Evicted Laundromat

[Jes]

Hi all,

I just found an opportunity for a 2400 SQ Ft MAT in which the previous owner was evicted (about a year ago). The landlord has very recently decided to put it on the market. I have not had the chance to go inside (that will come tomorrow), but it seems to be in somewhat good condition. The property manager told me over the phone that about 75% of the equipment is operational. Landlord wants $20k and of course the lease. There aren't any sort of documents (utility bills, etc) because the the space has been vacant.

Since the landlord siezed the business, what should I look out for?
Has anyone used a lawyer in proceeding with a sale like this?
Should I go to the city and request utility bills history?

I appreciate any help you can offer.

Thanks in advance,
-Jes

[pete f]

somehow you need to prove ownership of the equipment.
2/3rds majority may not cut it.
UCC-1 and a good search of records might clear it.
I would contact the former mat owner for confirmation if at all possible. If the equipment is old don't bother, you have to junk it all anyway. 20k is the landlords back rent...but then I do not have enough info to say much.

[Anonymous]

Forget about the $20K and utility bills. Just determine if it is a good location. The $20K is cheap just to get the water, gas and electric lines into the place - assuming they are adequate for big machines. Check to make sure you won't have to fess up additional impact fees.

[anonymous]

Loaction is most important!
Find out why was the other guy went out of biz,you can always find some answer from other biz in the area.
About the equment,it happened to me once when I bought a laudromat was closed,the bank want $20,000 for some machines.
The bank is in WI,the store is in Az.I offered the bank $3000.They took the deal!Since it is going to cost them too much to take machines back!If the sotre is in good location,even the machines is not paid in full,most banks will work with you .

[Jes]

Yes, I spoke with some of the other tenants in the building.
One is a food distributor, and the other owns a convenience store. They both pretty much said that the previous owner (absentee) just let the equipment go unfixed as they became inoperable. People complained, and eventually stopped coming. He owned it for around a year or so, and the previous owner had it about 7 years. Great location as there isn't one for about a 1.5 mi radius. The demographics look great, within 1 mi there are 20,000 people, 8000 in multi units, and about 54% of the total population makes less than $25k per year. The tenants stated that people come to their establishments asking when the mat will re-open. The owner will take a $20k note (payable over 60 months) WITHOUT interest.

Should I contact a lawyer to get things moving? If so, what sort of lawyer should I look for? I want to make sure all of my bases are covered.

Pete, UCC-1?? Should I go down to the city for a records search?? Also, would it be possible to determine impact fees before signing on the dotted line?

I want to be cautious, but I don't want it to slip through my fingers either.

Thanks,
-Jes

[CharlieS]

As Kirby said, the infrastructure alone is worth the 20K. If this stuff is old, you may be better off just planning to refurb with new or recent equipment. I doubt that you would be subject to any impact fees since the mat is already in place, but a call to the city or county can confirm this. The key to avoidance is to minimize your structural changes and avoid any changes in your water and sewer connections.

Use a lawyer for the purchase. He can create language which will cover your concerns about the ownership. Basically, you want to the seller to assert ownership, and that he has the right to sell the equipment. If later, you find that he doesn't , you would have legal recourse.

Your numbers look decent for a store that could generate a substanstial income. The general guideline is to look at 30% of rental households and 50% of households with incomes less than 20K. Households, not residents. Each of these households will probably spend about $10-$12 per week on laundry. You don't add these two, since they are the same residents most likely. Hopefully, both approaches give you similar numbers. You won't get the entire market share. Be realistic about what share you can reasonably expect to achieve. You are competing against other mats, mats in the rental props, and mom's house.

If it was me, I would try to start a lease negotiation. Get an attorney to review language. But I would want some short term 2-3 month "free" or 1/2 price period, a period for due diligence with right to cancel the lease and receive your deposit, initial term of 2 years (worst case bailout scenario), with 3 ten year extensions. There's lots more. Get an attorney. But getting a lease in place with a due diligence clause giving you some breathing room is the way to start.

The real question is why it failed to begin with. Functional mats making money don't usually fail. However, a great location can fail if the equipment is junk, the owner treats people like dirt, and the facility is a pit. These are easy fixes. However, if there is no parking, you can't open on weekends, and there is no signage available, you have a real problem that may be difficult to resolve.


Charlie

[anonymous]

Sounds like a Great Opprtunity. You should be able to get a very favourable lease out of this deal.

Good Luck.

[CharlieS]

Get the ball rolling. Nothing stops the landlord. However, if this has been on the market, you probably are OK. If he is just putting it on the market, you may have competition.

You have a lot of work to do, but this is an exciting opportunity! If the "Laundromat Adviser" is near your area, at least contact him. I would prefer to have someone familiar with the business, but don't know this guy. If he is not, look for someone local.

Start negotiating with the landlord. Get an idea of what he wants, what his needs are, what he is willing to do. Your goal is to show lots of interest, but also willingness to walk if the deal is not fair. Always be willing to walk. But don't sweat the minor dollars.

Others may disagree, but go ahead, join the CLA, and get their gold book. It will give you lots of ideas.

Charlie

[David]

CharlieS Said
Others may disagree, but go ahead, join the CLA, and get their gold book. It will give you lots of ideas.

I wished I had invested in CLA to get the GOLD Book BEFORE I bought my mat. The experience of buying my first mat would have been much eaiser if I had. I was really green and blinded by excitement.

Joining the CLA is money well spent.

[Rondo]

One more tip, change the name of the business! The previous owner could owe back taxes (county & State) and other bills. Put up a new sign if he (previous owner) has a name on the mat.

[NJ Jon]

Rondo -

I think you may be wrong in your assumption about taxes.

Had a chat with my atty a few weeks ago about a place I am thinking of buying. I asked about my liability for taxes that may be owed by the pevious owner.

If I understood him right, there is no problem with payroll taxes, but other taxes go with the premisis, and you, as new owner, would be responsible for anything owed by the previous owner.

If, like Jes says, the previous owner was evicted, I'd spend some nailing down just what is owed, and to whom. This may still be a good deal, especially compared to the cost of a new buildout.


NJ Jon

[Anonymous]

You are only liable if you buy the business, not the assets. Thus, when you buy an ongoing business you do not want to buy the stock if it is a corporation, you only want to buy the assets of the corporation. In this case the business is defunct. All you are doing is getting a lease for the realestate. You are buying the equipment from the landlord, or the old owner or someone - you are not buying the business.

Check with your legal counsel on this.

[CharlieS]

Kirby is correct. Never buy a business by purchasing the corporation or other entity. The correct way is to make an asset purchase. Sign a lease in the name of your new entity. The new entity does not pick up any of the outstanding bills of the previous entity. The only exception is if there is a filed lien against the assets purchased.

Charlie

[Jes]

Ok I just came back from taking a walk through of the mat.

WOW, most of the equipment is not operational or is in very bad condition. 21 TLs, 10 w75s, 4 w125s, 4 w185s, 21 SQ and American Dryer Computer (ADC???). No wonder this place ended up defunct!!! The property manager said that if I wanted we could sign a 30 day non-binding letter of intent for due diligence. He will turn on the electric and water. Should I contact one of the distributors in the area (Aaxon-Statewide) to get an estimate of replacing/fixing the equipment? And I'm sure I will have to pay impact fees... ugh.. :(

Thanks,
-Jes

[Chuckels]

A distributor/broker had me working on purchasing my first mat and during this period I saw a run down mat that had been vacated and I foolishly told him about it. The first deal fell through in part because the broker did not know or hid from me some information that made the deal unworkable and while I was pursing it he got with the owner of the vacated mat, struck a good lease deal and installed $150k of equip. I ended up buying the place and chalked it up to valuable experience gained. I could have saved conservatively $50k had I possesed the foresight I now do.

Be careful what you share with brokers, distributors, agents, ...cause they are snakes by nature. Securely lock up your deal with a good letter of intent with long term lease details before you inform ANYONE about the place.

Chuckels

[Kitty]

When impact fees are mixed within a deal along with competition as well as stagnant vend prices how can one possibly make a profit?

[Rondo]

Guys, I was talking mainly about property taxes. I got nail from a previous owner not paying his , then a new sherriff (ass)came to town and looked at my aggreement and nailed me. They told me to pay up or they would take the equipment. Also I found out a complete name change would of help protect me.

[Goldy]

Jes, what every landlord wants is a long term tenant. Forget about paying 20K upfront....convince the landlord that you can make this work where others have failed. I got a similar deal once by agreeing to the 20K sorta....I would put 20K in improvements into the landlords property ( my laundromat, floor, paint, etc)..not 20K up front, and he took it.

[Jes]

Goldy, that's what I figured I would at least try. I will have to spend at least that in order to get the mat's doors open again. Hopefully he will see it as that. The $20k for useless equipment is beyond me (unless he's wanting that for the infrastructure as well??). The only thing that concerns me is the impact fees. I know I will be replacing/fixing these machines. I found this online: http://www.co.broward.fl.us//dmi00302.pdf Does this have anything to do with it?

Any ideas on where to find some good used washers and dryers? I've heard pros and cons about NYLaundry. They seem to have a good selection.

Chuckles, I'll make sure I have the paper work straight so that I won't be shafted by someone coming out to give estimates.

I have done my research. I have found the eviction proceedings for the last tenant (so that's legal). There aren't any UCC-1s for the equipment.

[NJ Jon]

Kirby et al -

Thanks for correcting me on the tax issue. Either I misunderstood what my atty said, or he didn't understand I am buying only the business asets. Either way, I'll call him again to get this cleared up.

Fifteen years ago my wife said I should but a mat. After reading this board for six months, I wish I had listened to her sooner!

NJ Jon

[Fred50]

NJ,

Unless your attorney is a tax attorney, I'd get a competent accountant involved as well. Money spent on experienced advisors is never wasted. Think of it as another form of insurance. The costs of mistakes can be devastating.

Good luck!

[NJ Jon]

Mark -

Already done, thanks.

Does anybody out there have a checklist of what to do before you buy a mat?

I've gotten a lot of good info from the board, and from other sources, but I am always trying to find out if there is a question (s) I should be asking, but don't even know there is a question in the first place.

The old joke about how can you use a dictionary if you can't spell has a lot of truth to it!

This is kind of broad on purpose. I'm just hoping someone will mention something I've completely overlooked.


Thanks,
NJ Jon

[Eddie]

NJ Jon,
Join the CLA........so I've heard :) has much relevant information.

[Fred50]

NJ,

You may regret asking for this, but here it is - the first is for detailed analysis and the second is for a cursory review:

1. The Financials
Seller?s stated Profit and Loss Statement
Water/Sewer Bills (last 2 years)
Electric Bills (last 2 years)
Gas Bills (last 2 years)
IRS MSSP Water Analysis
Coin Count
Parts ? Receipts on repairs? Service Contracts?
Tax Filings?
2. The Assets
Itemize each and every item included in sale.
Depreciation of Assets
Washers and Dryers / Make,Model/Yr/PriceVend
Water Heater(s)
Television(s)
Condition of Floors
Condition of Counters/Tables for Folding.
Vending Machines
Soda Machine
Soap Machine
Candy (Gum/Bulk) Machines
Pay Phone
Video Games
Changer Machines
# of Carts/ Baskets
Alarm System
Which Alarm Company is being used?
What type of service is in place?
Can I see the contracts?
3. Vending
Which machines are owned?
Which machines are leased?
Vending Lease Contracts/Agreements?
4. Service
Who has been providing equipment upkeep and service?
Receipts?
Any Contracts/Agreements?
Who has been supplying vending goods? Soda?
Who supplies the video games?
contracts? Agreements? Whats the cut?
5. Insurance
Liability Insurance
Hazard Insurance
Current Insurance Carrier?
any problems with insuring the place?
Get the current insurance contract, check for clauses.

6. The Employees
# of Employees
Hours and Pay
Contract Personell? Salaried? Hourly?
Duties
Are they willing to stay on after purchase?
How long have they been contracted/employeed?
7. The Legal and Corporate Issues
Accounting Fees
CPA Costs Annual / Quarterly Reports
Legal Fees?
Business License Cost
8. Customers
Drive around the area, find rental units within
walking distance.
9. Competition
Locate other Laundromats in the area
Their machines counts/types/ price per vending
Attended / Non-Attended
New Equipment/ Old equipment/ Mix?
Condition of Floors/ Tables/Walls
Ample Parking for Nights and Sundays
Television/ No-television?
10. The Company's Contracts and Leases
Vending Contracts/Agreements?
Supplier Contracts/Agreements?
Video Game Contracts/Agreements?
Alarm/Security Company Contract/Agreements?
Any Insurance Contracts/Agreements?
Property Lease Contract/Agreements?
Equipment Service Contracts/Agreements?
11. Property Lease
CAM Fees ? cost / what is included in the CAM Fees
How are CAM fees divided amongst tenants?
Who determines CAM fees and items?
What percentage of flucuations in CAM fees in
the past or foreseeable in the future?
Can I get a breakdown of the CAM/ RE Insurance / RE Tax?
Current Lease
Lease Increase Rate
Lease Expiration/Options
Lease Deposit
12. The Suppliers
Vending Suppliers? Any Contracts?

______________________________

Existing Laundry ? Initial Checklist

Contact info:


· Why are owners selling?
· Location address ?

o Sq. Ft? Usuable?
o Entrance / exit access?
o Anchor(s)
o Position in strip? End, out parcel, either side
· Hours of operation -
· How old / long in business?
· Lease info ?
o How much?
o CAM? (avg for last 2 yrs)
o Term remaining?
o Options?

· Equipment-
o Mix
o Age
o Brand

· Demographics
o ROH?
o Ethnic mix
o Income levels?

· Net (before owners salary)?
o Gross
o Self Service Laundry
o WDF
o Drop-off drycleaning
o Lottery
o ATM

· Expenses
o Sewer
o Water
o Gas
o Electric
o Salaries (incl taxes)
o Maintenance

· Competition
o Locations
o Details

[pete f]

UCC-1 is a state filing, it may show if equipment is owned by someone else. A title company does mine, not sure what it really costs. My question at the moment, and it is a bit personal, is how much do you have to invest in this venture, cash wise? I do not think you will need to pay impact fees, but it sounds like the mat is burned out and needs a re-tool. This can costs over 100k, I forget how many machines you had, but plan on 150k. Do not use Axxon, Statewide they fleece the sheep and you will be a target, do not know how they sleep at nite. That is just my personal opinion of them, if you like them go for it. Most equipment dealers have 5 yr finance for the equipment, so you may be able to go the sweat equity route, ie, pay payments for years. You may need a chunk of cash for remodling, maybe 50k or so. Always better to have more than less. There are alternative routes, buy used equipment, do a little remodel, re-equip every year. You must understand doing it either way with little cash will mean little cash in you pocket for some time. If the area looks right, then do it right. It is harder, but better, to do a re-tool at once rather than piece meal it. I have done both ways.

Mark,, your check list is very detailed and thought out, but I am glad I never saw it before I bought all my mats! I would have "passed" all of them....
Risk, reward, there is a ratio you have to deal with.
My list is a little smaller.
Parking, no where near a c-store, decent lease, rentals, mobile homes, or lower income housing within walking distance. And if possible, no where a new store can be built nearby.

All else can be changed or delt with.

Once into a closing situation, do utility deposits, insurance, city license. The lease will be taken care of at closing, deposits taken, assignment given. Get the keys and you are off and running.

[Jes]

Ok so here's the latest on the evicted mat. We have decided to go ahead with a non-binding letter of intent. We will be calling around for different estimates on either salvaging some of the machines or just replacing them. Does anyone have any recommendations of repairmen is Southeast Florida? I previously posted a question about buying used equipment. I heard pros and cons about NYLaundry, other than the classifieds, are there any other companies that you have dealt with for used equipment? Thanks.

Pete, I think we will be doing a heavy remodel at first. I'm curious to know about why you think being close to a c-store to be a negative?

I was able to take with me the previous tenant's tickets (not sure how far back they go, but there is a large stack) and I will be examining them to get an idea of WDF and Dry Cleaning.

-Jes

[pete f]

email me where you are looking, maybe I will hook up with you.
Many here know a couple cigars go a long way for my time.....
I hate being next to c-stores, many mats were built that way.
I would not not buy a really good mat becuase of this, but I would pass on any somewhat marginal ones.
reason? You are always picking up the trash from the c-store customers. They have about 50x the traffic you will, and cig butts, looser lottery tickets, empty cig packs, and old cans of Colt45 will end up in your parking spaces as the c-store customers take them away from your customers anyway. It only gets worse,, the c-store customers buy their food and drink and eat it in your mat or on your benches, sit and smoke, toss boiled peanut shells all over, use your toilet. The downside is you loose soap and soda vending revenue to the c-store. Upside? none. You get to sweep thier customers trash everynite. There are a few other negatives, I forget, but will remember when I go to my #3 mat later on..

[Fred50]

Pete,

Now you know why I ended up building from scratch. It's tough getting over the shortfalls of a lot of the existing mats that are sale. I completely understand the risk/reward equation and I decided to move up the scale (more risk, more potential reward). I wouldn't recommend it for everyone.

The one existing mat that I really wanted I couldn't buy because the owner decided not to retire - go figure!!

[NJ Jon]

Mark -

Thanks for the check off list.

I prety much have everything covered, but please let me know what CAM stands for.


Thanks,

NJ Jon

[Anonymous]

CAM stands for (C)ommon (A)read (M)aintenance charges, and it can be a big number in some locations - be careful.

[Tini Bubbles]

If you are not machanicaly inclined, I would not recommend buying a used stressed mat. Some people have enough capital to back this investement of of this Nature, but most do not. It is all up yo you.

[Jes]

Hi All,

Ok, I was able to obtain the water and LP bills from the companies themselves. FPL, (electric) said they couldn't give out that info. Oh well...

Owner #1 (had it for about 7 years):
For 2000, average water consumption was approximately 120,000 gallons per month. LP average was about $800 per month in 2000.

Owner #2 (Jan 2001-July 2001, evicted):
Now, there is something very interesting that happened starting 2001. Water and gas usage dropped to about 80,000 gallons per month, and $450 on LP. I was also able to obtain SOME dry cleaning tickets between Jan - Apr, total $2733.24 ($1366.62 net for those months).

The property manager stated that owner #1 (who owned 2 other mats) swapped the broken down machines from his other stores into this store. I guess he took owner #2 big time! :eek:

The lease will be $2400, with CAM and taxes. Like I said before the landlord wants a $20k note for 5 years and no interest.

-Jes

[anonymous]

jes...
I was going to buy one laundry mat in Texas last year.. I did looked at the laundrymat marked all the machine, model and where their location.
Seller was not be able pay his rent and landloard closed him down.. for a week than he paid his rent than he did open again(landloard told me)
seller sold laundry mat to me(thu.broker) than I went laundry mat to make sure none of the machine removed from locations...I saw all of the new stack and top loaders are gone and he put broken machine over there..
I told the broker and got my depozit back..than laundry mat closed down, land loard evicted and sue him.
I did try to buy laundry back from seller lower price (he change d the machines) We were agree on it if the landloard give me the long term lease that I want..I sat down with land loard. Land loard wanted to give me only 5 year lease and increase$300 a month..(if the current LM owner can not pay the rent how am I going to pay increase rent) I said " NO WAY HOSE"
landloard even did not know he took out machine when landloard closed him down first time!!LOL..LOL.. I told him and he got really mad to L M owner..
six months later I did hear that one of landloard tanent (dry cleaning guy bought it cheap from landloard but same increase rent...I talk to his next door and after two monts he was trying to sell loaundry mat..LOL..LOL..
so, be carefull.. i hope best luck to you..

[pete f]

Jes,
The landlord sounds like he knows just enough about the l'mat biz to be dangerous...
80k gals/month is about 80k+ in coin per year, rough number.
That would mean your rent should be no more than 20k a year (25%). You could take the store for the new rent, remodel and re-equipt it, should boost rev by 30%, putting you around 110 k a year, so the 2400 plus cam would end up about right. The landlord is trying to get both ends and the middle.
Weather or not you want to take the risk is your own choice. Maybe offer the landlord a straight 25% of gross, letting him know it works out to about 1700 a month right now, and the 20k in his pocket is beter spent redoing the mat. Granted, you are getting the mat for 20k, but you will need to invest at least 100k to make it pay the rent the guy wants. It is an intesting situation.
If in the end your store did 100k and you had a 40% margin, you get your money back in about 3 years. Like I said, sounds like the landlord knows just enough.

[Jes]

Ok, I've done a canvas of the area. Within a 1 to 1.5 area radius there are 8 or 9 other mats. In most of them their TL prices are $.50. I'm not sure of the viability of this closed mat anymore. There may simply be too much competition.

Although 2 years ago the water consumption was about 120k per month average (the business was closed most of 2001) and there hasn't been any new mats built in the last 3 or 4 years.
I'm torn here.

-Jes

[mike]

This sounds like an area that could use fewer mats. Any chance of buying out a couple of them cheap, and either running or closing them ?

[anonymous]

are you sure 8-9 mat around it!!??that is too much..I think if they are making ton of money, one of them would get your mat long time ago.
so, question is, are you willing to invest your money and time in it just to make a living!!?? if you are, you should get some cheap rent to get in..if your rent is high , you will be wasting your time and money..
good luck

[Jes]

yea, literally 8 or 9 within 1 1/2 miles. This is a great area. The property manager said the rent was $2400, but I as Pete said, I should try to negotiate to get it lower. Most of these mats seem to be busy. One even gives free dry.

Mike, there is one mat for sale in the area, but it is out of my range. Asking $179k for that one.

[anonymous]

jess.. i don't want to seem like I am negative on you; but If this mat giving free dry,(0.50 wash) to me it is not making money. it is trying to steal costumers from other mats. I think they are fighting each other (trying to survive) if you see more mat for sale, don't be surprise!!!

When i was looking to buy a Mat a year ago, I did see same thing in some areas. They were killing each other in order to steal costumer...they were washing at 0.50 in $1 area...I did talk to them . they were blaming each other..LOL..One of them have big mat with huge rent the other one have smaller mat but he has a very good , cheap rent...

I think it is very hard to build a costumer base if the mat was closed for a long time plus you have too many mat around you...
you tell me why they should come to your mat when you open, not to go other mats!!???
what will you offer your costumers different from other mat so you can bring them to your mat????
how long will it take to get some good costumers into your mat!!?? So many questions to ask yourself and be honest to yourself too..

I would buy a open mat with some costumer base..like i did in this mat.. remodel it, make sure all the machines are working, be around to help costumers, always smile, be friend with them... give them a good service, show them how to use frond load (most of them don't know how to use it and shy to ask for it) solve their problem right a way if you can..That's what I do, my buss. has been improving very nice last 3 months..
good luck

[CharlieS]

I tend to agree. The question is not whether the rent is too high, but whether you can pay that rent and make money. 9 mats within a 1-2 mile radius is a lot of mats. Have you run the demographics? I think there is a reason that this mat is closed. At .50 a top load, operators are losing money. My water sewer alone is 35 cents per top load. (We are now at 1 cent per gallon for water and sewer).

I would keep looking.

Remember, the key question is not what the seller wants, its what works for you. When that matches what the seller will take, GREAT! When it doesn't, move on down the road. Don't do a deal just to do a deal. Do a deal because it works for you.

Charlie

[Jes]

Thanks for your comments.
I was wondering, for those who have built new stores, Follow posed a great question, how did you attract your clients to your mat?
Do you know what factors caused your clients to leave your competitors and come to you? When you first started, how did you differentiate yourselves from them?
How long did it take in order to see positive cash flow?

Thanks,
-Jes

[Kitty]

Jes,

Any mat that offers free dry is cutting their own throats and everyone else in their market area. It seems that market is over saturated, albeit no one is making any money.

I think any new mat could gain market share if the new mat is warranted. Opening in an area where there is little competetion as well as a finding the competiter offers the customers a less than satisfactory service, then a new mat may do well? Finding the competitior to have a well maintained and well run establishment it would be hard to take some of that pie if they offer a good, consistent service to its clientelle. As many say here customers are creatures of habit......However, if any new mat wants to attract an immediate crowd, run a free wash grand opening and advertise big for a few weeks prior. Boom from day one.......

[Jes]

Here's something interesting. The place that I'm looking at has the best parking of all my competitors, this also includes lighting in our parking lot. Some only have 1 or 2 spots and state it's for unloading. Two of them even ask to park across the street at Kmart which is at a major intersection. I was taking a look at most of the competitors today, and the unattended free dry mat gives free dry on Mondays and Fridays. Their changer machines (2 in total) either didn't work or had no money, and I saw about 4 or 5 people leave because of it. Who knows how long this has been going on today.
Out of all of the mats, it seems as though my strongest competitor is the one closest to me. About .7 miles away. I think that with proper promotion and advertising that the mat I'm interested in will do ok. Not to mention that we are right next door to a large Haitian community center.
In the free wash promotion, do you give free washes for ALL machines?? How long, 2 weeks, 1 week? What are some of the other grand opening things you have done?

TIA,
-Jes