As we start 2025, I can’t help but look back at the start of my self-storage business and think about what I would’ve done differently if I’d known then what I know now. In fact, I would’ve changed quite a few things.
Back in 2007, I named my first facility “American Storage” for patriotic reasons, but also so it would show up at the top of the Yellow Pages listings. Things have really changed since then, and though that decision turned out OK, I’ve updated many other aspects of my operation. I’ll share some of them below.
Keep in mind as you read this that my goal was always to operate my facilities remotely. I wanted to rent units from home, my truck, the river, the chairlift or a field full of pheasants. So, every decision was based on that model. I’ve never had a site manager or handyman, and I rarely spend a full day at any of my properties. In exchange for this freedom, I always have my phone with me, and I take every call that I can.
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When I developed my first self-storage facility, I built as many units on 2 acres as possible to generate more income. What I didn’t factor in was where to push all the snow that builds up over a run of 200 feet. These piles can grow to 20 feet high. By mid-January, I have about 13 units that are nearly inaccessible.
Plus, there are a few corners that are a little tight for those 26-foot box trucks, and my aisles could’ve been a little wider. Oh, yeah, I also didn’t know to add bollards and elliptical mirrors on all the corners to prevent collisions. My site layout needed a little work, but as I added on to that facility and then built two more, I got most of it right.
Management software was always going to be crucial to my plan for remote self-storage operation, but I didn’t have a lot of guidance in the early days. The other owners I knew all used different systems. One guy just used a basic spreadsheet to run everything. Most of them drove to their facilities to program gate codes for their tenants.
Looking for more features and flexibility, I chose a well-known desktop program that was installed on the office computer. Though I could link to it with a remote-access software called TeamViewer, that machine would regularly shut off or reboot during the night, forcing me to drive to the facility and battle with Windows to get it going again. Thankfully, the advent of cloud-based management software has fixed this.
The next challenge was getting a gate system that synced with the self-storage software to allow for remote updates. My fence contractor was very experienced with gates for high-security areas like the airport and our local branch of the U.S. Federal Reserve. He put in a great product and recommended a decent gate-control company.
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That worked well for years until the tech support dried up. I eventually changed to a gate system that’s fully integrated with my management software. This seamless combination is probably the most important aspect of any storage facility. If the gate doesn’t work, customers won’t be happy.
Of all the aspects of my self-storage business, I’ve probably changed security the most. Here’s why and how.
First, if I’d known back then what I know now, I would’ve installed cameras on every corner, several along each side of a building and three on the gate. In the beginning, I used a video recorder with a hard drive that saved up to 30 days of data. Now all that footage is online and the camera resolution is phenomenal. My advice now is to blanket the place in cameras, then put up LED lighting everywhere and leave it on all night. Respect your neighbors by downlighting the bulbs that shine on their homes or businesses.
Here are few other things I’ve learned along the way:
Lock the facility from 11 p.m. to 5 a.m. Nothing good happens in the wee hours, and you can grant 24-hour access to the few tenants who really need it.
Require disc locks or similar high-security locks. Don’t suggest it; make it a requirement and enforce it. Your self-storage tenants need to see that everyone has this lock.
Finally, engage your tenants to help with security. Ask them to report anything strange to you or call the police if necessary. After all, it’s their belongings at risk. You customers can be a huge asset in this regard.
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I got a lot of things right 17 years ago and a few things wrong. In any case, I’ve learned a lot about what works best for my self-storage locations. I hope you’ve picked up something helpful from this.
Tim Davis is owner, manager, handyman and janitor of American Storage in Helena, Montana. The company operates three facilities in the area that offer more than 1,100 units.
Tim Davis
Owner, American Storage
Tim Davis is owner, manager, handyman and janitor of American Storage in Helena, Montana. The company operates three facilities in the area that offer more than 1,050 units. For more information, visit www.americanstoragemt.com.
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