Puzzling Out Space for Profit Using Relocatable Storage Units
Each self-storage facility has its own, unique story. It may have started out as an empty
parking area, an abandoned mall, a wide-open parcel of land or a city lot. Or maybe it was
already a storage facility that needed to be expanded. The variables of each property seem
endless — such as the location, the size, the type of land, whether or not there are existing
structures on-site, how many units are on the property, and which type of door you choose —
rollup, swing or other style. No two facilities will be the same. Plus, each region has its own set
of regulations when it comes to zoning. The fact is that nearly 9½ percent of households in
the United States are renting at a storage facility, and each person uses almost 5½ square
feet of storage space.
Let’s consider what it takes to plan a facility on a few different types of properties by looking
at some of the creative ways to use relocatable self-storage units. When looking at a square,
empty and level lot, it’s easy to visualize all of the components you’d like to see — such as
where to put the office, entry, parking, gates, security and storage units. It’s the more unique
properties with existing structures, uneven ground, power lines and water sources, on the
other hand, that make things a little more interesting. Either way, it’s essential to look at the
needs of the community and the goals and budget of the facility operator to bring a concept
to completion (and profit).
EMPTY LOTS
If you’re fortunate enough to have a blank slate to work with for a new self-storage facility,
there are often still some variables to consider. If the property is filled with dirt or gravel, you’ll
need to be sure that your relocatable storage units can be placed without foundation. It is
important for the self-storage owner to evaluate all options when it comes to site layout and
determine the appropriate unit mix. In a perfect world, the supplier will travel to the potential
self-storage property and walk the site with the owner to measure and create renderings of
where everything should be placed. A creative team can assist with logo design, unit
appearance, site layout, and more. Helping to bring a vision to reality, these designs can show
operators the possible site layouts with different configurations, total rentable units,
additional rentable square feet and estimated return on investment. The self-storage owner
also has the option for a full installation, that is, once the units have been delivered. The
supplier will rent the necessary equipment and provide labor to do the delivery, unloading,
unpacking, assembly and installation of all relocatable storage structures at the self-storage
site.
EXISTING STORAGE FACILITIES
Another need we commonly come across is for existing facility expansion. Self-storage
facilities can quickly become rented up and maxed out — especially in areas where the rental
market is increasing. With more and more people living in smaller spaces, the need for
storage grows. Also, there are a number of vacant or unused spaces within these facilities,
such as along a fence line, on unused parking spaces, on setbacks or easements, on grass,
gravel and dirt sections of the property, on uneven surfaces, in narrow alley or driveways, near
or under power lines, or on wide open land. Whether a facility has existing self-storage
structures or vacant areas, it can be hard to imagine how adding more units will look. Somesuppliers of relocatable storage units, however, can do a color match of existing storage
spaces for seamless additions. If you have areas where it’s hard to imagine how to fit more
units, it’s key to find a supplier who engineers and customizes units to meet storage space
restrictions. Some relocatable units, for example, are shipped flat packed and built on-site, so
they fit in almost any area — optimizing previously unprofitable space with minimal
construction. There are a lot of ways a self-storage facility owner can capitalize on the spaces
or sections of land where they were not able to build a traditional self-storage building. And,
adding units alongside permanent structures or empty areas is as easy as 1) matching your
color, 2) choosing a configuration, and 3) starting to generate additional revenue!
RETAIL SPACES CONVERTED
We have found recently that there are a number of properties originally plotted out for
shopping centers or large retail spaces that have since been deserted, because the needs of
the community have shifted from retail to storage. These huge sites with strip malls or big
department stores are being abandoned all over the country due to changing consumer
needs, online shopping trends and big box store pricing. Rather than having a full demolition
and building from scratch, self-storage operators are getting crafty and converting these into
money-making self-storage facilities by adding relocatable storage units where there’s room.
With some puzzling and creative placement of storage solutions, these concrete areas can
be converted into facilities by simply placing relocatable storage units alongside permanent
structures. Determining which buildings and structures to remove and which to keep in
order to create the right space is paramount. Property owners may choose to do this sort of
conversion in phases in order to adjust the unit mix based upon what unit sizes are
successfully renting.
RELOCATABLE STORAGE UNIT CASE STUDY
Here’s an empty lot case study where Boxwell was able to strategically place 134 relocatable
self-storage units for a total of 172 rentable units that added 21,440 rentable square feet of
space. We looked at the national market rate for storage rental revenue, which is at an
average of $0.92 per square foot, and we were able to help create a valuable facility within
the community and an estimated ROI at 18-22 months. We considered ways to achieve
maximum rentable square footage, a secure environment, sufficient parking, wide drivepaths and easy access from the street. This property was particularly challenging because of
its irregular shape and proximity to a water source. As we know, self-storage units are
typically rectangular, so placing them in a squared off lot is much easier than a polygon! With
this property, we first considered where the owners wanted to enter and place their office
and parking lot. We positioned one of our portable offices near the entrance so the operators
could conduct their business with a view of the facility. From there, we built out and used a
mix of 8’ x 20’ units, splitting a number of them into 8’ x 10’ for smaller rental spaces with
rollup doors and partitions.
Here are our customer’s needs for this site — and here is how we tackled them:
- NEAR WATER SOURCE — Relocatable self-storage units act as a fence line for
properties seeking an additional barrier. The water source that is adjacent to property
posed a liability threat and a possible wildlife intrusion. With the units placed in front
of the pond, we were able to blockade the area with minimal fencing and security.
Not to mention, we added a natural wildlife decal on the back wall to blend in with
the surroundings!
2. UNEVEN SURFACES — This lot was a combination of gravel and dirt and was not level
in some places. Not a problem. Without the need for foundation, our solid steel units
can be placed practically anywhere. The site owner performed basic grading, and our
skilled installation crew was able to position and level the units as needed for a
beautiful appearance and straight layout.
3. POWERLINES OVERHEAD — We were able to place our relocatable units within a safe
distance from the powerlines. Plus, our units are built on-site, so we could maneuver
our build around the property easily without disturbing the lines.
4. ADJACENT TO FENCE LINE — Contending with the fence line was not a problem: with
built-in forklift pockets, Boxwell units can be moved to a precise location with ease.
5. IRREGULAR LOT SHAPE — We love puzzling out the shape of a property to fit in the
optimal number of relocatable units. Our drive-up storage solutions are easy to
navigate around and accommodate a variety of vehicles. Plus, they can be stacked 3-
high (even when fully loaded), so there’s no need to worry about running out of room.
6. WIDE DRIVE PATHS NEEDED — When a customer requires a large drive path in-
between rows of self-storage units for large vehicles, we suggest using industry-
leading rollup doors, which definitely save on space as they conveniently retract into
the unit.
7. WET CLIMATE — A storage facility’s job is to keep its customers’ belongings safe and
dry. Boxwell’s seamless design and corrugated steel roof are designed to protect
against the elements and prevent water from pooling or leaking. Plus, to reduce
condensation caused by humidity and temperature swings, we apply an anti-
condensation coating on the ceiling.
8. OFFICE SPACE NEEDED — A self-storage facility typically needs an office for its
employees to conduct business with clientele. We manufacture portable office
containers that are fully insulated and ready for electricity, heating, cooling and
whatever bells + whistles you can imagine. With ultra-secure locks and options for
multiple doors and windows, it’s a wonderful space to work.
The self-storage industry is thriving. We love that no two facilities are the same, and we take
on the challenge to creatively optimize each space we encounter with revenue-generating
units. Our communities are continually changing in their needs and methods. As long as we
are willing to grow and change within this crazy world, we’ll all be in good shape.
Rod Bolls is CEO & Founder of Boxwell, the leading provider of relocatable storage units for
businesses within the self-storage industry. Headquartered in Boulder, Colorado, Boxwell’s
innovative storage solutions bring ease and additional revenue to businesses around the
world. Boxwell explores new technologies and listens to the heartbeat of the industry. They
stay cutting-edge by persistently looking for ways to develop the most durable containers
and cut the time it takes to assemble them. From the quality and life cycle of their fully
customizable ready-made units, to shipping and assembly, Boxwell challenges the status
quo to anticipate and deliver on the needs of their customers.