Self-storage operator StorageMart is partnering with Skate to Great, a Canadian-based nonprofit that collects donated new and gently used ice skates and distributes them to deserving children and at-risk youth across North America. Every StorageMart facility in Alberta, British Columbia, Ontario and Saskatchewan will serve as an official Skate to Great donation center.

In addition, the self-storage company will host a summer-long donation drive with a goal of collecting at least 1,000 pair of donated skates. The donation drive kicks off June 1 with parties at two StorageMart locations in Toronto: 120 Wicksteed Ave. and 875 Don Mills Road. The event, dubbed Skate Collection Day, runs from 10 a.m. to 2 p.m. and will include food and ice-cream trucks as well as a variety of activities.

Headquartered in Columbia, Mo., StorageMart operates more than 130 locations across the United States and Canada.

Operating a self-storage facility shouldn't be a perilous job, but it can involve certain dangers, particularly if you live on site. Every operator faces the potential of crime including break-ins, vandalism and illegal activity on behalf of tenants. There's even the possibility of experiencing a robbery, which seems to be a more common occurrence in the industry.

Strangely, in this age where most customers pay with debit and credit cards, storage facilities still keep petty cash on the property; and in some markets, they cater to a tenant base that's largely cash and carry. This can entice a criminal element who understands that storage-management offices are generally low-traffic venues with very little staff. It's easy for a robber to enter the property and pose as a customer until he sees his window of opportunity. Here's just a sampling of crimes reported on insideselfstorage.com in recent years:

• In February, a man threatened a self-storage employee in Oklahoma City, Okla., and made off with an unknown amount of cash. Although he did not produce a weapon, the manager told police she was afraid the man might hurt her.
• Last August an armed robber held up a facility in Corpus Christi, Texas, escaping with an employees purse.
• In March 2012, at least six suspects held a self-storage security guard at gunpoint in Brooklyn while stealing from storage units.
• The owner of a self-storage facility in Columbia, Calif., was robbed at gunpoint in June 2011. A man walked into the office around noon and demanded money. Later that month, an operator in Brockton, Mass., was also robbed at gunpoint.

The worst case occurred in October 2011 when an 84-year-old self-storage manager died after being wounded during a robbery. The Seattle manager was confronted by two men and stabbed in the neck. One of the perpetrators was apprehended and shot by police the next day while shopping with the victim's credit cards.

It doesn't take being robbed to feel unsafe on your property. Sometimes a tenant or a guest makes you uncomfortable. Other times there's crime occurring in the area around the self-storage facility. Inside Self-Storage recently asked facility operators on the Self-Storage Talk online community about the No. 1 crime deterrents on their properties. Respondents also discussed situations in which they felt in danger and what they did about it.

What do you believe is the No. 1 crime deterrent at your facility and why?

Unfortunately, the greatest crime deterrent at this facility is me. I am a resident manager, and that is about the only deterrent to crime we have. The camera system is one from Costco that I installed at my employer's insistence. It is not high-resolution, will not record, and only covers the main-entrance doors and gates. I do keep all vacant units locked and insist that customers do the same. Luckily the local police and fire department make frequent patrols, and I encourage them to use the facility for training purposes.
~Senior Member FHARumRunner

After a rash of break-ins about two years ago, our regional manager and the store manager posted on the roof for several nights straight with shotguns. Around these parts, we still believe in the Second Amendment. That being a true story, the rest of our stores rely on a quality system of CCTV cameras that are backed up to a DVR.
~Senior Member Advantage IT

It differs from location to location for me. At one site, it is cameras. I am still expanding the system, but since the very first one went up, no more problems. I can catch people dumping and leaving stuff, tooadded bonus.

At another location, I have a guy that lives on site in an RV in the outdoor storage area. This has been very effective at a site where it was not really feasible to add cameras. Another benefit is that we pretty much all have carry [gun] permits (family-run business, not something I would encourage a hired employee to do necessarily), but we have never needed to go to that extent.
~Senior Member RandyL

Cameras, gate codes, security patrols and us.
~Senior Member Billings Storage

I tell all new tenants that they must be off the property by 7:30 [p.m.] because that is when we release the hounds ... and it's (almost) true. My maintenance man, a former prison guard who happens to be a very large guy, walks the property every night along with his two big dogs. Cameras and gate codes seem to help as well.
~Senior Member geraldine1051

Combination of visible cameras, night lighting, camera monitor very visible to customers in the office, and letting everyone know I have the cameras recorded and monitored via the Internet anywhere in the world. The big camera housings are very impressive looking, but the cameras are kinda old and not very good. But they [criminals] don't know that! The big signs on the gates that say "K-9 Drug Dogs Trained Here" have actually cost us a couple of rentals over the years also.
~Senior Member dennybeall

At my last facility, we had cameras, perimeter alarms, coded gates, block walls and great lighting. But the best was the fact that they all knew that we lived right there and were always watching everything! Cameras are fine, after the fact. Alarms, gates and walls will keep the honest people out. Good lighting and knowing that someone is there watching will convince most of the bad guys to move on to the other guy's place!
~Moderator Autodoc

My experience is that the best crime deterrent is my tenants. I tell customers that if they see things that don't seem right to dial 911. (My first wife was an Italian, so I learned how to say "I am sorry" very quickly. If the law is called in error, I will fix it.)
~Moderator astro

Word has gotten around about the "crazy little old lady" that packs heat! I'm not that scary looking, but I do keep my sweet .38 with me, and it has definitely been useful! Our cameras and individually alarmed units help, too! I'm sure my twisted, sarcastic sense of humor makes people wonder!
~Senior Member Rebee

Have you ever felt unsafe at work? If so, why did you feel that way and what did you do about it?

While working in this industry, I have encountered a broad spectrum of humanity, most of whom are decent. But occasionally you get to interact with the type that are either existing in a world of drugs or mental illness that make you uncomfortable. I seldom have a problem dealing with these types because of my past, but when they fail to respond to "reason," I merely summon the local police force to remove them from the property.
~Senior Member FHARumRunner

I have felt unsafe at work a couple of times. Both times had to do with irate tenants who actually threatened me personally as well as my business. Both times I called 911 and the cops were here in a moment. One of the guys was taken in the patrol car to jail, and the other was gone by the time the cops arrived. It's unfortunate to have to resort to calling the cops, but it is creepy that people feel the only way they can get a point across, or whatever, is to make a threat. Good grief.
~Senior Member geraldine1051

We have a tenant at one of our facilities who is always inebriated when he comes. As the facility is run by women (usually one at a time) with a maintenance man once a week, he makes us all a little uncomfortable. Fortunately, he doesn't live near the facility and usually mails his payments. When we see him pull in, however, we are sure that we have the pepper spray within quick reach.

The site manager at the same facility was recently threatened by a tenant we auctioned after giving her multiple opportunities to pay and avoid sale, but she left when she realized the manager was calling the police. It's a small town, so the police can usually respond pretty quickly if needed. I believe they also have a free unit and a gate code, just in case they feel like breezing through to check things out.
~Member hnelson310

I have never felt unsafe at my place. So far, so good. It's a little creepy when I come at night, but the most fear I have then is maybe of a snake!
~Senior Member LauraGVAZ

At the property we managed previously, there was reason for fear all the time. The property was in a bad neighborhood that all around us was crime of all sorts.

We were awakened in the middle of the night once with the police helicopter flying low over the property and shining their lights up and down the driveways. We could hear the police and their dogs just outside our bedroom window. My husband did not go out of the apartment until we called 911 to let them know he was coming out and who he was. Long story short, there was a break-in at one of the homes behind the property and the owner shot the person. The police were following a "blood trail" that came into our property as well as exited. Thankfully there was nobody on the property and we were all safe.
~Junior Member Evergreen-ClaremontSS

Our facility here mostly deals with customers that pay with cash because they can't afford credit cards. A number of co-workers say that they are afraid of some of the people that come in, but I grew up in this town and don't fear at all. I have come to the conclusion that if you treat them with respect, you get respect. A lot of the times, if you give it first and they get nasty with you, you can instantly say, "Can I ask for some respect?" They may look at you funny, and if they decline, then you can politely say, "I have respected you since you walked through the door. I would ask the same from a nice person like yourself." Works like a charm.

We also have given local law enforcement a gate code, and they do a drive through once a week at odd hours.
~Senior Member LockItUpOgden

I have felt unsafe at my previous location. The facility was in a somewhat sketchy neighborhood as far as crime statistics go, but the only time I ever felt afraid was when an unhappy tenant started to threaten my manager and the owner. A little bit of research with the local police proved we had reason to feel threatened; they were quite familiar with him from previous incidents.

This tenant was always nice enough to me. He reserved his vitriol for the higher-ups, but the situation was tense enough that we kept pepper spray behind the desk for a few weeks, and called in unofficial back up manpower (read: tough guys) when we held an auction and were concerned this person might show up and act out. Nothing ever came of it except a lot of hot air, but we were all glad we were prepared.
~Junior Member mosey330

Our two storage facilities are located in a small rural community in central Wyoming. I've worked here for two-and-a-half-years now, and I have never once had an incident where I feared for my safety. I came to the self-storage industry after 20 years in counseling. I have found that the knowledge I have about people has informed my current work tremendously ... However, with that said, we have still had angry customers and customers who appeared to be under the influence of something.

In those times, I am careful to listen more than I speak, so as to ensure the customer is feeling like they are being heard. I am also mindful of the design of the interior of the office. There is nothing within four feet of any customer that they could use as a weapon. I keep the phone right by my hand in case I have to dial 911. And finally, Wyoming is very supportive of the Second Amendment (and so are the owners), which means I carry a concealed handgun every day. Our desk is a very large built-in affair, and it would take someone very determined to get over it and to myself or my co-worker. In that time, I am certain that I could take steps to persuade them to re-think their intentions.

Truth be told, in my time here, I've only had two truly negative experiences with customers: one angry guy (who became angry because he was caught in a lie), and one angry woman (who became angry because of her own irresponsibilityit cost her more money due to late fees, and that was my fault). Once a person reaches a point of being SO angry, efforts to rationalize or explain go out the window. In those times, it's best to stop trying and ask the person to leave. If they refuse, then assertive action of calling 911 is made, with no warning or pleading with the customer.

But as another person noted, most of our customers are simply good people who conduct themselves with maturity, so they receive nothing but respect and courteous behavior from us!
~Senior Member Jim1970

I'd love to carry a firearm, but for now I settle with a nasty, large, snap-on box cutter strapped to my side, my phone, and wasp spray strategically placed around the office and on my utility cart when I'm on the lot. The phone in my pocket goes without saying. I've only thought I might have to use one a few times in my 20-plus years, but people seem to be getting crazier and bolder than ever. I'm keepin' my head on a swivel over here!
~Junior Member Trudy D

Once or twice working in self-storage I've been concerned enough to take protective actions. Once about eight minutes after their unit had been auctioned when a group of young men came striding toward the office waving money, and also when I encountered a group of guys out behind one of our buildings. But a 9mm, three knives and pepper spray are always at hand, so I wasn't afraid, just concerned.
~Senior Member dennybeall

Storage Post Self Storage has purchased a self-storage facility in Pelham, N.Y., from Acadia Realty Trust, a publicly traded real estate investment trust. Storage Post has managed the 76,000-square-foot facility since 2010 and will continue to operate it under the Storage Post brand name.

"This profitable sales transaction not only enabled us to achieve best execution on our investment but also positions Storage Post to become the premier, private self-storage operating company in the United States," said Kenneth Bernstein, president of Acadia Realty Trust. "The current Storage Post management team, led by the exceedingly capable self-storage entrepreneur Bruce Roch Jr., has done an excellent job maximizing occupancy, growing [net operating income] and positioning the portfolio for strong internal growth going forward."

In the last two years, Storage Post has acquired 15 self-storage properties in Louisiana, New Jersey and New York. Other recent transactions in New York include newly renovated buildings in Long Island City, New Rochelle and Yonkers.

The Pelham location features climate-controlled units, 24-hour video recording, coded entry and onsite parking. The facility is the 13th asset Storage Post has closed with Acadia Realty Trust since December 2012, with one property transaction still pending.

"Our partnership with Acadia Realty Trust has been mutually beneficial, and we've enjoyed working with them to increase the efficiency and occupancy of the self-storage portfolio, Roch said. We're excited to grow and add to our existing locations, all while continuing to provide positive investor returns and maximum value."

Headquartered in Atlanta, Storage Post has locations along the East Coast and throughout the South, and is pursuing self-storage acquisitions.

MJ Partners Real Estate Services has released a 20-page report highlighting key performance metrics from the first-quarter 2013 quarterly financial results issued by the four U.S.-based self-storage real estate investment trusts (REITs)CubeSmart, Extra Space Storage Inc., Public Storage Inc. and Sovran Self Storage Inc.

The report offers a market overview, including implied cap rates for all four REITs, as well as chart data and side-by-side comparisons on self-storage facility performance. All four REITs reported healthy numbers with Sovran tallying the largest year-over-year revenue growth of 8.1 percent. Same-store net operating income was also up year over year for all four companies, with Extra Spaces 10.8 percent finishing just ahead of Sovrans 10.6 percent.

Each REIT also showed gains in occupancy, with Public Storage reporting the highest total occupancy at 92.4 percent. CubeSmart showed the largest year-over-year occupancy gain improving from 79.3 percent to 85.7 percent.

Public Storage garnered the largest rent per square foot at $13.79, followed by Extra Space ($13.61), CubeSmart ($12.93) and Sovran ($10.61).

The PDF report can be downloaded for free from the MJ Partners website.

Headquartered in Chicago, MJ Partners is a full-service real estate brokerage and investment banking company specializing in commercial real estate, mortgage banking and consulting services. The company's clients include major financial institutions, private equity funds, REITs, opportunity funds, insurance companies, pension-fund advisors, corporations, private developers and entrepreneurial businesses.

U.K. self-storage operator Access Self Storage has come up with a clever way to market the variety of storage configuration options inside its units. The company hired contortionists Pixie Le Knot and Oohla Lowri to squeeze themselves into a small unit and pose for photos in several different positions.

The photos show the contortionists side by side, on top of one another and even slotted together with boxes. The photo shoot was conducted at an Access Self Storage facility in Fulham on Londons west side.

Several of the images shot yesterday by photographer Tim P. Whitby of Getty Images Europe have been picked up and featured on several prominent British media websites, including The Telegraph, The Guardian and the Huffington Post UK.

Access Self Storage said today via its Twitter page that it would also release videos of the photo shoot.

The company operates several self-storage facilities in the United Kingdom, with a large concentration in Greater London.

By Rachel Adams

Running a successful self-storage facility involves much more than keeping rates competitive and occupancy high. While operators are consistently seeking new ways to attract customers, the basics of a well-run facility cannot be ignored. And what's more essential than safety and security?

These two components go hand and hand and are critical to facility operation. Your grounds must be free of safety hazards for tenants, visitors and employees. Your staff must promote safety at all times as well as take steps to deter crime and increase security. Following are six key ways for operators to protect their business from crime while keeping employees and tenants out of harm's way.

Security Starts at the Gate

All facilities should have a gate system, cameras and individual unit door alarms, says Jon Loftin, vice president of business development for PTI Security Systems, a Scottsdale, Ariz.-based manufacturer of access-control and security systems. "The more bells and whistles you have, the less likely your tenants will be the victim of a crime. 

The majority of facilities today incorporate a variety of security components, including gates secured with access-control keypads, video surveillance, wireless door alarms, intercoms, motion-sensor lighting, and even management software that includes 3D site graphics to let managers know whats happening on the property at all times.

In todays tech-savvy environment, self-storage tenants expect lots of security features. Not only do operators face greater risk of crime without proper security in place, they may even lose customers to competitors that offer greater protection. "From a business point of view, a storage business having security will have a competitive edge over a facility not having security," says David Essman, director of marketing for Sentinel Systems Corp., provider of self-storage property-management software and security-access systems.

Enforce Safety Procedures

To protect employees and tenants, facility operators should outline and enforce safety procedures. Gina Six Kudo, general manager for Cochrane Road Self Storage in Morgan Hill, Calif., said the Occupational Safety and Health Administration (OHSA) guidelines are a great tool for operators. "If you read up and follow the OSHA guidelines, you'll find you have most every situation covered, she says. Some examples of safety procedures include marking wet floors with caution signs, designating a spotter for any employee using a ladder or power tool, and wearing proper attire and safety devices when performing various tasks.

 
Never leave a bucket of water unattended. Instead, post caution signs so tenants are aware of wet floors. [Photos courtesy of Gina Six Kudo, Cochrane Road Self Storage]

Some operators also choose to implement a crime-watch program. Kenny Carlough, president of Denver Storage Consulting in Colorado, monitors crime at his facilities by placing a sticker on each lock. In the event someone cuts a lock to steal from a unit and replaces it with a "decoy," a manager will notice the missing sticker. "The benefit to this is knowing that someone didn't break into a unit on your property and then replace the lock to throw off suspicion," Carlough says. "Without the crime-watch program, a unit can be [raided] months or years prior to the tenant coming back to check the unit."

Monitoring Mischief

Monitoring tenants after the move-in can help operators keep tabs on potentially unsafe situations before a problem arises. Carlough uses a program called "Know Your Tenant," which encourages managers to go above and beyond normal expectations to be the "eyes and ears" of the facility. This means walking the grounds when tenants are moving in, paying attention to the types of items going into the unit, checking dumpsters for drug paraphernalia or other suspicious items, and making sure no chemicals are being stored.

JoAnna Goldberg, director of marketing for Storage Village, which has four facilities in Maryland and one in Virginia, monitors tenants via security cameras. While theres no official screening process, tenants who request 24-hour access to the facility must pass a background check. This keeps activity low on the site after hours. "Most tenants only have access during business hours, limiting the number of people who can be on the property when a Storage Village employee is not present," she says.

Maintaining for Safety

Operators agree proper facility maintenance is one of the most important ways to keep a facility safe. From asphalt cracks to leaks to poor lighting to faulty gates, regularly monitoring all aspects of a facility allows owners and managers to keep tabs on potential hazards and address them before accidents happen.

"From making sure downspouts drain and roofs don't leak, to hazards all around your property, maintenance is the key to preventing any mishaps," Kudo says. She recommends operators walk the property daily to make note of potential hazards. If something needs attention, take care of it immediately, she advises. "If you can't rectify a situation on the spot, then you should be marking off the area for staff and customer safety. If you work diligently on preventive maintenance, a hazard should never appear. However, if one does, it will stand out immediately," she says.

Show Law Enforcement Some Love

Building a relationship with local police is another way to cultivate facility safety. "By building a strong relationship with local law enforcement, they are looking out for you and your property even when theres not an issue, helping to prevent issues before they arise," Goldberg says. "In the case of an issue, familiarity with our property and our company allows law enforcement to address the situation as quickly and effectively as possible." Storage Village has established relationships with police by serving them directly as well as gaining recognition through community-service initiatives.

In addition to added security, the presence of officers can deter potential criminals and give tenants peace of mind. An easy and marketable way of gaining law-enforcement presence is by offering storage services, Kudo says. One officer tells another, and then another officer rents a unit." In the event officers stop by to pay rent or use the restroom, tenants will see their presence and gain an extra sense of security in regard to your facility.

Safe Storage Living

Managers who live on site need to take extra precautions to ensure safety at all times, and not only during business hours. The biggest challenge to resident management is ensuring personal safety, Kudo says. "It's the same basics that every homeowner has to consider. Living where you work does add another layer since customers also know you live there.

Maintaining safety for resident managers includes having a plan for emergency situations, being aware of your surroundings (especially after hours), and updating local police with information about the people living on the property, Kudo advises. If you get home after dark, driving around the property in a locked vehicle is a good way to safely survey the site. "If you encounter someone unknown to you on site after hours, you can simply drive out to a public area and phone law enforcement," Kudo says.

At the end of the day, safety precautions create a better environment for everyone and attract customers, which ultimately translates into revenue. "It's no longer enough to provide a clean, dry place for [tenants] to store their valued possessions," Loftin says. "They are demanding a higher level of security and they are willing to pay for it."

Airport Self Storage in Salem, Ore., and Marion County Dog Services will host a dog-license amnesty even on May 25 that will offer forgiveness on late fees and license violations as well as reduced-cost vaccinations. The event will take place at the 2142 Turner Road SE facility from 10 a.m. to noon.

The first 250 people who purchase a second preventative vaccine will receive free rabies vaccinations for their pets. Without the second vaccine, rabies vaccinations are $10 each and vaccinations for DHPP and Bordatella will be available for $10 each.

Licenses are $17 per year for neutered or spayed dogs and $32 for unaltered dogs. Those ages 65 and older can purchase licenses for $5 for dogs that have been spayed or neutered. Proof of neutering or spaying must be provided to received any discounts.

Licenses for multiple years will be available. Customers are asked to pay with check or exact change, and dogs at the event must be on leashes or in carriers.

Marion County dog owners are required to have licenses for their pets when they reach six months of age.

Airport Self Storage is managed by Cedartree Management Co., which manages 22 facilities, with six locations in Vancouver, Wash., and 16 locations in Oregon on the I-5 corridor between Eugene and Portland. Cedartree is run by company president Lynn Powell, who has been a licensed real estate broker in Oregon since 1986 and in Washington since 1993.

The United Kingdom's Big Yellow Self Storage Co. is storing a shipment of 112 giraffe sculptures that will be part of the Colchester Zoo's 50th birthday celebrations. The self-storage operator is one of 30 businesses sponsoring "Stand Tall for Giraffes," an exhibit in which a herd of 30 2.5-meter sculptures and 82 smaller statues  will be on display throughout Colchester for 12 weeks. The project is being run in partnership with art-event specialist Wild in Art.

Each large sculpture has been individually painted by artists. The smaller sculptures have been painted by schools in the Colchester area. All of the art pieces are being stored at the Big Yellow facility in Bruff Close, Colchester, until the launch of the campaign on June 2. After being on show, all of the giraffes will be auctioned off to raise money for the zoos charity, Action for the Wild. The funds raised will help to assist conservation projects all over the world including the charitys UmPhafa Reserve in South Africa.

Big Yellows giraffe is called "Love Hearts." The design is the brainchild of Norfolk, England, artist Samuel Thomas. Love hearts cover the giraffe in a psychedelic and colorful style, which is very appropriate given the zoos 60s origins," said Andy Polson, manager at Big Yellow. "The giraffe is going to be really eye-catching when its on display in the town this summer.

Wed like to give a big thanks to Big Yellow for storing our precious giraffes for us until they are ready to face the world in June," said Colchester Zoo Director Anthony Tropeano. "Stand Tall wouldnt have got this far without the help of all our sponsors. Were very grateful to each and every one of them for supporting us.

Colchester Zoo is an award-winning wildlife attraction that stretches over 60 acres in the heart of the Essex countryside. It has nearly 300 species in modern, naturalistic enclosures, many are which are part of international breeding programs.

Wild in Art is a U.K.-based arts and education company, which brings the creativity and enjoyment of public art to thousands of people through its high-profile events. Working with host partners, artists, communities and schools together with public- and private-sector organizations, Wild in Art produces mass-participation events that animate cities and towns around the U.K. and beyond.

Big Yellow Group PLC operates 66 self-storage locations in the United Kingdom under the Big Yellow Self Storage brand name, with most concentrated in Greater London. The portfolio comprises 4.2 million square feet.

Pro-Guard Self Storage has donated the free use of two units at its Poulsbo, Wash., facility as prizes during the 45th annual Viking Fest, a three-day festival celebrating the Scandinavian heritage of Poulsbo and Kitsap County. The festival will be held on May 17-19 and features music, a carnival, food and craft booths, and several events.

The free, three-month rentals provided by Pro-Guard will be given away as prizes after the Message in a Bottle race on May 19. The race is similar in concept to the duck races that use yellow plastic ducks, except sports drink bottles will be used to carry participants ticket stubs. The bottles will float down a course defined by parallel rows of floats, extending north from the Port of Poulsbos Dinghy Dock alongside Waterfront Park. At the north end of the course, a V-shaped trap will collect the bottles, funneling them to the finish chute to determine the winners.

First prize is $1,000, second prize $500 and third prize $250. The three-month use of a Pro-Guard 10- by 10-foot unit is the fourth-place prize, and three-month use of a 5- by 5-foot unit will go to the fifth-place finisher. Sixth place will receive a hanging flower basket.

Other events held during the festival will include a cupcake baking contest, stand-up paddleboard racing, a lutefisk (dried fish with lye)-eating contest, and a murder mystery.