When building a self storage facility, it is easy to get lost in the process. Many people get ahead of themselves and envision the features they want in their facility, or how they want it to look while overlooking one crucial step: the site plan.
Before construction begins, a conceptual site plan (CSP) should be completed. This is a visual representation or sketch that outlines the proposed layout and design of your facility. It typically includes key elements such as buildings, landscaping, parking areas, access points, utilities, power lines, terrain, and other features relevant to the development of your self storage facility. This will help you and other stakeholders visualize the potential development and make more informed decisions about the project before investing in architectural drawings1. This is why it’s key to work with the steel building experts at Forge.
At Forge Building Company, we start with a comprehensive evaluation of your project’s requirements, including site details, budget constraints, and timelines. Throughout this process, we are able to come up with solutions that ensure your project’s success.
Before ground can be broken on your self storage project, the site plan is a critical piece of the equation that will be used for the review and approval process by the planning department in your municipality. The planning department will review the site plan to ensure it adheres to all applicable ordinances and development standards.
The site plan also serves as a common operating picture and project roadmap for the development team. Capturing all major elements including site engineering and construction elements in a single plan will serve to keep the efforts of the engineers, architects, general contractors, and developers aligned. It will also help with project budgeting and provide the entire team with the elements needed to make informed decisions.
The site plan will provide you with a visual representation of your vision for your self storage facility. Seeing your vision on paper (or screen) will enable you to have a clearer understanding of what you are trying to achieve. This also provides you with the ability to assess the feasibility of your project and make any adjustments if necessary before going out to investors and lenders. Finally, it provides you with a document that ensures your project stays on course and aligns with your objectives.
Partnering with the experts at Forge Building Company will help ensure that your vision becomes a reality. When drafting a site plan, we oversee all aspects of the planning process to ensure that everything is up to standard and exactly how you envision it.
When creating your site plan, there are several elements that should be included2.
When you choose to work with the steel building experts at Forge Building Company, you can rest assured that all your site planning needs will be taken care of. Our team of experts will provide strategic plans that maximize space, improve your facility’s functionality, and increase efficiency.
Secondly, entrusting the team at Forge Building Company to complete your conceptual site plan ensures that every detail of your facility will be carefully drawn up and communicated with everyone involved in developing your facility.
Finally, by choosing Forge Building Company for your next project, you will experience firsthand the transformative impact of meticulous planning and years of experience to ensure that every decision you make is the right one.
Reach out to us today to discover how we can bring your vision to reality with precision, efficiency, and unparalleled expertise.
References
1. Hover Architecture. (n.d.). Retrieved from https://hoverarchitecture.com/: https://hoverarchitecture.com/csp/
2. MT Copeland. (2020, June 30). Retrieved from mtcopeland.com: https://mtcopeland.com/blog/what-is-a-site-plan-11-things-good-site-plans-must-include/
When developing a self storage facility, numerous decisions influence the project’s success and profitability. One critical decision is whether to build a single-story or multi-story self storage facility. For investors and developers, understanding the factors that make a multi-story facility advantageous is essential for maximizing return on investment (ROI). This blog explores the key considerations that may favor the construction of a multi-story self storage facility over a single-story one.
The location of the parcel plays a crucial role in determining whether a multi-story facility is feasible. In metropolitan areas where land prices are steep, maximizing the use of vertical space becomes necessary to justify the high land acquisition costs. For instance, purchasing five acres in a rural area might cost the same as acquiring one acre in a metropolitan area due to supply-demand dynamics and population density.
Metropolitan areas often face scarcity in undeveloped land parcels suitable for large-scale commercial projects like self storage facilities. This scarcity drives up land prices and necessitates, resulting in the need for innovative solutions to maximize usable space. In contrast, rural areas may offer more expansive land options at lower costs, making single-story developments financially viable unless land restrictions or zoning regulations favor multi-story constructions.
Navigating municipality regulations is crucial for any development project, particularly for multi-story facilities. The Authority Having Jurisdiction (AHJ), typically managed through a Planning and Zoning Department, dictates what can be built on a specific parcel of land. Regulations often include restrictions on building height, setback requirements, fire safety standards, and environmental considerations.
In urban settings, zoning laws may favor vertical development to accommodate population density while maintaining urban aesthetics and infrastructure capacities. Compliance with these regulations ensures that the facility meets safety standards and operational requirements, which may include provisions for parking, access roads, and utility connections.
The physical characteristics of the land parcel influence construction feasibility and costs. Easements, setbacks, wetlands, and uneven terrain can limit the buildable area or necessitate creative design solutions for multi-story structures. Steep elevations, for example, may allow for bi-level (under/over) designs that utilize the natural slope of the land, reducing the need for costly excavation or elevator installations.
Moreover, land parcels with strategic advantages such as proximity to transportation hubs or high-density residential areas can enhance the viability of a multi-story self storage facility. By optimizing land use through innovative architectural and engineering solutions, developers can mitigate construction challenges and capitalize on unique site attributes.
Conducting a comprehensive market feasibility study is essential for evaluating the demand and competitive landscape of the self storage market in a specific location. Factors such as population demographics, existing storage facilities, rental rates, and consumer preferences provide critical insights into market dynamics.
In densely populated urban areas, high demand for storage solutions coupled with limited available space often justifies the higher construction costs associated with multi-story facilities. The study helps investors determine whether the anticipated rental income and occupancy rates justify the additional investment required for vertical construction.
Building a multi-story self storage facility entails higher initial costs compared to single-story constructions. Factors contributing to increased costs include structural reinforcements, elevator installations, stairwells, enhanced security systems, and compliance with building codes and regulations.
Securing adequate financing is paramount to successfully executing a multi-story project within budgetary constraints. Investors may explore various funding options, including commercial loans, private equity partnerships, or crowdfunding, tailored to the project’s scale and financial projections. Proper budgeting and financial planning ensure that the project remains economically viable throughout the construction and operational phases.
Beyond immediate financial considerations, the sustainability and long-term return on investment (ROI) of a multi-story self storage facility depend on operational efficiency, market resilience, and adaptive management practices. Sustainable building designs, energy-efficient systems, and environmentally responsible practices contribute to reducing operational costs and enhancing asset value over time.
Moreover, strategic asset management, tenant retention strategies, and responsive customer service are critical for maintaining high occupancy rates and revenue streams. Investing in technology-driven solutions for facility management and security enhances operational efficiency and customer satisfaction, positioning the facility competitively in the marketplace.
In conclusion, the decision to build a multi-story self storage facility hinges on a complex interplay of location dynamics, regulatory compliance, land constraints, market demand, budget considerations, and long-term investment objectives. While the initial costs and logistical challenges of vertical construction may appear daunting, the potential benefits in maximizing land use efficiency and meeting urban storage demand justify the strategic investment for many developers and investors.
Working with the team at Forge, the steel building experts, will help make this process less daunting. Forge has a team of dedicated professionals committed to excellence in planning, design, engineering, construction, and project management.
Through strategic planning and prudent decision-making, developers can navigate challenges and capitalize on opportunities to create successful multi-story self storage facilities that deliver value to investors, tenants, and the community alike.
When you choose Forge, you are choosing quality, reliability, and innovation every step of the way. With the company’s proven track record of delivering superior results, you can trust Forge Building Company to bring your vision to life with precision, efficiency, and unmatched expertise. Contact us today to discover how we can elevate your next project to new heights and success.
See what Ryan Montoya from Elevate Self Storage has to say about working with the team at Forge:
Contributing Editor: Melissa Anderson, Forge Building Company
As the self storage market continues to grow, climate-controlled self storage is becoming increasingly popular as customers look for facilities with units that can store and preserve their valuable and sentimental items by controlling temperature and humidity. Climate-controlled self storage can benefit self storage owners in numerous ways – mainly by bringing in more income while differentiating the facility from its competitors. There are several considerations for building and/or converting climate-controlled storage units that we’ll look at in this blog.
The budget for climate-controlled self storage units should include all the costs associated with building and opening a facility. This includes materials, labor, permits and licenses, taxes, insurance, and equipment installation such as HVAC systems, flooring, elevators, and lighting fixtures. In addition to these hard costs, there are also soft costs that need to be taken into consideration such as design fees and marketing expenses.
Once you have factored in all the various cost elements associated with a climate-controlled self storage unit construction project, you can add up all the individual line items to get a total estimated cost for your project.
Before building or converting to climate-controlled storage, here are some things you should consider 1.
Design. Both single- and multi-story building designs are equally suitable for climate control. While a one-story facility only has one air conditioning output level to consider, in a two-story site, you may require greater A/C output on the second level since it will gain heat from the roof. This is why it is key to work with a knowledgeable contractor (such as Forge Building Company) who understands A/C loads.
Demand. Before investing in climate-controlled self storage, it is best to complete a market feasibility study of your location. This will enable you to analyze the competition, consumer/business mix, and income levels.
Areas with higher income levels usually mean that customers are more likely to spend additional money on a climate-controlled storage unit. Locations in business areas will attract a strong storage demand for items such as records, furniture, fixtures, and inventory. At the same time, locations close to highly traveled roads are also valuable to salespeople who may need to store items such as cosmetics and pharmaceuticals, vending supplies, and semi-perishables. Finally, long-term tenants may store their belongings across multiple seasons. These individuals understand that the temperatures can vary widely and go to extremes.
Cost. There are different factors that affect the cost to build a climate-controlled self storage facility including the size, number of storage units, and complexity of your project. When costing out a climate-controlled build, you will need to factor in the cost of the HVAC mechanical system and extra insulation your facility will require. A study by Storelocal Storage Coop suggests that you can expect to pay about $60-70 per square foot to build a non-climate controlled self storage facility (multi-story self storage units typically cost $70-95 per square foot. When costing out a climate controlled self storage unit build, a good rule of thumb is to add 15% to each square foot or to the total cost.
The cost for either type of facility can vary based on other factors as well – the cost of steel and your location. Costs tend to be higher in a major metropolitan area than in a small community. It is also key to remember that monthly utility costs will be greater for climate-controlled storage units. However, these costs will go down as capacity increases.
In a study by Statista Research Department, renting a climate-controlled self-storage unit in the U.S. was on average $10 more expensive than a non-climate-controlled unit in 2024. In April, the average rent for a climate-controlled unit was $149. Renting the smallest unit costs on average $53 2.
Insulation. The majority of self storage exterior walls contain long rows of metal doors. These doors are not air-tight, which can be a challenge with heating or cooling. That is why it is key to work with a self storage builder (such as Forge Building Company) that will design your climate control units with fully insulated interior walls and roofing.
Typically, R 19 fiberglass is recommended for walls and R 38 for the roof. The facility’s heat loss and gain must be determined by the HVAC contractor who will calculate insulation values, ceiling heights, cubic area, type of construction, amount of lighting, exterior doors, number of windows, and the air infiltration from outside. It is key to work with a contractor that also understands commercial insulation requirements imposed by the International Energy Conservation Council (IECC) which are designed to preserve energy.
Temperature. Climate control units typically maintain a temperature below 85 degrees in the summer and above 55 degrees in the winter, with humidity below 65% to stop mold or mildew.
HVAC Systems. When it comes to selecting your HVAC system, it is key that you and your contractor research the costs and efficiencies of various heating and cooling units to determine which one is best for your facility. You will also want to identify HVAC systems that have a separate humidistat for reducing humidity.
For other design considerations, see our blog: Is Climate-Controlled Self Storage Worth the Investment?
There are a number of benefits to building climate-controlled self storage. These include:
Climate-controlled self storage continues to be sought after by both customers and developers. While the cost to build is more expensive, they can be a great asset for self storage owners providing additional revenue and a competitive advantage to attract new tenants.
The best way to get started with this type of build is to partner with a highly-qualified self storage builder, like Forge Building Company, so you can rest assured that your facility will be built according to all applicable regulations. Partnering with the Forge team will get you the right preparation and execution so that your climate-controlled self storage facility can be constructed and open for business in no time.
For samples of climate-controlled self storage facilities the Forge team has built, see:
References
1. Storelocal.com. (2023, January 27). Retrieved from storelocal.com: https://members.storelocal.com/blog/considerations-for-a-climate-controlled-storage-facility
2. Statista. (2024, June 7). Retrieved from statista.com: https://www.statista.com/statistics/1051121/monthly-rent-climate-control-self-storage-unit-sizes-usa/
Your land has been purchased, permits have been pulled, your market feasibility study is complete, and financing is in order. Now, you’re finally ready to hire a self storage builder to develop your project. Choosing the right self storage builder can be a daunting task. After all, your future depends on having a well-designed facility that presents the image you want while providing the income potential you require.
This is a big investment. Cost, however, cannot be your only consideration — especially if this is your first venture into building a self storage facility. Contracting with the wrong builder can cause you all sorts of frustrations, time delays, and extra money. So, how do you choose a self storage builder? The following are some tips to help guide you in this process.
Before you schedule an appointment, make sure the builder you are considering is legitimate. They must be licensed, bonded, insured, and in good standing with the Better Business Bureau. If they claim to be a self storage builder, check with professional organizations such as the Self Storage Association. Furthermore, while the law provides some protection from fraudulent or incompetent contractors, it doesn't guarantee honest transactions or quality work. After all, your financial investment is at stake. Look at previous projects similar in scale to your project and check references.
Building your self storage facility is an investment that will bring substantial returns over time. With so much at stake, your builder's experience should be a top priority. It is not enough to be a great builder — the company you choose needs to be a steel building expert.
When building a self storage facility, construction requirements are very specific to the industry. An architect who doesn’t have extensive experience in self storage may miss these pieces in their design.
Forge Building Company is THE steel building expert. As such, we will supply your steel and provide an experienced installation crew for your project. Our installers pay close attention to every little detail ensuring your facility is built to the highest level of quality.
As the leading authority in steel buildings, we offer a comprehensive suite of services tailored to meet our clients' diverse needs. Additionally, we provide high-quality steel and deploy proficient installation crews. We also ensure that every aspect of your construction project is executed with precision and excellence.
Our extensive experience and industry-leading expertise enable us to offer a diverse range of steel products customized to match the unique demands of your venture. Whether your project requires structural beams, roofing panels, or specialized components, our seasoned experts are dedicated to guiding you through selecting the optimal materials. We prioritize using steel renowned for its strength, durability, and performance to ensure the longevity and resilience of your structure.
Our unwavering commitment to quality means we never compromise on excellence. We adhere strictly to industry standards and best practices, ensuring your facility is built with precision and craftsmanship. Whether it's a single-story drive-up facility, a multi-story complex, or a combination of various elements, Forge Building Company guarantees unparalleled expertise and excellence in steel construction.
See what Adam Pakes, CEO of LuxeLocker has to say about working with Forge as its steel provider and steel erector: https://www.youtube.com/watch?v=mtNqxjbVyiQ.
When selecting your self storage builder, look at the different services the self storage builder has to offer. The team at Forge offers a range of services, including project management, site planning, and structural engineering/design-build, along with the installation and erection of steel.
Look for a self storage builder that can offer everything your self storage project requires, such as multi-purpose self storage buildings, customized structures, and boat and RV storage buildings and canopies. By working with one full-service company for all project elements, you will eliminate duplication of efforts and dealing with all the brokers, shipping companies, and subcontractors needed if you were not using a single-source supplier. Ultimately, you will have more control over budgets and deadlines.
See what Mychal Gorden of Desert Land Group and Havasu Riviera Marina has to say about working with Forge: https://www.youtube.com/watch?v=GcL433bfUu4
When selecting your self storage builder, it is key to work with a company that has a team of professionals running your construction site that will maximize efficiencies, foresee and solve potential problems before they cost you time and money, and who will keep you informed at each step of the project. Experienced self storage builders will have well-honed protocols to minimize surprises and keep a project on track. Talk with previous customers to ensure they had a good experience and take a tour of the facilities the company has designed and built. It is important to meet all the key people working on your project.
From meticulous project scheduling and procurement planning to comprehensive risk management and communication strategies, Forge Building Company offers a holistic approach to planning that guarantees the triumph of your construction venture. Our dedicated project managers oversee every aspect of the project, ensuring that milestones are met, budgets are adhered to, and quality standards are upheld.
Another key factor to look for in a self storage builder is one that understands the importance of meticulous planning. At Forge Building Company, meticulous planning serves as the bedrock of our operations. We know that the triumph of your construction project relies on thoughtful layout considerations and comprehensive site analysis. Leveraging our team of experts, we specialize in crafting strategic plans that optimize space utilization, augment functionality, and enhance efficiency. This ensures your facility is meticulously tailored to meet your unique needs and objectives.
Drive aisles, turning radiuses, door size, security, lighting, keyless entry, and more must be considered. An experienced self storage builder can advise you on these issues early in the design process and help you lay out your buildings to maximize the number of rentable units.
At Forge, our process begins with an in-depth assessment of your project requirements, including site specifications, budgetary constraints, and desired timelines. We conduct thorough site analyses to identify potential challenges and opportunities, allowing us to develop proactive solutions that mitigate risks and maximize project success.
Drawing upon years of industry experience and technical expertise, our team collaborates closely with you to translate your vision into actionable plans. Additionally, we employ cutting-edge technologies and innovative design strategies to create layouts that optimize workflow, enhance user experience, and foster operational efficiency.
Effective communication is paramount in successful project planning and execution. Thus, we prioritize maintaining open lines of communication with our clients, subcontractors, and other stakeholders throughout every stage of the construction process. Regular meetings, progress reports, and collaborative workshops ensure that everyone remains informed, engaged, and aligned toward the common goal of project success.
By fostering a culture of collaboration and transparency, we create an environment where ideas are shared, challenges are addressed, and solutions are implemented swiftly. This proactive approach minimizes disruptions and accelerates project timelines, ultimately delivering superior results that exceed expectations.
Finally, it is key to work with an experienced self storage builder that offers comprehensive structural engineering services. These services encompass designing/building solutions and are willing to consult with you throughout the entire project—from site development to building design to completed construction. These services will enable your self storage builder to work closely with your architect to design all the amenities, utilities, and structural requirements that are unique to self storage. In the end, this will save you time and money.
Forge understands that robust design and meticulous planning are pivotal for project success. Thus, we offer expert structural engineering support to actualize your vision seamlessly. Whether your project entails a single-story drive-up facility, a multi-story complex, covered boat and RV storage, storage condos, or a fusion of these elements, our team possesses the expertise and creativity to materialize your dream facility.
Leveraging cutting-edge software, technologies, and premium-grade steel, our engineers carefully craft detailed drawings and plans for the project’s blueprint. These documents transcend mere visual representations, encapsulating critical details essential for flawless installation. Every design aspect is documented to ensure accuracy and compliance with industry standards, from precise dimensions and material specifications to meticulous load calculations and structural analysis.
See what Mychal Gorden of Desert Land Group and Havasu Riviera Marina has to say about working with the Forge engineering team: https://www.youtube.com/watch?v=pPX7A1eZ88A
In the competitive landscape of self storage construction, choosing the right builder is crucial to your success. With the team at Forge by your side, you’re not just hiring a storage unit builder—you’re partnering with a team of dedicated professionals committed to excellence in planning, design, engineering, construction, and project management.
No matter what type of self storage project you envision building, choose Forge Building Company as your one-stop shop for all your self storage design, construction, and expansion needs. What sets Forge apart is not just our commitment to building storage facilities but also our dedication to crafting solutions tailored to meet the unique needs of each project. Our clients expect projects delivered on time and on budget. When you choose Forge, you are choosing quality, reliability, and innovation every step of the way.
Finally, with our proven track record of delivering superior results, you can trust Forge Building Company to bring your vision to life with precision, efficiency, and unmatched expertise. Contact us today to discover how we can elevate your next steel construction project to new heights and success.
See why Elevate Self Storage selected Forge as their self storage builder: https://www.youtube.com/watch?v=BMCRBEwlMIM.
Contributing Editor: Phil Warchol, Forge Building Company
In today’s rapidly evolving landscape of construction and development, the demand for efficient, durable, and cost-effective solutions continues to soar. Enter pre-engineered metal building (PEMB) – a game-changer in the industry. A pre-engineered metal building system is a building that is constructed with a steel frame system that supports a metal roof and wall panels. They are pre-designed to adhere to precise dimensions in a factory, then the building components are brought to the site in completely knock down condition (CKD), and finally, they are fixed/jointed at the site and raised with the help of cranes.
An efficiently designed pre-engineered building can be lighter than the conventional steel buildings by up to 30%. Lighter weight equates to less steel and potential price savings in structural framework.
PEMBs have revolutionized the construction landscape across various sectors, including agriculture, recreational sports facilities, warehouses, aircraft hangers, community centers, storage warehouses, and more. These structures offer a plethora of benefits that make them an ideal choice for developers, investors, and owners.
There are countless benefits of using pre-engineered metal buildings, including:
Cost efficiency: One of the most significant advantages of pre-engineered metal buildings is their cost efficiency. These structures are typically more affordable to construct compared to traditional building methods—the streamlined design and manufacturing process of PEMBs results in reduced construction time and labor costs. Additionally, the durability and low maintenance requirements of metal buildings translate to long-term cost savings for facility owners. Pre-engineered metal buildings are resistant to pests, rot, and corrosion, reducing the need for frequent repairs and upkeep. This translates to lower maintenance costs and enhanced durability over the lifespan of the facility.
Speed of construction: Pre-engineered metal buildings take almost half the time of a traditional construction project to build, saving you time, labor, material, and money. Time is money, especially in the world of construction.
Design: Many owners interested in pre-engineered metal buildings are looking for a structure with an open, extensive interior space. There are endless options for the design of pre-engineered buildings, both inside and out. Modern advancements in technology and construction techniques have made it possible to customize PEMBs to meet specific aesthetic and functional requirements. Whether you envision a sleek and contemporary structure or a more traditional look, pre-engineered metal buildings can be tailored to suit your preferences.
Structural integrity: Pre-engineered metal buildings are renowned for their strength and resilience. Constructed from high-quality steel, these buildings are often more reliable, durable, and resistant to extreme weather conditions, seismic activity, and other environmental factors.
Sustainability: Pre-engineered metal buildings are inherently eco-friendly due to their recyclability and energy efficiency. Steel is one of the most recycled materials in the world, making it an environmentally responsible choice for building construction. Furthermore, the energy-efficient design of metal buildings helps reduce energy consumption and operating costs over time. These structures are tightly sealed, require less insulation than standard buildings, and can be designed with roofing that deflects the sun’s harsh rays.
Flexibility of expansion: PEMBs can be easily expanded in length by adding additional bays. Also, expansion in width and height is possible by pre-designing for future expansion.
So how do PEMBs compare to conventional steel buildings? Here’s the basics1.
| Properties | Pre-Engineered Steel Building | Conventional Steel Building |
|---|---|---|
| Structural Weight | Pre-engineered buildings are, on the average, 30% lighter because of the efficient use of steel.
Secondary members are light weight roll formed “Z” or “C” shaped members. |
Primary steel is hot rolled “T” sections which are, in many segments, heavier than what is actually required by design.
Secondary members are selected from standard hot rolled sections which are much heavier. |
| Design | Quick and efficient design since PEMB’s are mainly formed by standard sections and connections design, time is significantly reduced. | Each conventional steel structure is designed from scratch with fewer design options available to the engineer. |
| Construction Period | Average 6 to 8 weeks | Average 20 to 26 weeks |
| Foundation | Simple design, easy to construct and light weight. | Extensive, heavy foundation required. |
| Erection and Simplicity | Since the connection of compounds is standard, the learning curve of erection for each subsequent project is faster. | The connections are normally complicated and differ from project to project resulting in increasing the time for erection of the buildings. |
| Erection Time and Cost | The erection process is faster and much easier with very less requirement for equipment | Typically, conventional steel buildings are 20% more expensive than PEMB. Erection process is slower and extensive field labor is required. Heavy equipment is also needed. |
| Seismic Resistance | The low weight flexible frames offer higher resistance to seismic forces. | Rigid heavy frames do not perform well in seismic zones. |
| Overall Cost | Price per square foot may be as low as by 30% than the conventional building. | Higher price per square foot. |
| Architecture | Outstanding architectural design can be achieved at low cost using standard architectural details and interfaces. | Special architectural design and features must be developed for each project which often requires research and thus resulting in higher cost. |
| Future Expansion | Future expansion is very easy and simple. | Future expansion is more tedious and costly. |
| Safety and Responsibility | Single source of responsibility is there because the entire job is being done by one supplier. | Multiple responsibilities can result in the question of who is responsible when the components do not fit in properly, insufficient material is supplied, or parts fail to perform particularly at the supplier/contractor interface. |
| Performance | All components have been specified and designed specially to act together as a system for maximum efficiency, precise and peak performance in the field. | Components are custom designed for a specific application on a specific job. Design and detailing errors are possible when assembling the diverse components into unique buildings. |
The benefits of pre-engineered metal buildings are undeniable as an investment alternative. They can be built and adapted to suit a wide variety of applications across a variety of industries. Investors and individuals who are looking to build or expand can capitalize on incorporating a PEMB given the economic advantage of investing in a structure that takes less time to design, produce, erect, and maintain.
Pre-engineered metal buildings prove their worth from day one, providing companies and professionals with many opportunities for expansion and growth. They are also expandable and easily customized to meet the needs of a growing business across various industries. New sections can be bolted onto any side. If a section of the building is damaged, repairs can be performed easily, often using replacement parts from the original manufacturer.
Construction time, labor costs, and material costs are more predictable with a pre-engineered metal building system than with conventional construction. Components are manufactured and shipped from a controlled site, so there are fewer labor and human error costs to consider.
If this is a solution you’d like to consider, talk to the steel building experts at Forge. We’d love to help with your next project.
Reference
1. The Constructor. (n.d.). Retrieved from theconstructor.org: https://theconstructor.org/building/pre-engineered-steel-building-components-difference-advantages/37187/
When it comes to sustainability, there are three key areas to consider: environmental, economic, and social. In today's society, there is a growing consumer interest in supporting businesses that prioritize eco-friendly practices. Therefore, it is crucial for the self storage industry to introduce sustainability measures in facility design and operations.
However, sustainability goes beyond incorporating LED lighting, solar panels, or green roofs. Facility owners should explore innovative sustainable products and materials to generate clean energy, reduce carbon emissions, and minimize ecological footprints. When constructing or renovating self storage facilities, it is essential to collaborate with construction teams that utilize recyclable and renewable materials, aiming to have a minimal impact on the Earth and its resources. The ultimate goal is to build facilities that benefit both customers and the local community, ensuring longevity and efficient operation 1.
So, where should facility owners and investors begin? Here are several ideas to make a self storage business more sustainable, ranging from building materials to landscaping to customer outreach.
Building Materials and a Sustainable DesignExisting self storage units can be improved in terms of sustainability and energy efficiency. When considering remodeling or constructing new units, partnering with experts in steel building, such as Forge, can be highly beneficial. With over 15 years of experience, Forge specializes in constructing energy-efficient structures.
Many self storage facilities are made of steel due to its durability. Forge utilizes Galvalume, a proprietary coated steel that prevents corrosion and deterioration, ensuring a strong building envelope and minimal energy leaks. Adequate insulation is also crucial for regulating unit temperature. Rigid foam insulation infused with non-toxic borates is an excellent solution that also deters pests.
Steel construction offers the advantage of incorporating solar panels or efficient roofing. Roof coatings with a high percentage of infrared reflectants help maintain a stable building temperature. A “cool” finish can reduce surface temperature by up to 38 degrees and save energy costs by approximately 23 percent 2. Additionally, numerous incentive programs exist to help facility owners achieve a quicker return on investment, particularly in sunnier states where incentive programs are abundant. Local utility programs may even offer the option to sell back any excess power generated.
Including energy-efficient HVAC systems is crucial when aiming for a more sustainable self storage facility. Higher SEER (season energy-efficiency ratio) values indicate more economical mechanical units. Additionally, minimizing ductwork and utilizing fans to distribute conditioned air can provide consistent heating and cooling, suitable for self storage 3.
LightingRetrofitting energy-efficient lights is an effective way to reduce electricity consumption. Another option is to install larger lights with motion sensors, dimming or turning them off when no activity is detected. Motion sensors can reduce energy waste by 10 percent.
While the installation of LED lights or sensor switches may seem tedious at first, they prove to be cost-effective in the long run. LED lights consume up to 70 percent less energy compared to metal halide and mercury vapor options. They also have a much longer lifespan, lasting 40 to 50 times longer, and often come with warranties of up to 10 years.
Reducing energy usage not only contributes to sustainability but also leads to economic savings for business owners and customers. Depending on the location, federal and state tax deductions, as well as utility incentive programs, can further support these efforts.
One sustainable way to differentiate your facility is by paying attention to the landscaping and creating a natural environment. This will help your facility stand apart and also ensure that you are not increasing the burden on stormwater systems. Zoning laws may even require new construction projects, including remodels, to avoid increasing water runoff and potentially include constructed wetlands, which are underground systems used to remove contaminants and impurities from septic tank liquid.
Another sustainable strategy for self storage properties is to decrease the use of drinking water for landscaping and increase the utilization of reclaimed water. Landscaping thrives on reclaimed water, which refers to relatively clean used water from baths, sinks, and kitchen appliances. Research shows that plants can effectively filter pollutants in runoff.
Xeriscape, a landscaping design that thrives on runoff, is based on attractive plants that can handle both abundant moisture and drought.
Creating a more sustainable environment can be as simple as making tenants aware of what items should and should not be stored in their units. For instance, paints, solvents, or any items that could leak toxic chemicals and harm air quality should not be stored. Additionally, providing bins for recyclables and potentially damaging items can assist tenants in properly disposing of trash and toxic materials.
Consider becoming an e-waste drop-off site or sponsoring an e-waste collection day. Recycling e-waste, such as drained batteries, empty ink cartridges, old cell phones, and old computer equipment, is convenient for existing customers and can attract new people to your facility. This can be promoted on your website and social media channels. After the collection event, ask a certified recycler to pick up the materials, or drop them off at a certified recycle facility.
Promote authoritative sustainability websites and information. Provide sustainability tips through your website. Link to the websites of sustainable products, businesses, and green building organizations.
Some other ways to become eco-friendly and promote sustainability are to:
Building a self storage facility that is sustainable may be challenging. When considering new construction or upgrading your existing property to be more sustainable, look for a reputable building partner like Forge Building Company that understands all the options for energy savings and sustainability. Teaming with a sustainable company will help you create an attractive facility that is also good for the environment and community in which it resides for years to come.
Introducing corporate-sustainability practices into the facility design and operation of a self storage facility is one of the best and most responsible ways to increase business and add revenue. With some ingenuity and partnering with the right steel building contractors, self storage operators can easily become active members of their communities, being recognized as a vital business committed to cleaning up their community and saving the planet.
References
1. Rebekah Brown, J. W. (2021, June 19). Inside Self Storage. Retrieved from insideselfstorage.com: https://www.insideselfstorage.com/eco-friendly-storage/path-sustainability-designing-self-storage-be-eco-friendly-and-achieve-green
2. Barnard, J. (2018, September 14). Retrieved from Inside Self-Storage: https://www.insideselfstorage.com/eco-friendly-storage/differentiation-through-sustainability-green-ideas-self-storage
3. Overcash, S. (2023, April 4). Inside Self Storage. Retrieved from insideselfstorage.com: https://www.insideselfstorage.com/eco-friendly-storage/7-strategies-enhance-eco-friendliness-your-next-self-storage-development
Americans’ love for travel, intensified by the 2020 pandemic, has fueled the RV industry, resulting in an ongoing surge in popularity. Industry reports indicate robust growth in RV ownership and usage, with wholesale shipments projected to reach 350,000 units by 2024. Moreover, the RV industry contributes a staggering $140 billion annually to the US economy1.
The RV industry alone has seen consistent growth every year since 2009, and with the popularity of RV life, there continues to be a spike in Gen-Z and millennial RV owners (39%) who want a place to stay and explore the outdoors while still having access to their work.
The soaring number of RVs has created a pressing need for storage space. Many RV owners face constraints in storing their vehicles at home due to space limitations or municipal regulations. As a result, there is a burgeoning demand for self-storage facilities offering RV storage solutions, prompting owners and investors to consider expanding or building new facilities.
Also see our blog, “Where is Boat & RV Storage Headed.”
RV storage generally falls into three categories:
RV storage is a self storage unit specifically designed to house your RV. Think of it like a garage or parking space that you rent or purchase (in the case of storage condos) within a self storage facility, with similar benefits depending on the storage company and unit that you choose, such as on-site security, gated access, and climate control.
RV storage facilities offer secure parking spaces tailored to accommodate RVs and boats. RV storage building plans can provide various amenities, that consist of everything from gated access and security cameras to water/air stations, dump stations, cleaning services, app site access, on-site management, and more. Potential investors are realizing that as the quality of RVs continues to increase, the demand for higher amenities is also increasing and customers are willing to pay for additional services.
Also, see our Featured Project: LuxeLocker Boat & RV Storage Condos, to view some of these amenities.
There are many benefits to adding RV storage to your facility2. These include:
However, identifying suitable sites for RV storage facilities can pose challenges due to local planning regulations.
With the growth of the RV industry, many investors may be wondering whether to build an RV storage facility and how to build one. Unlike traditional self storage facilities, RV storage building plans might be constrained by the cost of land, the amount of acreage needed to house vehicles, and the fact that the facilities are geared toward specific objects as opposed to general usage. Drive aisles will need to be larger, and the costs and timelines may differ.
The upside is that RV storage facilities may also prove to be more lucrative than traditional self-storage facilities. In 2023, the cost to store an RV was between $119.88 and $169.35, according to SpareFoot data3.
What should you keep in mind if you’re considering the construction of an RV storage facility?
Land Acquisition and Drive Aisles
A parcel of seven to ten acres is typically required for profitability, with breakeven expected within 14-16 months. Drive aisles must be wider to accommodate RV maneuvering4.
Location Analysis
Proximity to campgrounds, lakes, and rivers is ideal, but demographic analysis of the surrounding area is crucial.
Zoning Regulations
Consider the zoning regulations before selecting a site. Failure to comply may result in costly and time-consuming hurdles when you try to rezone the property.
Despite economic fluctuations, the RV industry’s growth suggests sustained demand for RV storage facilities. High occupancy rates and rental yields make RV storage an attractive investment opportunity.
Want to learn more? Check out what our customer LuxeLocker has to say about this growing market: https://www.youtube.com/watch?v=sMiaA4oM9og. Then give the Forge team a call to explore the possibilities and capitalize on this thriving market. Let the steel building experts help you plan and construct your next RV storage facility.
References
1. RV Industry Association. (2023). Retrieved from rvia.org: https://www.rvia.org/rv-roadsigns-quarterly-forecast
2. Gorman, P. (2024, February 8). Toy Storage Nation. Retrieved from toystoragenation.com: https://toystoragenation.com/2024/02/08/rv-storage-a-longtime-niche-emerging-as-an-asset-class/
3. SpareFoot Blog. (2023, July 12). Retrieved from sparefoot.com: https://www.sparefoot.com/self-storage/blog/25811-how-much-does-rv-camper-storage-cost/
4. Swingler, S. (2020, May 9). Inside Self Storage. Retrieved from InsideSelfStorage.com: https://www.insideselfstorage.com/vehicle-storage/decision-develop-boatrv-storage-differences-traditional-self-storage
When it comes to building a self storage facility, many investors focus on location, security features, and unit sizes, often overlooking a critical element that can make or break the success of the investment—the roof. The roof may not be the most glamorous aspect of a storage facility, but it is undoubtedly one of the most crucial.
As self storage buildings grow older, maintaining the roof becomes increasingly crucial and time intensive. A regular inspection and maintenance routine is key to extending the life of the roof and avoiding hefty bills for repairs and property hassles. That’s why using the steel building experts at Forge for your commercial roofing needs ensures that your investment is protected while also adding value to your self storage facility whether it be new construction, an expansion, or renovation of your existing units.
At Forge, we always recommend standing seam roof panels to our customers. This type of roofing has concealed fasteners that eliminate the risk of many leaks, rust, and loosening screws. They also serve two other very important functions – reducing material and labor costs and increasing the sustainability of the self storage facility. In this blog, we will explore the importance of investing in a quality metal roof when developing or upgrading a self storage facility and the long-term benefits it can bring.
A self storage facility’s primary purpose is to safeguard the belongings of its tenants. An investment in a high-quality, durable metal roof ensures that the stored items remain safe and protected from the elements. Whether it’s scorching sun, heavy rainfall, or snowstorms, a strong, commercial metal roof acts as the first line of defense against weather-related damage. Leaks and water ingress can wreak havoc on stored items, leading to potential financial losses and damage to the facility’s reputation. Regardless of the climate of your self storage facility, a commercial metal roof from Forge Building Company is sure to keep your facility safe and your tenants happy.
To learn more, see Doors, Roofing and Best Climate Control for Your Geographic Location and Ensuring Form, Function and Long Life: How to Properly Care for Your Self Storage Unit Doors and Roof.
Aside from new construction, as self storage buildings age, roof maintenance and repair become more important and time-consuming. An inspection and maintenance program are an important part of sustaining roof life as well as keeping costly repairs and property claims in check.
With proper inspection and maintenance, a metal roof can last for decades. The goals of a good inspection and maintenance program are to proactively locate and repair possible leaks while extending the life of the metal panels. This inspection and care will help you keep your roof in the best possible condition. The most effective examination for metal-roof systems includes four specific areas: the perimeter, the ridge, fasteners, and debris.
For more details on when it’s time to replace your metal roof, see “Forge Building Company – Metal Building Re-Roofing with Standing Seam Metal Roof Panels.”
While upfront costs for a premium metal roofing system may seem higher, it’s essential to view it as a wise long-term investment. The quality roofing materials and professional installation from Forge can result in a roof with an extended lifespan, reducing the need for frequent repairs or replacements. This, in turn, leads to significant cost savings over time, sparing facility owners from the financial burden of constant maintenance and unexpected roofing issues.
One of the best investments for your self storage facility is the installation of standing seam metal roof panels. These metal panels, installed by the experts at Forge, are built to resist corrosion and leaks and require less maintenance in the long run, which ultimately saves you more money.
To learn more about standing seam metal roof panels and watch the entire process in action, see Standing Seam Panel Roof Installation.
With 20+ years of experience, Forge Building Company, you can rest assure you that you are getting the highest quality materials for your investment that will last you for years to come.
Standing seam metal roofs are made of recycled and recyclable materials like aluminum. When the time comes to replace them, they can be reused for other projects. This eliminates the need for landfills.
In addition to being sustainable, standing seam roof panels reflect solar radiant heat coming from the sun, reducing cooling costs for your facility.
A secure roof not only protects against weather-related damage but also plays a pivotal role in maintaining a secure storage environment. An intact, well-maintained roof protects against unauthorized access, discouraging potential break-ins and vandalism. Tenants are more likely to trust a facility with a sturdy roof, knowing their belongings are safe from both natural and human threats. This, in turn, fosters a positive reputation for the facility, attracting more tenants and ensuring customer loyalty.
Investing in a high-quality roof also ensures compliance with local building codes and regulations. Regulatory bodies often mandate specific roofing standards to guarantee the safety and well-being of tenants and the surrounding community. Failure to meet these standards can lead to fines, legal troubles, and even the closure of the facility. By investing in a quality metal roof, facility owners can avoid legal complications and demonstrate their commitment to meeting or exceeding industry standards.
In the competitive landscape of self storage facilities, every detail matters, and the roof is no exception. Investing in a quality standing seam metal roof not only protects stored items but also contributes to the overall success and longevity of the facility. With enhanced durability, incredible resiliency to endure extreme weather conditions without rusting, coming loose, or allowing leaks, reduced long-term costs, increased security, and compliance with regulations, a well-built roof proves to be a critical component for any investor looking to establish a reputable and profitable self storage business. So, before you break ground on your next project, remember to look up and secure the future success of your facility by investing in a reliable and resilient roof.
In 2021, the global self storage market was valued at $54 billion. The self storage industry growth projections at a compound annual growth rate (CAGR) of 7.53% between 2022 and 2027 and expected to hit $83.6 billion by the end of 2027. The North American market is projected to contribute the most significant chunk of this figure1.
Despite the current economy, the self storage market continues to look promising. More and more people are taking advantage of self storage facilities due to the high cost of housing in densely populated areas and the increased frequency with which they must relocate. Additionally, there is a need for more storage space as families grow and acquire more possessions. Self storage software, AI (artificial intelligence), and IoT (internet of things) are also fueling market expansion to keep tabs on all storage facilities, boost marketing efficiency, increase occupancy rates, and enrich tenants’ lives.
Similarly, the self storage recession-proof nature has been further bolstered by the increased adoption of remote work policies worldwide, exacerbated by the coronavirus (COVID-19) pandemic. This trend has inadvertently led to increased demand for self storage to reduce overhead costs.
The self storage industry continues to demonstrate exceptional performance as a prominent commercial real estate sector and emerging as one of the nation’s top investment categories. Occupancy rates remained steady at around 90% throughout the latter half of 2022, and this pattern continued with minimal variation throughout 20232.
Here's what is in store for 2024.
The self storage industry continues to attract investors and entrepreneurs more than any other real estate sector. Its tremendous growth is reflected by the number of people utilizing self-storage – 14.5 million in 2022, up by 970,000 since 2020, according to YardiMatrix3. Additionally, investors remain optimistic thanks to the resilience factor of self storage. In flourishing economies, consumers buy more goods, which leads to the need for storage. In contrast, in trying economic times, residents tend to downsize, which leads to the need for storage4.
“Over a recent nine-year span, self-storage facility owners across the United States saw an annual return on their investments of almost 17%,” -Real Estate Daily News.
Self storage properties have seen record high occupancy rates, rents, and revenue growth. With around 10.6 percent of U.S. households renting a self storage unit, according to Storable, the industry is projected to be valued at $64.71 billion by 20265.
So, what areas of the country are self storage industry growth projections for 2024? Studies have shown that the millennial population prefers residing in cities, driving the demand for self storage units. The lack of space in apartment units leads many residents to seek alternative storage options. For example, in New York, the average one-bedroom apartment is 866 square feet, and Los Angeles averages 789 square feet, according to RentCafe.
Small businesses also contribute to demand for self storage since utilizing a storage unit is less expensive than warehouse space. Many e-commerce businesses look to renting storage units to carry out their orders. Although not all kinds of companies can be run from a self-storage unit, many can utilize the space for inventory or store supplies that do not fit in a home or apartment unit. Additionally, businesses are using storage units for inventory or equipment, thereby also increasing the commercial usage of these facilities6.
For 2023 (and projected for 2024), the strongest performing markets were in high-growth metros in the South and West, led by Miami, Atlanta, Phoenix, and Tampa. Other in-demand cities for self storage include New York, Houston, San Antonio, and Los Angeles.
The Northeast also continues to experience upward trends in occupancy levels. According to SelfStorage.com, states experiencing a surge in the growth of self storage facilities include:
In 2024, the following trends are on track to reshape the market.
1. Self Storage Websites
In today’s business climate, developing a website and establishing a presence on social media is key to the success of any business. The right features on your website will increase business efficiency and provide a great customer experience.
With your self storage website, you can let customers know your location, which types of units you offer, including dimensions, features, and associated prices. You can include ways for customers to book and manage units online as well as pay for those units. This facilitates a more streamlined experience for tenants.
If you sell ancillary products or services (like offering moving trucks or moving materials), you can make that information more easily accessible to potential buyers by including it on your website.
2. Integration of Technology and Customer Convenience
Technology is playing a critical role in driving data storage trends in the self storage industry. Self storage businesses are embracing technological advancements to enhance operations and improve customer experiences. This includes adopting self storage software, which enables efficient management of billing, accounting, and customer management tasks. By leveraging technology, self storage facilities can streamline their processes and provide a seamless experience to their customers.
Many self storage facilities offer contactless access options, enabling customers to enter the premises and access their belongings without physical interaction. These conveniences enhance the overall customer experience and cater to individuals’ evolving needs and preferences.
3. Adoption of Sustainable Practices
The self storage industry is increasingly embracing sustainable practices to reduce environmental impact. To minimize energy consumption, many self storage facilities are implementing energy-efficient technologies, such as LED lighting and smart climate-control systems. Additionally, some self storage facilities are exploring renewable energy sources like solar panels to power their operations. By adopting sustainable practices, the industry is reducing its carbon footprint and attracting environmentally conscious customers.
For other ways and considerations for incorporating sustainability into your self storage facility, see our blog, “Sustainability in Self Storage Renovation & Projects to Consider” https://forgebuildings.com/self-storage-facility-renovation/.
These trends are shaping the growth and future of the self storage market. By staying ahead of these trends, self storage businesses can position themselves for success and meet the evolving needs of their customers, significantly improving the customers’ experience.
References
1 Insights, P. M. (2022, October 7). GlobeNewswire. Retrieved from Globenewswire.com: https://www.globenewswire.com/en/news-release/2022/10/07/2530200/0/en/Self-Storage-Market-Size-2022-to-2027-Market-Share-predictable-to-grow-at-a-CAGR-of-7-53-during-the-forecast-period-Top-Companies-report-covers-Global-Industry-Trends-Statistics-De.html
2 Matthews Real Estate Investment Services. (2023, September 18). Retrieved from matthews.com: https://www.matthews.com/self-storage-market-report-northeast/
3 Adler, J. (2023, February 21). Yardi Matrix. Retrieved from Yardimatrix.com: https://www.yardimatrix.com/blog/demand-holds-steady-for-us-self-storage-sector/
4 Matthews Real Estate Investment Services. (2023, September 15). Retrieved from Matthews.com: https://www.matthews.com/insights-thought-leadership-self-storage-update-2023/
5 McLeod, A. (2022, June 23). Inside Self Storage. Retrieved from Insideselfstorage.com: https://www.insideselfstorage.com/market-conditions/can-self-storage-performance-strength-last-here-s-an-outlook-for-the-rest-of-2022
6. imarc. (2023). Retrieved from Imarcgroup.com: https://www.imarcgroup.com/self-storage-market
