Building Self-Storage

The advantages of a full-service manufacturer/erector

By Jim Combs

When a propertyowner makes the decision to develop a self-storage facility, there are a number ofimportant decisions to be made. In most cases, the first thing the owner will do is hire asite engineer who is familiar with local building codes and their enforcement, and whounderstands property-line issues and setback requirements. Once the site engineer has donehis job, the owner can move on to the next phase.

The Owner's Options

At this point, the owner has a few options. He can hire an architect to prepare a setof drawings for the project, then hire a contractor to put up the buildings, or he canhire a contractor who will both design and erect the buildings. But there is still anotherimportant option that owners should seriously consider: the full-service self-storagemanufacturer/erector.

"As a turnkey manufacturer, we design our own buildings and actually include thecost of the drawings in the price we quote our customers," says Tom Brandon, vicepresident of engineering at Statesville, N.C.-based BETCO Inc. "This can mean asubstantial savings in engineering fees.

"In other cases, an owner might hire an architect before contracting with amanufacturer, and this can lead to trouble," Brandon continues. "For example, ifconcrete slabs are poured before components are specified and manufactured, the buildingmay not agree with the manufacturer's standard designs. And 'specials' will result inincreased project costs, as well as architect's fees."

More often than not, the engineering department of a full-service manufacturer hasyears of experience specifically designing self-storage buildings. This knowledge is notalways found with some architects, who may not be well-versed in self-storage design.However, there are occasions when a local architect should be involved.

The Architect's Seal of Approval

There are at least two instances when a manufacturer's drawings may be scrutinized andwill need an architect's seal of approval before construction can begin:

1) Some localities require an architect of record to provide designservices and project coordination. It's the law. Always check with local authorities todetermine specific requirements.

2) Some self-storage facilities may include a free-standing officebuilding that is separate from the units themselves. In these cases, an architect willusually be retained to design the office structure.

In terms of getting the components to the building site, some manufacturers have thecapacity to ship them on their own trucks. In addition, they may also be able to erect thebuildings with their own professional crews. Once again, by choosing a full-servicemanufacturer, the owner can eliminate extraneous suppliers and simplify the process.

The Importance of Timing

Once the owner's property is ready to receive the components, timing becomes a criticalissue. "If an owner isn't able to get his buildings up to suit his schedule, it canmean losing valuable leasing time and can translate into dollars as well," says TerryHuber, BETCO's vice president of manufacturing and construction, and chief operatingofficer.

"As a single-source supplier, we are in a better position to deliver on timebecause we can control the manufacturing process and the shipping schedule. When an ownerdeals with separate suppliers, timing can suffer," Huber says.

Cost Savings

Dealing with a single source also means certain cost efficiencies. It can be cheaper todeal with one supplier rather than two or three. The manufacturer who knows that a packagedeal is in the offing--including design, manufacturing, shipping and buildingerection--will make sure that the owners gets every financial advantage possible.

Even if the manufacturer's components are more expensive than the competition, theoverall investment cost may be lower. This is because buildings made of high-qualitymaterials, such as Galvalume, will withstand the test of time. The owner can look forwardto many years of maintenance-free buildings. Unfortunately, some owners make the mistakeof trying to save money by buying cheaper components in the beginning, only to pay more inmaintenance costs down the road.

Selecting the Right Manufacturer/Erector

If you are an owner who does not have an ongoing relationship with a self-storagemanufacturer, has had an unsatisfactory relationship, or has had no experience selecting amanufacturer, there are certain criteria that will help you with the decision. Make sureyou choose a manufacturer that will offer the following benefits:

In the final analysis, the facility owner who considers all options at the outset ofthe planning process will benefit most in the long-term. Some options may be better forsome owners than others, but just as in the medical profession, it's better to get asecond opinion, even a third.

BETCO Inc. is a full-service, self-storage manufacturer/erector based inStatesville, N.C. For more information, contact Jim Combs at (800) 654-7813; www.betcoinc.com.