By Jackson Stevens

ver the past few decades, the self-storage industry has slowly but steadily adopted new technologies. In the late 20^th century, automated gate access became increasingly prevalent, providing tenants with greater convenience and security. Following the new millennium, management software began replacing paper ledgers and spreadsheets. Revenue management technology followed, drawing inspiration from best practices in other industries. Most recently, there’s been a noticeable proliferation in technology supporting customer acquisition, utilizing digital marketing platforms, online reservation systems, and AI-powered chatbots to drive occupancy. The pandemic was responsible for the acceleration on this front.

But what about operations? Despite its vital importance, operational innovation has taken a back seat in the race to attract new customers. As insurance costs rise and taxes tighten margins, self-storage businesses are under increasing pressure to perform. This is a pivotal moment for the industry. Isn’t it time to get smarter with the backbone of the business? Technology aimed at optimizing operations could be the solution owners didn’t know they needed.

Operational effectiveness can make or break a business. While new customers (revenue) are essential to growth, retaining them and maintaining efficient internal processes are just as critical to profitability. Rising expenses, such as insurance, taxes, and labor costs, are putting pressure on owners and operators to do more with less. It is incumbent on management to solve for both revenue and expenses, not just the former.

Let’s paint a picture: An operator with several properties might struggle to establish trackable, repeatable processes in the field, let alone understand what is accomplished each day at a property. The fact that property and facilities management is still a black box today is astonishing. Smarter operational tools and some know-how can bridge these gaps. The next wave of self- storage technology promises not only to usher efficiency and accountability but also to enhance customer satisfaction and long-term profitability. The challenge begins with shifting older ways of thinking.

When asked how an owner or operator tracks the performance of a store manager, the answer typically includes rates as percentages about new rentals, lead conversions, collections, delinquencies, and/or upsells. These are great metrics, but how does an owner or operator track performance when the store manager is outside the walls of the rental center? When posed this question, the most common reaction is a blank or confused stare.

Rightly so. There has never been a way to track, benchmark, or measure work performed in the field. Isn’t that something? Move-outs, overlocks, maintenance, customer lock checks, vacant unit verifications, brand standards items—none of this has been proactively centralized, monitored, and reported on. Property management has been flying blind.

What if there were a new system where an owner or operator could know exactly what is being done and when? What if the data could begin to inform smarter business decisions as it relates to staffing and resource allocation? What if instead of taking weeks to train a new manager on the ins and outs of a property management system, a simple and intuitive tool guided them through their day-to-day tasks? What if corporate travel budgets could be cut in half due to real-time, proactive property curb appeal reports? What if all this intelligence could begin to inform smarter underwriting and acquisitions strategies? It is an exciting time for the self-storage industry as new technology focused on operations transforms the business as we know it.

Here’s a look at three technological innovations poised to transform self- storage operations.

Mobile applications designed for property management are revolutionizing field operations. These tools provide real-time updates on unit status, automate overlock assignments, and streamline tenant communication and appointment scheduling. By reducing administrative overhead, they allow property managers to focus on enhancing customer experiences and addressing on-site needs efficiently. Whether an operation leans remote or traditional, this type of application gives boots-on-the-ground staff unprecedented leverage to complete their work.

Mobile field management applications become a must-have for any remotely managed operation. It is paramount to have a system that centralizes information concerning customer contacts. Too many remote operations are plagued by disorganized and missing data, much to the complaint of tenants. A customer will only complain so many times before they move to the facility down the street. This technology is not only for remote operations, however. More traditionally leaning organizations find that this enables a system of accountability.

SpareBox Technologies has developed precisely this tool out of a clear need. After performing thousands of property walkthroughs and learning what is critical to the success of a property manager, the years of practical field experience has been directly incorporated into the design of the remote field application RaFA.1 Mobile Field Management Apps

Smart sensors are revolutionizing how self-storage facilities maintain security and operational efficiency. Strategically placed in key areas such as hallways, unit doors, and entry points, these devices monitor metrics like motion, temperature, humidity, and door status. This enables real-time detection of issues such as unauthorized access, environmental hazards, or equipment malfunctions, ensuring the facility runs smoothly and securely.

These sensors are particularly valuable for climate-controlled units, where maintaining stable environmental conditions is critical to protect sensitive items like electronics or documents. Alerts triggered by temperature or humidity fluctuations allow operators to address potential HVAC failures before they escalate, while door sensors notify staff if a unit is left open. These proactive measures prevent losses and improve tenant satisfaction.

Beyond security, smart sensors enhance overall efficiency by integrating with property management systems, enabling remote monitoring and quicker decision-making. They can also identify inefficiencies such as energy waste from malfunctioning systems, helping operators lower costs. By offering a comprehensive view of facility conditions, smart sensors empower operators to optimize performance and deliver a better experience for tenants.

Modern electronic locking systems are revolutionizing access control in self-storage facilities, offering enhanced security and operational efficiency. These innovative locks enable operators to automate unit access, allowing for remote management of vacant and delinquent units, thereby reducing the need for manual lock checks and streamlining operations.

Designed for durability, these locks are built to withstand extreme weather conditions and tampering attempts, ensuring reliable security. Many utilize resilient wireless networks that ensure continued functionality even in the face of interference or device faults. With long-lasting battery power, maintenance demands are kept to a minimum.

These systems also provide tenants with versatile access options, including keypad entry and Bluetooth-enabled mobile apps, delivering a secure and user-friendly experience. By combining convenience with enhanced security, these solutions are setting a new standard for access control in the self- storage industry.

Despite the clear benefits, some operators may hesitate to adopt new technologies due to concerns about cost, complexity, or change management. However, many of these tools are designed to be user-friendly and offer a quick return on investment. Vendors often provide comprehensive training and support, ensuring a smooth transition for businesses of all sizes.

Operators can start small, perhaps by implementing one or two technologies at one or a few facilities before expanding to more comprehensive systems portfolio-wide. The key is to take a phased approach that aligns with your business goals and budget.

While much of the recent focus in self-storage has been on attracting new tenants, the operational side of the business is ripe for innovation. Investing in technology to optimize the internal machinery isn’t just about reducing costs; it’s about creating a competitive edge. Properties that operate efficiently can more easily attract capital, offer better service, and weather financial pressures more effectively.

The self-storage industry is not known for its fast adoption of new technologies, and rightly so; it is a historically simple business with incredible fundamentals. However, as the next wave of innovation takes hold, operators who embrace smarter, more efficient operations will be better positioned to thrive.

Self-storage operations are experiencing a transformation. From field automation applications to smart sensors and advanced locking systems, these advancements have the potential to level-up the way operators manage their facilities. As the industry continues to evolve, those who prioritize operational innovation will not only experience short-term success but also unlock optionality for capital investment in the future.

Isn’t it time to work smarter? The tools are here. The opportunity is clear. Let’s embrace it.