Without security systems, self-storage facilities dont have a prayer of keeping tenants belongings safe and sound. Systems need to be maintained, checked regularly for damage and repaired whenever necessary. In time, systems and components may need to be upgraded or replaced altogether. While this might sound expensive, it can save you money in the long run.

Lighting

Lighting is your best line of defense. The better the lighting, the less security trouble youll have. Take time to clean fixtures at least quarterly and also check to see if they are working. If you have photocells or timers, make sure lights are coming on at the correct times.

If your lights are old, maybe its time for updating. Todays systems offer new features to save money by cutting back on electricity bills. Of course, youll have to pay out of pocket for equipment and installation labor, but the upside is worth it.

Most new fixtures have built-in photocells to control lights individually, saving more money because you only use the lights you need, not a whole group. If your site has dark areas, think about adding lights, taking care not to overload a circuit in the process.

Interior lights should be on motion sensors rather than timers. People usually set timers for much longer than needed, and lights stay on, burning bulbs and wasting electricity. This adds up to a lot of dollars over a year.

Switching to a motion detector means no more than changing out a light switch. Install motion sensors in units with lights, or if you have an alarm system, change to an alarm switch that also turns on the light. Both reduce your electric bill. Ever walk by a unit and notice the light on with no one home? Motion detectors eliminate the problem.

Keypads

Your customers see and use keypads every time they set foot in your facility. Make sure theyre in great working order. Are the numbers worn? Can you see the display? Are the numbers hard to enter? Is the instruction label still readable? If not, its time to get them in for a fix-up. A few dollars spent means youll have keypads looking and working as good as new. Equipment vendors have tune-up programs to update keypads and replace wearable parts such as number pads. You can also look into replacing the rubber number pad for a new backlit metal version.

If youve been to a tradeshow or shopped for keypads lately, you know the new models can integrate with cameras and intercoms, as well as offer other features. Messages may be customized for individual tenants, notifying them of rents due, upcoming events or unit availability.

By installing the new technology you send the message to customers your priority is to stay up to date with security technologies. Transitioning to the new keypads is easy for tenants, wholl enter the same codes as before. You might need to upgrade your software, but maybe its time for you to update your whole computer anyway!

Alarms

Its shocking how many managers and owners have no idea whether their alarm systems are working. Checking is as easy as watching someone enter, and looking on the readout to see if the entry, open, close and exit appears. If you dont see it, its not working!

Sometimes the system just needs a switch alignment. Maybe its only missing a magnet, or wires were cut or have bad connections. Then again, the problem could be much worse. Regardless, its imperative you check alarm systems frequently, and take care of occasional maintenance tasks. Problems with one unit canand often doaffect other units and the overall system. If you need a service tech to look at alarm problems, try to learn as much as possible about the system. Also, its easiest to inspect alarms when units are empty, so whenever someone vacates, make it a habit to check that the alarm system is working, no loose or hanging wires have developed, and the switch is securely fastened.

If you dont have alarms but are considering them, go wireless. Its hugely expensive to wire for alarms on already constructed buildings. Wiring on the outside of the building using a high-security switch is cost prohibitive.

The good news is wireless systems have come of age. Theyre reliable and affordable, providing a real solution for retrofitting units with alarms. Keep in mind you may have to change keypad systems to have wireless alarms, but the only way to stop break-ins is with individual door alarms. The alternative may be lower occupancy and move-outs.

Cameras

If you havent got rid of that VCR yet, do it now. DVRs are easy to install and use, and they offer great features. Cameras can be set to record only when theres motion, resulting in higher-quality recordings that use less space. Plus, you can speed up search functions.

Shop for a stand-alone DVR with its own hard drive instead of one that works on your PC. It has the capacity to handle cameras, along with ample storage space for long recordings, whereas your old computer may not.

Clean your camera enclosures regularly, and make sure wires arent hanging down too far. They should be in a flexible conduit, not run from the building to the camera unit. On that note, make sure all wires are in a sealed conduit. Wires deteriorate in the open air. If you have damaged conduits, have them repaired. Open-ended conduits should be sealed to keep dirt, rocks and water out.

Assure your cameras are in focus, which is best tested at night. We prefer to focus cameras after sunset, allowing us to get the cameras adjusted to the best possible picture, then, well double check it in the daylight. If a camera continues to go out of focus, its time for servicing.

Advanced cameras offer better resolution at lower light levels. An auto-iris lens enables cameras to self-adjust, and IR illuminators allow them to see in the dark, making them perfectly suited for low-light areas. You can upgrade to color cameras that change to black and white in low light. Avoid color-only cameras, which give poor resolution in low-light conditions.

Installing new cameras wont necessitate new wiring systems, although you may have to change the power supply if requirements are dramatically different. You might also be able to salvage the lens, enclosures and wall mounts of your previous system, lowering changeover costs.

Self-storage facilities dont have to keep up with the neighbors, but they do need to keep up with the times. Maintaining security systems is the best way to stay on top of repairs, as well as make educated decisions about investing in upgrades. Customers today are savvy enough to recognize when security devices are up to date or hanging on by a thread. Keep your systems in good working condition and the rentals will keep rolling in. 

Chester A. Gilliam works for Centennial, Colo.-based Wizard Works Security Systems Inc. and has been involved with self-storage security systems for the past 19 years. For more information, call 303.798.5337; e-mail [email protected].