Typically, when you think of sustainability, you may think of it in terms of three different areas: environmental, economic, and social. According to Wikipedia, the original semantic meaning of “sustainability” refers to the ability to continue over a long period of time. A closely related and overlapping concept is that of “sustainable development” or the process and pathway to achieve it.
So, in a society that continues to be concerned or socially aware of sustainability, how can the self storage industry introduce sustainability practices in their facility design and/or operations? While rooftop solar panels are usually the first thing that comes to mind, many owners are also experimenting with new sustainable products and materials to generate clean energy, reduce carbon emissions, and factor in ecological footprints.
So how can a self storage operation incorporate sustainable innovations? Here are a few ideas on how to make a self storage business sustainable, from building materials to landscaping to customer outreach.
When self storage units have been in operation for a while, there are usually many ways to improve their sustainability and energy efficiency. When looking to remodel an existing unit or build a new one, consider partnering with a steel building contractor, such as Forge. We have over 15 years of experience building structures that are energy-efficient and use low-energy lighting, but without compromising on a high-quality, modern HVAC system.
Many self storage facilities are constructed of steel, which is already very durable. With Forge, being a steel building expert, we use Galvalume in the buildings we erect. This is a proprietary coated steel that prevents the corrosion and deterioration that could result in a compromised building envelope and energy leaks. We also highly recommend that the insulation is sufficient to regulate unit temperature. Rigid foam insulation infused with non-toxic borates is a great solution which also discourages pests.
Solar panels or efficient roofing is another benefit to steel construction. Roof coatings with a high percentage of infrared reflectants help maintain a more stable building temperature. A “cool” finish can reduce surface temperature by up to 38 degrees and save on energy costs by about 23 percent. (Barnard, 2018)
Retrofitting energy-efficient lights is a great way to reduce electricity consumption. Another option is to consider fitting larger lights with a motion sensor, so they either dim or turn off completely when there’s no activity. While installing LED lights or sensor switches might seem tedious on the surface, they will be much cheaper to run and maintain in the long run.
Lower energy use isn’t only sustainable; it creates economic savings for business owners and customers.
With so many self storage facilities popping up in communities across the U.S., it is key to differentiate your business. By paying attention to your landscaping and creating a natural environment, you will stand apart and also ensure that you’re not increasing inputs to stormwater systems. In fact, local zoning laws may require that new (including remodels) construction projects avoid increasing water runoff and or even include a constructed wetland, an underground system used to remove contaminants and impurities from septic-tanks liquid.
One sustainable strategy for self storage properties would be to decrease the amount of drinking water used for landscaping and increase the reclaimed water used. Landscaping thrives on reclaimed water (the relatively clean used water from baths, sinks and other kitchen appliances), and research shows that plants harness pollutants in runoff.
Xeriscape is one landscaping design that flourishes on runoff. It’s based on attractive plants that can handle both plentiful moisture and drought.
Another way to create a more sustainable environment is to inform tenants of items they should and shouldn’t store in their units. For example, paints, solvents, or any item that could leak toxic chemicals or harm air quality should not be stored. In addition, consider offering bins for recyclables and potentially damaging items to assist your tenants with properly disposing of trash or toxic materials.
Consider becoming an e-waste drop-off site or consider sponsoring an e-waste collection day. Recycling e-waste—drained batteries, empty ink cartridges, old cell phones, 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 recycling 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 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 eco-friendly, 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 for years.
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 revenue. With some ingenuity and partnering with the right steel building contractor, 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.
Works Cited
Barnard, J. (2018, September 14). Retrieved from Inside Self Storage: https://www.insideselfstorage.com/eco-friendly-storage/differentiation-through-sustainability-green-ideas-self-storage
Most often, when you think of self-storage, you usually think of finding a place to keep boxes, furniture, and other standard household belongings. But what if what you need to store right now is a car or other vehicle? Vehicle storage works in pretty much the same way as regular storage, with various options available to help ensure that your vehicle stays protected when it’s not in use. Following is a quick guide to vehicle storage, including what you should do to prep so your car or vehicle is ready to drive off the lot later on.
Vehicle storage is a self-storage unit specifically designed to house a car or other type of vehicle. Think of it like a garage or parking space that you rent 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.
There are four primary types of vehicle storage:
The various types of storage units for vehicles differ in terms of price and utility. It’s important to choose the type that’s best suited for your vehicle itself, particularly if it is highly valuable.
Each type of vehicle storage unit offers its own advantages and disadvantages. To figure out what unit will be best for you, you’ll need to consider not only availability (though that’s obviously a key factor) but what your specific vehicle requires.
This type of vehicle storage isn’t so much an individual unit as it is a parking space that you rent for a set duration. These are usually within a large parking lot on site of the storage facility, and the surface may be paved, grass, gravel, or dirt. This is the cheapest way to store a vehicle, and though you lack protection from the elements you still get the security benefits that come with renting at a storage facility. For added protection you can put a cover on your vehicle which will provide a barrier from the weather.
If you’d prefer to have your vehicle protected from things like sun, rain, and snow, then consider a covered parking space. These are generally housed in a large vehicle port shared by many vehicles, with open walls and a roof overhead. This type of storage doesn’t offer quite as much protection as an enclosed unit, but it’s better than the uncovered space if you’re worried about exposure.
These warehouses house multiple vehicles in a shared enclosure, with full protection from outdoor elements. They’re a cheaper alternative to renting your own enclosed unit since you’re sharing the space with others, but do not give you the ease of convenience when it comes to accessing your vehicle. These units may require you to schedule a time in advance to retrieve your vehicle.
The priciest option for vehicle storage is a non-shared enclosed unit, which is basically a garage that you rent just for your vehicle. You can drive your vehicle right in and out of these units so you don’t have to worry about access, and many self-storage facilities offer additional options such as climate control and live streaming to your unit so you can check on your vehicle as needed.
Most self-storage facilities also offer storage options for RVs, boats, and other large vehicles, including both enclosed and unenclosed units. Call your local storage facility to see what’s available. When Forge partners with storage companies, we put the customer at the front of everything. Luckily, you don't have to worry about the durability of our canopies. As commercial storage builders, we work with only top-quality materials to guarantee our customers the best possible canopy. It's not your responsibility to check the quality of the canopies; we take care of that for you. Here’s an example of what to look for: Commercial canopies for RV and Boat storage.
The average cost to store a vehicle or RV varies from about $45 a month to $450 a month depending on the type of vehicle storage unit you rent and the size of the unit that you require. Tack on an additional $50 a month or so if you are going to be renting a climate-controlled unit.
When it comes to vehicle storage costs, size does matter. A storage space that’s too small will be difficult to navigate, if not impossible to use altogether. A storage space that’s too big will run you a higher rate than you need to pay. If you’re like most vehicle owners, you probably don’t know the dimensions of your vehicle off the top of your head. You probably also don’t have a laser-calibrated vision of what 10 feet looks like compared to, say, 8 feet or 15 feet. Stor-It Self Storage provides the following guideline that outlines storage space size for your vehicle.
A 10 x 15 storage space is good for compact vehicles, such as:
A 10 x 20 storage space is ideal for storing several commonly used vehicles, such as:
A 10 x 25 storage space is good for most bigger vehicles, such as:
Vehicle storage is a safe way to store your vehicle until you need it again. That being said, there are some steps that you’ll want to take prior to putting your vehicle into storage so that you can be assured that when you’re ready to drive it off the lot it will be good to go—especially if you plan to store your vehicle for at least a year. Edmunds suggests some of the following ideas.
It’s a good idea to get some basic maintenance performed on your vehicle if you’re going to be leaving it in storage for a while. This should include having someone check your coolant levels and tire pressure and may also require a change of your oil and filter. Let your maintenance provider know that the vehicle will be going into storage, and they should be able to assist you on the best next steps.
This step may seem a bit strange. Why would you clean your vehicle if you’re just going to store it? The reason for this is that any dust, dirt, or residue that is caked on top of your vehicle when you put it into storage will wear down the paint and metal of your vehicle’s exterior. Don’t let that happen. Do the same for the interior, too. Be sure to remove any food that’s in your vehicle too, since even if it’s non-perishable and not at risk of going bad it could be a draw for rodents.
A battery maintainer, also called a float charger, will help keep your vehicle’s battery from dying while in storage. It works by continually monitoring the battery level and periodically sending a surge of power as needed to ensure that the battery stays full. Unlike a basic battery charger, a float charger stops supplying power once the battery is at capacity, so you won’t have to worry about overcharging—nor will you have to worry about needing to jump your vehicle when you’re ready to use it again.
Worse things can happen than a stuffy vehicle, but if you’re going to be using an enclosed unit then crack your windows slightly to facilitate air flow and keep the interior from getting musty.
To keep your vehicle clean no matter how long it’s in storage, invest in a quality vehicle cover.
You may have been taught to engage the parking brake every time you park your vehicle, but you should do the exact opposite when storing your vehicle for long periods of time. If you do use your parking brake during storage, you run the risk of damaging your brake pads and rotors. If brake pads and rotors are in contact for long periods of time, they may fuse together. This can lead to major headaches on your end, major safety issues when it’s time to drive your vehicle again, and major funds getting flushed down the drain to fix your rotors and brake pads. To keep your vehicle stable in storage, use tire stoppers. They’re much better for your vehicle.
There’s nothing worse than making the decision to sell your vehicle and realizing that you can’t legally sell it because you don’t have your title. Keep your title in a safe place where it won’t get stolen, lost, or forgotten. Also, be sure to keep your vehicle registered while it’s in storage. Even if you are thinking about trying to unregister your vehicle (because you’re not exactly using it), you will not legally be able to do so. In order to store a vehicle in a storage unit, you must have the vehicle registered under your name.
You don’t need to drive your vehicle, but you do need to start it up every so often to ensure the battery stays in good shape. When you do start your vehicle, you shouldn’t leave it idling in the storage unit, as this can lead to a life-threatening buildup of carbon monoxide. If you don’t want to drive your vehicle, at least roll it outside of the unit and leave it on for a few minutes to recharge the battery. There’s nothing worse than finally getting ready to take your vehicle out of storage and not being able to start it because your battery is dead.
To find exactly what you need for your vehicle, call a few different storage facilities to see what they offer in terms of units, features, and pricing.
Storing your vehicle in a storage unit or parking space is a unique endeavor that requires preparation. Whether you’ve had a storage unit for a while, you just got your very first-ever storage unit, or if you are on the fence about wanting to get a storage unit in the first place, you’re going to want to do your homework. As a premier commercial storage builder, Forge has built quality canopies and storage units that will protect your investment. Are you a storage company looking to add or upgrade your vehicle storage? Give us a call today to help.
National Self Storage Builders have experienced record growth over the past two years. Self Storage industry growth has been driven by major life-altering events such as divorce, death, disaster, and dislocation. Beyond these traditional demand drivers, the pandemic added new factors to the equation. Shifts to remote work and relocations and the need for businesses to store goods and supplies locally have been major demand drivers across the sector.
As a result, the sector recorded a substantial uptick in both occupancy and rental rates across the U.S. Self-storage rents reached historical highs in 2021, and experts are optimistic that this sector will continue to perform well this year, according to the latest National Self Storage Monthly Report from Yardi® Matrix.
As the year progresses, most operators are seeing uncharacteristically high occupancy rates, giving them the possibility to maintain and ultimately increase street rates, according to this same Yardi Matrix report.
The national street rates for a 10×10 non-climate-controlled units grew 6.7% on a year-over-year basis in December 2021, while rates for 10×10 climate-controlled units increased 7.4%, down 80 basis points from the gains recorded in the previous month. Despite cooling rents, the growth rates are well above of where they were in December 2020, when national increases were 2.3% for 10×10 non-climate-controlled and 3.5% for climate-controlled units.
Overall, no metros in the top 30 markets tracked by 3rd party analytical groups recorded negative rate performance on a year-over-year basis. A total of 22 markets saw 5 percent or higher rent growth in the non-climate-controlled category and 19 markets registered the same growth in the climate-controlled category.
Nonetheless, on a month-over-month basis in January, national rates for 10×10 non-climate-controlled units declined by $1 to $127, and rates for the same-size climate-controlled units also fell $1 for the third consecutive month to $145.
While some short-term demand drivers have dissipated, the long-term need for storage space is bolstered by several demographic trends, including Millennial family formation, downsizing retirees, and accelerated migration across the U.S.
The pandemic also urged many people to leave expensive urban centers in favor of suburban areas and smaller, lower-cost cities. This migration trend will likely persist in 2022, benefiting the storage sector.
Although self-storage rents are coming off record-high gains seen in 2021, industry experts expect robust growth in 2022. Most operators will start the spring leasing season on a high note, with strong occupancy rates, giving them the possibility to maintain and ultimately increase street rates.
Nationally, projects under construction or in the planning stages accounted for 8.9% of total stock, up 10 basis points over the previous month. The number of storage facilities under construction increased by 24 to 719, while the number of planned projects dropped by four to 1,252. Overall, there were 3,022 self-storage properties in various stages of development as of December 2021.
New York continues to have the most robust pipeline, with projects under construction or in the planning stages equal to 19% of total inventory, up 40 basis points over November. Las Vegas was second on the list—the metro’s new-supply pipeline increased from 15% in November to 15.6% in December 2021.
Although industry experts expect occupancy and rental rates to slightly moderate this year, the shift in the way people live and work will likely continue to foster a competitive environment for the self-storage sector in 2022. And due to healthy market fundamentals, investor interest is also set to remain high.
All in all, thanks to the record-setting performance over 2021, the self-storage sector is set for another strong year.
If you’re looking to invest in a self-storage project, Forge Building Company would love to help. We partner with top-notch investors and developers nationwide. With over 15 years of experience in this space, we will provide all the necessary information needed for your project to be a success from start to finish.
Here is how we can help.
Forge knows self-storage and has built over 60 million square feet of it. Let’s begin the discussion on your next project. To obtain a quote request, click Request a Quote.
Building a self-storage facility that looks great is important, but to keep customers happy and business booming, you also need to ensure your facility is maintained…especially your unit doors and roof.
One of the most distinguishing factors of a self-storage facility are the roll-up doors, so it’s important that they be well-maintained! Not only do they contribute to curb appeal, but they are a large part of the tenant experience and can be a safety hazard if left untended.
Doors should be inspected before a tenant moves in, and again after they’ve moved out. Inspection of a roll-up door doesn’t just mean ensuring it looks good but also means it is functioning properly. Here are some guidelines for ensuring your doors look good and function properly.
Even when your self-storage units are occupied, there are aspects of your doors that should be inspected regularly. (O'Hearn, 2022) For example, examine the curtain for damage and check the latch for tampering. If the unit has a header draft stop or jamb brush seal, determine if they have excessive wear and replace them if necessary.
Once a unit becomes vacant, there are other items you should inspect before renting it to the next customer.
The most common adjustment to your self-storage doors as they age will be to spring tension. When properly tensioned, the door will open easily. Once it’s about two-thirds open, it should roll up the rest of the way on its own. The springs need more tension if they close too rapidly or require significant force to open. Most doors have a ratcheting mechanism that allows you to make necessary adjustments.
If you’re in an area that requires wind-locked doors, inspect the brackets and confirm they’re secured to the door. If they are not secure, drill out the old rivets and put in new ones. Some door guides come with a wind-lock insert; ensure they’re also secured now.
Protecting your tenant’s property is the main focus of a self-storage facility. That protection includes the structure of the building, and a big part of that structure is the metal roof. It doesn’t matter if you have a traditional, single-story facility or a multi story facility – your metal roof matters.
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. A good program aims 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.
To learn more, see Forge Building Company - Metal Building Re-Roofing with Standing Seam Metal Roof Panels
Perimeter inspections are simple and quick. (Ness, 2015)
The ridge is another area for potential leaks.
Effective fastener inspection requires walking each fastener row, one at a time. Fasteners are the single biggest maintenance concern on the older (built in the last 10-20 years) R-panel roof systems. R-Panel roofing has exposed fasteners every few feet. This becomes an issue when the metal roof expands and contracts with hot and cold weather, as the fasteners can become loose. This is where leaks can begin. Not only do loose fasteners allow water into the units, but they can also cause rust and mold. In these screw down roof types, sometimes the seals or seams are not sealed correctly, which can also lead to rust and leakage at your facility. The options are to remove and replace the fastener with a new one or apply non-silicone sealant to the top of the fastener, making certain to completely encapsulate the head.
Standing Seam metal roofing has now replaced R-Panel as an industry standard roof for a few reasons. To start, Standing Seam roofs are 24 gauge, whereas most R-Panels are 26-29 gauge. This means that Standing Seam roof panels are made of thicker metal and are therefore stronger than other panel types. Standing Seam roofs are more resistant to leaks, and this is mostly due to the way that they are designed and installed. This means no water damage to a tenant’s property, which is always a plus.
Debris on the roof can clog gutters as well as damage metal panels. Certain metal items can strip the Galvalume coating from the panels and dramatically shorten their life. Wire hangers and batteries are two of the biggest culprits, and the end result can be a large area of rust. The longer the metal item is on the roof, the greater the damage will be.
In the self-storage industry, limited access to units makes leak identification a difficult task. Vacant units should be inspected by the manager immediately following a significant rain. This gives the manager the opportunity to find unreported leaks and can help alleviate problems from tenants in the future. When a leak is identified, it is always advisable to make or arrange repairs as soon as possible.
We all know the customer experience is the backbone of any successful business. At Forge Building Company, we partner with developers that provide the best doors and roofs in the industry. We have over 15 years of experience in this space and will provide all the necessary information needed to help maintain and grow your business.
Let’s begin the discussion on how we can help. Click Contact Us to connect!
As a self-storage owner/manager, your approach to customer service can make the difference between securing a rental or losing a customer to a competitor. However, in today’s environment, self-storage tenants demand even more. To win them over, you must create the ultimate customer experience.
Prospects visiting your property are generally there for one of a few very specific reasons: to rent a unit, buy packing supplies, pay a bill, or discuss a rental-related issue. Your job is to make these tasks as easy as possible by removing barriers, obstacles, and complications. Therefore, your service approach is vital.
Customer service is all about the interactions you and your employees have with potential and current tenants in person, over the phone, and via e-mail, text, or other online channels. It always involves human interaction. The customer experience includes every way and place a person interacts with your business, even when there’s no person involved.
Today, the customer experience requires more wow factor thanks to an evolving market filled with creative websites, social media, online reviews, mobile apps, and other technology (see our recent blog, “Technology – What You Need for Your Self-Storage Business”). The self-storage customer experience consists of everything from finding and renting a unit online to entering the gate to opening the unit door. There are many opportunities for it to go right, and as many opportunities for it to go wrong.
The following are easy ways to elevate the customer experience and better connect with prospects and tenants, which can help you grow your business.
It’s absolutely imperative that any customer-facing staff properly represent your self-storage operation. The right facility manager must be enthusiastic, energetic, and integrity. He/she must have a positive, can-do attitude and a customer-centric mindset.
A friendly face goes a long way in customer service. Warmly greet your current and potential customers when they contact you to make a great first impression and solidify a reputation for positivity with each interaction.
If a prospect shows up at the front door, come running. Make sure you’re always accessible, no matter where you may be on the property. If a customer knows you’re dropping everything to help him/her, he’ll appreciate the level of service you provide.
First impressions are vitally important, so greet everyone with a smile and kind words. Here are some other things you can do:
Every customer has a preference for communication. Your customer service should offer several lines of communication, including email, texts, online chats, and phone service, so anyone can get in touch the way they feel most comfortable. A willingness to meet lessees halfway is a valuable trait for any customer service team.
Having a personal connection with you directly at their local facility will bolster customers’ confidence in your business. Customers appreciate businesses treating them like real people rather than numbers, adding to their bottom line. Take the time to learn your customers’ names and a little about them. If your customers feel at home, they’ll keep coming back Additional tips to consider:
Be open to not only phone calls and in-store visits but to emails and other forms of communication. Customers may send questions or requests via text, Facebook Messenger, Instagram, Snapchat, or similar platforms. If you aren’t prepared to engage in online chat with them, but your competitor is, guess who will win the rental? Additional tips to consider:
Stay in touch with existing customers as well as prospects and former tenants. In times of uncertainty, it’s especially important to be reassuring. Thank them for their business and let them know you’re thinking of them, without trying to sell them anything.
Give tenants the option to opt-in for text messages. Send e-mails containing news, announcements, and other important information. Don’t hassle or upsell; just tell them about the necessary stuff like holiday office hours, discount coupons for loyal tenants, and digital copies of lease and insurance documents.
Additional tips to consider:
Review your facility as a whole. Your company needs a logo and color scheme that’s universal from store to website to social media platforms to print materials. Your business name should be consistent everywhere it appears. If you rebranded an existing facility, look for any places where the old name and logo still exist, as this will confuse customers. Keep your logo and colors uniform so people always know they’re in the right place.
One of the biggest assets for a positive customer experience is your website. Your website should be easy to find and use. If images take several seconds to load or your platform isn’t mobile-friendly, it will have a negative effect on prospects and customers.
Content for your web presence is the single most important thing for search engine optimization and for prospects and customers to be able to quickly find your business. This includes your blog posts, social media, landing pages, FAQ pages, video, and everything else that relates to your business and lives online.
Other helpful technology that will improve the customer experience includes any automation you use, security and access tools, digital signage, and property-management software that facilitates online rentals and autopay. Remember, customers expect technology that’s easy to use, available around the clock, nice to look at, and engaging.
Creating a positive customer experience starts by listening attentively. This means thoroughly absorbing, understanding, responding, and retaining what is being said. While sales are central to any business, listening to a prospect’s specific needs and providing customized solutions is paramount for gaining and retaining a customer.
Practice asking questions that will give you more marketing insights and improve the customer experience, such as:
The reason a customer chooses or needs to store his belongings isn’t always pleasant. It could be caused by circumstances such as divorce, job loss, eviction, or the death of a loved one. While offering sympathy might be the first, instinctive response, being empathetic is what will stick in a tenant’s mind long after the moment. Try to remember what it’s like to experience a break-up; what it would feel like if your spouse lost his job, or a grandparent passed away.
Does your facility offer coffee and tea, or chilled water for customers? How about free Wi-Fi to help them while they’re between houses (and internet providers)? Other value-added services could include:
One of the ultimate ways to create the ultimate customer experience is to put yourself in the customer’s shoes. Is your company easy to find online and what information is available? Is your website easy to read and use? Is all content up to date? Walk through the experience of renting a unit, visiting the site, and accessing the unit. Was anything surprising? Confusing? Alarming? Go about this drill as if you’re someone who knows nothing about the industry and see how easy it is to navigate the process of looking for, renting, and using self-storage.
The connection you make with customers by using these strategies and how you fulfill their needs are ultimately what will make your customers' experience pleasant and help with retention and referrals in the future.
There have been many discussions, especially over the last couple of years during the pandemic, about technology and especially contactless technology. However, understanding what all of this means for self storage technology for your business can be daunting.
Implementing the right tools is the best way to grow your business and meet the expectations of your customers. In fact, one could argue that digital strategy has quickly become one the most significant market differentiators. Following are some options that’ll help you get on the right path.
Any discussion about digital technology needs to start with your website. A well-designed and managed website is the cornerstone of all your marketing efforts. A responsive and fast site is indispensable because, at some point, almost every customer will interact with it.
How your website looks and functions reflects your self-storage business. To the customer or potential customer, it conveys something about quality. You should hold your website to a high standard of usability and visual appeal, just as you hold your physical property to a high standard of cleanliness and safety. Your website must load quickly and be responsive, meaning it’s just as appealing and usable when viewed on a mobile device as on a desktop computer.
A great bonus to having an attractive, functional website is you can showcase customer reviews, so prospects don’t have to track down your page on Google Maps or Yelp. Today’s consumers give reviews a lot of weight. Data suggests that 88 percent trust online reviews as much as personal recommendations from friends and family.
Another reason to keep your website fresh and optimized is to help Google understand who you are and what you offer. Adding relevant content highlighting your features, benefits and service offerings will improve your search ranking. Think of your website as providing your online curb appeal. The better it is, the more rentals you’ll get.
When you’ve done all the hard work to lure self-storage prospects to your website, the last thing you want to do is lose them. Good lead-capture tools like pop-ups and discount sign-ups can act like an online manager to help generate leads and close sales. (Anthony 2021)
Think about it: If an interested customer walked into your office but weren’t ready to rent, you’d most likely ask for his name and email. You’d probably give him a brochure. Perhaps you’d even offer a discount if he were on the fence. The bottom line is that when a potential renter is in front of you, you’ll do everything to turn him into a paying customer. At the very least, you want to capture his contact information so you can follow up.
Savvy operators are adding smart pop-ups and sign-up forms to their websites so that when someone “stops by,” they can capture their information. They value every lead and contact because they know keeping potential customers in the queue helps maintain occupancy.
Next, customers need an easy way to rent self-storage units online. Contactless technology can elevate the buyer journey for your self-storage customers while giving employees more time to focus on other tasks. (Kerr, 2022)
The experience needs to be as seamless and frictionless as possible. If a prospect is ready to buy, having the ability to quickly get into unit is a huge persuader.
Many self-storage software programs now allow for online rentals. If you want to offer them as part of your business, you can build an application programming interface directly into your website or link out to an independent rental portal. Both solutions will allow customers to view inventory in real time and rent without the help of a human. Users can choose a unit, complete and sign the rental agreement, pay, and move in.
For facility operators, the benefits of online rentals are significant. First, they allow you to rent units 24/7. They also mean:
From the customer perspective, they allow for faster, easier rentals at any time of day with less health risk. They also provide price transparency.
Contactless technology allows self-storage customers to pay without touching any physical devices. Of course, there are online and recurring payments, which have been available for many years, but there are also EMV (Europay, Mastercard, Visa) payments, in which a chip embedded within the payment card allows for secure, contact-free transactions. In addition, there are mobile payment methods tied to digital wallets.
Each of these contactless methods use near-field communication, which allows the exchange of information between two electronic devices. As part of the process, payment methods are authenticated, which protects against fraudulent transactions.
Contactless payments are safer from a health and security perspective. They’re also fast and easy, reducing liability, physical interaction, paperwork and wait times while increasing convenience and customer satisfaction. Finally, they show the world that the self-storage industry is learning and improving.
Once a customer rents a unit using your website and online rental tools, there are still a few steps to take to get him/her moved in. The following tools will aid in that process and relieve your team of extra work, making life easier for the tenant.
Text messaging. Customers rarely ignore a text. Using a text message service to request reviews or send bill reminders is a great tool to use. You’ll need tenants’ permission to use it, but as long as you text wisely, you can expect to see good response rates.
Autopay. Autopay is a must-have. Whatever property-management software you use most likely includes an autopay feature that can automatically charge customers monthly. Offering this option and encouraging tenants to opt in is an easy way to avoid delinquencies and the hassle of tracking down late payments.
Account management. Another convenient way to save time and eliminate operational headaches is to give customers the opportunity to access and adjust their accounts through a digital dashboard. This means allowing your tenants to log in to change their billing, payment method, and other contact information.
Finding the right balance of technology is key for your self-storage business. It's imperative to decide what’s best for your location and customers. Some tenants may be comfortable with a fully automated experience, while others may want to interact in person.
Contactless technology has had an amazing impact on self-storage revenue. The rental process is now streamlined and available at any time of day or night, leading to much higher customer-conversion rates. But if you aren’t ready to embrace an automated business model, go for something in between.
Covid may have pushed many facility operators to adopt new practices, but the benefits go far beyond physical health. Self Storage technology is helping the industry shape a new path of convenience and effectiveness for customers.
Using the right tools within the scope of your business will make it easy for prospects to find you, rent a unit and enjoy a satisfying storage experience.
As many people fled to new cities during the pandemic, they kept their stuff in self-storage facilities. Thus, the global self-storage development pipeline has continued to be extremely dynamic.
That being said, many states have enacted new self storage industry laws and regulations from employment to rental contracts that went into place on January 1, 2022.
For example, Senate Bill 101 (SB 101) was signed into law, which will allow self-storage operators to advertise lien sales on online-auction websites instead of in a newspaper of general circulation. The measure also updates rental-agreement requirements regarding delinquency notifications. Many other states have followed suit.
Self-storage rental agreements now must request that tenants provide two email addresses and a mobile number. Facility operators must also inform customers, either within the rental agreement or via verified mail, of the company’s right to enforce a lien. If this information is included in the lease, it must be in bold type at least 12 points in size, and the customer must initial next to the language when signing. If delivered by mail, the information must also be sent via email and text message.
When notifying delinquent tenants of an active lien, self-storage operators must send written notices via verified mail to the last known physical address on the rental agreement as well as by email (primary and secondary addresses) and text message, if provided on the lease.
Operators can still advertise a lien sale 10 days after notification is mailed to the tenant or at least 10 days after the payment deadline has passed, whichever is later. Though that timeframe didn’t change in the updated law, operators must wait 30 days to begin lien enforcement if the notice of lien rights was sent to the tenant via mail instead of included and acknowledged in the rental agreement.
The national Self Storage Association (SSA) recommended that all operators update their rental contract. The bill was supported by the SSA and the Louisiana Self Storge Association, which lobbied to eliminate the newspaper-advertising requirement.
Keeping current with employment laws is challenging but critical for all business owners. Self-storage operations, like all other businesses, have an obligation to comply with state and federal laws that apply to the hiring, work, and termination of employees. Lawsuits are filed every day against owners who believe they’re acting properly in regard to their staff, only to find out certain laws have changed, and they failed to update their systems accordingly. Following are six important areas you should review to ensure you’re current with employment legislation.
The federal minimum wage was recently raised for the first time since 2009. As a result, many states have taken steps to increase their own minimum-wage requirements, causing uncertainty for multi-state self-storage operators as to the proper wage for employees. It’s essential to confirm you’re paying above the minimum at each facility location.
More than 27 states have increased their minimum wage since 2014. Many of those states have even created an “index” for annual inflation, thereby increasing the wage automatically each year over the next few years. In addition, more than 44 localities (cities and counties) have increased minimum wage above the state minimum.
One of the most difficult issues for self-storage owners is exemption. Many pay their facility managers an hourly wage rather than an annual salary. This means staff are non-exempt and must be paid for overtime. In general, they’re entitled to time and a half for hours over 40 worked per week. You must know your wage requirements for the states in which you operate and track your staff hours to ensure proper compensation.
An ongoing challenge in the self-storage industry is how to address hours worked by managers who live on site. Although the practice of hiring of resident managers is diminishing, there are still properties with manager apartments.
The initial idea behind resident management was to offer customers (and owners) a sense of security and a higher level of service. But with the “live where you work” approach comes the risk that employers and employees have a different understanding of “work hours.” This issue isn’t unique to self-storage and has been addressed by the U.S. Department of Labor (DOL). It also arises with apartment managers, firefighters, and other positions in which the employee resides at the workplace.
The DOL has relied on the law found in the Code of Federal Regulations (CFR), specifically 29 CFR 785.23, titled “Employees residing on employer's premises or working at home.” Based on this rule, storage owners can set guidelines with their employees to hopefully avoid any later dispute over hours to be worked and work to be performed.
Under the U.S. Immigration Reform Act, all employers must have a valid and complete Form I-9, Employment Eligibility Verification, for each employee, citizen or noncitizen. The employee must attest to and provide proof of his identity, though the documentation to prove it can vary. There’s a list of acceptable documents on the form, and an employer can’t limit what he’ll accept as proof.
Employees must complete their I-9 no later than their first day of work. Employers must complete their part of the form no later than the employee’s third day of work. They must then retain all forms until the later of three years after the employee began work or one year after he was terminated. The documents can be stored electronically and needn’t be kept in the original format.
An employer can be found to have violated immigration laws if he fails to verify the identity and eligibility of a new employee through the use of an I-9. Fines for violations, depending on the number of employees involved, can range into tens of thousands of dollars, especially for those who knowingly fail to obtain the forms as required. Criminal prosecution is also possible for repeat and flagrant offenders. U.S. Immigration and Customs Enforcement can consider its penalties based on the size of the business, the good faith effort to comply, the seriousness of the violation, whether the violation involved undocumented workers, and the history of previous violations.
Unique changes in employment laws in California, Illinois and New York provide guidance as to women’s rights in the workplace. In New York City, all employers with 15 or more employees in are required to conduct annual anti-sexual-harassment training for all staff. Similarly, California has amended its state law to require all employers with more than five employees to provide anti-harassment training to staff, with additional training for all supervisors.
Additionally, the California law was amended to disallow any settlement agreements that would prohibit the disclosure of the underlying sexual-harassment claim. In other words, the law would void any agreement where a person was required to forfeit his rights to disclose the unlawful acts that occurred in the workplace.
At Forge, we are happy to be employing many women executives who are spearheading the industry movement in the world of construction. For our position on this topic, see women in construction
Sexual harassment is a form of sex discrimination as outlined under Title VII of the Civil Rights Act of 1964. There are two recognized forms. The first is a type of “quid pro quo” scenario in which a supervisor demands a subordinate tolerate harassment as a condition of keeping his job (or tenancy). The second is the existence of a hostile or abusive work environment where conduct can be verbal or physical, is frequent, and is improperly tolerated.
From a legal perspective, the discussion should be about workplace education and training as well as proper procedures for reporting claims and managing the investigation and discipline regarding such claims. The business liability exposure is such that the company as well as the perpetrator can be liable, depending on what the company knew about the conduct and what it did to stop the harassment.
Companies must have a sexual-harassment policy in place, no matter their size. Though only companies with 15 or more employees are subject to the federal laws for Title VII claims, smaller companies may still be held liable under applicable state laws. There must be sufficient training related to sexual harassment, so employees can be educated about proper behavior in the workplace as well as the procedures in place in case an incident occurs.
Two recent topics have led business operators to update their employee handbooks. The first is the use of social media; the second is driving while using a cellphone.
Employers are subject to potential liability if their employees, acting under the scope of their employment, post negative social media statements against other employees, customers, or the company itself. Certainly, employers can be even held liable if their employees, to impact competition, post false or fake reviews to impact business. To combat these risks, employers should update their policy handbooks to address employee behavior on social media. These policies should outline how staff are to conduct themselves online and the risk of discipline and possible termination for the violation of these rules.
Similarly, employers can be held liable for injuries that arise as a result of the employee’s violation of the law while driving and using a mobile phone during working hours. Now that more states have enacted “hands-free” laws, an employee must understand the applicable laws and recognize they’re subject to discipline if not termination for any infractions while driving within the scope of work (visiting customers, running facility errands, etc.).
One of the trickiest arts of running a self-storage business is having staff. Today, self-storage owners need to pay attention not only to federal laws, but also to the states and municipalities laws where the business resides. As a self-storage owner, it’s imperative to stay informed on these ever-changing regulations. Liability can be significant in terms of cost to defend and financial exposure to the business.
At Forge, we stay abreast of all state and federal regulations to ensure that our clients get the best-quality, compliant self-storage facilities in their area. For more information on how we can help you, please see Forge Building Company
At Forge, we understand that construction doesn’t come to a halt when winter weather hits, so it’s important to know the steps to take to keep workers warm and safe. According to the most recent data published by the Bureau of Labor Services, in recent years upward of 20,460 workplace injuries were caused by snow, sleet, or ice. So, before the next major winter storm starts to impact your area with snow and ice accumulation, be prepared and review these winter weather safety tips for construction workers.
When winter weather strikes, Supervisors should:
The last thing any company would want is to have a construction site full of workers stranded because a blizzard blew in without warning. During the winter, it is key to keep an eye on the forecasts in order to give workers adequate time to secure the construction site and get home safely before any severe weather strikes.
During the winter months, it is important to have a reliable way to communicate with workers, especially those in remote areas, during storms and extreme weather to ensure all are accounted for in case of evacuation or schedule changes.
Consider enacting a buddy system, assigning at least two workers together in cold, remote locations and maximize jobsite safety by preparing for a flexible schedule. Weather changes quickly, so can your project in response.
As temperatures continue to plummet, keep a careful watch on workers for signs of hypothermia and frostbite. Make sure workers are wearing appropriate clothing for the weather and encourage them to take frequent breaks to warm up from the cold.
It is also super important to check workers for signs of fatigue, frostbite, or hypothermia.
Cold stress occurs when the body is unable to warm itself and can lead to hypothermia and frostbite. Hypothermia occurs when the core body temperature falls below 95°F. Common symptoms include shivering, shallow breathing, confusion, loss of coordination, drowsiness, slurred speech, and slow, weak pulse.
If someone is showing symptoms of hypothermia, it is imperative to get their core temperature back up. Remove all wet clothing and move the person to a dry, warm area. Use blankets, additional clothing, and heating pads to increase their temperature.
If conscious, they should be given warm liquids to drink. CPR should be given immediately to an unconscious hypothermic person or one who has no pulse or isn’t breathing, and 911 should be called for emergency medical service.
Frostbite occurs when body tissue freezes and is most common in the extremities since these areas tend to have less blood flow when exposed to cold temperatures. Color changes in the affected tissue and loss of normal sensation are typical signs of frostbite.
Rewarm frostbitten areas with warm water. Avoid rubbing the areas to warm it up and do not use heating pads to try and warm the affected areas. Call 911 and get medical treatment immediately if affected by frostbite.
Finally, remind workers to limit consumption of caffeine, nicotine, and other stimulants as this increases their heart rate, causing them to feel warmer than they actually are.
Construction workers tend to expend more energy when working in cold weather in order to keep their bodies warm. It is key to ensure the company has a heated trailer, tent, or indoor area for workers to warm up from the cold. Limit exposure to the elements by encouraging workers to take frequent breaks in order to rest and warm up, drink warm liquids, and change out of wet clothing.
If using portable heaters in break areas, make sure to vent the area properly and use CO sensors to monitor for carbon monoxide exposure.
During the winter months, it is important to take extra steps in ensuring workers are wearing the proper clothing and gear as well as all necessary personal protective equipment (PPE) when winter weather conditions are present.
Follow the manufacturer’s instructions on properly warming up heavy equipment before use.
Keeping warm is one of the most important things when working in cold weather. The key is finding a balance of wearing enough layers to stay warm while still being able to maintain a good range of mobility to perform the required work.
For more tips on keeping warm on the construction site, be sure to check out 10 Tips for Keeping Warm on the Construction Site.
Make sure each of your company’s fleet of work trucks and vehicles is equipped with winter weather emergency kits. Kits should include a:
Encourage workers to create emergency kits for their personal vehicles.
Remind workers to be cautious when driving in snow and ice, giving themselves plenty of time to get to their destination, and leaving plenty of space between themselves and other vehicles to avoid accidents.
Keeping construction workers safe is always a top priority with The Forge Team!
The self-storage industry has proven to be fairly recession-proof during the pandemic and offers many diverse investment opportunities and strategies depending on the location, according to a report from Trepp.
The report, titled “Self-Storage: Analyzing a ‘Recession-Resistant’ Sector,” looks at commercial mortgage-backed securities (CMBS) data. According to Trepp’s CMBS database, more than 1,700 CMBS loans totaling almost $16 billion were backed by self-storage properties across the US. It is one of the smaller property types in the private-label CMBS universe of over half a trillion dollars of loans, accounting for only 3% of the total CMBS outstanding balance.
The reason an individual would rent a storage unit is being driven by what the report refers to as the four Ds of self-storage: divorce, dislocation, death, and downsizing. Of course, there has been an abundance of these throughout the pandemic.
In addition, there were a number of trends that directly impacted the demand in the self-storage sector.
Another big factor contributing to this industry’s resilience are its net operating income margins which are among the highest of any real estate asset type at upwards of 60% to 70%, Trepp says, citing a Cushman & Wakefield report.
Those attributes have attracted a wide variety of players, including the five largest real estate investment trusts (REITs) that together own about 20% of the market:
That leaves thousands of other owners and other investors that have driven construction spending up by 584% from January 2015 to January 2020, the Trepp report says, citing census data on self-storage facilities.
According to this same report, rising expenses such as wages and advertising are impacting the Self-Storage industry.
There is a lot of competition, especially in a segment that doesn't typically have a lot of amenities to prompt someone to drive farther to get to and feels restricted on how much rent can be raised.
So how do self-storage operators aim to provide a value-add? The Trepp report suggests the following:
The report also suggests remote management – operating a facility without an on-site manager through digital interactions with customers. This operating model could make it more feasible to invest in a small size storage facility in a small market.
Small towns and rural areas are typically not on the radar for big players. This creates a buyer’s market for potential acquisitions. So, this is a great time to look into that steal building construction investment idea.
Adding to the competition, the market continues to be of interest to big players looking for high-quality investments in the ‘recession-resistant’ commercial real estate space. So, for smaller players, the best options might be partnering with other investors in locally owned operations in small markets, or maybe even building your own, using the increasingly robust choice of self-service digital options.
Today it’s possible to build REAL wealth in the Self-Storage industry at a fraction of what it used to cost, meaning the unfair advantages are now available to individuals like you.
To find out more about how to invest in this growing industry, let Forge be your self-storage building contractor partner. See some of our completed projects.
