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New facilities are built with every convenience in mind, so how can older sites compete? Its not as difficult or costly as you may think.

Safety, accessibility and price are all key factors customers consider when shopping for self-storage space. To meet demand, owners must ensure buildings are equipped with effective surveillance, easy access and reliable climate control all at a competitive price. When remodeling, facility owners should reflect on what features should be included in the blueprints to save on future utility bills as well as improve the sitess safety and appearance.

Behind the Scenes

Some building features pay for themselves in lower monthly usage fees or fewer replacements, making them top choices during remodeling:

Dry sprinkler systems. For areas of the country that experience below-freezing temperatures, a dry system may make perfect sense. Pressurized air, which isnt affected by extreme cold, is maintained throughout the system. In the event of a fire, water is released to activated sprinkler heads. Facility owners have the flexibility to shut down their heating systems after hours, lowering heating costs dramatically.

Motion-controlled lighting. Strictly triggered by motion, these lights pay for installation costs in no time. No movement, no lighthence, lower utility costs!

Radiant heating systems. Include radiant heat in your remodeling plans to eliminate cold floors and energy loss from forced hot air in ceilings. While the initial cost may exceed forced-air heating, its offset by relaxed insulation requirements. More important, radiant systems are up to 40 percent more efficient than conventional models, according to the Radiant Panel Association. Lower temperatures can be set, lowering fuel costs. Also, external heating units wont hog valuable wall space within the facility.

Need more proof? A facility in Cleveland spent $16,000 to heat 80,000 square feet with 2 million BTUs. By installing a radiant heating system, the site saved 33 percent the first year. Each heater is capable of supplying 200,000 BTUs with a cost of $12,000 for 10 units. In less than three years, the system will have paid for itself. Plus, its virtually maintenance free, making it a remodeling must-have.

Third-generation doors. Older doors have outdated operational designs, making them difficult to use and costly to maintain. Third-generation models offer superior operations and are virtually maintenance free.

Light bulbs. Simply changing light bulb types can save money. T-8 fluorescent bulbs last longer than standard T-12s and burn less energy.

Surveillance systems. Older facilities typically have cameras running all day, driving up electricity bills. Motion-triggered cameras can be installed to offset costs. Considering you may have only 10 visitors a day, imagine the savings youll enjoy and the extended life of your equipment.

Multi-story buildings. Consider building up rather than out. Many owners are adding stories to realize greater coverage without buying more land.

Expand interior space. Mezzanine systems, or decks, offer two levels of rentable storage within a single story. Mezzanines can fill an entire floor or just a portion, and are becoming increasingly desirable in conversion projects. On a per-unit basis, shelving maximizes space by building up; the initial cost is quickly recouped by additional revenue.

Keyless entry. Keypads arent the only option for access systems. Many owners are installing keyless units. Tenants are given key fobs to be used at point-of-entry readers. No more worries about entry codes getting into the wrong hands or being forgotten.

Stackable storage lockers. These units offer tenants a low-cost storage alternative. And, because they can fit in odd-sized spaces, they turn otherwise unrentable space into profit centers.

Clean and Bright

Eagle Rock Self Storage of Roseland, N.J., knows what customers want: a clean, bright, convenient and secure facility. When updating a conversion project, owners used medium-gray epoxy to seal the existing concrete floors, and added gloss-white, flush hallway panels for a clean, aesthetic appeal. T-8 fluorescent lighting fixtures with built-in motion sensors and a half-lit feature were installed, as were individual alarm units, an intercom system with music, and a digital-camera system. The plans also called for several large loading areas and hallways wider than 5 feet where possible.

Storage Associates in Cherry Hill, N.J., also utilizes liner panels when updating facilities. While some square footage is lost, customers appreciate the clean, new walls.

Service Means Profits

How user friendly is your facility? Have you made transactions easy for your tenants? Many sites are turning to kiosks, or auto-attendants, to accept payments and allow potential customers to tour the facility, select a unit, purchase locks and even buy insurance. Because the kiosks are open 24/7 and require no staff assistance, profitability increases in tandem with your customer service.

A strong retail area is also a win-win scenario. In your remodeling process, the retail area should be a focal point for selling an array of packing and shipping supplies. Keep the display area well lit, accessible and marked by clear, professional signage.

About Face

When considering remodeling, dont forget overall building aesthetics. A well-kept, older facility with curb appeal has the ability to compete with new sites. Storage doors should be damage-free and well kept. For an external facelift, a simple paint job may do the trick. Depending on your construction, consider panels or stucco for the exterior. These products require minimal maintenance, are long lasting, attractive and can even add exterior protection.

How your facility looks greatly impacts your ability to attract business. If your building screams 1995, renters may look elsewhere. Old signage can date a facility, so keep yours current and well situated. A well-maintained property says a lot, as does the image of the business office. If your image says quality, youre one step closer to getting customers in the door. 

Amy Fuhlman manages the marketing communications programs for Janus International, a Temple, Ga.-based manufacturer of third-generation self-storage doors and hallway systems. For more information, visit www.janusintl.com.