Dojo Space (apartment?)

[Bujin5]

I live in Houston and was wondering if you could use an apartment (properly equipped) to start a small dojo (5-8 people). It would be for jujutsu and mma training. Would it be legal? Thanks in advance for the help. It's much appreciated.

Slade Kanmore

[John Lindsey]

Depends on the zoning laws, but I doubt someone would lease you an apartment for such use. They might be concerned about noise, damage to the wall or carpet, etc.

[ShoBushido]

Well if you live there and pay rent and are in good standing with neighbors, nobody has to know. But if you are bothing your neighbors with noise or the force of bodies hitting your floor, you might be in for trouble.

[ShoBushido]

Sorry--

Becky Sheetz-Runkle
Sho Bushido Ryu Bujutsu

[Bujin5]

Thanks for the input. In the ways of making noise and damage, I don't think it's a problem at all. I've accounted for carpet and wall damage. I've found protective equipment for both. I've also considered the cost of repairing wall damage, and it's not so bad, since I can do it my self. I'm looking to teach, but I don't want to teach just anyone. I'm looking for a small group of students that know what their getting into…preferably, with previous martial arts training. Any other advice for someone who is looking to start their own dojo? I already figured out expenses for things like equipment. Just need a space to teach, that's in the neighborhood of free or $1,800.00 (that's including utilities). Thanks again for all the help. Oh, by the way Mr. Lindsey do you know where I could easily obtain zoning laws, like online?

[Robert Wolfe]

Another thing you might want to consider is the possibility that, if you're teaching out of your home (apartment or otherwise), all of your personal assets might be at risk if someone is injured in training and decides to sue. Your landlord could also be at risk in this regard -- if the landlord isn't completely in the loop and on board with training going on in the apartment, and is covered for the activity, you could end up sued by the landlord as well as he tries to recover any damages he's incurred.

[ShoBushido]

Be sure and have students sign an all-inclusive waiver that includes the property owners. I know they aren't bulletproof, but it is a good faith attempt.

Becky Sheetz-Runkle
Sho Bushido Ryu Bujutsu

[JAMJTX]

I used to teach Motobuha Shito Ryu in my apartment in Houston, or at least as much as I could. When I moved in, there was no one living downstairs. My new neighbor quickly complained.
The manager was quite upset when they found out what was going on. They were conncerned about damages, but more about getting sued and ordered me to stop. Which I did.
You need to read the lease. If there is no provision for commercial activities, or there is some "residential use only" type of clause, you can be found in violation and possibly evicted. I was threatened with eviction if I did not immediately stop - but they could have kicked me out.
But this was at an aprtment complex. I had friend who taught Wing Tsun in his apartment near downtown, but that was in a more private building, not in a garden apartment. I don't think he had any problems.

[Bujin5]

Thanks for all the help. I think I might have found a better soultion than a gym. I might be able to do it a community college. I'm still looking around though. Thanks agian, one last time. I WILL be taking all the advice you guys have given me.

Slade Kanmore

[Bujin5]

opps

[John Cole]

I suppose you don't have access to a garage or an extra room in the house?

Or is it your apartment that you are referring to?

I'd be suprised if you couldn't find a warehouse or semi-commercial space in Houston for around $500 a month (depending on the area).

Best of luck,
John Cole

[Bujin5]

I have already been looking at comercial space, but the one's I find are too expensive for me ($3,000-$5,000). You know any places where I should go look? I'm looking in the Sugar Land area. Thanks yet again.

Slade Kanmore

[John Cole]

I don't know Sugarland all that well as I now live in Austin. However, I would look into commercial business park areas for a smaller space there. Or possibly see if there are any wherehouse/storage rooms that might work well as a dojo.

Hope that helps!

John Cole

[JAMJTX]

Did you try looking into sharing a place?
I have a friend who teaches Aikido in Sugarland. I can pass along contact information.

[HinodeBuddha]

I taught in my apartment for about 2 years. My only problem was space. What I would suggest is checking with recreation centers or churches in the area. I recently signed on with a rec center and it only costs me a small percentage of the dues. Because it is a city rec center insurance and everything is covered.

Another option I explored was working out in parks. It is easy to get permission from the city. You are at the mercy of the weather but it will give your class exposer as well.

[Mr_Bozz]

Mr. Bujin5,

I'm a Realtor in Texas and I can guarantee you do have a clause saying "residential use only." However, have you considered checking with your landlord or real estate specialist for a location to rent? Houston has tons of property all over. Surely they can find SOMETHING useful and inexpensive for you.

Good luck in the search... and stay outta trouble. ;)

[Robert Cheshire]

I think you might be onto something with the community college. You can also try Boys & Girls Club, YMCA, community recreation centers, etc.

My school started out with just me and my instructor on a grass field, we moved to the university where he taught and I was a student and started a school club. We then, after a few years, moved into our local city recreational center. In over 10 yrs of working out we have never had to pay for a place to train.

Good Luck!

[Bujin5]

Thanks agian for the help! Mr. Bozz, I sent you a message.