Using a Self-Storage Consultant

So youve decided to enter the self-storage industry. Good for you! Youve found a piece of land, hired a professional to conduct your feasibility study, and received a favorable report. Youve also hired an architect who specializes in self-storage design, and youre ready to submit plans to the city for approval. The contractors have been chosen and are ready to start building as soon as you get your go-ahead.

But wait ... Did you bring in a self-storage consultant to be part of your team? Why do you need one? A consultant is one of the first professionals you should have contacted. During the planning stage is when you want to begin building an ongoing, working relationship with an industry advisor. After all, he has the knowledge and expertise to help you avoid the costly mistakes many a novice storage owner has made. A qualified consultant can:

Pitfalls Ahead

Building a storage facility is a labor of love. There are setbacks, unexpected expenses, and delays due to weather, city requirements and other factors beyond your control. One thing that is in your control, however, is the ability to avoid common pitfalls by taking the advice of a qualified consultant.

For example, one storage owner built a facility comprised entirely of 10-by-10 units because he was told that was the most popular size. Furthermore, he used stick and stucco for construction rather than steel, making it extremely costly to reconfigure the units. A consultant could have discussed the importance of unit mix and recommended building with movable wall panels.

Another owner built 10-by-30 units and failed to include interior lighting. Hed been told you shouldnt install electricity or people may attempt to live in the units, but he failed to imagine tenants attempting to look around the back of their 30-foot-deep spaces in the dark. A consultant would have informed this owner of the need to install lighting in larger units, especially those off interior hallways, and how to make it cost-effective by using timers or motion sensors.

Then theres the owner who built a two-story facility and didnt think he needed to install an elevator. How easy do you think it was to rent the upstairs units without a way for tenants to move their goods besides trudging up and down the stairs? Again, a consultant could have helped, recommending not only the elevator and its placement, but the convenience of free carts and dollies and different levels of pricing for upper and lower units.

Another owner made his management office only slightly bigger than a 10-by-15 unit, thinking all he needed was a desk, phone line and computer. Without a consultant to advise him on an operationally functional office area, he wasnt thinking about room for more than one employee to maneuver, file cabinets, shelving, a retail area, a break room, and a tenant restroom, among other things.

The Process

Once the architect and builders have done their jobs, youre the one left to run the show, so make sure you build the facility for success from the beginning. Ideally, your consultant should meet with you and your architect when the first draft of your site plans is complete. He will look at the plans and offer suggestions to make the project more operationally sound. Its much easier and less costly to make changes while the facility is on paper than during construction or after its built.

Once the plans have been adjusted, the three of you should meet again to make sure the suggested changes have been made and are acceptable. Then youre ready to submit the plans to the city for approval and begin the permitting process.

During the construction phase, youll want to meet with your consultant regularly. You may elect to have him attend your monthly construction meetings, or at least attend those at which issues such as signage or security will be discussed. Hell offer valuable suggestions in these areas.

Finally, the consultant will help you make the transition from construction to operations, offering ideas for office setup, marketing, staffing, maintenance and other areas critical to the success of the venture. Bringing a consultant on board in the early stages of facility development is a prudent business decision and worthwhile investment.

Pamela Alton-Truitt is the owner of Mini-Management, a nationwide manager-placement service. Mini- Management also offers full-service and "operations only" facility management, training manuals, inspections and audits, feasibility studies, consulting and training seminars. For more information, call 800.646.4648.