If you feel like you’re seeing more RVs on the road than ever, you’re correct. According to the Recreational Vehicle Industry Association, shipments of RVs and campers have increased significantly in recent years.

Owners of these vehicles as well as boats and other “toys” need a place to keep them. For a self-storage owner or developer, these clients present unique opportunities and requirements. Following are the various unit types you can build as well as some development and operational considerations.

Unit Types

Let’s begin by looking at the types of units you can build for the storage of boats and RVs. There are options for exposed (or partially exposed) and enclosed.

Fully open storage is the most basic type. It’s simply outdoor parking. Spaces must be graded and paved or covered with gravel to prevent vehicles from getting stuck in the mud. They should also be clearly marked and delineated. This is a common use for extra land, even while waiting to build future phases of self-storage.

More popular in southern regions, an overhead canopy protects stored items from sun exposure. Canopy storage still carries many of the inherent risks associated with open storage, though it will typically earn double the rent of an open parking space.

The final exposed option is three-sided storage. Adding sides and a back wall to a covered space provides greater protection from wind and snow without the expense of adding doors.

Fully enclosed units offer protection from the elements, reduce the potential for theft, and all but eliminate the possibility of vehicles parking in the wrong location (if you lock your empty units). These can be broken into two categories: large, traditional storage units and specialized boat/RV units.

Traditional units are often overlooked as an option for boat/RV storage. However, a basic building in a manufacturer’s largest size will often create units large enough for many boats and campers, yet small enough to use a standard roll-up door. We’ve seen units of conventional construction with roll-up doors up to 12 feet tall by 11 feet wide.

Large “diesel pusher” RVs and fifth-wheel campers require additional height. If your clientele will store large boats, they’ll also need extra width. Units for these vehicles require more robust roof purlins to stretch across larger spans, and will be less likely to be constructed with flush panels. Ribbed “A-panel” walls are more typical.

Roll-up doors in sizes big enough for these units need wind-locks. Developers typically opt for smoother-operating sectional doors on these units, and electric openers are a nice upgrade. Smaller “man doors” can also be included as an upgrade.

Development Considerations

Much of the interest in developing boat/RV-storage units comes from individuals who have trouble finding a place to store their own vehicle and see a business opportunity. However, ask yourself: Are you willing to pay four times the going rate for a 10-by-10 unit in your community? Few vehicle owners are, and that’s why it’s rare to see a facility dedicated to this type of storage. Limiting the percentage of your site that consists of these units will help you maintain higher rates. Adding them near the ends of buildings or at the intersections of driveways can help you create some large spaces without having to invest in extra-wide drives.

If you decide to move forward, one of the first questions you’ll want to answer is whether outdoor storage is allowed on your land. Check your zoning regulations to determine if it’s permitted and if there will be fence requirements. This is normally discussed upfront if you’re applying for a conditional-use permit.

When laying out a site for boat/RV storage, you’ll need a lot more space than you would for traditional. Aside from the units themselves, clients will need 50-foot or wider driveways to back into their spaces. Consider the length of the RV or boat plus two vehicles (one in front doing the hauling, and possibly one being towed in the rear). Arranging the parking spots at a 60-degree angle can reduce the driveway width to 35 to 45 feet.

Most properties have bollards at the corners of all buildings. For enclosed units, they should defend every door jamb.

Gravel is the least expensive driveway option, but it’s also dusty and prohibited in some areas. Asphalt is normally required, but can be susceptible to divots from long-term parking.

Offering electricity is an option to consider. On one hand, it can invite problems such as fire hazards, living in units and the use of units as repair shops. However, electricity is extremely attractive for clients who are looking to keep their battery charged. Powered units are typically costly and attract a more responsible client. Installing individual meters and breakers for each unit can give you greater control.

Operational Concerns and Amenities

For open storage, theft and property damage can be a major concern. Equipping the facility with security cameras, good lighting, a fence and gate can reduce problems. Make sure renters can reach all keypads from their vehicle and navigate all gates and turns. Keep in mind these drivers might not be experienced with their vehicles, so plan a strong defense for your access-control equipment.

Also, perform regular inspections to identify any vehicles parked in the wrong space or people living in their campers. Issues are easiest to address when caught promptly.

Vehicle-storage clients are also likely to appreciate additional amenities such as compressed air, a dump station and water supply. They’ll also value a site with an office and restroom. Consider whether these extras can help justify higher rental rates. Some operators provide additional services such as vehicle washing and valet parking; however, these can increase your liability exposure.

Boat/RV-storage clients can be great long-term customers. I’ve found they stay indefinitely and are consistently on time with payments. If one of these tenants does go into lien status, however, the process will be more complicated. This is especially true for open storage in which vehicles can easily end up in the wrong spot. During the lease signing, collect accurate information for all vehicles including the model, make, year, color, VIN, license plate and copy of registration.

Demand for boat/RV-storage units is fairly strong in many areas, but is there enough demand to make it a good investment? Before building, evaluate the costs and potential income for a variety of configurations. Good luck on your next project!

Steve Hajewski is the marketing manager at Trachte Building Systems, which designs, manufactures and erects a full line of pre-engineered and customized steel self-storage systems, including single- and multi-story, portable storage, interior partition and corridor, and canopy boat/RV. He also owns a self-storage facility in Wisconsin and is a frequent contributor on Self-Storage Talk, the industry's largest online community. For more information, call 800.356.5824; visit www.trachte.com. 

Union Boulevard Storage LLC intends to convert a former soda-bottling plant to self-storage in Allentown, Pa. The Canada-based company acquired three parcels from A-Treat Bottling Co. for $1.4 million. The purchase includes two buildings at 2001 Union Blvd. and a vacant, residential lot at 1003 Tacoma St. A 58,680-square-foot structure will be converted to self-storage, according to the source.

The developer plans to add a new roof to the building in addition to reconstructing the interior space. Several large tanks have already been removed from the site. No completion date has been set, the source reported.

The families who operated the soda business had owned the parcels since 1932. A-Treat closed briefly in 2015 but was restarted when Orefield, Pa.-based entrepreneur David Jaindl acquired the company, its formulas and intellectual property.

Union Boulevard Storage LLC is based in Calgary, Alberta, the source reported.

Source:
The Morning Call, Former A-Treat Property Sold for $1.4 Million, to Become self-storage Facility

Texas moving and storage company Daryl Flood Relocation & Logistics has launched My Storage Hero (MSH), a valet-style self-storage division serving the Austin, Texas, market. The service operates via an online platform through which customers can schedule an initial pickup of items for storage, manage photo inventories of their belongings, and then book return delivery of items when needed, according to a press release.

Unlike valet-storage companies that offer plastic bins for storage, MSH uses large wooden vaults. The containers come in three standard sizes from 35 to 300 square feet, with pricing from $75 to $179 per month. Customized larger storage crates are also available. Initial pickup of items costs $125, and there’s a three-month minimum rental period, according to the company website.

Items are stored at an MSH-owned warehouse in Round Rock, north of Austin. Customers can schedule the return of their items online but can’t retrieve them directly from the facility. There’s a flat return fee of $99. Most return requests can be executed within 48 hours.

“This new brand is really an extension of the services we have been perfecting for 36 years,” said Kelly O’Connor, senior vice president of Daryl. “If the launch in Austin proves successful, we will consider expanding to our other Texas markets in the next few years.”

Founded in 1982, Daryl has warehouse facilities in Austin, Dallas, Fort Worth, Houston and San Antonio, Texas. It offers local, long-distance and international relocation services in addition to warehouse storage.

Source:
My Storage Hero, Website

Red Carpet Self Storage, which operates three facilities in North Carolina and Tennessee, has opened a new location in Murfreesboro, Tenn. The three-story property at 124 John Rice Blvd. comprises 99,600 square feet of storage space in 817 climate-controlled and drive-up units.

Managed by Tom Johnson and Lisa Sterle, the facility offers a business center with work spaces, free Wi-Fi, and a conference room. Additional amenities include moving and packing supplies, package acceptance, and truck rentals. Security measures consist of access-control entry and video cameras.

Red Carpet also operates a facility in Raleigh, N.C., and another in Franklin, Tenn.

Source:
Murfreesboro Voice, Murfreesboro's Largest Climate-Controlled Storage Facility Now Open

 

Phoenix-based U-Haul International Inc., which operates more than 1,300 self-storage facilities across North America, is planning to acquire a former Kmart store in Alton, Ill, with the intention to convert it to self-storage. The 27.8-acre property at 2851 Homer Adams Parkway is in the Seminary Plaza Shopping Center, which includes other retailers. U-Haul has been leasing the building since May and expects to finalize the purchase in August, according to a press release.

The building is currently operating as a temporary U-Haul showroom that offers moving and packing supplies. Once the renovation is complete, the 84,180-square-foot facility will contain 700 units, some of which will be climate-controlled. Additional offerings will include hitch installation, propane sales, towing equipment, truck and trailer rental, and U-Box portable-storage containers.

“The Seminary Plaza is a well-known shopping center, and we are excited to work with the existing tenants to create a bustling space for businesses to thrive,” said Mike White, president of the U-Haul Co. of Missouri Northeast. “Our city officials and neighbors have been very supportive, and we are eager to get to work on the quality self-storage this community desires.”

U-Haul has purchased several properties this spring that it plans to convert to self-storage. The acquisitions are driven by the company’s corporate sustainability initiatives, which supports infill developments to help communities lower their carbon footprint. U-Haul’s adaptive reuse of existing buildings reduces the amount of energy and resources required for new-building materials and helps cities reduce their unwanted inventory of unused buildings, company officials said.

Established in 1945, U-Haul owns more than 44 million square feet of storage space.

Source:
PR Newswire, U-Haul to Acquire and Repurpose Former Kmart Building in Alton

The essence of self-storage security is to present a facility that appears protected. We want to encourage drive-by customers to rent with us by providing a safe environment. We also want to discourage wrongdoers from renting or attempting to break into the property.

The historically established methods of securing your investment are tried and true. However, there are new players on the scene, with new ideas and products that can help safeguard and streamline your operation. Let’s examine some of these.

Access Control

Most modern software is cloud-based, even in the security field. Web-based self-storage access systems allow you to manage multiple sites, manipulate core settings, view and analyze entry and exit activity, and send commands to any site device. The primary benefit of cloud technology is this ability to access, view or change your property data from any mobile device. The manager or owner application, immediately accessible from anywhere, allows you to address needs quickly. These can vary, but they might include:

• My customer needs to get through the gate, or needs access to a specific area within the site.
• I need to issue or update an access code.
• There’s a security situation that needs to be handled quickly.
• There’s a safety concern that requires action.
• I need to change my property hours to keep up with the competition.
• One of my keypads may be failing.

That said, a cloud-based access system needs a safeguard in the event the Internet connection goes down. In the past, if communication failed, the system would let anyone in—or no one. With more modern technology, some systems have keypads or card readers with onboard memory, allowing them to determine if access and egress are authorized based on their most recently accessed information.

Some manufacturers house facility data locally as well as in the cloud. When synchronized, these databases work in concert for a comprehensive safety blanket. Having a system that uses this replication as well as devices with onboard memory provides an added level of assurance that security will be in place 100 percent of the time.

Controlling access at unmanned satellite locations has also become much more reliable thanks to cloud technology. Rental and gate-activity information can be exchanged in real time. It’s not even necessary to have a personal computer at the site; you just need a static IP (Internet protocol) address. Again, it’s recommended to have keypads with onboard memory to ensure system function if there’s an Internet disruption.

Mobile Apps

The logical progression from cloud-based access control was the ability to access a self-storage facility using a smartphone app. Some security providers charge a small fee for their app, while others include it with the overall access system. With a mobile application, tenants can enter the property, disarm their unit, call an elevator and open a door. Other possible app features include the ability to:

• Receive notification of unit access and alarm activity
• View unit access and event history
• Make an online payment
• Get site-proximity notifications
• Look up an access code

Customers with multiple units can use one account for all activity. And, of course, these applications provide password protection.

Some apps use geo-tracking to authorize access when the user is within range of the site, which will prohibit him from opening the gate from a long distance, whether accidentally or deliberately. This protection is recommended and the most secure.

Electronic Door Locks

Electronic door locks have recently been introduced to the self-storage industry. With these, a renter can use his access code or a clicker to automatically unlock his unit. The facility manager can overlock units or secure vacant units, right from the office.

The lock itself is a floor-mounted device placed in the front corner of each unit. It has a manual release to prevent tenant entrapment. Because it’s on the interior of the unit, it’s more difficult to break in. It also means any necessary troubleshooting or repair could require permission from the tenant, who may want to be present when the unit is opened.

If the unit has a door alarm, the system will provide immediate notification and annunciation if an unauthorized opening occurs. The electronic lock will monitor the status and keep the door locked. Battery backup is available in the event of a power outage.

While the ability to control locks remotely offers convenience, bear in mind the equipment and installation will drive up the cost of your security system.

Experience vs. Innovation

When considering a security vendor, ask yourself: How long has this company worked in the self-storage industry? Is it committed to the storage business for the long term? Does it have the expertise to last for the long haul? Being a beta test or a guinea pig for a new provider can be a risky proposition.

On the flip side, new products and players using innovative technology encourage progress and force existing companies to keep pace. If your supplier hasn’t stayed on the cutting edge, perhaps it’s time to re-examine your security philosophy.

John Fogg is the general manager for Sentinel Systems Corp., a self-storage software and security manufacturing company. He’s been with the firm for more than 25 years and in the self-storage industry since 1986. To reach him, call 800.456.9955; e-mail [email protected]; visit www.sentinelsystems.com. 

Update 7/17/18 – Colabella was arraigned last week and had bail set at $100,000. He was arrested three weeks ago at his grandfather’s house in Wildwood, N.J., the day after the suspicious device was found in his Bethlehem self-storage unit. His girlfriend was also arrested. Both were charged with possession of illegal paraphernalia inside their vehicle, though she was later released, according to the source.

Colabella remained in jail as of last Wednesday. His lawyer, John Waldron, indicated he was trying to arrange Colabella’s bail and working to prevent federal charges from being levied against the 22-year-old.

The suspect’s next court date wasn’t reported.

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6/22/18 – Several homes were evacuated on Wednesday when investigators discovered a suspicious device inside a unit at Dreamers Self Storage in Bethlehem, Pa., that was capable of creating a “harmful event.” Police requested assistance from the city’s bomb squad and agents from the Bureau of Alcohol, Tobacco, Firearms and Explosives. About a dozen guns were recovered from the unit and several other items were destroyed as a precaution, according to the source.

The evacuation lasted about three hours. It was lifted after the unspecified device had been secured, the source reported.

Police are searching for Matthew Colabella, 22, the renter of the storage unit, who is believed to be out of state. Investigators acted on a tip that Colabella had illegally purchased gun parts despite being prohibited from possessing a firearm, according to the source. Colabella was charged with a felony count of making a false written statement when trying to buy a gun on Sept. 19, 2016, in Upper Macungie Township, Pa. The charge was later dropped when he agreed to enter a one-year program for first offenders. The deal allowed him to avoid prison and a permanent criminal record.

Tools for creating firearms were discovered at Colabella’s residence, along with records indicating he’d purchased 1,000 rounds of ammunition. Police also found syringes, marijuana and drug paraphernalia inside the home. A rental receipt from Dreamers at 1022 Hellertown Road led investigators to Colabella’s storage unit.

A California resident reported selling Colabella a handgun slide on eBay, but Colabella later blocked the charge, according to court records. Upon examining Colabella’s eBay purchase history, the seller discovered Colabella had made several other gun-part purchases, he told investigators.

The investigation is ongoing.

Source:
The Morning Call, Bethlehem Township Firearms Fugitive Is Returned From Wildwood, N.J.
The Morning Call, Bethlehem Township Police Seek Man Who Kept Guns, 'Device' in Storage Facility

Update 7/17/18 – Colabella was arraigned last week and had bail set at $100,000. He was arrested three weeks ago at his grandfather’s house in Wildwood, N.J., the day after the suspicious device was found in his Bethlehem self-storage unit. His girlfriend was also arrested. Both were charged with possession of illegal paraphernalia inside their vehicle, though she was later released, according to the source.

Colabella remained in jail as of last Wednesday. His lawyer, John Waldron, indicated he was trying to arrange Colabella’s bail and working to prevent federal charges from being levied against the 22-year-old.

The suspect’s next court date wasn’t reported.

---

6/22/18 – Several homes were evacuated on Wednesday when investigators discovered a suspicious device inside a unit at Dreamers Self Storage in Bethlehem, Pa., that was capable of creating a “harmful event.” Police requested assistance from the city’s bomb squad and agents from the Bureau of Alcohol, Tobacco, Firearms and Explosives. About a dozen guns were recovered from the unit and several other items were destroyed as a precaution, according to the source.

The evacuation lasted about three hours. It was lifted after the unspecified device had been secured, the source reported.

Police are searching for Matthew Colabella, 22, the renter of the storage unit, who is believed to be out of state. Investigators acted on a tip that Colabella had illegally purchased gun parts despite being prohibited from possessing a firearm, according to the source. Colabella was charged with a felony count of making a false written statement when trying to buy a gun on Sept. 19, 2016, in Upper Macungie Township, Pa. The charge was later dropped when he agreed to enter a one-year program for first offenders. The deal allowed him to avoid prison and a permanent criminal record.

Tools for creating firearms were discovered at Colabella’s residence, along with records indicating he’d purchased 1,000 rounds of ammunition. Police also found syringes, marijuana and drug paraphernalia inside the home. A rental receipt from Dreamers at 1022 Hellertown Road led investigators to Colabella’s storage unit.

A California resident reported selling Colabella a handgun slide on eBay, but Colabella later blocked the charge, according to court records. Upon examining Colabella’s eBay purchase history, the seller discovered Colabella had made several other gun-part purchases, he told investigators.

The investigation is ongoing.

Source:
The Morning Call, Bethlehem Township Firearms Fugitive Is Returned From Wildwood, N.J.
The Morning Call, Bethlehem Township Police Seek Man Who Kept Guns, 'Device' in Storage Facility

Bee Safe Storage and Wine Cellar, which operates seven self-storage facilities in the Carolinas, has opened a new location in Greer, S.C. The property at 805 Hammett Bridge Road is the company’s second in the state. A grand-opening celebration is planned for July 10, according to a press release.

The new facility comprises 73,000 square feet of storage space in more than 500 climate-controlled units. The 28 wine-storage units are protected by a backup generator and redundant cooling system. Staff will also accept wine deliveries.

“We are very pleased to bring our innovative storage solutions to the town of Greer,” said Roy Carroll II, CEO and president of Bee Safe parent company The Carroll Cos. “Our specialized facility provides an upscale and convenient storage experience to our clients and wine aficionados.”

The Carroll Cos. is a developer of multi-family properties, mixed-use lifestyle centers and self-storage. Founded in 1983 and headquartered in Greensboro, N.C., it specializes in land development, construction, ownership, management and publication, and has an estimated value of more than $2.5 billion.

 

A three-story Space Shop Self Storage facility will soon replace a blighted strip mall at 2520 Spring Road in Smyrna, Ga., following approval from the city council. The developer, an LLC with the same name as the property address, will build 109,635 square feet of storage and 4,260 square feet of office and retail space on the 2.7-acre site, which formerly housed a Hispanic grocery market and a percussion store. Construction is expected to begin within a month, according to the source.

The property is less than a mile from SunTrust Park, which is home to the Atlanta Braves. “It’s going to be a good-looking product, and I can’t wait for that building to go away,” said councilmember Derek Norton. “When they first brought this idea to us, we were a little lukewarm. We wanted a restaurant, maybe some more retail. They tried to assemble some properties next to this, unsuccessfully. They’re dealing with an elevation change, and there are all kinds of challenges with that property. They’ve done everything we’ve asked, including the addition of retail and repositioning the building.”

Maryline Blackburn was the lone dissenter in the 5-1 vote. “It’s a prime piece of real estate, and you’ve got 330,000-plus cars going by there every day. In my opinion, it has a better use for something more than a storage unit,” she said during the council meeting. “We have a storage unit already that’s almost a block and a half away from there, behind the QuikTrip gas station. We don’t need another storage unit; we need something that’s going to be more attractive to the citizens coming into our city.”

Senior planner Rusty Martin noted the storage facility will generate as few as six car trips per day and have just 33 parking spaces compared to 80, which is normally required for a building of its size.

“This is a good use of this property and gets rid of an eyesore,” said Doug Dillard, an attorney representing the developer.

Space Shop operates nine self-storage facilities in the Atlanta market and one in Goose Creek, S.C.

Sources:
AJC, Smyrna Council Approves Self-Storage Facility
Cobb County Courier, Self-Storage Facility to Replace Blighted Retail Strip in Smyrna