Self-Storage Security
Systems offer facilities not only protection, but marketing as well

By Tom Brecke

Everyone wants to be safe and secure, right? Of course. And tenants at a self-storagefacility are no different. Locks for units are an industry standard, but more and morefacilities are stepping up their security beyond the common lock. Properties offerindividual door alarms--both wired and wireless-gate access and even video surveillance tocombat the proliferation of crime around the nation. At the same time, the industry iscreating a marketing opportunity to give customers what they want: peace of mind.

According to statistics, violent crime for adults may be declining, but property crimeis up just about everywhere. It doesn't matter where you live--just read the paper orwatch the evening news. Small towns, big cities, rural farmland--crime happens everywhereand it's not picky.

Enter self-storage security systems. If you have a crime problem in your area, or evenif you don't, some sort of security package at your facility is a good idea--not only froma safety standpoint, but also from a marketing one. The public at large has to come toexpect some sort of protection for their belongings and themselves.

Catch the Wave

Whether you believe the statistics or not, or even if you live in a "safe"place, security systems are becoming a way of life for the self-storage operator. It's amatter of perception for customers who see the crime in the paper and watch the news andwant to know if their goods are going to be safe while stored in your facility. If youdon't have some sort of security system, and your competition down the street does, youmay have a tough time trying to convince customers that crime really isn't a problem inyour neighborhood. If you truly have a crime problem in your area, or just want amarketing advantage, security in the self-storage industry is the wave of the future.

"I think the overall security issue has come to the forefront in people'sminds," says Dennis Castelli, owner of Greensboro, N.C.-based Crest Electronics."For years (owners) have kind of sat back and said 'well, we're a little place' or'we're out in the middle of nowhere and we don't have those problems.' But we're gettingmore and more break-ins, illegal dumping and vandalism and it's becoming a bigexpense."

And the number of facilities investing in security systems is increasing, says DanWebster of St. Davids, Pa.-based Wham Security Systems.

"There's been a sharp rise in the percentage of new projects which have a highlevel of security beyond access controls. It's very uncommon for a facility to open nowwithout cameras or individual door alarms, or both," says Webster. "Ten yearsago, the percentage of new facilities that had either of those, may have been 20 percent.Today, it's probably close to 60 percent--and it may be higher than that."

Webster chalks up the increase to lower costs, better products and the need byfacilities to compete in today's marketplace.

Craig Thompson, sales manager for Scottsdale, Ariz.-based MSTC, agrees and sayssecurity is quickly moving forward as a necessity rather than a luxury item.

"The fact of the matter is, crime isn't going anywhere," Thompson says."Crime does pay, and it pays big for the criminal. Our market isn't any differentfrom other markets when it comes to loss prevention and all the security issues that comewith it."

One of the more common ways thieves hit self-storage properties is to become a tenant.According to statistics, 60 percent of self-storage thefts occur this way: Thetenant/thief cuts the locks of the units around his and, when the coast is clear, goes into move the valuables of another unit to the front. After re-locking the unit with his ownlock, the thief comes back at a later time, often with a large moving truck, and cleansout those targeted units. Usually, no one's the wiser until later, when the proper rentercan't get into his unit because his key won't fit the lock. This can be a lengthy periodif the renter doesn't use his unit on a regular basis. By this time, the burglar isgenerally long gone.

Door Alarms: Wired vs. Wireless

The self-storage security market basically breaks down into two categories: propertyaccess and individual door alarms. Video cameras are also beginning to pick up steam inthe industry in an effort to thwart crime and provide another tool to allow owners an edgeon the competition.

Hardwired Systems

When it comes to individual door alarms, there are two styles to consider: hardwiredand the relatively new wireless systems popping up throughout the industry. Which type youshould use hinges on several factors and opinions will vary depending upon who you talkto. Each style has its pros and cons that industry veterans are more than happy to commenton.

The wired systems are generally straightforward, using a system that uses one ofseveral different types of wiring schemes. The most common being a multiplexer installedat each building to collect and convert the mass of wires running from a magnetic contactand reed switch into each unit. The wires are usually connected at the mulitplexer and runto the control system in the rental office.

According to Dave Reddick, president of Lakewood, Colo.-based Sentinel Systems, thereare several different types of reed switches available for different types of doors. Thefloor-mounted switches are ideal with roll-up doors, he says. The device is anchored tothe floor of the unit on the same side as the door latch. The coinciding magnet is mountedon a bracket on the inside of the door. With swing doors, Reddick suggests mounting theswitch to the door header and the magnet on the door. You can use the swing-door switcheswith roll-up doors, and it's often more economical, but Reddick says there are severalarguments for using the floor-mounted switches with roll-up doors: The point at whichthese switches and magnets are mounted is the most stable position of the door and morelikely assures that the alignment and operating gap are maintained for an extended periodof time. Secondly, the magnet never gets rolled up inside the door when the door isopened, thereby avoiding the wear and tear that causes magnets to fall off over time.

Accroding to Doug West of Ashville, N.C.-based Doug West & Associates, theadvantage of using a hardwired system is that they work consistently and are thetried-and-true method. Another advantage is that there is no distance limitation as with awireless system.

"There are those in the security industry--not just self-storage--that will tellyou that if you have a hardwired system, you're better off than if you don't," saysReddick. "There's fewer things that can be induced in the system. Some people saythey don't have to run all that wire and hang these things in every unit and instead justput transmitters somewhere on the property. Whether or not that is reliable and works tothe same degree as hardwired is a big question."

But there are also disadvantages: If a wire in the system breaks, it can be extremelyexpensive to pull and fix, and they can be vulnerable to things such as rats, vandals andlightning. If you're in a facility that isn't currently alarmed, and you're interested inretrofitting, the cost of a hardwired system is also expensive. Unlike new constructionwhere trenching and conduit can be added during the construction phase, retrofittingrequires running wires on the outside of the facility and can cost upwards of more than$100 per door as compared to $30 a door during construction.

The logistics of retrofitting is also a challenge, considering that wires and switchesneed to be run into each unit. "The retrofits are tough because of a number ofvariables, the toughest being that the units are rented," says MSTC's Thompson."If they are rented, and you want to go in and wire up every unit, then you'retalking about unlocking units or cutting locks, and just causing chaos. Mini-storages aremade up of an array of tenants, some of whom may be living in other countries or othercities. It's tough to get those people in."

It is possible to run the wire on the outside of the units, but again, costs risesignificantly. Outside wires need to be covered by some sort of molding product--at a costof about 85 cents per foot--to protect against the sun and other environmental aspects.Also, any switches mounted on the outside of the door require an anti-defeat-type switch,warns Reddick, who says the costs run about $12 more than a normal switch.

Wireless

Wireless alarm systems have a lot going for them. They have the marketing advantage ofbeing able to sell space-age-like technology and can be a breeze to set up.

In the past, wireless systems got a bad rap because of extremely low battery life--oneto two years. But now, Sherman Oaks, Calif.-based Quikstor has brought a battery to theself-storage market that it says will last 20 years. Doug Carner, Quikstor's director ofmarketing, says companies are currently working on batteries that exceed 20 years and maylast a lifetime.

Carner says the sensors are about the size of a pager--1 ¹/₂inches by 3 inches by 1 inch--and can be attached to the unit by an adhesive strip thatyou merely peel off. The sensors contain the antenna and the reed switch and include atamper switch to protect from vandals. The magnet is the only exposed piece in the unit."If someone were to open the cover of the sensor, it would instantly sound thealarm," says Carner.

Most of the industry's wireless systems work on a private radio frequency that sendsout a message multiple times per second when a door is opened or closed. The base stationreceives the transmission and if the facilities software hasn't communicated with thesecurity system to say it's OK to have the door opened, an alarm will sound.

"From the tenant's perspective, when they enter their code, the sensor disarms theunit," explains Carner. "In reality, when the tenant enters the code, it tellsthe software that when the door opens, it's OK. The door doesn't know when it's armed ordisarmed, it's the software that says it's OK."

Installation of hardwired systems may be its biggest advantage. With the exception ofthe base stations, the rest of the set up is rather easy. The sensors come with anadhesive backing, which attaches to the door track, and the magnet, which attaches to thedoor itself.

"The tools needed for installation are a bottle of rubbing alcohol and a roll ofpaper towels--and a bottle of Formula 409 if it's a really messy door," relatesCarner. "If a sensor is destroyed, you don't call a repairman, you just reach underthe counter and pull another one out."

Boats, RVs and portable storage containers are also easily monitored with security byusing a wireless system.

While others still question the effectiveness and stability of a wireless system, aclear disadvantage is if the signal is out of transmission range, you may need to add arepeater somewhere on the grounds, or use solar panels to generate the electricity.

Access Control

Although nothing new, gate-controlled access to facilities has come a long way from itsorigins. Today, automatic gates are often controlled by computer software using eitherkeypads or magnetic card readers at the entrance and exit of the facilities. A typicalscenario would be a renter driving to the gate and entering his unique pass code orrunning a magnetic-striped card through a card reader for admittance. The gate opens, therenter drives into the facility, and the gate closes behind him.

The access technology can serve many purposes that include allowing the renter to armand disarm his unit when he enters the gate and the ability to pay an invoice at the gateusing a credit card, among other things. From a security standpoint, not only does it keepout people who shouldn't be on the property, it also allows the tenant's movement at thefacility to be documented, as well as prevents renters from "skipping out" andnot paying their bill.

Access-control systems can also be used to control entry to an interior corridor oradditional floors, keeping those who don't belong in those areas at bay.

From a technical point of view, it's important to remember that the access-controlsystems only signal the gate to open. The gate motor (gate operator) controls the openingand closing of the gate.

Sentinel Systems' Reddick says the gate is usually held open by the use of safety loopsconnected to a loop detector inside the gate operator. Loops are wires embedded in theground in front and behind the gate to sense a vehicle in the path of the gate.

Gate types vary, but most self-storage properties rely on sliding gates--those thatroll on a track of wheels--or the vertical pivot gate. Other lesser-used styles includeswing, roll and cantilever gates.

Often the determination of gate style depends on the weather at the facility. In anextremely cold climate, a roll or cantilever gate may freeze. In these areas, agarage-style roll door might be a better choice. Others are determined by the uniquenessof the facility and, of course, local fire codes and restrictions.

Reddick says the design of your facility's entry/exit should be done early in theproject to avoid common oversights, such as gates that don't fit, no provisions forkeypad/card readers and little consideration to entry and exit traffic flow.

Marketing the Security

Property crimes around the country may be going up, but ironically, it's probably notthe actual crime rate that is driving security in the self-storage industry. In the end,it's more likely that it's society's perception of the problem and the competition thatarises from the tenant's state of mind.

Given the chance to rent a facility down the street with door alarms and a big,guardian-like front gate, or one without any security system, who would you rent from?

"Gate-access control and door-monitoring systems are basically installed toprevent skip-outs. It's kind of expected in the industry and installed primarily as anadvertising feature," says Darrel Hoblack, owner of Inglewood, Calif.-based DemcoElectronics. "Everybody is so competitive. You have to build at least to thestandards that the public expects."

Keep in mind that people wouldn't be bothering to pay money to store something thatwasn't valuable to them, says Thompson. So if they're paying to store it, they willprobably pay to protect it.

"It's not just security, it's benefits," he says. "When you look atself-storage, it's different than product. The only thing it has to sell is benefits: 'Whyshould I store at your facility vs. your competitor?' Most people will pay for it, justlike people will pay a ridiculous amount of money to have a fancy cup-holder in their car.People do pay for those types of benefits."

But not only are companies seeing the advantages of selling the security as a benefit,others are using wireless technology to market the actual sensing devices as an ancillaryproduct.

"In a wired system, if the guy down the street charges $50 a month for a 10-by-10and you've just spent $30,000 or $40,000 for security, you still have to charge $50 for a10-by-10," says Eric Young of Quikstor. "If you raise your prices to $55 permonth, you're going to lose a lot of business. If you use wireless, you can charge $50 forthe 10-by-10, but charge $5 for this service. Now your collecting $55 in rent, but youdidn't lose anything. Even if you only look at it for 10 years, $5 a month at $60 peryear, that's $600 on your $50 investment-that's not a bad return."

Other ancillary items available include key-chain sensors that allow renters to simplyclick a button for facility access, disarming their unit, logging the visit and updatingthe property's records on that tenant, adds Young.

Doug West of Doug West and Associates, says while the industry is selling securitysystems that really are protection, it's the image and perceived quality of the productthat will win over customers.

"In the self-storage industry, we're selling the dynamics of securitysystems," says West. "It is a true security system, but it's the marketingappeal that's going to turn your investment into a good return."

West says when he talks to clients at tradeshows, customers are generally moreconcerned with what potential tenants will think, more than whether or not the system is aquality one.

"Image and performance go hand in hand," explains West. "You can't haveimage without performance. So what you have to do is look for performance first, thenimage." As an example, West cites a facility that uses a black-and-white camera whileanother uses color. Both work the same way as far as performance is concerned, but thecolor monitor will most likely produce a better image in the tenant's mind about theproperty.

Video Security

Video-camera security is another method picking up steam in the self-storage industry.It's far from being a new technology, but in the last few years it has been embraced bythe legion storage operators.

"Video gives what we call 'legal chain of custody,' the act of the person enteringthe property to the point at which he leaves and what he does while he's there. If youhave proper video positioning up and down the aisle, and a tenant rents a unit and breaksinto another two aisles over, you actually have video coverage of that," says CrestElectronics' Castelli, who adds that insurance companies have especially taken a liking tofacilities using video monitoring. "We get a lot of people who rent a unit, and thena week, three weeks or a month later claim their unit has been broken into. They claimthey had $25,000 of jewelry and furniture in there. These fraudulent claims are bad forthe insurance industry and of course the insurance company can't really prove if it wasfraud or not. With the tapes, they can prove the tenants did rent the unit, but theydidn't put anything in it."

Castelli says most facilities use a 31-tape library, in which the tapes are simplynumbered to coincide with each day of the month. When the manager comes in for his morningshift, he just puts in that day's tape. Some facilities color-code the tapes and use a 60-or 90-day cycle in case of a lagging claim, although Castelli says the 31-day set is thechoice of most operators.

The basic video coverage, according to Castelli, consists of three or four cameras thatrecord activity at the front gate, down the outer bay, the back and down the oppositeside. Additional add-ons include cameras for every aisle or hallway, and any area on theproperty grounds that receives a lot of use.

Although the tapes run 24 hours a day, the camera remains idle until it is triggered bymovement.

"The machine sits in an alarmed position until the beam is broken," saysCastelli. "There's a video motion sensor in it and when somebody crosses that beam,it turns on the machine. As long as they stay in range of the camera, every time theybreak the beam, the recorder turns on and continues to play as long as they are there. Youcan set the sensor for 30 seconds, or one or three minutes.

Castelli says the average facility has eight cameras, usually starting with four andincreasing from there. Bigger facilities can have upwards of 60 cameras on site.

"The owners of these facilities have made a big investment. They've found theapplication of the cameras was an expense at first, but now it's not only a necessity, butalso a sales tool," he says. "Where are you going to store? Over here where theydon't even have a gate, or at a facility that has gate controls and cameras? So it maycost me an extra $5 a month. The value people put on what they store--maybe pictures ofthe family or albums--to them is priceless, so they're going to pay the extra money. A lotof facilities have been able to increase their rates based on the securities they offer.

SECURITY COMPANIES

Crest Electronics
3706 Alliance Drive
Greensboro, NC 27407
Phone: (888) 50-CREST
Fax: (910) 855-6676
Web: www.crestelectronics.com

Crest Electronics Inc. was founded more than 20 years ago with the goal of providingquality video security/surveillance products to the marketplace. Crest manufactures anddistributes cameras, monitors, time-lapse recorders and many other video products. Withoffices in Greensboro, N.C., Crest provides shipping to all parts of the world using UPS,Fed-Ex and other shipping companies. Crest products can be placed anywhere, from smallcameras that fit in your hand to those that can see in complete darkness.

Doug West & Associates Inc.
One Sunny Ridge Drive
Asheville, NC 28804
Phone: (800) 523-9504
Fax: (704) 645-6227
E-mail: [email protected]
Web: www.dougwest.com

Doug West & Associates provides security and surveillance systems to theself-storage industry from its trademarked Digitech Security Marketing Systems, includingits color DigiGraphics^tm; DigiGate^tm access software and equipment;CCTV and video systems; individual unit alarms and an all-aluminum keypad. Doug West has astaff of more than 35, including service technicians, an in-house CAD department andengineers, among others. The DigiGate-700 features the virtually indestructibleall-aluminum keypad and the DigiTech door alarms feature the exclusive TrueTrak wide-gapalarm contact.

MSTC
7430 East Butherus Dr
Phone: (800) BUY-MSTC
Internet: www.mysticsystems.com 

MSTC, Mystic Systems Technology Corp., is now in its 14th year of providing managementsoftware and security to the self-storage industry. MSTC was one of the first companies tocreate an automated property-management software system; conceptualize billing-sensitivekeypads; develop a PC-based access-control system; and offer 24-hour, seven-day-a-weekcustomer service. MSTC has announced the forthcoming release of its Account Managerproperty-management software system, a 32-bit descendant of its flagship DOS-based MiniManager program.

Preferred Technology Inc.
8271 E. Gelding Drive
Scottsdale, AZ 85260
Phone: (800) 331-6224
Fax: (602) 991-1395
Web: www.ptiaccess.com

Since 1979, PTI has designed and manufactured the highest quality industrial-gradecomponents available. Its PTI Security Graphics let self-storage managers know who's thereand who's not there at a glance. The PTI Falcon/PC Software allows remote control of itssecurity systems via telephone modem-for unmanned self-storage operations--including unitalarms. PTI's equipment is built from the ground up for its intended purpose, rather thanrelying on off-the-shelf devices modified with add ons.

QuikStor
14011 Ventura Blvd., Suite 206 East
Sherman Oaks, CA 91423
Phone: (800) 321-1987
(818) 990-5575

QuikStor has supported the self-storage industry since 1986. Two years ago, QuikStorsold one of the industry's first self-storage programs written for Windows 95. The companyhas also pioneered other industry standards, including pay-at-the-gate, automaticovernight processing, digital photography, automatic credit-card processing,user-changeable site graphics, and 100 percent wireless door alarms. QuikStor software iswritten and supported by self-storage professionals. Founder Dennis Levitt owns and holdsinterest in several self-storage facilities. The software has been running in more than1,000 self-storage facilities around the world.

Sentinel Systems Corp.
1050 South Wadsworth Blvd., Suite A,
Lakewood, CO 80226
Phone: (800) 456-9955/
(303) 936-9955
Fax: (303) 936-1230
Internet: www.SentinelSystems.com   

Sentinel Systems has been a leader in providing security electronics and propertymanagement software to the self-storage industry for more than 22 years. What began as away to eliminate break-ins for a group of self-storage facilities has grown into one ofthe largest security and software suppliers in the industry. The firm now serves more than11,000 systems worldwide, with a tenant-user population in the millions. "Our missionis to provide superior products and outstanding customer service through innovations intechnology, people, systems and marketing," says Dave Reddick, president.

Wham Security Systems
223 Ravenscliff Road
St. Davids, PA 19087
Phone: (610) 341-9426
Fax: (610) 341-9427

Wham Security Systems is a provider of gate-access control and individual door-alarmsystems, both wired and wireless.

Demco Electronics
10516 Grevillea Ave.
Inglewood, CA 90304
Phone: (310) 677-0801
Fax: (310) 674-5445

Demco Electronics is a security and access-systems supplier.