Opening Doors to Success

Although todays self-storage doors come in a rainbow of hues, choosing doors is more complicated than settling on a color scheme. Testing ease of operation is important and a good starting point, but buyers should go a few steps beyond and research technical information.

Most storage doors used to be opened only a few times a year when tenants were retrieving or storing seasonal items. Now, many commercial tenants use self-storage for everyday operations, rummaging through units multiple times a day to access tools, supplies and goods.

With all the extra wear, its imperative to evaluate doors for efficient operation and durability of moving parts. Doors that open and close smoothly keep tenants happy and rents rolling in.

Door Basics

Some manufacturers provide doors with devices to adjust door tension, allowing even elderly people to easily open and close them. Hard-to-raise doors and those that fall too rapidly cause frustration and may even injure customers. Checking for proper adjustment is easy: Pull up each door halfway, and let it go. If it falls, it needs more tension. If the door rises rapidly, more tension is needed on the springs.

For facilities in areas impacted by high windssuch as Florida, the mid-Atlantic or Gulf Coastmake sure doors meet wind-load certifications. Some manufacturers produce reinforced doors or roll-formed models configured to handle high wind. Wind locks are also used in hurricane-threatened areas.

Door manufacturers are always improving the quality of paint systems. Baked-on paint lasts much longer without fading. Some manufacturers also feature siliconized polyester paint with longer warranties. If paint fades or chalks, clear, protective coatings can be applied to bring back the original color and finish. Clear coatings also return luster to worn-out doors.

Start Shopping

A good place to begin shopping is at a national or regional self-storage tradeshow, where manufacturers and suppliers exhibit doors and systems. Investigate the differences and benefits each offers your facility.

Start by asking door suppliers:

• What gauge steel is the door curtain and guides?
• Is it difficult it to replace a door spring?
• How complicated is the installation or replacement of the door?
• How strong and secure is the head stop and guide wear strip?
• How is spring tension adjusted?
• What method is used for packing and shipping to assure doors dont arrive scratched or damaged?
• Is the supplier available for advice and assistance during installation?
• What paint system is available? Is it baked onto the metal?
• Do the doors carry a written paint warranty against chalking and fading?
• Does the door mechanism have a written warranty?
• What maintenance is recommended for upkeep?

Also check referrals to determine the suppliers availability and response times if problems arise.

Have knowledge of climactic conditions affecting your facility. Manufacturing sales reps will use this information to help narrow down the field of choices:

• Is the area windy? How can blowing dust or sand be blocked from the unit? Are accessories or seals available to help?
• Does the area have extreme UV exposure? What colors are recommended to combat it? Although lighter colors are typically used for areas with lots of sun exposure, clear protective coatings can keep all doors looking bright.
• Do local planning and zoning departments require certain colors? Some will restrict colors or allow only certain combinations.
• Do the suppliers have local installers, or are doors shipped some distance?

Most storage facilities use roll-up doors because theyre fairly lightweight and take up less space in units than sectional doors, but they might not be the right choice for all sites. For example, at Eucalyptus at Beaumont, a private storage community (which sells space as opposed to renting it) in Los Alamitos, Calif., owner and builder Ted Deits chose raised-panel sectional doors because they are insulated, open and close quietly using garage-door openers, and the extra-large size accommodates large RVs. This model can also include windows or ventilated panels, attractive to people who tinker in their storage condos to work on RVs, for example.

Deits says he likes to think outside the box when it comes to facility doors, plus city code requires he use something other than the typical storage door. Investigate the market thoroughly so you make a wise buying decision. High-quality storage doors enhance your property value and keep customers happy and safe for years to come. 

Teresa Sedmak is president of Everbrite Inc., which manufactures and markets Everbrite Protective Coating. She is also a licensed painting contractor with extensive experience and knowledge of protective coatings. For more information, call 800.304.0566; e-mail [email protected]; visit www.renewstorage.com or www.onestepcleaner.com. 

Ms. Sedmak would like to thank Epic Doors, Janus International, Trachte Building Systems and BDH Systems for contributions to this article.