A common practice in self-storage is to remotely manage an existing operation, which means that there is no human presence on site 24/7. Remote management is ideal for smaller self-storage operations in rural areas. Remote management is ideal for owners with multiple properties. Generally, a large self-storage facility in a big city would not be the ideal setup for remote management.
Remote management relies on various technologies to make the units accessible to tenants 24/7 without an onsite manager to assist customers. Before considering remote management, it’s essential to understand that good maintenance is necessary even without a manager on-site. Security is necessary even though there is no physical presence of a human to deter criminal or otherwise prohibited activity.
What is necessary for successful remote management?
Successful remote management allows for multiple properties to be managed without a person at each property for 40 hours per week. Generally, the ideal property for this would be a smaller property with secure gate access and fewer additional amenities that would require someone to be there each day. Owners would still need a manager to travel to each location each week or month to ensure the property was in good condition, but it would free up their time to manage multiple locations rather than just one.
Scheduling a manager to make weekly or bi-monthly site visits will ensure efficiency with the time of their manager and their dollars, as well as maintain a strong and clean property.
Setting and managing expectations for the property
Remote management requires realistic expectations for the property between site visits. The property must be kept clean, free of trash, and everything in good working order in order to maintain the appearance and reputation of the business. Self-storage is an excellent business, and one key to its success is the appearance of the property when people drive by. No one wants a trashy, run-down self-storage in their neighborhood, and no one wants to store their belongings there either.
On the other hand, in between site visits, there can be some clean-up required that wouldn’t be an issue with a daily manager. Managing expectations for the appearance of the property is necessary. A robust maintenance schedule will be essential for the manager making site visits in order for them to use their time efficiently. Access to 24/7 secure camera footage will also help owners create a punch list of items to take care of when weekly and monthly maintenance takes place. A great manager will also want to have access to the camera systems to routinely check in order to notice and create a list of tasks to complete at each site visit.
What are the key elements of a maintenance plan?
All facilities will need a good maintenance plan to operate well and maintain a good appearance. The remote maintenance schedule should include:
- Weekly check of the physical condition of the facility and applicable maintenance
- Weekly check of the units and removal of trash and debris
- Weekly check of the HVAC, gates, and access
- Monthly in-depth check
- Quarterly checks
- Annual checks
Each of these scheduled maintenance checks need a detailed punch list of items so that the manager can operate quickly and efficiently during the time at each site. Punch lists also help managers to stay on task and ensure that regular checks are completed as required.
Facilities require the same amount of maintenance whether they are managed onsite or remotely.
The key to executing a well-run, remotely-managed, self-storage facility is to plan ahead and execute those necessary items in a timely and specific manner rather than calling your manager 47 times in a week to handle each task. The former keeps the remotely managed location running smoothly and efficiently. The latter way means that you’re misusing the purpose of having a remotely run facility entirely and killing your efficiency.
At Coastal Storage, we work with investors to acquire, develop, and invest in their next self-storage facility. We also partner with owners to ensure their success by providing expert consultancy. Call our team of experts today at 904-591-0140 to learn more about our dedicated approach to self-storage acquisition.