For some new self-storage developers, their construction-management strategy is best described as “winging it.” Many first-timers are learning as they go through the process. But commercial construction comes with some complexities. Because of this, it’s important to assemble a team of quality professionals to guide you through the progression. Let’s take a look at the characters you’re going to encounter on a typical self-storage project.

Feasibility Consultant

One of the first professionals with whom you may work on your journey is a feasibility consultant. Look for someone who has experience and quality references. A good advisor should be willing to share examples of his typical reports (possibly with identifying information removed), and is just as confident in telling you bad news as he is in delivering good news. This person can help you determine the strength of a market, building layout, unit mix, unit type and economic feasibility.

Civil Engineer

Your civil engineer is a key player in the success of your project. If you don’t already have a survey in AutoCAD format from the property seller, your civil engineer should create this once you’ve confirmed with the local government that storage is an allowable use.

Based on county or city land records, the survey should show setbacks, easements, and existing or possible driveway locations. The civil engineer will also determine the grade level of buildings and driveways. In most cases, you’ll need to have him create a storm-water plan for the property.

Your civil engineer should come from a local firm, preferably one that’s experienced working in your community. He doesn’t need to be an expert in self-storage, although industry experience is a plus. Civil engineers charge by the hour.

Building Supplier

Choosing a good building supplier is a critical step. Some suppliers specialize in self-storage, while others provide a wide variety of building types. When evaluating a candidate, visit one of the company’s previously completed projects and speak to the owners. Ask to see projects that are 10 or 20 years old to determine how they hold up over time. Keep in mind buildings are the most visible part of the facility and will be around for a long time. Consider maintenance costs, ease of repair if damaged, and the cost to insure.

Before asking for quotes, try to understand some of the major differences in buildings, such as roof type, exterior-wall thickness, and trim and door types. If you’re comparing “apples to apples” quotes, most suppliers will end up with very similar pricing. If one stands out as particularly low, take a closer look at what you’re getting. Outlier quotes likely vary in product.

An experienced supplier can be a great source of information, as its staff has learned from the collective wisdom of many storage projects before yours. Many new developers are eager for a personal visit from a building supplier or concerned when the company isn’t local. The reality is that with today’s technology, this isn’t a true concern. Your manufacturer can take the AutoCAD survey/topographic from your civil engineer, review the location from Google Earth, and create a very well-planned design and unit mix.

Finally, the supplier should have a structural engineer on staff who can stamp your building plans. This engineer also generally provides the foundation design for your buildings.

Supervising Engineer

You may need to hire a supervising engineer for your project. This should be a local individual who can visit your site and confirm that forms are correctly installed prior to pouring the foundation. This person will also check that the building is assembled per the approved plans, and may need to sign off before the occupancy permit is issued.

General Contractor

You can serve as your own general contractor (GC) or you can hire one. If you take on the role of GC, it’ll be your duty to manage timelines and coordinate the work of all of the contractors involved. Owners of simple projects often serve as their own GC.

GCs charge a percentage of the project costs as their fee, but they may be able to negotiate better terms and timing with subcontractors than you could on your own. They may also allow you to open your project sooner, reducing your interest expense.

Erector

The erecting crew is responsible for unloading and assembling the steel building. When choosing a crew, look for a group who’s experienced in assembling the brand of building you’re purchasing. Your supplier should be able to recommend quality erectors. In some cases, the assembly may be a part of the building package. Typically, you or your GC will need to provide power, a dumpster and a portable restroom.

Architect

Most basic projects don’t require architectural services. Depending on the level of owner or GC involvement, architects are more commonly involved in projects with complicated design or unusual finishes. However, local review boards may require an architect’s involvement.

An architect may charge a percentage of the project as their fee, a flat fee or an hourly fee. Before working with this person, ask your building supplier for examples of projects with architectural finishes and enhancements. The supplier generally has experience with this and can steer you toward the most cost-effective methods for adding curb appeal.

Lender

A cooperative, responsive lender will make the construction process a little less stressful. Look for one that’s familiar with lending for self-storage development and, if possible, has worked with your building supplier. If using Small Business Administration (SBA) financing, look for a lender with SBA-preferred status.

Once your loan is active, your funds will be held by the lender for disbursement as the bills start rolling in. The title company will issue checks when you or the GC submit draw requests. These typically trigger an inspection to ensure that the work being paid for has been completed.

Individual Contractors

Your project will likely require the services of asphalt and concrete contractors, electricians, excavators, HVAC contractors, and plumbers. Look for professionals with experience in commercial construction. Whether you’re interacting with these tradesmen directly or through your GC, be specific in your communication. For example, if you want your lights in a particular location, put it in writing. If you want a specific finish or edge on the foundation notch, tell them.

Most local trades won’t have much experience in self-storage construction, so you’ll be well served to spend the extra time to ensure they understand industry best practices. Your building manufacturer can be a good source of information to share with subcontractors. When you request bids, the work should be spelled out in as much detail as possible.

Security Installers

Seek gate and camera installers who are local and whose product is compatible with your facility-management software. With their moving parts and weather exposure, gates tend to be the most problematic equipment you’ll own. You want someone who can respond quickly when (not if) you have problems.

Check out other installations in your region and quiz facility owners on their satisfaction. Before finalizing plans, consult with your gate provider to ensure you have proper clearance for gates and bollards, as well as the right conduit for power and communication cables where necessary.

Government Officials

Aside from the above construction professionals who’ll be a part of your team, you’ll also be interacting with a number of regulatory individuals. Get in touch with these departments early in the process so you understand timelines and expenses.

Depending on local codes, you may need to apply for a conditional-use permit. With public-notice requirements and sometimes multiple levels of approval needed, this can easily take many months. A building permit is separate from zoning approval and is usually a lengthy process.

In some states, the building department reviews plan for basic life and safety issues. It ensures your plan is stamped by a licensed engineer and in compliance for state building codes and Americans with Disabilities Act accessibility requirements. State-level approval is usually a faster process than local approval.

Local Building Inspector

The local building inspector will make sure your completed project is built according to the approved plans and local codes. Depending on the complexity of your development, you may need multiple inspections. If you’re acting as your own GC, contact your inspector early in the process to verify at what stages your project needs to be examined.

Department of Natural Resources

This department may need to approve your site’s storm-water plans. This can be a lengthy process. Your civil engineer will most likely correspond directly with the department on your behalf.

Department of Transportation

If your project is on a state highway, you’ll need state approval to install a new driveway. You may also need approval from the department of transportation for lighting or to alter landscaping or drainage on a right-of-way. Work on this well in advance, as it can take a while to gain approval.

Achieving Your Goals

In most areas of the country, construction activity is in high gear and developers are competing for quality contractors. In some cases, these contractors have the luxury of picking their clients, so presenting yourself as organized and professional should increase the odds that they’ll want your business.

Remember, for most suppliers and contractors, assembling a well-ordered proposal involves time and effort on their part. So when asking for prices, respect their time and have a well-defined plan. If you’re in the early stages of your project, talk to your building supplier about ballpark budget numbers. Fine-tune your layout and financial projections as it becomes clear your project is feasible. Planning your project carefully and communicating effectively can go a long way toward achieving your goals.

Steve Hajewski is the marketing manager at Trachte Building Systems, which designs, manufactures and erects a full line of pre-engineered and customized steel self-storage systems, including single- and multi-story, portable storage, interior partition and corridor, and canopy boat/RV. He’s also a frequent contributor on Self-Storage Talk, the industry's largest online community, and recently built his first self-storage facility in Wisconsin. For more information, call 800.356.5824; visit www.trachte.com.