Go Big or Go Home or so they say. After all the considerations we made as comented on in Part 1 and 2 (of this mini-series on opening and running a dojo) we finally found a way out of the “Y” and into our own space where we could have a dedicated space to train. We wouldn’t have to share room with gymnastics equipment, rock walls, pilates classes, kids, wanna’ be Mt. Everest climbers, or overweight house wives and best of all, we could extract ourselves from the politics of the YMCA Board of Directors, patrons, money-men, and program directors all of whom competed for time and priority. We decided to build a world-class dojo that would hold the 45 students we had gradually built up to over our time at the “Y”.
We were very fortunate in that two of our players decided to not only design and build but also to finance the move. The mood was upbeat and everyone danced on the mat; until that is, reality set in. So for anyone who still harbors the desire to open a large professional-level dojo as an owner and a teacher, here is what you’re in for.
Find the location. It must be freeway accessible and cannot be on some small, two lane street that is difficult to find or that is out of the way just because the location may be cheap. People will not drive more than roughly 30 to 45 minutes (in easy traffic) to or from class making accessibility and road time a critical component. The rub here is the balance between time on the road and cost. Prime locations can run upwards of $12 to $18 psf so the equation reads “better and more visible public access divided by cost per square foot = a lot of money”. Great locations in a frontage strip center, depending on how many square feet you are considering, can be several thousand a month. An office warehouse space can be half that (but it won’t look nearly as nice on the outside and your neighbor may not understand how to take out the trash can).
Size of the facility. How large can you go and still be affordable? More importantly, how large a space can you lease (we’re assuming that we’re not buying the property which is its' own can of worms not addressed in this short series) and does it have poles in the middle of the mat/training area. Generally, the larger the desired mat area the greater the likelihood of having structural support poles in the middle of the room. Nothing is more inconvenient than throwing your uke into the pole every other technique. Additionally, poles severely restrict the total training area simply because of the wide berth you must give them when putting students on the mat. We calculated that every pole in the mat area cuts down the total training area by about 200 sf (using a radius of 8 feet for the circle around each pole, e.g. throwing a 6 foot tall uke towards the pole and having a safety margin) so if your total projected mat space is 2,500 (what we ended up with) then one pole reduces that total mat space down to 2,300. Two poles turn what should have been 2,500 sf into 2,100 sf, and so on. Functionally however, the overall loss of “effective” mat space is possibly twice that since the spacing between training pairs must be reconsidered. So part of your planning must be the construction of the leased space and cost of the mat area vs. loss of mat area due how the building is set up. We ended up leasing two bays in an office warehouse park that was stran-steel and without poles in the middle. The location is off the freeway and in the back of the park. Not being street visible means no walk-in traffic and that advertising takes on a more critical role than would otherwise be the case. This need for greater advertising has a obvious impact on the P&L.
Interior. Dressing rooms? Showers? Storage rooms? Rest rooms? Yes to all if you want civilians (folks not yet into and committed to Budo who are just “trying you on for size”) to actually come in and like what they see. I’ve seen dojo with no dressing rooms where either you come in your car already suited up (“Hey, look at that guy in the car next to us in those funny karate clothes”) or you change in the rest room, ("Pardon me. Pardon me. I'm just trying to step over your bag and clothes and get to the urinal. Oh sorry, I missed."). Showers are nice but not crucial, so we saved some money there. Rest rooms, a critical item but some dojo don’t even have that. Try teaching out of your garage at home and having all the students go into your house to relieve themselves. Try being in a strip center of some kind and they have to trot down the way to a filthy public bathroom since your space doesn’t have one.
Training area. Since we were training a throwing art (read: uke falls down a lot) then we had to build the same type sprung floor that my old Sensei had and that we had at the “Y”. Many people talk about how to construct that type sprung/raised floor including using Styrofoam spacers (not enough give and the mat on top is still too hard), valve springs taken out of car engines (can you find enough springs exactly the same size and draw weight to spring the entire floor and are they too soft to accommodate 250 pound players hitting the floor), car tires (again not enough give and can you find enough that are exactly the same size). So we took the route that the Kodokan and my old Sensei took which was to build the floor using custom spun specially engineered steel springs with a plywood floor mounted on top of those all covered by foam sheets designed for grappling and MA applications with white canvas stretched across the top. It was a really fast training floor easily walked across without sinking into it, but it could take massive ukemi and uke got right back up. It took us about two weeks to build out working at night. Cost was not cheap (it was a lot less money 20 years ago but in today’s dollars expect a bill of around $25,000 for a non-mobile floor permanently bolted into the concrete). The end result was well worth it, but it had the impact of cementing in our commitment due to the financial burden if nothing else. The other part of the buildout also included dressing rooms, office, and rest rooms that all went in before the mat did. Construction was quick but not cheap and had to be negotiated. And, since there was no lighting (and the space we leased was 3,500 sf) we had to bring in an engineer to tell us how many lumens we needed and how to hit that mark with the right kind of lighting (your table lamp at home won’t work well). Plus, we had to bring in HVAC engineers to determine, and install, the proper amount of btu's to cool and heat what amounted to a large barn.
Opening the doors. Complicated at best, not much fun at worst. After doing our own drive-by’s all over town we finally gave up and contracted with a commercial real estate agent who specialized in business leases. We had to sign an agreement with him. We ended up at an office warehouse park and had to sign a lease with him (for this expect to pay first and last month in advance). We had to have signs made for the door and for the street marquee. We had to open an account with the electric company (that was a surprising $1,000, much higher than turning on the power at your house). We had to take out property and liability insurance (pay a full year in advance). We had to pay for advertising in the local neighborhood paper and build a website (hand coding in html back then was real work so unless you’re good with todays’ Word Press, expect to pay upwards of several hundred dollars if not thousands). We had to send out (behind the “Y”s back) notices to all our current students to notify them of the move in advance to telling the “Y” we were leaving. We were not surprised to find out that only about half of the student population came with us; an immediate impact on our initially projected cash flow.
After we moved in and began accepting new students, we of course had the issues of paper towels, water fountain and paper cups, toilet paper, medical supplies, light bulbs, air conditioning filters; all the little assorted odds and ends that it takes to run classes. And cleaning. Cleaning is a constant need due to effectively running what amounts to over a hundred students a week if not more (people come more than once a week increasing the effective head count) on the mat who drop hair and skin and track dirt onto the mat creating a need to constantly clean, and clean, and clean .......
Sensei used to say that if you can’t clean your own toilets then you shouldn’t run a dojo. He was right.
So hopefully I’ve discouraged your idea of opening a dojo. Keep in mind I’ve left out all the personnel and dojo-politics issues and the constant need to be on point. On the other hand, if I’ve excited you and you still want open up and give it go, and I’ve given you some ideas on what pitfalls to avoid then I’ve accomplished something. While running a dojo the last 20 years has certainly had its’ ups and downs and challenges to overcome, it has been immensely satisfying.
They say that a Sensei is only a student who had to open a dojo in order to keep training and that is so very true. When I left my old Sensei I was pretty much burned out. Once I started teaching however, I fell in love with the whole “Budo-Thingie” all over again and my universe expanded as my knowledge and experience increased and I could be creative in some of the lessons. If you can stand the heat in the kitchen, then put on your apron and bake those cookies and cobblers and while you’re at it, pour a little wine and toast all those people who taught you and worked with you over the years to put you in the kitchen where you belong. As Roosevelt said, “….. The credit belongs to the man who is actually in the arena, whose face is marred by dust and sweat and blood; who strives valiantly; who errs, who comes short again and again, because there is no effort without error and shortcoming; but who does actually strive to do the deeds ….”.
That description of the effort certainly fits running a mat.
L.F. Wilkinson Kancho
The Aikibudokan
Houston, TX
September 25, 2019