It's today's fast-paced world, people are looking for one-stop shopping. So it's only natural for a self-storage facility to cater to a customer's needsfrom shipping boxes to storing recreational vehicles. By adding more services to your existing business, you'll generate additional revenue and reach a broader customer base. Read about what's hot and how to market it.
Editor’s Note: This article contains material published in the book, How to Make Money in Self-Storage, by RK Kliebenstein and Jennifer LeClaire.
This may be the most challenging time ever in our industry. The self-storage business has been a blessing for many owners, operators, vendors and managers, as well as customers. Now, we face obstacles we have never encountered before. Some in the industry will rise to the occasion, while others will fail as a result of an unwillingness to recognize change and embrace the dynamic nature of our industry.
You may remember an old cigarette commercial that targeted women during the women’s movement with the tagline: “You’ve come a long way, baby.” About the time this advertising campaign was popular, the self-storage industry was in its early days of inception, and was often characterized by rows of metal buildings with paneled doors, chain-link fences and unpaved driveways with little or no security. Many of you will agree that we, indeed, have come a long way.
In terms of just the physical construction aspects of the industry, self-storage has changed dramatically. We have gravitated toward high-traffic locations that emulate retail sales areas. Self-storage has grown from metal garages to multi-story buildings with millions of dollars invested, where convenience and state-of-the-art security are primary selling points.
Unfortunately, what hasn’t changed much are the ways in which we operate self-storage stores. Many operators are still thinking Tyrannosaurus Rex, when the industry is now developing robot-operated, manager-less self-storage operations. While I am not advocating firing our managers and replacing them with robots, there is a great deal of sense in changing the way in which we conduct business.
I am amazed at the number of self-storage owners and operators, particularly those in more suburban and rural stores, who still think this business should be run the same way it was in 1970. It is important for us to change and revolutionize the manner in which we consider retail space an integral part of self-storage operations. As we develop sophisticated retail locations, we must now find ways to maximize the utility of that square footage and, in fact, we should measure our sales per square foot generated.
Much like any other retail-driven operation, self-storage managers must be trained to up-sell and cross-sell. We must begin with a paradigm shift and use consultative selling techniques to match the best possible product for our customer with the inventory we have onsite.
In addition to renting self-storage space, we need to learn how to sell moving and storage supplies, such as locks, boxes and tape. There are additional retail sales opportunities all around us. We must recognize this is a competitive environment, and to compete we must think as they do about scalability, salability and availability. Expensive retail locations dictate that we find additional revenue sources such as pack and ship, records storage, local and cross-country moving, online auctions and mobile storage.
We must learn that strategic alliances, revenue-sharing and brokering can be profit-generating and can drive traffic to our stores, giving us an opportunity to prove that we have secure selling skills and can rent space to all those who enter our stores.
We must begin to look beyond the 5-by-10 and 10-by-10 spaces and recognize that, although it was our core source of income, we are no longer living in the ’70s. We must look for new retail opportunities that will generate the kind of traffic we so highly covet. To drive residential consumers to our front doors, we need to consider new product and service offerings, such as carpet shampooers and propane exchange tanks.
To attract the commercial user, perhaps the most desirable of all guests, we need to further understand their business needs. In the ’70s, we stored their old desks and computers, tattered and torn business record boxes, leftover inventory and last year’s store displays and merchandising fixtures. We must now think about integrating new services into our self-storage locations that will bring these valued customers through our doors.
What if self-storage operators positioned themselves in the market to securely store backup tapes from customers’ PCs? How about shredding documents, complete with certificates of destruction, or converting hard copy files and records to digital images that can be stored on virtual servers? There are a host of products and services—sold largely through the Internet—that require little time and energy on the part of our managers other than fostering client relationships and using a consultative sales approach to solve problems for business customers.
These programs can be offered with low capital investment by the self-storage operator, and will require little space for execution. A minimal amount of training will be required, but can also be found online.
Someday, the self-storage store as we know it will be but a mere memory and a photograph in a museum. While there are some clever “themed” self-storage stores designed and decorated in retro fashion to attract attention, there will be even more stores constructed with glass storefronts; sliding-glass doors commonly found at most retailers; DIY rental and payment kiosks; touch-screen monitors for updating addresses and communicating customer comments and requirements; and a host of other conveniences that will continue to move our industry forward. Biometrics, retinal scanners, bar-coding and digitizing our business will become commonplace.
I have had the privilege and pleasure of working with developers of computer-controlled cranes, robots and software for automated self-storage, where technology is expected, not an afterthought. These stores, made available through an increasing number of developers, will have unique features that make operations more efficient and provide a “wow” factor for tenants. The cost of these mechanisms will be reduced as they become more commonplace and as developers find efficiencies in design and construction techniques.
The inconvenience of elevators and long hallways to access climate-controlled space will be replaced by drive-up climate-controlled storage. This business model will be easily integrated into mobile storage, and markets limited by small, convenient geographic areas will be expanded into citywide, even countywide, tenant-acquisition opportunities. Advertising and marketing efficiencies will be gained as prospective customers are located farther and farther away from our locations.
Are you ready for the future?
RK Kliebenstein is owner of Coast-to-Coast Storage and the co-author of several books including How to Invest in Self-Storage and How to Make Money in Self-Storage. A sought-after speaker and educator, he welcomes your comments and ideas. To reach him, call 561.963.4004, ext. 81; e-mail [email protected].
On Sept. 12, more than 450 real estate industry professionals joined Buchanan Street Partners at the Newport Dunes in Newport Beach, Calif., to raise money for local children's charities. A total of $200,000 was donated at this year's multi-sport competition, "Challenge for Children," which raised money for causes supported by Buchanan Children’s Charities: Talk About Curing Autism (TACA), Miocean Foundation, Court Appointed Special Advocates (CASA) and Providence Speech and Hearing Center.
The all-day event hosted 46 teams competing in volleyball, basketball, a kayak-run relay and an obstacle course. For the first time in the event's history, one of Buchanan's teams took home the first-place trophy. The grand prize, a day with the USC football team and Coach Pete Carroll, was auctioned by the winning team and quickly sold for $2,500. The money was given back to Buchanan Children's Charities and will be donated. The Newport Beach Fire Department (reigning champs from 2007) took second place, and The Irvine Co. came in third.
According to Buchanan Children's Charities, a 501(c)(3), the organizations chosen to receive donations are aligned with its values. The groups are entrepreneurial, make a measurable difference in the lives of many children, and have exhibited tangible results over time. Each was given a donation of $50,000:
For more information about Buchanan charitable events, visit www.buchananchildrenscharities.org.
Lake Powell and the surrounding Glen Canyon National Recreation Area in Northern Arizona and Southern Utah are said to be breathtaking. Every year more than 3 million people descend upon the 186-mile-long lake, including owners of some of world’s largest houseboats. Because of the abundance of recreational activities in the area, quality boat and RV storage is in increasing demand.
Located near the heart of activities is Lake Powell Boat and RV in nearby Page, Ariz. Recognizing the need for more enclosed storage facilities, the owners asked Orlando, Fla.-based U.S. Door & Building Components, a manufacturer of self-storage building components, to enclose the canopies at their current storage site. U.S. Door partnered with Caliber Metal Buildings, a metal-building designer in Gilbert, Ariz., to convert three of the RV/boat canopies into enclosed buildings. The new 80-foot-by-40-foot buildings added nearly 10,000 square feet of premium storage.
A New Design
The original canopies were open to the elements and had AB-grade gravel for flooring. Before beginning the project, the owner poured a 4-inch concrete slab as a base for the buildings, providing a smooth, low-maintenance floor that prevents rain from seeping into the units. Also, a half-inch rain lip was engineered above the doors to prevent rain, dust and dirt from entering the units.
Caliber Metal Buildings erected the structural steel for the buildings. Due to the height of the buildings, Caliber used a scissor-lift at the jobsite, enabling the installation crew to work quickly and safely to complete the job in less than two weeks.
“A quick installation time was important to our customer,” says Rob Finelli of Caliber Metal Buildings. “Creating the least amount of inconvenience to existing storage customers was a goal from the time we arrived until the job was completed.”
More Room
Building 6 is split into 13 bays; Building 7 into 13; and Building 9 into eight. Buildings 6 and 7 can store vehicles and boats up to 10.5 feet by 35 feet. Building 9 can store vehicles up to 13.5 feet by 35 feet. The interior reaches more than 15 feet high. Each building features horizontal partitions with full-height studs, providing extra security for customers and added support for the building structure.
In addition to designing the building enclosure, U.S. Door manufactured the roll-up doors, the trim for eaves and door openings, partition walls and metal studs. The custom-folded trim for the eaves and openings was produced by the company’s computer-aided folding machines.
Two door models were used. For the smaller openings on the self-storage units, the owner chose Model 501 roll-up doors. Model 652 doors were chosen for larger doors for wind-resistance and the additional security of wind locks for a secure fit. Model 652 doors also feature nylon wind locks, creating a quieter, smoother operation and easier installation than other types of wind-load doors.
The new buildings are light tan with patriot red on the trim and doors, which matches the existing buildings.
U.S. Door & Building Components has been a major international supplier to the self-storage industry for more than 30 years. In addition to supplying roll-up doors, the company offers a complete portfolio of related products, including hallway and corridor systems, swing doors, lockers, EZ Access wicket doors, relocatable buildings and mezzanine systems. For more information, call 407.859.6770; visit www.usdoor.com.
For more information on Caliber Metal Buildings, call 480.374.2944; visit www.calibermetalbuildings.com.
Renovation is defined by Webster’s Dictionary as the act of restoration to life, vigor or activity. This definition is particularly relevant as it applies to the current state of the self-storage industry. Operators of older facilities must ask themselves: How can we compete with newer sites? The fact is an older facility can benefit greatly from a makeover of its appearance and operational procedures.
Unlike in the early days of self-storage, customers today have more choices. As first-generation facilities—those built in the ’70s and ’80s—begin to show wear and modern feature-laden facilities come online to compete, an increasingly large number of owners are considering renovation. While older facilities function well, they are not maximizing their potential to effectively compete for market share.
What factors should you consider when deciding on improvements for your site? Which renovations have the most potential to better your bottom line? To answer these questions, start with the customer in mind.
The Customer’s Choice
Customers need to know that you intend to give them quality service, and their decision to store with you will be the right one. Your goal should be to enhance the perceived value of your facility through changes your customer will clearly see and relate to positively.
The key to consumer choice and satisfaction is perception as to levels of security and convenience at a self-storage location. In addition, storage owners have long known about the importance of visibility and curb appeal as means to attract customers. Curb appeal is critical to creating a good first impression. Our mind associates businesses that appear well cared for with an expectation that we also will be well cared for. The opposite also stands true: a poorly maintained business sends a bad impression.
The Office
The self-storage customer is often in a state of transition or just downright tired from the strain of moving. A soothing, comfortable office environment will help him feel more at ease, enabling him to make the decision to store at your facility. The office should be inviting, clean and professional. Some of the most cost-effective means to create the right ambiance are as simple as a new coat of paint, improved lighting or a fresh welcome mat.
In this renovation, two single-story buildings were surrounded with new insulated walls and roof to create a climate-controlled building.
I once helped manage a facility that was built in 1977 and beginning to show its age. The office was originally a home that pre-dated self-storage development. The owner renovated with a modern office complete with storefront windows, visible security monitors, attractive retail displays and a customer counter. He also replaced the rusty chain-link gate with a secure gate and updated the parking lot.
Customers entering the new office likely perceived it to be part of a new facility rather than the older first-generation facility it was. Most important, they made their decision to rent without reflecting on the overall state of the facility’s appearance. The hotel industry has long understood this concept, which is why so much attention is paid to the hotel lobby. The adage says you can’t judge a book by its cover, but we often do.
Security
Consider upgrading old black-and-white monitors to color, flat-screen monitors. The cost of these flat-panel screens has come down considerably. When installing monitors, make sure they're visible to customer as they enter the facility.
Adjust the counter orientation and height to enable your manager to see and be seen by customers, and to ensure a clear line of sight from the counter to the gate. Add lighting to eliminate “dark spots,” particularly around the gate and other areas visible from outside the secured perimeter. Rusted chain-link fencing conveys a poor image and should be replaced with a sturdy gate that gives customers a feeling of security.
Visibility
A facility's visibility will increase the number of customers. While it’s not possible to change your site's physical location, there are a number of changes that can enhance its visual prominence. Is your landscaping attractive? Does it make the sight more visible, or does it obscure signage or buildings? Repainting buildings is another smart way to refresh your look.
Consider painting doors a different color if your facility is monotone or lacks shine. Artificial doors can also be added for visibility. One interesting approach is to create a false second floor with “dummy doors.” In such instances, the additional height can make a hidden building visible and identifiable to the public where it may have been previously unnoticed.
A monotone building was painted to enhance visibility: before (left) and after (right).
Unit Mix
In studying various markets, it's not uncommon to find that low occupancy is not necessarily an issue of demand but an over or under supply of a particular unit size or type, for example, too few or too many climate-controlled units. Carefully study your unit mix and consider moving rental-space partitions, creating or removing interior corridors, or even adding more climate-controlled units.
Your Current Tenants
Once you’ve made substantial improvements to your facility, tell your tenants. Ask your manager to send letters to them promoting the upgrades and associated benefits. Increasing occupancy and profit comes not only from renting to new tenants, but by continuous rent increases to your existing tenant rent roll. Tenants will be far less resistant to future increases if they perceive they are getting more value in the form of improved conditions and services that are meaningful to them.
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The Impact of Facility Image: Self-Storage Curb Appeal and Refurbishing
Just like in competitive sports, you shouldn’t go to a tradeshow without a little basic training. This brief primer will help get you into shape for any upcoming event or expo. Once you grab hold of these strategies, you can be sure you’ll score a sizeable win, no matter what your game plan may be.
Of course, you’re not going to any event if you don’t register and book reservations ahead of time. Clearly, the earlier you register the better—especially because most expos offer pre-show discounts and hotel rooms can sell out early. Moreover, airline prices can soar into the impossible-to-afford zone if you don’t opt for advance-sales rates. Book early and rest easy knowing you’ll be traveling the most economically as possible.
If you can, get a hold of a show program once it’s available. Some expos will immediately send registrants information in the mail. If not, or if you can’t wait that long, jump on the Internet and see what’s been posted. The best organizers take out the guesswork by advertising full tradeshow and expo information well in advance, letting you decide what seminars and events you’d like to attend, as well as all extra-curricular activities.
A special note: Many tradeshows offer different packages for attendees to pick and choose, mix and match to suit their interests. There may be separate fees for special workshops, and advance registrations may be required. Ensure you’re getting what you think you’re paying for, and you’ve signed up for any extras before the necessary dates.
On the plane or over a cup of coffee before the conference begins, mark off all seminars of interest to you. If you’re traveling with an associate and share common educational goals, think about splitting up, taking notes at different seminars and then having a post-show meeting to get each other up to speed.
Or, if you’re going it alone and know there’s more than one concurrent session you’d like to attend, ask the show staff if CD recordings will be available. Check in your handbooks (if they’re provided) for notes or outlines for sessions. Oftentimes, presenters provide these beforehand for attendees to follow along during the seminar. These can provide sizeable amounts of information, depending on the presenter. Seminar speakers might also be leaders of roundtable discussions and/or vendors on the tradeshow floor. Check your schedule and plan accordingly.
Wearing the most comfortable shoes and clothing suitable to your professional environment, pick up a notebook and pen, grab a bottle of water (just in case it’s not offered) and make your way to your pre-selected seminars. Take plenty of notes, asking questions as necessary (or jot them down if the presenter requests all questions be saved until the end). Presenters typically expect and welcome further discussion and inquiries, so don’t hesitate to approach them at the end of the session if you want to follow up. If they’re too busy to continue the conversation right then, exchange business cards or make an appointment to speak at a later time. Many presenters double-time as vendors on the expo floor, so you might be able to track them down during tradeshow hours.
On that note, let’s turn full attention to the importance of attending the tradeshow itself. Veteran expo attendees know that a visit to a vendor-packed convention center is a little like going on a shopping spree to the mall during the Christmas rush. The first hours of an expo-hall opening are always the busiest. Plan to walk the entire floor once, getting a feel for who’s where and what’s available.
As you take this first tour, note what booths you’ll want to revisit your second time around. Take a break, have a latte (if at all possible!), and reflect on what you want to accomplish and with whom you want to visit. Perhaps jot down questions you’ll want to ask when visiting specific booths.
Also, pick up as much literature and product info that suits your fancy while on your tradeshow tours; you can sort through it later and glean the best, toss the rest, before toting it all the way home.
Last but not least, seek out any and all networking and socializing opportunities. Many show attendees find that luncheons, cocktail parties and the like—though intimidating at first for some—are the best places for casual conversations and learning new strategies to put you on top of the tradeshow game.
Ready to put your newly acquired tradeshow skills to the test? The clock is ticking down on the upcoming ISS Expo in Nashville, Tenn., Oct. 7-10., the time and place to be if you are anyone wanting to learn anything about the self-storage industry. If you follow the sensible tips provided in the accompanying article, you’ll likely have a heyday in Nashville—especially if you plan on working, networking and enjoying a little downtime out of the office. The
ISS Expo’s full agenda is readily displayed at www.insideselfstorageexpo.com, but below are some show highlights to give you the essence of what to expect. Topping the list of great educational opportunities are several intensive half- or full-day sessions:
• Developers’ Seminar—covering the entire development process, from groundbreaking to facility grand opening.
• Management Workshop—focusing on marketing, staffing, performance reporting, site management and more.
• Legal Learning—covers hot topics in storage law such as lien sales, facility rules and regulations, abandonment and more.
• How to Make Money in Self-Storage—featuring income analysis, equity growth, yield management, fees and ancillary income.
Next up are numerous seminars, offering mini-courses in topics ranging from marketing, price-setting, feasibility, contracts, phone sales, insurance and overall lessons in successful self-storage operations. And, of course, don’t forget the tradeshow floor packed with vendors of every sort: financing, building, contracting, security, software, training, you name it.
Finally, in addition to packing your noggin full of information, don’t forget to wind down or spice up your personal expo agenda by attending the ISS Golf Classic and the cocktail reception, or taking in daytime and nighttime activities in Nashville or the Gaylord Opryland Resort. There’s definitely something for everyone, so be sure to get a taste of it all!
The ISS editorial team is busy this week prepping for the Nashville Expo, which begins next Tuesday at the Gaylord Opryland Resort & Convention Center. As we shuffle our schedules around to ensure we’re everywhere, I can’t help but feel both excited and a little apprehensive.
Having been to the Gaylord Opryland once before, I am at least somewhat familiar with the luxurious resort. But the place is huge! As I look over my agenda, I can’t help but wonder, How will I find the seminar rooms? What about the keynote address? Where is the tradeshow floor?
Being a planner by nature, I like to have everything, well, planned. Luckily, the ISS team is very good at planning. The Expo site has every bit of info you will need from the agenda and keynote to the popular roundtable discussions
For those who like to get out of hotel, at least once, check out this article about all the great places to eat, see and enjoy. Plan to add a least one or two of these sites to your to-do list.
We also hope you’ll stop by the ISS booth during Expo hall hours. You can sign up for Self-Storage Talk, pick up a magazine or chat with the team. We hope to see you there.
Marcus & Millichap Real Estate Investment Services has been named one of 500 most innovative users of business technology by InformationWeek magazine for the third year running. The InformationWeek 500 awards are given to firms with innovations that improve services for clients and employees. Marcus & Millichap placed in the top 5 percent of more than 6,500 applications submitted from blue-chip companies worldwide.
Two of the company’s groundbreaking innovations include MNet, a proprietary database of property listings that allows agents to match properties and buyers nationwide, and Marketplace, which automates the distribution of marketing materials for individual listings, according to president and CEO Harvey E. Green. In addition, Marcus & Millichap recently launched Reach, a program that allows agents to manage and track their e-mail correspondence, and Liaison, a secure collaboration site that allows clients and agents to share detailed transaction information about specific properties.
With more than 1,300 investment professionals in offices nationwide, Encino, Calif.-based Marcus & Millichap is the nation’s largest commercial real estate brokerage. In 2007, the firm closed $20.7 billion in transactions. For more information, visit www.marcusmillichap.com.
If you offer portable-storage service, you should have a regular maintenance routine to ensure years of reliable delivery and storage. The manufacturer of your containers can provide a specific checklist. In addition, here are some common maintenance tasks to keep your containers looking new and lasting longer.
Because they come in contact with road salt and debris, portable-storage containers are exposed to a harsher life than your typical self-storage building. A thorough washing can prolong the life of the container. In absence of any specific manufacturer recommendations, use a mild detergent such as RV or carwash soap and rinse well. Since your containers likely have your name and logo, it’s even more important to maintain a clean appearance when they are dropped in front of your customers’ homes or businesses.
When the containers are clean, touch up any scratches. Touch-up paint may be available from the manufacturer in a nail polish-style applicator. For bigger problems (such as graffiti that can’t be removed), you may need to have the paint custom-matched. Some hardware or paint stores can provide custom-matched spray paint. Test any new cleansers or paints in a small, inconspicuous area first to ensure compatibility with your containers.
Your containers also serve as mobile billboards, and weathered or damaged signage reflects poorly on your business. The decals or signage looked great when first applied to the containers, but how are they holding up? If the answer is “not well,” consider if it’s worth the effort and expense to replace the signage. Inside the container, most operators provide various warning or loading instruction decals. Check to make sure they are also in good condition and not defaced.
If your containers feature roll-up doors, maintenance is essentially identical to the roll-ups on a self-storage building. If the door doesn’t operate smoothly, a lubricant may be applied to the rubber portion of the door guides. If the door is hard to open or close, the spring tension may need an adjustment. Some door springs may also need lubrication unless they feature a permanent coating. If your containers have swing doors, check the seals for weather-tightness.
For containers with wheels or rollers, check the mounts for signs of damage or weakness. Caster-type wheels may be prone to damage, but are typically replaceable. Steel rollers may have grease fittings on the axles—a few shots with a grease gun once a year should keep the wheels spinning freely.
If your containers feature bolt-together construction, inspect the fasteners periodically for tightness. If a fastener must be replaced for any reason, contact the manufacturer for a replacement. Fasteners used on containers may be a specific grade, or feature corrosion-protection for harsh environments. Additionally, fasteners may be designed to withstand the rattling and motion of transport without becoming loose. Using the wrong type of fasteners could result in rust streaks on your containers, or worse, parts rattling off in transport.
It is imperative to have a procedure in place, with one person held accountable to ensure all vehicle maintenance (such as oil changes) is performed and documented on schedule. Check the owner’s manual of all trucks, lifts, etc., for details.
Performing routine maintenance tasks will go a long way toward extending the life of your containers, improving your customers’ experience and ensuring the safety of the transportation of your containers. Ideally, you’ll head off any problems before they become major, and reduce the chances that any repairs will be needed in the field.
Steve Hajewski is the product manager for new product development at Trachte Building Systems. Hajewski has been with Trachte since 2005, leading the research and development for Trachte’s portable-storage program. To reach him, call 800.356.5824, ext. 3208; visit www.trachte.com.
Materials and construction techniques are always improving, but not all are suitable for a boat/RV storage facility. For example, tilt-wall construction works well for large-warehouse applications but may cause unique challenges for the design and construction of self-storage. Hence, any boat/RV-storage site must be thoroughly evaluated to ensure it will support the type of construction planned.
Your first assignment is to assemble an effective team to resolve all challenges encountered with your new construction. Select general contractors/builders based on experience with your designs and the technologies the site will require. The architect should be familiar with the exact mix of technologies and materials you intend to use, particularly when implementing cutting-edge systems. Mixing technologies doesn’t necessarily make for a workable match, so do your research before laying down the plans.
Make necessary changes to designs well in advance of the actual construction, otherwise plan on paying a pretty penny and rescheduling subcontractors frequently. Any change creates a ripple effect for other subcontractors in addition to the added costs.
To amplify space, some developers have toyed with angled spacing and narrower driveways, which don’t always work well in all applications, such as with concrete tilt walls engineered on a triangle-shaped site with irregular elevations. On paper this design may look fantastic, but in application risks must be considered to prevent escalating construction costs.
One solution is to cut the beams and re-fabricate supports to provide just enough space for custom-installed doors. Remember, the entry space will be shorter than the door opening because of the curtain on top and the rain lip at the bottom.
Concrete tilt walls are resilient, but it’s more difficult to drill through 4 inches of concrete than through thin metal, and construction costs increase if lights and cameras are included in the exterior. Fortunately, maintenance costs are reduced because tenants are less likely to run into concrete than steel.
Concrete imperfections can be covered with an attractive stucco finish, which can be messy when applied. Stucco blown onto a wall is under high pressure and will spray several feet. Overspray can land on doors, ceilings and walls. Once the stucco is dry, it’s hard to clean even with a pressure washer, so take precautions to protect surfaces before application.
Lastly, consider how temperature and climate affects the building. Concrete takes longer than metal siding to heat up and cool down. Will you have to compensate for the changes in your climate? Another suggestion: Caulk the seams between panels to prevent water from leaking in.
Most engineers design space sizes from the outside. Make sure you clearly identify space needs to your designer. For example, when designing a 15-by-60-foot space, the concrete tilt wall uses 4 inches, making the interior wall length approximately 58 feet, 10 inches. The unit will lose 4 inches for the door frame, plus 3 inches for the door rails. With the addition of two drive-through doors, a total of 14 inches is lost.
Make sure to work out the flaws in the design stage. Contractors need sufficient room for the door motor. In addition, they’ll need to ascertain the building has enough electrical power to run the motors, plus have a contingency plan for a power outage. Management will want to establish a procedure for maintaining the doors, as well as over-locking them in the event of nonpayment.
Fire sprinklers are required in commercial buildings in most municipalities. They also help reduce insurance costs, but must be regularly maintained and tested annually. Discharge water that has been sitting in a sprinkler system for a year becomes stale and malodorous. When the system is flow-tested, the discharge looks like black ink and can stain concrete driveways. Consider installing drain pipes below the nozzle to handle the discharge, or use a hose adapter to divert high-pressure water into a storm drain.
Before designing living space for resident managers, ask yourself if they should get paid overtime when they address tenant issues after normal operating hours. Are managers responsible for responding to alarms or possible break-ins?
In a perfect world, it is not always possible to plan everything to be low risk/high reward. But with careful design and the right mix of technologies and building materials, you can build a quality, cutting-edge facility at a reasonable cost.
Ed Heil is the manager of operations and security at Lake Havasu RV & Boat Storage of Lake Havasu City, Ariz. For more information, call 877.764.1961; visit www.lakehavasustorage.com.
Tarik Williams is the vice president of TLW Construction Inc., a self-storage and RV-storage general-contracting specialist. He is a member of the Arizona, California and Texas self-storage associations and a regular speaker at conferences of the Arizona Mini Storage Association. For more information, call 877.392.1656; e-mail [email protected].
