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When the self-storage industry first began booming in the mid-1970s, owners relied heavily on resident managers to run facilities. For at least the past decade, more and more self-storage owners have been turning away from resident-manager couples and, instead, hiring single property managers and assistants who live off-site and work 40 hours a week. Here are a few reasons why the couples trend has been steadily cooling, and what it means for the future of self-storage management. According to the Self Storage Association, more than 50,000 self-storage facilities were operating in the U.S. According to Garo Derian, treasurer for the New York Self Storage Association and owner of Glenmont Self Storage, new construction and climbing real estate prices have made it more difficult to expand existing facilities or open new ones. When Carol Krendl worked as a corporate trainer for National Self Storage in 1987, resident couples managed all 69 of the company’s facilities.
According to Krendl, resident-manager couples not only were hard to find, but they were also “a bit problematic.” For instance, the job tends to attract older couples who either are retired or have recently found themselves out of work. What’s more, Krendl said, the talent pool gets much smaller when owners start hunting for resident-manager couples.
Finally, if a resident-manager couple decides to quit (or must be fired), the owner often is left without a backup. Winet said he’s also seen several instances where a resident-manager spouse dies and the surviving husband or wife simply can’t handle the responsibilities alone. For instance, electronic kiosks are making it easier for self-storage owners to install automated gates that open with a simple card swipe. According to Derian, the industry as a whole is moving toward a more professional, corporate look, and resident-manager couples don’t seem to play much of a role in that new future. Ironically, Derian lives in house he built at his facility in Glemont, NY, along with his wife (who also works at the facility) and three children.
I’m not a resident manager but the facility where I work has a house that used to be used for the resident manager and I rent that house as a regular tenant and work my more-than-full-time hours. Storage customers often come to us in times of stress and upheaval… deaths in the family, jobs lost, homes lost or damaged.
Customers want to speak to a “real, live human” and customer service is our best plus as well as an immaculate site! We have been Resident Managers here at our facility for 23 years and we have a wonderful employer who is expanding and it is like a family business.
Welcome.The Storage Facilitator is the modern self-storage professional's destination for useful education, intriguing news, diverse expert perspectives, technology updates, and beyond.
Get our free white paperThe Four Pillars of Profitable Self-Storage Management is an in-depth resource that empowers facility owners and managers to get more out of your business and stay ahead. The information contained herein has been obtained from third parties and we cannot guarantee the accuracy or completeness of the information. Revenue management for self-storage facilities is ultimately comprised of two components: the price of your units and managing price increases under existing tenants.
While many self-storage operators may set their own prices, the process of managing price increases remains an area that most operators overlook or aren’t doing at all. The current known industry standard is to increase rent on existing tenants by 7% every 9 months. For example, if you get 90% of your business from drive-in customers and rarely hear that your prices are too expensive, maybe it’s time to raise prices.
Raising prices can indeed seem tricky and a dangerous gamble, the greatest risk of all being that you may end up losing customers. Essentially, it could be better to wait for the customer who is less price sensitive and will take the more expensive unit. In another case, if you only raise the price of your 10x10s and keep everything else the same, people who aren’t price sensitive will definitely take a 10×10 unit.
At the end of the day, however, revenue management is an extremely tough process to do by hand, which is why Sitelink and other similar programs exist–they focus on changing prices based on occupancy at the unit level.
Drive by the latest self-storage facilities being built today and you may need to look twice. The face of self-storage is clearly changing as developers find ways to blend their projects into neighborhoods. For example, Skeans built a three-story, 104,000-square-foot facility on nearly 2 acres in the San Antonio suburb of Schertz.

Such multistory facilities are becoming more common, said Jeffrey Dallenbach, managing partner at Archcon Architecture in San Antonio.
Multistory projects can be essential to creating density to make a project economically feasible. Amsdell has a redevelopment project set to open in May in downtown Cleveland that features a combination two- and three-story facility containing more than 500 climate-controlled units. Multilevel facilities require elevators, stairways and more interior corridors—all adding to the construction costs. Amsdell estimates the cost of building a modern, single-story self-storage property at $32 to $42 per square foot, while a multistory project generally costs $45 to $65 per square foot.
In Texas, Skeans typically builds multilevel, fully climate-controlled facilities at roughly $50 to $55 per square foot. However, it’s important to note that when site work and land costs are included, a multistory facility actually may be less expensive.
The upside to multistory projects is that they can cost less to operate on a per-square-foot basis.
On the cleanliness front, dust and dirt don’t come in the door and then get into an elevator and go up to the higher floors, Skeans pointed out. As for security, multilevel facilities usually have more controlled-access points, making it easier to keep an eye on things.
In areas like New York City and Chicago, where customers are used to living vertically, multilevel facilities aren’t a drawback. At a multistory facility, you don’t always “have that ease of going into a drive-up unit and grabbing a large, heavy item and putting it in the back of your vehicle,” Dallenbach said.
This is an example of the tremendous opportunities and benefits that currently exist for commercial businesses in New Jersey, such as owners of warehouses, factories and storage facilities, to use their roof tops to save on energy costs… These benefits are not only fiscal, especially with existing federal and state tax incentives, but can also help to promote a company’s values and influence the way consumers and the public view their company. Run on Sun's Thoughts on Solar with Jim Jenal and Laurel HamiltonJim Jenal is the Founder & CEO of Run on Sun, Pasadena's premier installer and integrator of top-of-the-line solar power installations. Run on Sun also offers solar consulting services, working with consumers, utilities, and municipalities to help them make solar power affordable and reliable. This often meant hiring a husband-and-wife team to live in an on-site apartment or house, minding the store while also enjoying rent- and bill-free living. Winet has been advocating for this switch since he first entered the self-storage business in 1972. As a result, on-site apartments that once housed resident managers are being converted into additional storage or retail space. That year, the company tried to build another location in Fort Lauderdale, FL, but the city wouldn’t let National Self Storage include an on-site apartment. And since many of these couples aren’t coming to the table with self-storage or retail backgrounds, training and managerial oversight can be more time-consuming than it’s worth.
Jones represents a client who owns several hundred units in South Dakota, and this type of kiosk guards every one of them. I am friendly with the local police and state police and as a resident of the town am involved in local things. They like knowing someone is there to help them, coordinate with their movers, recommend local businesses that can help them. A HUGE part of customer service is actually BEING there for the customers in those extra ways.
This white paper identifies major trends and best practices in rate management, occupancy analysis, rental contracts and profit management.
If you’ve never had a customer call and balk at your prices for being too expensive, then maybe you’re underselling. But if your customers are price sensitive, they may take another unit that’s cheaper than the 10×10. But Keith wanted to remind operators that there are also some basic pricing tactics they can do on the fly.
The contemporary brick-and-glass facades and multilevel designs make these projects look more like office buildings than storage facilities.
Such multistory properties have been on the rise as self-storage moves out of industrial parks and into more visible locations—bringing with it a higher price tag on land.
The old-school method of developing self-storage was to enter an industrial area or an empty field where land was cheap.

So, you have to go vertical,” says Mark Skeans, managing partner of Skeans & Associates LLC, a self-storage developer based in San Antonio.
In that case, the site was desirable because of its highway frontage, with exposure to 172,000 cars a day.
Seven of the last 10 self-storage projects Archcon has designed have included multistory construction for all or part of the projects. Yet developers also must grapple with projects that are more expensive and complicated to build.
The size of a multilevel project often requires fire and safety codes be followed, such as equipping buildings with sprinkler systems. By comparison, single-story “drive and drop” facilities cost about $39 per square foot to build. In addition to meeting fire codes with features such as a fire-proof shaft, a storage facility must install larger elevator cabs that can fit a couch or other big storage items.
A single-story self-storage project typically requires 3 to 7 acres, while a multistory facility can fit on less than 1 acre.
Furthermore, multilevel facilities also might be cleaner and more secure than their single-story counterparts. For example, at one of Skeans properties, people can enter and exit through just two spots. Outside major cities, though, units in a single-story facility generally are easier to lease than those in a multistory facility.
The lack of compassion for a person who loses a spouse with whom they have lived and worked side by side is just so depressing. I have customers who don’t like to be in the building alone so arrange to come when I can stay with them. It builds loyalty and brings word of mouth business your way in the best possible method… by giving back. And while this little nugget of wisdom is useful, it’s hardly easy information to acquire by an individual facility–you may know your own occupancy, but not those of your competitors.
In extreme cases, you’re turning the customer away and putting them somewhere else–but don’t forget that you have a range of products, and that a lot of them are interchangeable. If someone shows up at your facility with no other storage options, for example, he suggested charging them the full amount.
The facility also sits in a busy commercial area near a grocery store, a Home Depot and a Walmart. For example, Stor Cresta Bella is an 86,228-square-foot facility in San Antonio that was recognized as the 2013 Facility of the Year by Mini Storage Messenger.
Therefore, some facilities charge less for higher-floor units than ones on the ground level, Nesbitt said. A single-story facility often provides drive-up access to units, whereas such access may be limited or nonexistent at a multistory facility.
I know it’s a business but once upon a time in America, some businesses used to care about their employees. I have customers who come from domestic abuse and like having somewhere to store where they feel safe because of the staff, who know them and take an interest in them. They work with advanced statistical models, something for which most self-storage operators have neither the resources nor time. As such, most facilities will manage their businesses until they’re at 70% occupancy before beginning to think about revenue management and raising prices.
The project contains about 500 storage units, as well as 32 mini-offices on the ground floor.
We have raised money for local charities, given students assistance in completing their community service requirements. It tells me that we’re going to go the way of the banks and other service providers where you call and push this button for English and that button for billing and that button for whatever else and nobody is going to be able to reach out to a human being to get the assistance they really need in a time of transition.

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Author: admin | 20.03.2015 | Category: Garden Shed Designs

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