Top 5 vulnerabilities in self-storage and strategies to solve them

There's a common refrain in the industry today, and it centers on security and safety challenges. It's no longer news that break-ins, theft, vandalism and other criminal activity have been steadily increasing over the last 5 years at self-storage facilities. Owner-operators are more than aware of what they're up against, and their concern is now turning to what crime is costing them in terms of their revenue and reputation. In fact, experts believe that break-ins have become the biggest threat to the industry right now, not only because of the substantial cost of time and money from claims but also the long-term cost to the industry's overall reputation.

As a result, the real story has become finding ways to bolster security, prevent theft and protect your business reputation so that consumers continue to seek self-storage as a smart solution for all their storage needs.

Read on for some essential insights we gathered from talking to owner-operators like you and from our experience in the business working to fortify your facilities. We'll discuss the top 5 vulnerabilities facilities face and actions you can take - including technologies to put in place and philosophies to embrace - that will help keep your property safe and secure.

Top vulnerabilities self-storage facilities face

What makes self-storage properties so vulnerable to break-ins and other crimes? Industry experts and owner-operators have identified these 5 as common reasons why some facilities are targeted.

• Trouble spots. Some states have higher rates of self-storage theft with Colorado, Tennessee, Kentucky, Texas and California ranking at the top.
• Soft targets. Many self-storage facilities are in industrial areas or on the outskirts of town, which make them an easy target for criminals who want to operate in locations where they won't be noticed.
• Windows of opportunity. Many facilities provide 24-hour access to their tenants, which gives criminals more opportunities to case facilities during off hours. One trend that has been reported is criminals renting a unit so they can check out the facility to determine any security lapses on the property. Once they identify a weakness, they hit it hard multiple times, which is why many facilities (57%) report multiple break-ins.
• Lack of deterrent. In the big scheme of crime, theft is a lower priority for law enforcement, especially in larger urban areas dealing with a shortage of officers. This leads to many criminals not being arrested or sentences being light. When criminals aren't afraid of prosecution, there's no deterrent to stop.
• Lack of sophistication. The safety and security measures at many self-storage facilities haven't kept up with the criminals in terms of sophistication, with many owner-operators opting to invest their capital in improvements like landscaping or solar panels but now realizing that it's time to catch up on security.

Actionable strategies to help reduce self-storage crime

There are common-sense strategies that every business should have in place to mitigate the risk of crime, for example, employee training. In self-storage, it makes sense to prep your on-site managers as the first line of defense. Training should include how to deter criminals, what to look for in a walk-through such as open locks on a unit or broken gates and who to contact if something's suspicious.

But what are other proven strategies that owner-operators have put in place to successfully safeguard their properties? Here are 4 that you can use to help enhance your facility's safety and security against crime and other potential threats.

• Partner with tenants. One good practice for self-storage employees to take is to make connections with customers. By proactively starting conversations, tenants are more likely to report something suspicious. Ask them to keep their eyes out for unusual activity, and also encourage them to take pictures of everything that they store in the unit so there's a record of it.
• Partner with competitors. Another strategy that owner-operators have used to reduce crime is partnering with nearby competitors. Think about it: if multiple operators in a city are experiencing similar break-ins, sharing information only makes sense. This kind of partnership extends to state self-storage associations, especially when it comes to pushing important legislation forward to strengthen laws for repeat offenders.
• Partner with law enforcement. Forming a relationship with your local police department goes a long way toward quick and efficient action when you need it. Some facilities even host luncheons at their property, so police officers get to know their property physically and their people personally. When they see beyond the business to the citizens, they're more likely to take break-ins seriously. It's also important to provide law enforcement with as much information as possible to help the case -- including videos or photos and descriptions of individuals, vehicles and license plates -- and to show up when a case goes to court.
• Improve physical and digital security. With the steady rise in criminal activity, we've already seen an uptick in owner-operators taking action to protect their facilities. The first step is usually installing security gates, razor wire on fences and gates and upgrading security cameras and lighting. But what happens when the gate lock doesn't work or the security camera is angled incorrectly or not working? The first reaction may be to fix them, but the real fix may be tapping into the latest technology to fix what your facility is lacking from a security standpoint.