f you are looking to join the industry or extend your self-storage business portfolio by building or renovating an existing building, you will probably need to create a development team to make sure your project is a success.

Nowadays, a development team goes beyond just the legal and construction aspects. The industry has evolved because of increasingly demanding clients who expect efficient, modern, and secure space and competitors trying to make their units superior to win them over.

For Sarah Beth Johnson, vice president of sales and development at Universal Storage Group (USG), the first step when creating a development team is to consult with self-storage management professionals. She offers these insightful suggestions:

• “Share your vision for the facility with them, as they can provide invaluable insights into whether your concept aligns with current market needs.”
• Find a management company that specializes in development and operations. “This is a significant advantage, as they can offer guidance on realistic construction costs based on their current projects and help set expectations for timelines and budgets.”
• Following consultation with a management company, met with lenders to explore financing options and understand your project’s financial requirements.
• “After that, interview brokers to find one who aligns with your goals and can help you secure the ideal site for your facility. By following this order, you build a strong foundation for your project with industry expertise, financial clarity, and a strategic location.”

Johnson adds, “My advice to someone assembling a development team for the first time is simple: education, education, education. The more you learn about the self-storage industry and the development process, the better prepared you’ll be to make informed decisions. Start by immersing yourself in the industry. Attend state association meetings and national trade shows where you can connect with experienced professionals, learn about the latest trends, and gain insights into what makes a facility successful. These events are invaluable opportunities to network with operators, vendors, and consultants who can offer advice and guidance. Take the time to speak with other self-storage owners who have undergone the development process. Their firsthand experience can provide invaluable lessons about what works and, more importantly, what doesn’t. Additionally, subscribe to industry publications and read up on everything from market trends to operational best practices. Staying informed will help you ask the right questions and evaluate the advice you receive.”

Once you have found the perfect site for your project, the first professional you should bring along to check out the place is a due diligence consultant. According to Carol Mixon, president of SkilCheck Services, Inc., this is who will work with the buyer and the seller to do an audit of the space and give you feedback on it. “[That’s the person who’s] trying to get everyone together, moving the project forward. And usually, they have a checklist they go by,” she says. “Those things [in the checklist that] could make the deal fall apart are what they need to be looking for. And then, give an overall feel of what kind of budget will be needed to move forward.”

This consultant should also conduct market research and feasibility analysis, which Johnson believes to be invaluable when assembling your development team. “It provides a solid foundation for decision-making. It helps you identify the right professionals, such as architects, engineers, and contractors, based on the specific requirements of your site and project,” she says. “It also gives you clear data to present to lenders and investors, ensuring everyone involved understands the financial potential and risks. By conducting an in-depth feasibility study, you set your project up for success, ensuring the team you assemble aligns with the market, your goals, and the unique challenges of your site.”

This professional will essentially be the bridge between stakeholders and the construction team, ensuring that the entire project and each professional working on the project stay on track by closely monitoring every aspect of the construction, from the work being done to making sure to keep within budget and follow the timeline of the work to the best of their abilities. “It’s the person that has the schedule and a roadmap that is going to assign every piece of the puzzle to a professional, assigning people to do each piece of their portion of their expertise,” Mixon says.

When selecting professionals to assemble a team for development, Mixon advises choosing ones with previous self-storage experience. “I think, especially if you work with a professional in self-storage, then it’s going to be way easier to make a deal and get it to go through without any problems.”

Civil Engineer
Civil engineers predominantly work with a focus on the infrastructure of the building. Whether they are working on ground-up construction or the renovation of a new building, these professionals are responsible for doing the literal groundwork, such as draining and soil stabilization; planning the essential utilities like sewage, electrical, and water lines; and creating access points from the road to the facility’s parking lot, all while making sure the project adheres to local regulations and zoning laws.

David Meinecke, vice president of Jordan Architects, stresses the importance of having a local civil engineer with self-storage knowledge in the development team. “Finding a civil engineer with self-storage experience is obviously preferred and can help save costs down the road with grading, drainage, etc.,” he says. “The civil engineers we work with give valued input at the forefront of the development in order to avoid potential pitfalls down the road. Civil engineers should always be local to the site location and have familiarity in dealing with the jurisdiction in question.”

Structural Engineer
The structural engineers mostly focus on the building itself by making sure the construction is stable, strong, and safe. These professionals are responsible for creating the design for the foundation of the building and all other structural elements. They are also responsible for choosing the right material to be used in different parts of the construction, making sure the construction complies with local building codes and safety regulations, and making sure the building will be able to hold the weight of the live load (ever-changing weights such as foot traffic, equipment, furniture, and customers belongings), dead load (the weight of the structure of the building and any fixed equipment), and environmental load (the weight of external forces such as wind, snow, earthquakes, and more).

When it comes to existing buildings, they work to assess and strengthen their structural components. “We typically use one of two structural engineers that do projects nationwide. These engineers have a wealth of storage experience and design projects in a way that saves the client money in construction,” says Meinecke. “Using an inexperienced structural engineer can lead to unnecessary costs during the construction phase, typically due to over-engineering the project.”

Architect
The architect is responsible for creating a conceptual design according to the client’s vision while making it functional. A few of their tasks include making sure both staff and customers have easy access to units; planning unit size mix and internal layout; choosing customer-facing areas from reception to loading zones; creating an appealing exterior that features the company’s branding; ensuring the design adheres to local building codes, fire safety requirements, zoning regulations, and accessibility standards; designing the overall aesthetic side of the building, making sure it is also functional and within budget; and more.

“Architects typically play the quarterback role in the project, and it is therefore vital to have one with experience in self-storage. We have seen many drawings over the years from inexperienced self-storage architects, and the mistakes made impact the bottom line of the project,” says Meinecke. “While not terribly complex, self-storage is a specialty product type that requires experience in order to maximize profits and operational functionality.”

General Contractor
The general contractor (GC) is responsible for both managing and executing the construction process. Their responsibilities include, but are not limited to, developing and adjusting the construction timeline, hiring and managing subcontractors, ordering construction materials and managing the inventory, implementing safety protocols to minimize risks, managing payment for suppliers and subcontractors, managing the construction budget, conducting regular inspections to ensure the project is meeting specifications and quality standards, and more.

These professionals are also going to be handling any unexpected challenges along the way to ensure project success. “The right GC will have industry contacts that can help expedite the construction timeline,” adds Meinecke. “Experience with self-storage is a huge consideration when selecting a GC. Developers should thoroughly vet GCs through interviews and client testimonials.”

Metal Components Suppliers
From commercial roll-up doors, panels, and relocatable storage units to hallway systems, self-storage facilities use many metal components in their layout and structure. The suppliers usually work alongside architects to figure out the best unit mix to maximize earnings and tend to the local market needs while choosing tailored products and components to meet specific project requirements.

Security Systems Providers
A big part of the self-storage industry is ensuring your clients’ belongings are safe. When assembling a development team, working alongside a reliable security system provider will ensure your facility is safe. These professionals are responsible for installing access controls for the entrances of the building and the units, CCTV cameras, motion detectors, and everything else regarding the security infrastructure of your facility.

Software Provider
Software providers are responsible for making everyday operations more efficient by offering software solutions that streamline unit rentals, payments, inventory tracking, and more, as well as integrating security systems like alarm monitoring, access control, and CCTVs. Products like customer relationship management can also improve overall customer experience by managing customer inquiries, tracking reservations, conducting customer satisfaction surveys, and running email campaigns.

“When assembling your team, seek multiple opinions from reputable professionals in the industry. Avoid relying solely on advice from social media, as it can often be anecdotal or lack context. Instead, consult with experts such as management companies, architects, and contractors who specialize in self-storage. These professionals understand the unique challenges of the industry and can help you design, build, and operate a facility that meets market demand,” says Johnson. “Most importantly, don’t rush the process. Building a self-storage facility is a significant investment, and taking the time to educate yourself and select the right team will pay off in the long run. By prioritizing education and surrounding yourself with experienced, knowledgeable professionals, you’ll set yourself up for success in this competitive industry.”

Here’s some practical advice for selecting team members.

“One of the most important steps is to check references,” Johnson says. “Vetting a potential team member’s background, experience, and past performance is essential to ensure you’re hiring professionals who can deliver on their promises. This is where networking as a new owner becomes invaluable. When checking references, go beyond surface-level questions. Ask previous clients about their experience working with the individual or company. Were they reliable? Did they meet deadlines and budgets? How did they handle challenges or unexpected issues during the project? Pay attention to any hesitation or vague responses, as these can be indicators of underlying problems.”

“Another red flag is a lack of industry-specific experience,” Johnson says. “Building self-storage facilities requires a unique understanding of market needs, unit layout, technology integration, and operational considerations. If a potential team member doesn’t have a proven track record in self-storage development, they may struggle to deliver a facility that meets the standards and expectations of the market.”

“Be cautious of professionals who overpromise or guarantee unrealistic outcomes,” adds Johnson. “For example, if an architect claims they can complete the design phase significantly faster than others, or a contractor promises costs that seem too low compared to industry standards, these could be signs of inexperience or a lack of transparency. Always get multiple bids and opinions to validate any claims.

“If something feels off, whether it is how they present themselves, inconsistencies in their answers, or an unwillingness to provide references or examples of past work, it’s worth exploring further or considering alternative candidates,” Johnson says. “By carefully vetting potential team members and relying on a strong network of industry connections, developers can avoid common pitfalls and assemble a team that will contribute to a successful project.”