not get at a storage facility.

 

[lesliedocherty]

Not sure whether this will work for you or whether its more expensive, but I think some of the local storage companies (like big yellow storage or Lok'n'store) are now offering office space as well as storage.

You might be able to rent out 2 separate storage units and a separate office, all within the same building. You can also benefit from ease of taking on more or less storage units as needed?

We have 3 units at our local storage space, 1 for Office, 1 for Photography & 1 for Storage, the Storage one has moved into bigger spaces a few times now, the flexibility is the best feature, I can rent a small unit for extra space over the Christmas period and hand it back in Jan, it makes our lives easier.
We have considered our own warehouse a few times, but when we add all the fixed costs and the length of contract etc, it never makes sense for us.

 

[BrightIdeas]

Perhaps consider an empty shop in a less popular retail area? This works well for our ecommerce business as we have nice warm dry ground floor premises with easy access for deliveries, but none of the cold and damp issues of an industrial unit, and complete independence and flexibility of working hours that you may not get at a storage facility.

Interesting idea about the shop! It's fine to change it from a shop to an office, right?? Yes, the cold/damp issues of an industrial unit feel very unappealing to me, and damp could present a real problem to my product. I'm not sure if damp is a very common problem....is it? Any idea? Thanks for the shop idea to consider....

 

[BrightIdeas]

We have 3 units at our local storage space, 1 for Office, 1 for Photography & 1 for Storage, the Storage one has moved into bigger spaces a few times now, the flexibility is the best feature, I can rent a small unit for extra space over the Christmas period and hand it back in Jan, it makes our lives easier.
We have considered our own warehouse a few times, but when we add all the fixed costs and the length of contract etc, it never makes sense for us.

Sounds like it works perfectly for you!

 

[anonuk]

We started off in an enterprise centre renting an office. We moved a couple of times within the same building to larger offices but as they weren’t ‘serviced’ we had to arrange for our phone line to be moved each time which was a pain, and had to inform council due to business rates.

We then decided that in order to grow, we needed to be able to accept larger deliveries so needed a ground floor premises with easy access for deliveries. We moved from our 400sqft office suite to a new build 750sqft warehouse. Coming from first floor offices, having the shutter door of an industrial unit was heaven. After being there for a couple of months the landlord offered to put in a mezzanine which we accepted and used that as our office space.

We now have a 5800sqft premises (with a 2900sqft mezzanine) and kept with having the offices upstairs and the warehouse downstairs. Works well for us and being new build, we don’t get any damp.

One thing to consider if you do go down the road of a new build, most new build industrial units won’t have much in terms of lighting, electrics, heating so you would need to factor in the cost of installing of of that stuff.

 

[BrightIdeas]

We started off in an enterprise centre renting an office. We moved a couple of times within the same building to larger offices but as they weren’t ‘serviced’ we had to arrange for our phone line to be moved each time which was a pain, and had to inform council due to business rates.

We then decided that in order to grow, we needed to be able to accept larger deliveries so needed a ground floor premises with easy access for deliveries. We moved from our 400sqft office suite to a new build 750sqft warehouse. Coming from first floor offices, having the shutter door of an industrial unit was heaven. After being there for a couple of months the landlord offered to put in a mezzanine which we accepted and used that as our office space.

We now have a 5800sqft premises (with a 2900sqft mezzanine) and kept with having the offices upstairs and the warehouse downstairs. Works well for us and being new build, we don’t get any damp.

One thing to consider if you do go down the road of a new build, most new build industrial units won’t have much in terms of lighting, electrics, heating so you would need to factor in the cost of installing of of that stuff.

Thanks for sharing your experience, that’s really good to hear and you make some very useful points. I think something with as little maintenance as possible would be best for me.

I've seen a ground floor unit in a purpose built 2 storey office block, which seems to tick many boxes. It's new and has lighting, electrics already installed. I can't deal with the hassle of doing that!

 

[BrightIdeas]

How important is it to be able to get flood cover on insurance???! The most practical options for premises are close to a river, so my current broker said I'd prob have flood cover excluded. I've never heard of this area flooding.

 

[Marcin1983]

Costs are huge for warehouses or for space units like self-storage etc. I don't know what part of UK you are looking for but in Berkshire costs of small warehouse or unit are 25k+ small storage units were really there is no space at all for 8k+ per annum.

 

[BrightIdeas]

I'm in the North West... and costs do seem cheaper than that here.

 

[UrbanRetail]

I'm in the south and our 300sqft storage unit is a little over £6k a year.

 

[anonuk]

I'm in the North West... and costs do seem cheaper than that here.

As a rough guide, we are in the north west too and our 750sqft unit once mezzanine was added (making it about 1100sqft) was £9k a year. Our current unit is £30k a year. Where we are, the council are currently building 700sqft ‘starter units’ but haven’t released any prices yet as far as I know.

 

[BrightIdeas]

As a rough guide, we are in the north west too and our 750sqft unit once mezzanine was added (making it about 1100sqft) was £9k a year. Our current unit is £30k a year. Where we are, the council are currently building 700sqft ‘starter units’ but haven’t released any prices yet as far as I know.

That's interesting to hear. We have very few <1000 sq ft units in our town. A local agent says they are snapped up within days. I'm going to take a look at an office suite today that's 786sqft and £11k. 1st floor though, that's the only problem.........no lift either as only a 2 storey building.

Ground floor would definitely be better, as you well know!!

Out of interest, is your product quite big?

 

[Toon]

Where are you based?

 

[BrightIdeas]

Where are you based?

Have DM'd you.

 

[The Supplier Central]

Perhaps consider an empty shop in a less popular retail area? This works well for our ecommerce business as we have nice warm dry ground floor premises with easy access for deliveries, but none of the cold and damp issues of an industrial unit, and complete independence and flexibility of working hours that you may not get at a storage facility.

I agree here, sounds like an empty retail space would be perfect. We've been looking at commercial properties recently and there's quite alot of these around. They also usually have the advantage of having built in facilities like running water and a loo!

 

[Danny Whitaker-Leach]

As a left field idea have you considered 3P fulfilment? It gets rid of the space and dispatch hassles, costs can be more but can be balanced by more capacity in your case time to move the business forwards.

Definitely doesn’t work for all but we are seasonal and do self fulfil and 3P, at this time of year 3P out does us 15-1 in orders and allows us to do far more at this time of year but throughout our quiet 9 months they do enough to keep the account active.
it’s about 30% more expensive on average but works for us.

So depending who you go with and your order profile it might work out more cost effective than leaving home office, bigger unit and all the costs associated with it.
(That’s how it works for us anyway with the caveat we are super seasonal and each business is unique)

 

[BrightIdeas]

As a left field idea have you considered 3P fulfilment? It gets rid of the space and dispatch hassles, costs can be more but can be balanced by more capacity in your case time to move the business forwards.

Definitely doesn’t work for all but we are seasonal and do self fulfil and 3P, at this time of year 3P out does us 15-1 in orders and allows us to do far more at this time of year but throughout our quiet 9 months they do enough to keep the account active.
it’s about 30% more expensive on average but works for us.

So depending who you go with and your order profile it might work out more cost effective than leaving home office, bigger unit and all the costs associated with it.
(That’s how it works for us anyway with the caveat we are super seasonal and each business is unique)

I think it's a good idea for many, but 3PL isn't right for our business right now. We're also seasonal, but also the type of product that we sell means we need a v high degree of control over things. There's one part of our business that could be more compatible but it's still in its infancy. Which 3PL company doe you use?

 

[RightGlobalGroup]

I always question why not have a remote environment if its possible. Staff are much happier and less overheads

 

[BrightIdeas]

I always question why not have a remote environment if its possible. Staff are much happier and less overheads

I'm sure it's possible for some teams but others, like ours, can't really do 100% remote. For starters, if you're packing orders, you have to be where the product is!

 

[BrightIdeas]

I agree here, sounds like an empty retail space would be perfect. We've been looking at commercial properties recently and there's quite alot of these around. They also usually have the advantage of having built in facilities like running water and a loo!

I have considered retail but there isn't anything locally that ticks our boxes.

 

[apricot]

This is exactly where I am at too.. I'm currently using 500sq plus another 300sq from one of the self storage (in zone 1 where I live) and I've been looking for a warehouse to move but in zone 1-2 the prices are no where near what I have at the moment.
I've been recommended to move out of London but I would feel so isolated... If you find a place let us know )

 

[Chris Hanson]

Most local authorities run incubation units for start-ups in town centres which can be an old department store split up into small units