Self-Storage Door Mastery: Ensuring the Safety and Endurance of Your Most Used Building ComponentSelf-Storage Door Mastery: Ensuring the Safety and Endurance of Your Most Used Building Component

If you were to show a picture of a standard roll-up door to anyone in America and ask them to identify the type of building to which it belongs, they’d probably know right away that it’s a self-storage facility. The unit doors at your site are more than an operational necessity, they’re a major contributor to the identity and curb appeal of your property as well as the first impression customers get from it—and that’s just based on looks. Your tenants also interact physically with your doors every time they visit the site.

Unit doors are among the most frequently used components of any self-storage facility. When you combine heavy usage with environmental factors including rain, hail, wind and extreme temperatures, it’s crucial that your doors be well-maintained, especially if you want them to be safe and have a long, productive life.

Below, I’ll delve deeper into the importance of door maintenance and discuss common types of damage that can occur. I’ll also share ways to care for your doors and maximize their lifespan, plus when it’s wise to call in a professional or consider replacement.

Why Door Care Is Important

A customer’s perception of your self-storage site can significantly impact their decision of whether to rent from you. Facility appearance is crucial, and unit doors are among the first things people notice. By that token, they play a key role in your marketing efforts.

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But public opinion goes far beyond the simple aesthetics of your self-storage property. Improperly maintained unit doors can be difficult to operate and contribute to a negative customer experience. If they’re covered in dust or grime, tenants might question the cleanliness and condition of the facility as a whole and hesitate to store their belongings there.

Proper maintenance also extends the life of your building components, ensuring you get the most out of them. Given the large quantity of doors at the average self-storage facility, multiple replacements can add up to a large capital expenditure.

Finally, while there are operational benefits to having well-maintained self-storage doors, the most important reason to take care of them is safety. The last thing you want is for a tenant to suffer an injury because of a faulty door. When a roll-up is too difficult to open or close, whether because it’s too heavy or the tension is too tight, users are vulnerable to accidents that could cause significant complications for everyone.

Common Types of Damage

Even the most rugged self-storage doors can suffer damage, whether it’s caused by heavy use or external factors. Let’s look at some of the most common types of harm and why it occurs.

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General wear and tear. Since doors are some of the most frequently used parts of any self-storage facility, this is expected over time.

The elements. Whether the culprit is sun, rain, hail, snow or wind, extreme weather can damage any roll-up door. It doesn’t even take a storm. Over time, prolonged exposure can take a toll.

Attempted break-ins. Doors can easily be injured as thieves attempt to cut or smash locks, or lift or tear the curtain.

Vehicle impact. Your self-storage customers are often unfamiliar with the moving trucks they’re driving. A crash can cause significant door damage and the need for extensive repairs.

Broken springs. At some point, you’ll have to deal with these, regardless of the quality or strength of the door. When springs break, the door will be difficult, if not impossible, to open.

Door-curtain misalignment. Some self-storage operators use vinyl door curtains to reduce energy loss and keep debris out of the unit. These barriers sit right inside the roll-up door; but they sometimes slip out of their guides, impacting door performance. A damaged or improperly positioned curtain can also pose an injury risk.

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Maintenance Guidelines

Now that you understand the potential issues you might face with your self-storage unit doors, let’s focus on how to reduce the risk of damage and keep them in top shape for optimal performance. Here are five helpful tips to ensure your doors operate efficiently and last longer.

Check spring tension. It’s of the utmost importance that your self-storage tenants can operate their unit doors with no difficulty. Ensure they open and close freely by periodically checking the spring tension.  If a door is difficult to move, a small amount of tension may need to be added to the springs, but DO NOT attempt to do this yourself. Always rely on a professional!

Lubricate the springs. On some self-storage doors, the springs are enclosed in a barrel assembly, so they’re protected from the elements. Others have exposed springs. If the springs become dry and brittle, they’re much more prone to breaking. It’s advised that you apply a spray lubricant to keep them moist.

Keep the guides clean. Dirt and dust tend to accumulate in the guides, which can prevent the door from freely opening and closing. Remove any debris to maintain optimal performance.

Clean the metal curtain. Just remember to avoid spraying water directly at the door and refrain from power-washing. It’s best to first wipe away any dust with a dry cloth, then use a damp cloth with mild dishwashing soap.

Minimize debris. Keep all of your self-storage driveways and hallways clear of detritus by frequently sweeping, dusting or shoveling. This will minimize the amount of rubble that ends up in your door guides and along the bottom edge.

When to Call a Pro

As a self-storage operator, you have plenty of responsibility on your plate. While it might be tempting to save money by handling door repairs yourself, it’s often best to rely on a professional. Consider calling in an expert to adjust or replace springs. When it comes to changing out your door latches, your approach will depend on your team’s level of comfort and expertise.

When It’s Time to Replace

Even with proper maintenance, any self-storage unit door will eventually need to be replaced. Here are a few signs that it’s time:

Self-storage unit doors are a critical building component, not just for you as the facility operator but for your tenants who interact with them every day. It’s crucial that they’re well-maintained so they open and close easily and safely and always look good. This creates a positive customer experience, which leads to good reviews and word-of-mouth referrals. In a way, your doors help you market your property to potential renters. Don’t neglect them and close the door on new business!

David Alexander leads the Facilitate division at Janus International, a global manufacturer and supplier of building solutions and access-control technology for the self-storage industry. David has more than 30 years of experience in the overhead-door industry and possesses a wealth of knowledge in manufacturer-to-end-user relationships. To reach him, email [email protected]; call 866.562.2580.