Tow Professional Podcast
Tow Professional Podcast
Enhancing Parking Management with Ranger SST’s Tools Live from Ohio
Ever wondered how advanced technology can turn underused parking lots into revenue-generating assets? Join us for a fascinating discussion with Jim Shellhaas from Ranger SST, where we uncover the secrets behind their revolutionary Patrol Works with LPR program. Learn how this cutting-edge system utilizes license plate recognition to streamline private property parking management, enhancing efficiency for towers and substantially boosting revenues for property managers. Hear the compelling success story of a pay-to-park lot in Kansas City that increased its monthly revenue from $7,000 to a staggering $19,000.
But that's not all. Discover how to generate additional income from underutilized spaces like church parking lots, transforming them into profitable pay-to-park areas. Jim shares insights on the benefits, including enhanced security and liability protection, making it a win-win for both property managers and churches. Explore the fully integrated management solutions that offer transparency through web apps and portals, and gain invaluable tips on using technology to handle vehicle impounds and manage complaints effectively. Plus, don’t miss out on Jim’s special offer on camera systems designed to elevate your parking management game.
Welcome. One and all this is DJ Harrington, better known as the Toe Doctor, and this is a special edition. We are live on the floor of the Midwest Regional Toe Show. The place is busy with people. You can hear the noises in the background. There are a lot of drivers coming by, walking by, talking to everybody, and we're right here, live in the tow professional booth and we're doing our podcast right from the floor. So first of all, let me tell all of you I'm proud to be the co-host, but the real host of this program is the editor and publisher, president of tow professional magazine, a good friend of the editor and publisher, president of Toll Professional Magazine, a good friend of the industry and a dear friend of mine, darren Weaver. Darren, how are you today?
Speaker 2:Man, dj, I am fantastic. My dogs are barking a little bit, doing a lot of walking from North Carolina to here, so I've been doing a lot of business walking around, seeing everybody kissing babies, shaking hands and seeing folks. It's been a good time. I'm really excited about us being here today and having a chance to have Jim back on Jim Shehoss with Ranger SST and let me tell you this is unbelievable. The patrol works with LPR. That he's doing now. So it's a program we're going to talk about and I say the best thing we do is just roll off into it and, jim, go ahead and tell our audience a little bit about yourself. Well, I was going to ask you, how long have you been doing?
Speaker 3:this Midwest show.
Speaker 2:I want to say I've been doing it for gosh 13 years 13 years.
Speaker 3:I think I've been doing it about that long as well. We're veterans.
Speaker 2:Yes.
Speaker 3:Yeah, you're veterans, all right.
Speaker 2:It's been one of my favorite shows. I mean, it's a tremendous family show and it's always been at a time when the fall is starting to. You're starting to feel that crisp change in the air. So it's, as I say, makes your dogs wag their whole body. It's a good time of year.
Speaker 3:Well, welcome to Ohio. The weather's been great and a beautiful drive. I'm out of Cleveland, so a beautiful drive down to the show today, so that's been great.
Speaker 1:It's been good. It's not a long ride, though, for you About three hours plus a stop. It's not like Chuck.
Speaker 3:Camp and I came all the way from.
Speaker 1:Atlanta. The producer of the show, chuck Camp, picked me up in my home, loaded all the stuff up the podcast equipment, and we all ended up here to do this live from the floor of the show.
Speaker 3:I'm glad to be with you.
Speaker 2:Glad to have you here. So tell us, Jim. Let's talk a little bit about Patrol Works with LPR. Now, this, from what I understand, it's private property parking management, but reimagined in a new format. So tell us about that it is.
Speaker 3:So the part of reimagining with Patrol Works is there's a lot of people that come to the show, not a lot a segment of the industry that comes and do private property impounding so-called PPI.
Speaker 2:Yes.
Speaker 3:And so those are target customers for us and what we enable them to do is to expand their business from just doing private property impounding or PPI, to do full service to their customers, to provide a full solution for private property parking. So what that means is that we integrate permitting with a very robust permitting solution as well as enforcement, and it's all integrated together so, rather than somebody that's doing PPI is having to look at a list or just taking calls, they would have an enforcement capability so they can get in their vehicles alerts with an LPR license plate recognition enforcement when they pass a vehicle that's in violation, and they could use our mobile app to then to say, check it again just to make sure it doesn't have a permit. And with that they can then do impounding. So customers have extra revenue because it would be paid permitting for the apartment complex, so they get a share of the revenue. Or, if they do a pay-to-park lot, they also get a share of the revenue. So a pay to park lot, they also get a share of the revenue. So they get extra revenue. It's passive, recurring, don't have to resell it every month. Plus they get more impounds because with the LPR enforcement you're going to do a better job of finding the violators and, particularly with pay to park, they want those vehicles to be out of the lot because they're consuming spaces that they want to have for paying customers.
Speaker 3:And if you're a property, apartment complex or an HOA, then you want to make sure that you're preserving capacity for your own residents. And unfortunately I mean Ohio has been in the news with Springfield et cetera, but unfortunately, with what's happening in our country, there's increasing influx of people that you might not want to have in your lots, and so with the patrolling, you're doing the scanning of vehicles that should be there and getting rid of the ones that don't, and if it's one that just has an expired permit, you could have the option of just sending them a ticket. So you have lots of options as a property manager. So we're trying to help companies who traditionally do private property enforcement grow their business with almost no investment and be able to offer more to their customers, gain market share, do more impounds and get an extra source of income with the paid permitting.
Speaker 2:Wow. Well, Jim, it sounds like your product not only helps the tower in the industry, but it sounds like your product adds an actual benefit to the complexes as well in the parking lots you're using Absolutely so.
Speaker 3:For I'll just give you a couple of anecdotes Pay to Park lot in Kansas City went from making $7,000 a month on their lot to $19,000 a lot.
Speaker 2:They were. They were leaving $12,000 a month on the table.
Speaker 3:Exactly, and so that's, I mean, the two big leaks for private I'm sorry for pay-to-park is customers who come and they either don't pay at all or they overstay, and so they are then consuming spaces which aren't generating revenue. The other thing that we're able to do with pay-to-park just to stay on that for a minute is that you can adjust the pricing for different kinds of events. So, for example, if you have a Super Bowl party for your football team, which Cleveland has an experience, you can increase prices for parking, which they did from like $4 to $30.
Speaker 2:Oh, wow.
Speaker 3:And just do that from your computer for those events, or it could be a conference where you can get that extra revenue. The other thing we do is that we send reminders to vehicle owners that are in the lot that have overstayed. So they then go and they buy an extra permit and so, even if they're there and you don't catch them, they're going to buy another permit. So you get another source of revenue for people who want to extend their duration and it was a surprise to me actually but property owners charge a premium for that. So 25 to 50% more if you're overstaying. So they make money.
Speaker 3:Property owners in apartment complexes the owners also make money with a paid permitting. Most of them understand they should have permitting, but we take care of all the hassle for the local apartment managers, do all the permitting. They take care of all the hassle for the local apartment managers. Do all the permitting. They register the residents, the residents buy a permit and then again a portion of that permitting revenue goes to the PPI company, portion of it goes to the owner. So they're making increased returns on their parking assets, which many of them just ignore because all they're thinking about is the next building they might build, right.
Speaker 2:So let's just wrap this up, listeners. The one change that the apartment complex made, jim, showed them a $12,000 difference in one month. $144,000 a year, basically.
Speaker 3:That was for a pay-to-park lot.
Speaker 2:Yeah, a pay-to-park lot, and that was just one lot. One lot. So they're missing that much money a year.
Speaker 3:So the economics, if you will, for an apartment complex would run something like typically, you know, in the Midwest we're cheap prudent, careful.
Speaker 3:A permit might be $10 or $15 per month. I mean, we're working with a company now on the East Coast where they say you know $15, it's $150 a month. Here. When my son was in Chicago it was $320 a month. So it depends upon the market in terms of how the economic works. But if you're wanting kind of a rule of thumb, if somebody is impounding 100 vehicles a month, they are probably looking at a population of vehicles 100 times that. So if it's 100 cars that you're impounding, you're probably looking at 10,000 vehicles. So now you take the monthly cost per permit, say it's $10, keep the math easy right Times 10,000 every month, passive recurring revenue that you don't have to resell and you're serving the customer as well.
Speaker 2:That's a win-win situation.
Speaker 1:Let's do this. Let's take a fast break, and when we come back, I want to ask Jim a personal question pertaining to the industry. So, folks, we'll be right back soon as our break is over.
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Speaker 1:of course you know you're listening to tow Professional On the Go Podcast special edition here at the Tow Show in Midwest Regional Tow Show in Wilmington, ohio. Now I want to remind all our listeners we're available on Spotify, itunes, pandora, stitcher, iheartmedia, amazon or wherever you get your podcasts Amazon or wherever you get your podcasts Now. Last year at this show we had the privilege of having Jim on as a guest, but we also filmed the presentation. There's a lot of you listeners that would like to learn more about it. So when we come back from our break I want to ask Jim if we're out there. We have a lot of listeners. We have 14,000 listeners listen to Toad Professor on the Go podcast. We've been real blessed Because a lot of you are telling your friends about not only the great magazine that you can get digitally nine times a year you get a good publication but I have so many listeners that listen to the podcast.
Speaker 1:What if we have a person that works for us that would like to call on churches? See, I live in a major area where we have a lot of churches around the football stadium that people come in and park at that church parking lot, go to the game three blocks away, and the church makes nothing.
Speaker 2:Zero Zop and the parking lot. They normally have to pick up after the people leave, because they normally leave a mess from time to time.
Speaker 1:So what could our listeners do?
Speaker 3:Well, that could be a pay-to-park lot. So we have a situation in Kansas City. They're not close to the football stadium but during the week they want to have their lot available for visitors that come and go to their reading room and visit, but in the evening they're close. In a club restaurant district it becomes pay-to-park. So you just need to have the right signage that says employees only 9 to 5, whenever that is.
Speaker 1:Right.
Speaker 3:Pay to park after 5. Then there's a sign at the pay to park lot where they would scan a QR code. The QR code would take them to on their browser on their phone, to a place where they could buy a permit, and they could buy a permit for whatever durations the church wants to offer. Yeah, and it could be more on game day than it is during the week, but they could make money during the week.
Speaker 1:Yes because there's one location I thought of, darren is near the mart Yep and there's people that will actually park in the church parking lot, walk seven blocks to the merchandise mart shop all day and they use the church parking lot where the church could have been picking up a revenue and our listener could actually get a part of that revenue Absolutely by being the representative that carries the program into it.
Speaker 3:Absolutely.
Speaker 1:So how could our listener get a hold of you?
Speaker 3:Well, you can go to our website, or you can just easily call me 440-498-1495, 440-498-1495, 440-498-1495, or go to our website, inforangersstcom, and that will link you to patrol works. There's also a patrol work site especially just for this uh, which they could also go to um and uh. So we'd be happy to send you some literature and talk with you more about it yeah, yeah, there's a lot of our listeners.
Speaker 1:You know, during tough times like we have now, Darren, everybody's looking for a little revenue, a little side gig.
Speaker 2:Well, and the key to this is there's major benefits, I think, on both sides, from multifamily residential to pay to park. So, Jim, tell our listeners about some of these benefits when it comes to multifamily residential and also some of the benefits of the pay to park. That helps your clients.
Speaker 3:So for let's start with multifamily. It's a more diverse set of benefits there. There's money in it for the owner. So, that is enough to help prompt change. There's also a benefit in security, as I was alluding to before.
Speaker 2:Right.
Speaker 3:You'd be surprised at the things that kind of happen within parking lots.
Speaker 2:Yes.
Speaker 3:From drug drilling. We even have situations where there was somebody that was operating a very small used car lot out of the lot of an apartment complex.
Speaker 2:Oh, yes, I've seen that happen.
Speaker 3:If you can believe it.
Speaker 2:And again.
Speaker 3:There's some people that for whom it becomes a place to stay overnight.
Speaker 3:So, again, and those, those kinds of situations are only escalating in our society. They're not dampening. So one of the big benefits then becomes security. Yes, because if you're an owner of a property in some places like Florida, you could be subject to something that's called a negligent security lawsuit. What that means is if something happens on your property for which a resident feels either physically or mentally harmed, you can be taken to court, and the average settlement of those lawsuits, which are infrequent, are a million dollars. So it's only prudent for you, as an apartment complex, to have a permitted lot to make sure that the people that are in the lot actually belong there. It then helps preserve capacity, and with our solution you can then do patrolling and enforcement to remove vehicles that don't belong, which will also then cause the people who are conducting the illicit activity to go find someplace else to park their vehicle and rather than kind of looking for apartments in your complex that they might rob, right, they'll go someplace else.
Speaker 2:Well, let me ask this, jim not only does it make this to a place that was a nuisance for parking, like dj spoke about with the church, and you run into a nuisance of people parking there during the week but, it seems to tell me if I'm wrong does it cover a good way to cover any legal liabilities that somebody would run into trying to run somebody off their property? That's not there. This gives them permitting signage, everything that shows.
Speaker 3:Everything that you need and what we encourage is for companies that take on this opportunity is that they also have an arm's length patrolling company, and so, given some of the history and bad behavior that happened in impounding, there's regulations that are around different communities. The best way to circumvent that is to have an independent patrolling company. It could be an independent security company, it could be a company that you set up separately, but that is arm's length, and so they are doing the patrolling, they are identifying the vehicles that don't belong, they are the ones that have the agreement with the owner that they can act as their agent for impounding, and so that then deals with most of the legal problems. I'm not going to say 100%. I'm not allowed.
Speaker 3:Deals with the single biggest legal issue. And then they could. If you're a patrolling company, you can actually dispatch to more than one impounding company.
Speaker 2:Oh, wow.
Speaker 3:You could dispatch to your own company or a sister company for which you have an interest. But you could also just work with other towing companies in the area that either have signage at that lot. They have an impound lot, so it becomes a very low acid intensity way to grow. You don't have to grow with your own trucks. You can provide a service of patrolling and contract management for other PPI companies. They get the benefit of the impounding, perhaps for a fee that you would charge. But you can then grow, get all the benefit of the permitting revenue potentially a fee for the impounding that you're generating without having to buy a lot more trucks.
Speaker 2:Yeah, and we saw that during COVID. It's really key to have other lines of revenue streams inside the company rather than just commercial towing. You've got to have the extra streams.
Speaker 1:All right, let's go take a fast break and when we come back we'll do our final segment with Tow Professional on the go, right here, live in Midwest Regional Tow Show. As you can hear, the people next door to us are a little bit crazy. They're from AAA and they're a little loud over there. I don't want to say nothing, but I've gone to an AAA meeting, but I guess it's a little different. So we'll be back right after this break.
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Speaker 1:Welcome back listeners. Of course you know you're listening to Tow Professional on the Go podcast. This is a special edition and we're at the Midwest Regional Tow Show. It has been a great one. We wish you were here. Remember to like, review and share everywhere. If you want to hear another industry expert like Jim, by all means just dial our hotline number right here in the podcast center, 706-409-5603, and let Chuck Camp, I and Darren know who you'd like to have on the podcast. We'll do our very best. So, darren, let me pass it over to you, because you got a good suggestion.
Speaker 2:Yeah, looking at this, jim, tell us a little bit. I'm looking at this from what I understand permitting and enforcement, everything from stickers to license plates as the permit and tell us about a little bit of this here that we're talking about.
Speaker 3:So it's a fully integrated solution. A property manager would have their own web app or portal that they can go to for information on. Both permitting or on any violations. Same thing for residents.
Speaker 2:Okay.
Speaker 3:So residents, other companies would have ways that they can go view their permits, but what they really care about is when there's been a violation.
Speaker 2:Yes.
Speaker 3:And so we integrate all that. And so there's pictures that are taken by the license plate recognition cameras that are on the patrol vehicle. Those get integrated into those portals as well so that everybody sees that information. And with our mobile app, the person who's doing the patrolling or the impounding can also take additional pictures. Those also then show up on those same places so that everybody has visibility to the same information. So information transparency across the community.
Speaker 3:And again, all that documentation all that does is it just backs up the private parking lot owner and the condo owner, or property complex better with the stats and I'm preaching to the choir on this, but when I first got into the industry, we were able to take pictures with our mobile device.
Speaker 2:Yes.
Speaker 3:And the owners would say you know, when customers have complaints, particularly about damage or something, and you say, let's take a look at the pictures, the conversation changes. It's the same way with this when you say let's take a look at the pictures, everything changes. And so that then kind of just depresses or dampens all of the antagonism about what's happening going forward.
Speaker 2:Helps covering you on all angles as an owner. Yep, yep, awesome.
Speaker 1:That is for sure. Let's look at the pictures.
Speaker 3:Let me throw in one thing before we end. We're running a special between now and the end of the year where we've negotiated with the supplier of the camera systems. So the camera systems kind of retail can be $24,000 to $34,000, which is more than what some people are prepared to commit to no-transcript, which will more than cover any payments they have on the cameras.
Speaker 2:Jim, that's unbelievable. That's going ahead and letting it pay for itself, before you ever make a payment on it.
Speaker 3:Exactly.
Speaker 2:Unbelievable.
Speaker 3:So a new opportunity to get into this Some people again. Another objection is well, you know I'm a hero when I show up for roadside assistance. This people don't like to have their car impounded, right. There's other technology solutions out there where you can kind of mitigate. That solution that one of our customers uses is called Podium, which then they have then programmed Podium to be able to deal with vehicle owners that don't have their where they've impounded their vehicle, and do that by text messaging back and forth with the vehicle owner and they then get on the same side of the table with the vehicle owner. We want to get your vehicle back as soon as possible. We want to work with you. We need to have a registration, proof of ownership, of insurance. This is what we need, this is how you go get it, and they do that without anybody coming to the window and banging their fist on the table.
Speaker 2:Um, that are irate right, so puts an in-between in there. That's a softener in the situation for them to keep everything calm stays calm well, listeners, let me tell you.
Speaker 2:If you want to know more about this, make sure you check out. Patrol works with lpr uh ranger, sst Jim Shellhoss, here. You can give him a call at 440-498-1495. I've known him personally for 13 years. Tremendous man, tremendous integrity, and he's here. He knows, just like myself. He's here. He knows if he can help you make your bills easier, pay your mortgage, he doesn't have to worry about his and that's what he's out to do is help people make their life easier, and he's got the solutions for it. So again, jim Stelhaus, at 440-498-1495.
Speaker 3:And now I even see what the website is it's patrolworksparkingsolutionscom. Patrolworksparkingsolutionscom If you just search for Patrol Works on the web, you'll find us.
Speaker 2:Fantastic.
Speaker 1:That just proves Darren. This is live from the Midwest Regional Toe Show In Wilmington Ohio.
Speaker 2:We're Wilmington, somewhere We've been traveling enough.
Speaker 1:We're somewhere, but this is really what it's. It's live and in person. And, jim, you've been a good guest, you've been on before and you're a real fine person. And he's helped so many families, darren, that there's some listeners out there. I know he could help their family also, and that's why I'm glad we have him on the podcast again.
Speaker 2:Yeah, I tell you, knowing Jim is a blessing. Whether we've been doing business or he's just been praying for my family, it's always paid big dividends. So I can tell you, if you trust your business with him, he's one that's going to take it to heart and he's going to treat your business like it's his. His whole perspective is to make sure he grows your business so you and your family don't have to worry about you can reach your dreams. Then he doesn't have to worry about his.
Speaker 1:So he's a good man to go with. Before we end this podcast, can I ask Darren, yes, be kind enough? I was in the procession for Celebration of Life sponsored by INA Towing the other night. Yes, and I was one of the passengers in the car. I was driving the car with Bobby Unruh on the outside of it. Yes sir, tell our listeners a little bit about that, and then you kind of end it with what the Celebration of Life was about, and then maybe you end the program like we've ended the other ones.
Speaker 2:Well, the Celebration of Life is something near and dear to my heart. When I first got in the industry, I attended the Wall of the Fallen and saw the sacrifice that a lot of our men and women make out there serving the public with their servant's heart Really touched me. And you see that our men and women of towing their office is not behind some cushy desk and air conditioned, like a lot of us have the affordability to do. The ability to do Theirs is on the white line inches from other vehicles and they're out there trying to save your family members. So that's near and dear to my heart. The celebration of life was something where we were able to bring our tow professionals together, allow them to put posters and memories of their loved ones on their vehicles and run them through town to show the loss that is given for the service that is provided. That's always touched my heart.
Speaker 2:Linda Unrow is a personal friend of ours, personal friend of INA and a board member with TRAA. Her son, bobby, was a tremendous individual. The person that struck and killed Bobby, bobby had met two times prior.
Speaker 3:Oh, my goodness.
Speaker 2:Bobby was at a truck stop with his truck. The gentleman talked to him, told him how nice it was, how nice his truck was.
Speaker 1:He went over and it was how nice his truck was. He went over and we're live at the Midwest regional.
Speaker 2:We have a drunk out here. Let me get back to that. Folks, it is a, it is live and people think they can get in your car. Um, oh, they want a car. Yep, all right, they're just a car going off, folks. But um, so, so bobby was at a store. He talked with a man. The man told him how nice his uh, his tow truck was and was talking about his truck. So bobby helped him clean his windshield. He was a lot older gentleman. Um, and then Bobby ran into him one more time at another store, oh, at a place he was eating, and said hi to him. The person spoke to Bobby's kids and was very nice to him, said hey to him, asked him a question at the restaurant and Bobby left. The next time Bobby saw him. Bobby was on the side of the road. He had a new employee that he was training. Linda had told him take care. Saw him. Bobby was on the side of the road. He had a new employee that he was training. Linda had told him take care of him, bobby. And Bobby said Mama, I'll bring him back safe, you ain't got to worry about it, he'll be safe.
Speaker 2:Bobby was standing on the side of the road they were going through initial things. Bobby was trying to move traffic to the outside lane, get them away from the vehicle, when he heard the screeching of the truck. As he heard that he grabbed the employee he hollered, run, ran up behind the employee, grabbed him and threw him into the side box. Bobby never made it around the corner of the truck. After he threw the employee in he was struck. The man that killed Bobby was the third time he had an interaction with Bobby, so Bobby lost his life.
Speaker 2:Linda Unrow went on to petition the governor. There Wasn't getting a lot of feedback so after the community acted, started calling on the governor. The governor said we have to pass this. They won't let our phones stop ringing. So sometimes, folks, it's that squeaky wheel. It has to keep squeaking until it's heard and that's what got Bobby's law passed.
Speaker 2:It was a tremendous sacrifice, but Linda used her faith, her strong position in God, to use this as an opportunity to change more lives, to take that effect that had hurt her, to try and pull that effect from other mothers so other mothers and fathers wouldn't have to suffer through that. She's told her story. That's heart-touching and it's unbelievable, and the biggest unbelievable thing about it is Linda Unrow went later and visited that man and forgave him for her son's death and had followed him along with his life and tried to help him along the way after he had struck her son. So it shows one thing in a little bit about the loss, but also about the pain. But it also talks about the value of forgiveness that if we don't give that, we're the only one that carries that pain and heartache around and it grows inside us. But when we let it down and we turn it loose and we forgive that person, the healing that goes on in that moment, plus the blessings that God gives us to do greater things with that pain that we've taken for others, is the biggest benefit from that. So we have to embrace that in pain and find a purpose that we can serve in God to show his glory in any event. But we stand behind her with that. It's why it's so important to our heart and with that I'd like to end the show with a prayer heart.
Speaker 2:And with that I'd like to end the show with a prayer. And I just come to you today, father. I thank you for our wonderful people in this industry. I thank you for every one of our vendors. I thank you for their knowledge, for their skill, for their ability, for their passion. We ask that you continue to touch their hearts and their minds, increase them with knowledge that continue to bring products to this industry, to continue promote safety in our industry.
Speaker 2:I also ask you, lord, to put a hedge of protection around our men and women of towing again. Remind them of their value and of their worth and of how much they mean to you and how they might not be paid in dollars, but the service work that they do as a servant in this industry is paying dividends and glory for them for many years to come for the sacrifices that they make. Remember them in every way, Lord. Increase them in their wealth, their health and their passion and keep them safe out there as they go and as they come back home to their family. Heavenly Father, protect our nation, watch over it, keep us safe, increase us and our safety. Here is a nation under you.
Speaker 2:Until next time, listeners, amen. Thank you for listening. God bless every one of you. And turn in to towprofessionalcom. Take a look at our latest issues that are out there. Continue to listen to Tow Professional Podcast on the go. You've made us number number one in industry. We thank you. We can't thank you enough for that and also be looking for the latest issue with our honor to the fallen that have passed before and our way of honoring them and giving back for their sacrifice. Thanks again, god bless, and until next time. Have a great weekend, god bless.