Making Your RV & Boat Storage Rental Agreements Airtight

By Chris Koenig

As a business owner in the RV & boat storage industry, I’ve learned that a strong lease agreement isn’t just a formality — it’s the foundation of a well-run operation. It protects your business, clarifies expectations for customers and prevents headaches down the road.

Recently, I went through an in-depth legal and operational review of my lease agreement for LuxeGuard Pittsburg RV & Boat Storage (photo, right). The goal? To make sure it was airtight, enforceable and fully aligned with my business interests — without creating unnecessary friction for tenants.

Here’s what I learned through this process, what changes I made and how you can apply these insights to your own business.

The Importance of a Well-Written Lease Agreement
When I first put together my lease agreement, it covered the basics:

1. Monthly rent and late fees,
2. Rules for accessing the facility,
3. Prohibited activities (overnight stays, vehicle repairs, hazardous materials), and
4. Insurance requirements.

However, as I reviewed it more critically, I realized a few key gaps:

1. How do I handle non-payment effectively?
2. What penalties should exist for rule violations?
3. How do I enforce security policies fairly but firmly?
4. What happens if a tenant’s vehicle becomes inoperable?

I knew that small ambiguities could lead to major disputes, so I set out to strengthen the agreement while keeping it clear and enforceable.

Key Upgrades That Made My Lease Airtight

1. Strengthening the Foreclosure & Payment Terms

• Before: It was unclear how tenants could stop the lien process once it started.
• After: I updated the clause to require full payment in certified funds (cash, cashier’s check or money order) to reinstate the lease and prevent property disposal. No loopholes, no chargebacks.

Lesson: Be crystal clear about the foreclosure process to avoid disputes.

2. Clarifying Non-Payment & Default Procedures

• Before: I had a basic late fee structure, but it wasn’t as strict as it could be.
• After: I doubled down on enforcement with:

1. Automatic lockouts for unpaid rent after five days.
2. Immediate termination if rent remains unpaid and the unit is vacant for 30 days.
3. No partial payments stopping the foreclosure process unless the full amount is paid.

Lesson: Make it easy for customers to pay — but even easier for you to enforce non-payment consequences.

3. Enhancing Security & Facility Conduct Rules

• Before: Security violations (e.g., tailgating, gate code sharing) weren’t clearly penalized.
• After:

1. $100 fine for blocking fire lanes or unauthorized parking.
2. Fines for reckless driving, loud music or harassment toward staff.
3. Explicit prohibition on sharing gate codes.

Lesson: People respect what you inspect. Security rules should be clearly defined and enforced with consequences.

4. Addressing Non-Operational Vehicles

• Before: The lease required vehicles to be registered and operational but didn’t outline what happened if a vehicle became inoperable or abandoned.
• After:

1. A 30-day notice for removal or repair if a vehicle becomes non-operational.
2. The owner reserves the right to terminate the lease and remove the vehicle if the tenant doesn’t comply.

Lesson: Prevent “junk vehicle storage” from becoming a long-term issue. Define when a vehicle is considered abandoned and how you’ll handle it.

5. Insurance & Liability Protections

• Before: The agreement required insurance, but it didn’t specify how proof should be provided or consequences for failing to provide it.
• After:

1. $50 fine for failing to update insurance proof.
2. Lease termination if proof isn’t provided within 15 days of expiration.

Lesson: Make sure your tenants actually carry the insurance you require — and give yourself the right to enforce it.

The Result? A Lease That Protects My Business & Keeps Operations Smooth
This process helped me identify potential risks and close loopholes before they became costly problems. My finalized lease agreement now ensures that:

1. Non-payment issues are handled swiftly with clear foreclosure terms.
2. Security violations come with real consequences.
3. Inoperable vehicles don’t turn into storage yard clutter.
4. Insurance requirements are enforced automatically.

If you run an RV, boat or self-storage business, I highly recommend reviewing your lease agreements regularly. Laws change, business needs evolve, and you’ll always find areas to improve.

Final Thoughts: Why Every Business Owner Should Revisit Their Agreements

1. Review your lease at least once a year. Even if everything seems fine, there are always small tweaks that can improve clarity and protect your interests.
2. Make sure you’re enforcing your own rules. If you have a rule in place but no clear penalty for breaking it, it’s just a suggestion — not a policy.
3. Don’t be afraid to increase penalties. Customers respect firm but fair rules. If you’re having repeat issues with late payments or rule violations, stronger financial deterrents will make a big difference.
4. Always protect your right to enforce the contract. If something isn’t explicitly stated, it’s open for interpretation and dispute. The clearer your agreement, the stronger your position.

Are You Due for a Lease Agreement Review?
If you own a self-storage or RV/boat storage facility, I highly encourage you to take a fresh look at your lease. Even small changes can protect your business, prevent disputes and create a smoother experience for you and your tenants.

I’ll be rolling out these updates at my recent project: LuxeGuard Pittsburg RV & Boat Storage starting this month. If you’d like to see an example of the final lease I created, send me a message.

Chris Koenig is a real estate developer focusing on solar-covered storage projects, especially RV and boat storage. He serves as a TSN Advisory Board member and frequently contributes educational stories documenting his experiences in developing successful storage projects coast-to-coast. Follow him on LinkedIn to stay up to date on his business ventures and learn from his wide-breadth of industry knowledge.

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