Consider this common scenario: Youre close to opening your new self-storage site. Applications are coming from potential managers and you think you have someone in mind. Your contractor is a little behind schedule, but the buildings are up and the paving goes down today. The gate motor is to be installed tomorrow. Things are looking pretty good.

The phone rings. Its the contractor. Where are the keypads to open the gate? he asks. Keypads? You start calling around to security vendors. You ask if they also have cameras because you need those too. They dont.

The plans call for keypads at the gate, but theres no conduit back to the officeit only goes to the gate motor. The plans dont include cameras, but you wanted surveillance for each driveway. You ask a security supplier to come to your site. He asks you about conduit for the cameras. You and your contractor look at each other, realizing the new paving will need to be cut and patched to lay conduit for the cameras and keypads. Youll need to settle for fewer cameras than you wanted.

You just learned the gate keypads dont integrate with the software youve purchased. In fact, the software doesnt integrate with any keypads. Your new manager will need to do double entryat the management software and then to the keypad software.

The local electronics store is delivering the large-screen LCD monitor you ordered for the cameras, which will look nice in the office. Now they want to know where to mount it. The wall where it will look best doesnt have a path to the digital video recorder. Thatll mean more cutting and patching to the drywall. What a nightmare. And youre supposed to open next week!

The Value of Security

I see plans for new self-storage sites nearly every day, and rarely is security part of them. Even if security is mentioned, it may be only a note, Owner to specify or Owner to provide. I almost never see conduit or power requirements for security. Unless you have a vigilant general contractor, you could be stuck with expensive change orders or needing to compromise on much-needed security for your facility.

Security adds greatly to the value of a site. New tenants want to know their belongings are safe. Video surveillance on large monitors in the office is a powerful message that the site is secure. Keypads at the gate let people know not everyone can get in. The same is true of keypads at the building access doors and elevators.

Individual unit alarms are an additional layer of security that will enhance your offering. They tell you when someone enters his unit and if the unit door is opened without authorization.

There are other areas of your site that may need security like the retail office or managers apartment. Some sites need perimeter beams to prevent intruders after hours.

Whatever you use for security, its best not to choose it as an afterthought. Pick your security company early in the planning stage. Be sure to get the security requirements on the bidding set of the architectural plans. That way the electrical contractor installs the conduit and power outlets as the buildings are going up with the rest of the electrical components. A good security vendor will help you plan ahead and save you money.

Planning for Your Needs

Knowing what you need for security depends on what your competitors offer, how much revenue youll generate, the local crime rate, and the layout of the site. Look at what your competitors provide. Youll want your new site to be the best in town. The value security provides is not only in the amount you can charge for each unit but how many people will rent from you. Break-ins not only decrease the value of the property but are time-consuming for the manager, owner and customer. Good security saves money in many ways.

The right management software is critical for smooth operations. A good program will integrate with access-control equipment. It will tell you which tenants are onsite, how long theyve been there, when their rent is due, and what unit they rented. If you see a tenant come through the gate and go to an area where they dont belong, its time to investigate.

If the software is backed up with video surveillance, your managers will know at a glance what is going on throughout the facility.

Keep in mind, not all cameras are the same. There are reasons some cost more than others. Factors to consider are video quality, color, low-light capability, adjustable lens, weatherproofing, vandal resistance, pan and tilt, and size. Which camera to use depends where it will be mounted and what you want to see.

Wiring requirements are different for various types of cameras too. The type and quantity of wire will determine the size of the conduit. A half-inch conduit will not provide an appropriate path for 20 cameras, for example.

The office area is one that is commonly overlooked. Make sure theres a place for the management computers, monitors, digital video recorders and office security panels. If the managers desk is away from the walls (such as behind an island counter), make sure theres a path for the wiring to the desk. This could be an underground conduit installed early in construction before the concrete slab is poured.

Some sites install a security cabinet for all the equipment. This looks good and keeps everything in one place. Make sure the dimensions are large enough to accommodate the computers, wiring, monitors, outlets and panels. The cabinet should also have a lock.

If there are large-screen monitors for video surveillance, run adequate size conduit through the walls back to where the digital video recorders will be. Keeping wires out of view not only looks better, but exposed wires are easy to cut, which would disable part or all of your security.

Finally, consider whether youre planning to expand. Some systems are easier to add onto than others. Make sure the one you chose will be in business when you expand and the new equipment can be used with the existing. If you have a vacant lot you plan to build on later, pull all the wire for it now or provide a path for the wire to be pulled. Wireless alarms can provide a tremendous advantage over wired ones in this regard.

Choosing the Right Vendor/Installer

There are companies that offer a complete range of self-storage security equipment, and theres an obvious advantage to having all products work well together and being able to work with a single person or company during the planning process. Make sure the security vendor will provide the conduit and power requirements for installation. A good company will be able to review your site plans, offer equipment recommendations based on experience, and execute the installation.

Good equipment and planning will fail if the system is not installed properly. The installation will have a huge effect on how well the security system operates over time. Bad wires, exposed wiring, bad connections, weak power supplies, poor installation mounts, messy wiring with no labels all will result in poor installation.

Bad installs are also hard to service, especially if you get a different technician. If the tech has to fix the original wiring or trace wires, it will increase the time and expense to get the system working again. If possible, use a certified installation technician recommended by the vendor that supplied the equipment. The vendor should oversee the job and provide support after the installation too.

Planning early is the key. You know youll need security, and it saves money to know what your needs are before the ground is paved over and the walls are sealed up. Make sure all the components work well together. Hire a reputable installer.

This advice will give you peace of mind in knowing that your property is protected. Good security will inspire your tenants to trust you with their belongings. A well-installed system can be one of your best marketing tools, and can easily pay for itself in no time with increased revenue.

Rod Davis is an account representative for QuikStor, an industry security and software provider since 1987. For more information, call 800.321.1987 or visit www.quikstor.com. Feel free to submit your construction questions to [email protected].