By Sascha Zugar

hile maintenance is an important part of running a self-storage facility at any time, certain seasonal considerations need to be addressed to offer quality service for customers.

Creating a safe and secure site starts with making good decisions from the start. “Building design plays a crucial role in reducing seasonal maintenance needs and ensuring the durability of self-storage facilities throughout the year,” says Shannon Dodge, senior vice president of construction at Devon Self Storage. “Proper insulation, ventilation, and drainage systems are essential to regulate temperature and humidity, minimizing the risk of mold and mildew during wet seasons and maintaining energy efficiency during hot and cold months.”

Even the building’s orientation, roof pitch, and overhang can make a difference in managing snow and rain runoff, preventing water damage, and reducing the need for frequent repairs. Incorporating appropriate materials in the design can further protect the facility and reduce the burden of seasonal maintenance.

“Using durable, weather-resistant materials is key to protecting from extreme weather,” says Dodge. “Steel and reinforced concrete are excellent for withstanding high winds and heavy snow loads, while impact-resistant windows and doors can help protect against flying debris during storms. Fire-resistant materials, such as metal roofing and non-combustible siding, are essential in areas prone to wildfires.”

Most insurance policies will cover events like windstorms, hail, tornados, and hurricanes. Flooding, however, is usually not covered. “For flood-prone regions, elevated foundations and the use of water-resistant materials like treated wood or composite decking can reduce the risk of water damage,” says Dodge. “The use of sealants and weatherproof coatings can further protect the structure from moisture infiltration.”

Regionality plays a part in maintenance. Along with design and materials, early decisions regarding location add up to success. “Each specific region of our country has it’s own weather challenges,” says Ann Parham, CEO of Joshua Management, a Parham Group Company. “A good design/construction developer will take that into account. Many jurisdictions will have building code requirements to prevent major damage and destruction due to natural disasters such as hurricanes or blizzards.”

“Areas at high risk of hurricanes might have specific building wind load requirements that need to be met for a project to be permitted,” says Jason Farlee, director of facilities at Argus Professional Storage Management, a third-party management company that manages more than 250 self-storage facilities. “The same can be true for areas at risk of earthquakes, wildfires, tornados, etc. Building authorities might also require facilities to be designed with a specific look to match the community. Examples of this could be seen in landscaping plans or requiring certain building materials be used for public-facing building façades.”

Accessibility plays a part in best outcomes for weather situations. “The proximity to reliable maintenance services and emergency response teams is critical for quick action in case of weather-related damage,” says Dodge. “Additionally, accessibility during all seasons should be ensured, considering how snow, ice, or heavy rains might affect roadways and facility access for both customers and maintenance personnel.”

As in most industries, the latest developments in technology are improving outcomes for both extreme weather events and natural seasonal changes in self-storage. Incorporating smart tech into facilities can greatly enhance maintenance efficiency throughout the year.

“Automated climate-control systems can adjust heating, cooling, and humidity levels based on real-time weather conditions, ensuring optimal storage conditions year-round,” says Dodge. “Sensors can be installed to monitor for leaks, temperature fluctuations, or fire hazards, providing early warnings and allowing for swift action to prevent damage. Additionally, smart lighting systems with motion sensors can improve energy efficiency and security, while automated gates and surveillance systems can enhance overall site management.”

This can be particularly helpful during extreme weather events when manual oversight might be challenging or unsafe.

“Proper regular maintenance of the property is key,” says Parham. “Where there is danger of wind and severe storms, trees need to be trimmed away from buildings. Roofs need to be inspected for soundness, and gutters need to be cleaned on a regular basis. Continual property maintenance is the key to maintaining a facility in all types of seasons and weather conditions.”

Clear communication with customers about how to prepare their units for seasonal changes can also help minimize damage to stored items. “Regular inspections before the onset of each season can help identify and address potential issues, such as clearing gutters before the rainy season or winterizing plumbing to prevent freezing,” says Dodge. “Having a well-defined emergency response plan is crucial for handling unexpected weather events, ensuring the safety of the facility and its contents.

“In some cases, when natural disaster risk is forecasted, steps can be taken to try and prevent damage to buildings and belongings,” says Farlee. “In situations where a natural disaster was not forecasted, i.e., tornado, operators should communicate with tenants as soon as possible after the disaster event and allow tenants to survey potential damage to their property when the property is safe to access.”

Making sure lines of communication are open for concerned tenants can help alleviate stress.

“Ensure the site is being maintained regularly to avoid leaks through the roof, and doors have bottom seals to prevent water through the bottom,” says Alex Gordon, field operations manager at Copper Storage Management, which offers remote and hybrid self-storage management services nationwide. “Gutters must be maintained yearly to avoid clogs that can lead to leaks. Have landscapers in place to maintain the site with grass, limbs, and weeds in spring and summer, and a vendor in place so snow is removed during fall and winter and the site is salted as needed to prevent injury.”

Funds set aside for seasonal prep can reap big rewards in preventing pricy issues. “Owners need to make sure items that are required, such as extra tree trimming, etc., are budgeted annually,” says Parham. “In a hurricane area, the cost of storm shutters may seem steep at first but will be highly beneficial in the long run.”

What is needed varies throughout the year. Operators in snow areas will need to budget additionally for snow removal and for laying down salt. “If we look at a property along the front range in Denver, they will typically have an increased spend for landscaping from spring through fall, but little to no landscaping spend for late fall through spring,” says Farlee. “In the wintertime, this same property will need to budget for snow removal. I do anticipate these costs will rise with changing seasonal weather patterns, and we’re seeing that to some degree already. The increases are not necessarily budgeted, because what we’re seeing is more storm-related damage that would not have occurred under normal seasonal weather patterns.”

Vetting vendors takes time, but it’s key to budget-friendly prep. “Operators need to seek a reputable company to perform regular lawn care during the growing season,” says Gordon. “This would include mowing, weed control, leaf removal, and further landscaping if there are mulch beds, flower beds, etc. The costs can potentially rise during storm events, as high winds can cause trees to blow down or limbs to fall over the property, which would mean additional costs to remove these items.”

By staying ahead of the challenges each season presents, facilities can maintain high standards of operation and customer satisfaction all year round.