By Teresa Sedmak

Are there maintenance-related tasks at your self-storage facility that you can't or really don't want to handle yourself? Here are a few guidelines for hiring a contractor or other professional to help you eliminate maintenance headaches. For occasional and continuing facility upkeep, consider the following:

Experience. Does the person or company have experience in the specific task(s) you need completed? Do they have the proper equipment?

Credentials. Licensing for roofers, painters or builders can vary by state. If your state or municipality requires licensing, make sure anyone you hire has the proper licenses and insurance. Get a lien release upon payment so you know the suppliers and workers have been paid. This way, you can be assured that no liens can be filed against your property.

Insurance. Check to make sure the candidate's employees are covered by workers compensation and liability insurance. If a company doesnt have insurance, you could be liable if something happens to the workers or your property.

References. Ask for references and check with previous customers. Were they satisfied with the work? Was it completed on time? Were their phone calls returned in a timely manner? Would they hire the candidate again? Learn as much as you can about the person or company youre hiring.

Scope of work . Look for someone who can understand the scope of work and has the ability, equipment and attitude to complete the job. Do they understand exactly what you want done? If you aren't explicit about what you want and expect out of the relationship, you're only going to end up with confusion and disappointment. For example, if you ask a landscaper to blow off the driveways, he could blow all the dirt and debris onto your doors and into your units or hallways. Specific instructions are critical.

Cost. Dont automatically accept the lowest bid. Often, if a bid is significantly lower than others, the contractor is cutting corners, has made a mistake, or has failed to include everything he needs to complete the project. The lowest bid often ends up being the same or greater cost with poorer workmanship than a reasonable, competitive estimate from a qualified professional.

Trial period. When it comes to ongoing maintenance such as landscaping or cleaning, the best tactic is to try the company on a short-term basis before making a commitment. If you find you have to coddle the person or company or you just dont care for their work, you can avoid a costly mistake. If you do like them, you can make permanent arrangements.

Communication. Good communication with any hired professional is key. When considering a partner, ask how long it takes him to return e-mail, phone or text messages. Make sure you have his cell-phone number so you can reach him when hes in the field as well as in the office. Likewise, giving your partner multiple ways to reach you will be helpful if there are any complications or decisions that have to be made during a project.

Maintaining your self-storage facility is a necessary part of running a successful business. Proper preservation will raise the property value and can be accomplished by partnering with the right partners on short- and long-term projects.

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

Structural-engineering and consulting firm Structuneering Inc. recently received an Award of Merit for Design Excellence for its work on Deer Park Storage, a multi-story self-storage facility in Long Island, N.Y. The award was presented during the 2012 Cold-Formed Steel Engineers Institute (CFSEI) Expo held earlier this year in Orlando, Fla.

Awards in design excellence were given for projects that demonstrated outstanding structural design of new or renovated structures using cold-formed steel products, Structuneering officials said. Deer Park Self Storage, which offers 578 climate-controlled units in four stories as well as a business center, was built using cold-formed steel in conjunction with environmentally conscious materials. It is one of the first self-storage facilities to receive the Leadership in Energy and Environmental Design (LEED) Certified Silver Rating from the U.S. Green Building Council, officials said.

Each floor was constructed primarily of load-bearing, cold-formed steel walls. The building was designed to withstand 115 mph winds in a seismic design category C. The roof panels are 24-mil cold-formed steel, standing-seam panels supported by 60-mil cold-formed steel zee purlins.

Structuneering provided the structural-engineering design calculations for the facilitys cold-formed steel and structural-steel framing.

Established as Kile Engineering in 1984, Structuneering is headquartered in Houston. The firm assists companies in the design of cold-formed metal framing and metal roofing for commercial and residential applications.

Strategic Storage Trust Inc., a publicly registered non-traded self-storage real estate investment trust, recently began construction on a self-storage facility in Brampton, Ontario, Canada.

Situated on 4.36 acres, the facility will have 800 units. The company purchased the 6.53-acre site for $5.1 million (CAD) in 2011, then sold 2.17 acres to a local retail developer for $2 million.

Located in the heart of East Bramptons residential growth area, the facility is just west of Highway 427 between Queen Street and Brewster Road. The five-building facility will have 100,100 net rentable square feet. Its slated to open in late 2013 under the SmartStop Self Storage brand name.

This site is ideal for a new self-storage facility due to its prime access to nearby highways along a major retail road like Queen St., said CEO H. Michael Schwartz.  One of our long-term goals is to continue to expand our self-storage portfolio in Canada. 

Launched in 2008, Strategic Storage Trusts portfolio includes 120 properties in 17 U.S. states and Canada.

 

By Tammy Salvo

If you've been in business for any length of time, nobody needs to tell you marketing to the consumer has changed. What once required a one-dimensional message to reach the masses now requires 20 messages through a multitude of channels to gain the same impact. Although theres a shift in focus and the distribution of marketing dollars to online strategies, offline marketing is a viable way to support your online efforts. So how do companies manage the balancing act between the two? Some seek the professional expertise of a marketing agency.

Partnering with an agency is a great strategy to bring consistency and cohesion between online and offline marketing efforts. A full-service agency will not only expedite the launch of your programs, it will manage the research, strategy, creative development and outcomes thereof. It ensures your marketing dollars, whether online or off, work in conjunction to promote a consistent message, brand and image.

Think of your quest for a marketing partner as you would the search for a new employee. There are several factors to consider. Experience, talent pool, expertise, recognition and philosophy are key factors, but you must also understanding the company's strategic approach to campaigns, the services it provides, and the driving force behind its programs.

Knowing Your Customers

One of the top goals for any marketing effort is to win new customers! You don't just want people, you want customers who will evaluate, purchase, use, renew and share their experiences of what it's like to do business with you. Its important to connect with customers when and where they want to connect. Therefore, its critical to partner with an agency that not only understands your business but, more important, knows your customers, where to find them and how to communicate with them.

Measuring Results

Marketing without measuring is costly. An experienced agency will not only share its experiences, it should provide reports and case studies highlighting the results of its efforts. During the interview process, ask questions to determine how quickly clients recognize a return on investment, the company's approach for developing new campaigns, and what pre- and post-data analytics it provides. An agency that not only finds value but recognizes the power in research and analytics is one with your best interests at heart.

Whats on the Menu

People appreciate clear, concise, easy-to-read menus. The same is true for a list of services provided by an agency. When reviewing a candidate's offerings, analyze the menu. Is it logical? Does it contain the items you need? Does it highlight specialties? Analyze carefully, as the menu structure may give insight to the companys process for creating, sharing and managing campaigns. Here are a few items that may be most beneficial to an offline campaign:

• Classified ads
• Direct-mail programs
• Postcard campaigns
• Card decks
• Door hangers, fliers and circulars
• TV and radio
• Public relations

You Get What You Pay For

Were all cost-conscious when it comes to spending our marketing budget. We hold those dollars near and dear to our hearts, minds and bank accounts. However, I challenge you to change your perspective a bit. Lets not look at the spend independent of the return on the investment.

For example, lets say you receive a quote of $3,500, targeting 1,000 prospects using print, direct mail and door hangers. Instead of going into what might be construed as sticker shock, take a step back and think on this: Industry studies show a typical new tenant generates $500 in revenue. If your new campaign costs approximately $3,500, it would take seven new tenants to recognize a full return. The expectation of seven new customers out of a thousand is not far-fetched and, more realistically, on the lower end of the actual response rate.

In the world of advertising, one fact remains: Your success depends on the experience and expertise of the people who handle your business. It's becoming imperative to engage an advertising agency that becomes a extension of your businessa resource of new ideas and new perspectives, all focused on helping you reach your goals.

Whether you're marketing locally or nationally, online or offline, it's important to build and implement a plan thats perfectly aligned with your overall objectives. Your strategy should not only build a relationship between you and your customers, but engage and retain them. Remember, the strength of any plan stems from the ability to convert initial interest into real sales.

Tammy Salvo is a media consultant for Michaels Wilder, a full-service marketing-communications company specializing in online advertising, social-media marketing, website development, mobile media, brand development, research and consulting, media planning, and talent management for the self-storage industry. She has more than 20 years of experience in directing sales and marketing efforts, with a solid background in profit generation through market research, trend analysis, brand positioning, and strategic marketing on a national and international scope. For more information, call 800.423.6468; visit www.michaelswilder.com .

David Rogers, CEO of real estate investment trust Sovran Self Storage Inc., will speak tomorrow during the 2012 Western New York Investors Conference in Amherst, N.Y. A live webcast of the presentation and a copy of the session materials will be available under the Investor Relations tab of SovranSS.com beginning at 8:30 a.m. ET.

Sovran is one of 10 companies that will present during the conference, which will be held 7:30 a.m. to 2:30 p.m. at the Buffalo Marriott Niagara. Leaders from a diverse group of publicly traded companies in western and upstate New York will share their business strategies, capabilities and outlook, according to conference organizers.

Rogers presentation is scheduled to last 30 minutes, including a five-minute period for questions and answers.

Sovran operates 434 self-storage facilities in 25 states under the Uncle Bobs Self Storage brand name.

Xtraspace SelfStorage recently opened a multi-story self-storage facility in Durban, South Africa, the companys first in the KwaZulu-Natal province. Flanked by Khuzimphi Shezi and Sydney Road, the facility occupies an entire block. Its positioned to serve the suburbs around the Durban area including Berea, Glenwood, Musgrave, Umbilo and Warwick.

Converted from an existing building, the new Xtraspace facility offers meeting rooms, free Wi-Fi, and a business center with scanning, printing and faxing services. Courier services, packing materials and file storage are also available.

Xtraspace SelfStorage entered the South African self-storage market in 1997. The company also owns and operates 10 facilities in Gauteng and two in Western Cape.

Security is an essential piece of any successful self-storage operation. The site security system not only serves to protect tenants, employees and stored goods, it has the power to attract customers, satisfy their needs and double as a marketing tool.

To help educate self-storage operators about the wide range of security products available and how they work, Inside Self-Storage has launched a free Immersion Center focusing on "Self-Storage Security Technology: Components, Options and Trends." Available at www.insideselfstorage.com/immersion-centers, this online resource contains premium content that will help facility owners and managers explore their security options and keep up-to-date on industry trends.

As part of immersion center, users can currently access:

• A downloadable report on "Tools That Keep Facilities Safe, Now and in the Future"
• A video on the most important security components for any self-storage facility and what's new and exciting in the security-technology field
• Special feature articles on modern security components, system basics and tech support
• A catalog of products from one of the industry's best-known security brands

For more than 20 years, ISS has provided informational resources for the self-storage industry. Its educational offerings include a monthly magazine, annual conferences and tradeshows, an extensive website, an education institute, an online store, and Self-Storage Talk, the industrys largest online community.

Storage Asset Management Inc. (SAM), a York, Pa.-based self-storage management and consulting company, has designated all 24 of its self-storage properties in the mid-Atlantic and Northeast states as drop-off points for items to be sold at Charity Storage auctions.

Charity Storage is a nonprofit group trying to establish a national network of participating storage facilities that serve as collection points for goods donated by tenants as well as the general public. Donated goods are stored and later sold during the facilities public auctions.

Self-storage operators that join the Charity Storage network can encourage departing tenants, current tenants, auction buyers, local residents and businesses to donate items to a designated Charity Storage unit at their facilities. Donors receive a tax-deductible receipt. When the storage facility holds a public auction, the Charity Storage unit is sold along with the other units, and any revenue earned from the sale of that unit is allocated to charity.

Net proceeds from the sale of each unit at a Charity Storage auction are split three ways. The national Self Storage Association Foundation Scholarship program receives 10 percent, and Kure It Cancer Research, a nonprofit dedicated to funding kidney and other cancer research, receives 30 percent. Each individual facility chooses a local or national charity to receive the remaining 60 percent.

A vote of SAM employees determined the American Society for the Prevention of Cruelty to Animals (ASPCA) to be the companys charity of choice. We are very excited to have the opportunity to support the ASPCA and their efforts by donating the profits made from Charity Storage auctions to them, said Tina Krueger, marketing manager. Likewise, SAM was impressed when it found out that charity auction funds not only go to the charity of choice, but also towards cancer research and an educational scholarship fund!