The Rabco Corp. recently debuted a new line of hybrid single-story buildings for the self-storage industry. The line features hybrid buildings using wood framing and partition members. For roofing options, buyers may choose a standing-seam system or a PBU screw-down type. Exteriors will be sheeted in pre-painted Gavalume and Rabco’s standard pier-and-header systems, with either a field-applied textured or pre-painted finish. Pricing models are designed to save up to 20 percent over all-steel buildings, based on June 2008 prices. Info: www.rabco.com

The Marmora and Lake, Ontario, city council rejected a proposed zone change that would have allowed nine garages and a two-story, self-storage facility. Several citizens spoke against the project, which prompted the council's denial of the application. The council cited lack of parking space for the additional vehicles using the storage units, and insufficient information posted about the project among reasons for the rejection. For more information, visit www.communitypress.ca.
 

Have you ever been in a rush on a Saturday morning, with a lot to accomplish since moving into a new home? Let’s say you discover the pool needs some serious attention before the housewarming party tomorrow, so you look for a pool supply store in the phone book and repeat the address over and over again as you maneuver your way through this new city.

You thought you remembered the address, but in the frustration of the day, it has now escaped your mind. You grab your cell phone, accessing the Internet, type in “Pool Supplies” and do a local search. A few choices appear, none of which look like the name of the store you first had in mind. Clicking on some choices, you discover a map. Great! You are on your way to a successful purchase, which is good for you and your new store of choice.

You walk out with the pool supplies you need and the business owners win your money, maybe even a loyal customer for many years to come. But their gain is another’s loss: The store you originally headed to forfeited your business by taking a gamble and opting not to place an ad or listing on the Internet Yellow Pages (IYP).

Playtime

You’ve heard the old adage, “You cannot win, if you do not play.” Well, it has never been truer, especially in this slacking economic time. A customer is more valuable than ever, and you don’t want to miss the opportunity to obtain a new one. Maybe you’ve previously considered Internet advertising a “gamble” that wouldn’t pay off. Today, it is imperative to look at it differently.

Statistics have shown, unequivocally, that customers are using the Internet to make purchases and locate businesses. Consumers reference IYP more than 3.3 billion times annually, and this number continues to grow. IYP users comprise 50 percent of all new customers to a business. Each dollar spent on IYP advertising generates an average of $47 in sales and $16 in profits. These figures are no longer “guesses” or “gambles.” They represent true sales.

Profiling

Almost all of the IYP sites are now partnering with major search engines, such as MSN and Yahoo, to drive users to their sites. Even if you are one of the more skeptical business owners and have not created a website yet, most of the IYP sites offer a “business profile page,” which can be created as a substitute. Some sites offer a map, driving directions, coupons, etc., on these profile pages. A customer can even call or e-mail you directly from your IYP listing.

Most sites can bundle Yellow Pages print and online advertising together, creating some tremendous money-saving opportunities. Not only can you capture the customers you’re missing on the Web; you can optimize your print investment and give the customer more information by being able to view your print ad online.

Some sites will duplicate your ad at no additional cost. Your business profile page should contain all the necessary information in order to answer “do you” questions asked by potential customers:

• Do you take credit cards?
• Do you deliver?
• Do you give free quotes?

Tracking

If you’re making an investment, you should keep track of your returns. To ease some minds and eliminate the “gamble,” many sites offer tracking options that include a dedicated phone number so you know exactly how many calls you receive. Some offer to match what you spend on their site and give you that dollar value to put toward Yellow Pages print advertising. Most will offer a discount on print advertising if you purchase on their site.

Now is the time to get in the game if you haven’t already. It may seem like a gamble, but the stakes are higher if you don’t play. We are already seeing advertising seep into the cell phone market. According to market researcher Informa Telecoms & Media, advertisers will spend more than $11 billion by 2011 on mobile marketing.

Internet Yellow Pages advertising is the least you can do today to keep up with technology. When was the last time you pulled over and used a phone book at a payphone? The younger generation is oblivious that many of us had to rely on coin phones with the swing up directories (remember those?) when we were on the road and urgently needed a number or address.

With cell phone access to the Internet, there is no time like the present to make sure customers can locate you. Don’t let the next customer find your competition and not you. It is a necessary form of advertising. You must “play” if you want to “win” the business.

Michelle Millis is senior client service manager of Michaels Wilder Inc., an advertising agency specializing in Yellow Pages, Internet marketing and talent recruitment for the self-storage industry since 1989. For more information, visit www.michaelswidler.com.

Americans love remodeling—to make the old new again. Homeowners proudly display renovation signs in their yards, while do-it-yourself shops sell new gimmicks that repurpose old gadgets.

When it comes to self-storage remodeling, there are a lot of trends out there. But there's one with which you may not be familiar: re-skins.

A Fresh Concept

Re-skinning means giving a facelift to older, first-generation wood doors and hallway systems in a low-construction, invasive-free manner. Patrick Reilly, president of the Washington Self Storage Association, proudly proclaims re-skinning as his own invention. “I’ve re-skinned several of my older facilities and, in fact, I believe I came up with the concept,” Reilly says. Like many owners of older facilities, he was looking for a way to change out the wood hallway components and hollow-core doors in one of his Urban Self Storage facilities.

To stay competitive with new construction, Reilly knew he needed a physical facelift that required more than just a new coat of paint. The challenge was finding a cost-effective manner that didn’t inconvenience tenants or risk liability by exposing their belongings while switching out the doors.

Reilly consulted a team of door and hallway professionals with a unique idea. Why not install the steel hallway panels, headers and doors over the existing wooden structures? The benefits were many—less construction time to interrupt his daily business, a cost-effective installation process, and a method to replace all the doors without having to round up each tenant to stand by for security purposes while the doors were updated. With a little more research and calculations, the concept of re-skinning became a viable remodeling option.

Before re-skin

The Value of Re-Skinning

Re-skinning is appealing on many levels. As most owners are keenly aware, aesthetics are vital in attracting new renters, and the competition with new facilities is fierce. Units with old, worn doors look less inviting and may be perceived as less secure than professionally installed steel doors. Many re-skins utilize swing doors rather than roll-ups, which typically cost less to purchase and install. Less inconvenience to the tenants is a large factor for re-skins.

Typically an entire hall of steel doors can be installed in a day, without ever having to disturb the contents of a unit. Because new doors are installed over the previous ones, tenants can switch their locks when it’s convenient.

Tenants tend to appreciate this time-saver, and owners sidestep the myriad potential liability issues of switching out doors and exposing stored belongings. Finally, many of the surprises encountered with a remodeling job are eliminated because there are no major structural changes being made.

Opening Doors

Again, the majority of the doors in a re-skin are replaced with steel swing doors rather than roll-ups. Swing doors are more cost-effective, and roll-up doors rarely can be effectively installed over existing doors. Installation crews can quickly install hallway panels and headers along with swing doors, reducing the impact of renovation on a facility’s daily business.

Swing doors are usually zip-tied closed for the procedure. When renters want to access units, the manager opens the steel door, allowing them to transfer their locks. Waiting on a tenant to be available to oversee his unit during door switch outs can eat up huge amounts of installer time. Re-skinning saves time, which adds to the owner’s bottom line.

Beyond doors, wooden hallways are given facelifts with steel panels, easily installed around existing lights, fire extinguishers, cameras, etc. Unless the old wooden panels are in gross disrepair, little to no demolition is necessary, and in a fraction of the time, the facility has a shiny new appearance.

Other Factors

The decision to remove old wood doors varies between facilities. For those with mold, mildew or decay problems, doors and panels are usually discarded, which adds more labor time. Also, not all owners prefer swing doors. Roll-up doors offer larger openings—a definite service to tenants—and some find swing doors to be cumbersome in the aisles especially when several are open at once. Roll-up doors are certainly an option, but will require the removal of old wooden doors.

Door selection should be handled in the same manner you would for a new construction job. You’ll want to consider a high-quality door that will last, not just the lowest bid. Most manufacturers will offer a three-year warranty on workmanship, but also look for extended paint warranties, durable finishes and customer-support programs.

If you opt for roll-up doors, make sure you select one with pre-lubricated springs and a ratchet-tensioning device. You’ll find that quality workmanship and easy tension adjustment will keep your maintenance and replacement costs to a minimum.

Door color is a point of consideration for re-skins just as one would find with new construction or other remodeling tactics. A certain amount of psychology goes into selecting a door color. Some owners select colors to match their logos or corporate colors, while others take tenant mindsets into consideration. For instance, blue (as in a blue ribbon) is considered a winning color; light greens are found to be soothing; yellow connotes caution; and white is known to be more reflective, which caters to the tenants’ need to feel safe within the facility.

Hiring a professional to install the job is paramount to success. Most major door manufacturers offer re-skin services, and some general contractors will bid for these projects, too. Compare bids carefully, as some firms may omit steps to keep costs down. Experience has shown that skimping at the onset means more maintenance—and money—down the road.

Rejuvenating Public Areas

With all the effort an owner puts into the re-skinning of the hallways, updating the rest of the facility should not be overlooked. Chances are when the facility was built, building codes may have been more relaxed. Today’s guidelines require an owner of an older facility to address Americans with Disabilities Act requirements, fire codes, asbestos removal, old circuit breakers and more.

In addition, tougher zoning guidelines may mandate your color choices, façade changes and even signage selection. You may also find you need to forego some rental units to increase your public function area. Installing lockers above existing units or in normally un-rentable areas can help you recoup lost rental income.

Reaping the Rewards

Re-skinning a facility is a cost-effective way to reinvent a tired facility. The newer surroundings can justify higher rental rates to help offset your investment. Once your site is up to snuff, make sure you price your rates competitively.

Thanks to the ingenious mind of an owner in need, as well as our constant quest to remodel, re-skinning is an attractive renovation option for first-generation wooden facility components. The perceived reinvention can drastically increase your occupancy rate and approval rating. And while you can’t put a price tag on perception, you can bank on the results. Now there’s an idea.

Ramey Jackson is vice president of sales for Janus International, a manufacturer of third-generation roll-up doors, swing doors and hallway components for the self-storage industry. For more information, visit www.janusintl.com.

Allstore, a Cornwall, England-based storage company, developed an innovative solution for maximizing storage space for archive boxes and self-storage. The system accomodates 272 storage units within 550 square meters. Storage product supplier The Spaceway Group worked with Allstore to produce StackiTall, an archive storage system that allows a greater number of mobile-storage units to be accommodated in a confined area. The system pulls units forward and back rather than the normal left to right. This allows easy access to boxes and enables additional units to be installed. Allstore is a family business offering storage in a purpose-built 3,000-square-meter facility in Truro, Cornwall. For more information, visit www.spaceway.co.uk/swgroup.htm.

Here’s a riddle: What’s the first and last thing a customer will encounter when visiting a self-storage facility but always the last for an owner to think about in the list of maintenance to-do’s? Give up? The parking lot.

It’s not a funny riddle, by any means, especially for tenants who must deal with an unkempt parking lot. Everything else about their first visit to your site may get a glowing report, but the parking lot experience could just be the clincher that makes or breaks a rental deal. As banal as it may seem in the overall scheme of storage operations, it still makes that first and lasting impression on a potential tenant.

A Clean Sweep

Perhaps the first and most basic step in maintaining a tidy parking lot is to give it a good sweeping. If it’s a bigger job than one employee can handle without getting carpal tunnel or sweeper’s elbow, hire a professional street sweeper.

If your site is in heavy-weather locales, consider seasonal care. Springtime can be a frantic season for removing sand/salt residue and twigs or branches tossed about during snow and ice storms. Summer storms that whip through areas of the country can also leave plenty of debris, as do the deciduous trees in autumn.

Use common sense, but don’t be afraid to peek outside and walk the entire lot regularly for a good checkup. It’s good for your health and the health of your business.

Patch Work

If you’ve walked your lot and discovered areas in disrepair, don’t despair: It’s not an indicator that the whole parking lot needs a costly repaving. “If budgets are tight and safety or aesthetics are an issue, start a corrective maintenance plan,” says Steve Brahney of Brahney Pavement Solutions in Hillsborough, N.J.

Most important, don’t delay taking action if you’ve witnessed destruction already in the works. “By allowing your parking lot to deteriorate, you only increase the money needed for future repairs,” Brahney cautions. The average cost to rebuild a parking lot today is more than $45 per square yard.

“Hot, rubberized crack sealing is the best money spent if you can’t afford to overlay your parking lots,” he continues. “Crack sealing can extend the pavement life up to seven years and usually costs as little as 5 cents per square foot, depending on the quantity and severity of cracks.”

Here’s another riddle: What’s the biggest culprit when it comes to cracking the asphalt? Hint, it attacks regularly, often without warning, but can be warded off if proper protection is used. Could it be a coat of armor? Close, but no cigar.

“The single most destructive force against asphalt is water,” says Donna May of Cross Metal Buildings, Bulverde, Texas. “If asphalt is not maintained and water gains access, it undermines the subsurface so that pressure causes asphalt to crack.”

It’s hard to believe water can cause so much damage, but a quick science lesson can clear any doubt. “Water allows plants to take hold and grow,” May explains. “The force of water expanding and contracting due to temperature variations causes degradation. Preventing water from seeping into asphalt by proper sealing maintenance is very important in preserving the life of drives and parking areas.”

Keeping in Line

There’s a little known joke among pranksters that goes like this: “If you don’t see a speed limit sign posted in a parking lot, there isn’t any!” Put a stop, literally, to speeders by posting signage that reminds them to move at a snail’s pace. Slow means “safe” in parking lot law, particularly at a busy self-storage on a Saturday. Most municipalities dictate 10 mph as a safe limit.

If signs aren’t enough to deter speedsters around your lot, consider adding speed bumps. Contact an asphalt contractor to determine the best locations for the bumps, advises Todd Slyngstad of Silicon Valley Paving, San Jose, Calif. “The speed bumps should always be striped. The intent is to get the attention of the driver and let him know a speed bump is ahead.”

Beyond the installation, bumps require little maintenance, but should be seal-coated to protect the asphalt and repainted when the stripes fade, Slyngstad adds.

Line painting in parking lots should also be part of the plan to keep spaces well identified and ensure vehicle and pedestrian safety. Lastly, for those particularly problematic areas, bollards may be installed to ward vehicles away from too-close proximity to the office or other restricted areas.

More Than Meets the Eye

This quick overview of parking lot repair and upkeep is by no means exhaustive. Discuss your needs with a professional contractor who can steer you in the right direction. Check with asphalt suppliers for names of professional contractors, advises John Wilson, of San Antonio-based John L. Wilson & Associates. “And then check references. Plus, go and see a job they’re working on to judge quality and performance. It tells me a lot about a company when I visit a jobsite.”

Parking lot maintenance requires continuous vigilance, checking every nook and cranny for upkeep, Wilson concludes. “Walk your site all the time and make sure it’s free of debris that will bother customers. And always address problems immediately. With asphalt atrophy, it only gets worse.”

Want to educate yourself even further or land more maintenance tips? Visit www.insideselfstorage.com and do a keyword search on parking lots (or any other topic). Plenty of articles will pop up, giving you a bounty of ways to keep busy beautifying and protecting your property and business.

The Texas Self Storage Association (TSSA) has embarked on a 2008 “Make a Difference” campaign to support the Shriners Hospital for Children in Galveston. The association and self-storage operators throughout the state have supported the organization for seven years. Since 1999, TSSA has raised more than $143,000 for the hospital, which specializes in burn treatment of children under 18. All patients are treated at no cost to their families.
 
The statewide campaign will culminate at the TSSA’s annual convention and tradeshow, Nov. 9-12, in San Antonio. Fundraising events will include a Texas hold 'em charity poker tournament and live and silent auctions. Monetary and auction donations are being collected at TSSA member facilities through Sept. 30. Auction items can include services, products, collectibles, gift certificates and sports memorabilia. All proceeds go directly to Shriners Hospital. For more information, e-mail [email protected]; visit www.txssa.org.

Participants of the Inside Self-Storage Expo in Nashville, Tenn., Oct. 7-10, can maximize their tradeshow experience with a new online, interactive events calendar that allows them to download and manage the complete agenda. Powered by Trumba, the easy-to-use datebook lets users handpick the seminars and other events they’d like to attend and choose from a menu of data options. They can download the information to a handheld or desktop device, set up text-message reminders, sign up for change notifications, forward information to a friend, and request event info by e-mail or text message. The calendar can be accessed directly at www.insideselfstorageexpo.com/calendar.html.
 
The ISS Expo, hosted at the Gaylord Opryland Resort and Convention Center, will feature four full days of educational seminars, vendor exhibits and networking opportunities. It is sponsored by Inside Self-Storage magazine, a monthly trade publication for owners, operators, managers, investors and suppliers of the storage industry. For details, visit www.insideselfstorageexpo.com.