When it comes to the maintenance of your facility, most self-storage operators cite repairing, maintaining and replacing storage doors as their top pain point. Tenants are constantly backing into the doors; criminals use them as an access point when trying to break in; and hail and extreme temperatures can also cause weather-related damage. In addition, the curb appeal of your unit doors can be the difference between a potential tenant signing a contract at your facility or your competitor down the street.
So, what’s the best way to handle these operational and aesthetic needs for your doors? Read on for a comprehensive guide on what to watch out for, how to properly care for your doors and what to do when they eventually need to be replaced.
The biggest reason to keep your storage doors in top shape is safety. If a roll-up door is hard to open or close, too heavy, or has too much tension, accidents can happen. Here are some situations that can damage your doors.
- Bad weather. Rain, hail, snow, and wind can damage even the strongest roll-up doors. Even constant exposure to the sun, wind and rain over time can really wear down your unit doors.
- Attempted break-ins. Crime has been rising at self-storage facilities over the past five years, making your doors vulnerable to damage from criminals.
- Motor vehicle accidents. Invariably, trucks end up backing into your doors. While these mishaps are unavoidable, they can cause a lot of damage.
- Door curtain positioning. Some facilities use door curtains to help with energy efficiency, but the curtain can come out of the guides if they’re not used correctly. This can lead to the door not functioning properly or even injuring someone.
- Broken springs. No matter how strong your door is, at some point, broken springs become an issue. When springs break, opening the door becomes incredibly difficult, if not impossible.
- Wear and tear. Because doors are a high-use area in self-storage, wear and tear will happen. But with regular maintenance you can help minimize this problem.
When to Call a Pro
Just like anything else you own, taking good care of your doors can make them last longer, which protects your investment. But proactive door maintenance takes time. In fact, it’s estimated that only 10% of organizations do all their routine equipment maintenance themselves. The other roughly 90% rely on third-party providers for at least some or all the work. So, the question becomes: who do you trust for your proactive door maintenance?
At Janus, we offer a comprehensive facility maintenance program called Facilitate that handles everything from expert repair and replacement services to regularly planned maintenance, so you can focus on running and growing your business. With a service like ours, you get a pro who knows how to make the most of your door investment.
- Make door repairs like adjusting or replacing springs to delay the inevitable of eventually needing to replace them.
- Sign up for a facility maintenance program that includes regularly scheduled walk throughs of your property to identify and fix issues before they become bigger issues with bigger price tags. We also provide a free facility maintenance plan that you can download with a handy weekly and monthly checklist.
- Take advantage of the latest technology to upgrade your facility’s safety and security. For example, smart technology is now available for doors, like the NS series, and keyless locks with the Nokē Smart Entry system that provide 95+% fewer break-in claims than with traditional ones. Plus, we offer a discount when you bundle it with our R3 Door Replacement Program.
- Determine when it’s time to replace your doors. Now might be the right time because we have a special offer for 5% off material on any NS door order.
- Check your curtain. If it’s damaged and can’t be fixed, then it’s time to replace the door.
- Assess your springs. If you’re dealing with broken springs, that may not mean you need a new door. However, if your door is over ten years old and the springs are breaking, it can be a good idea to replace the entire door.
- Ask before you paint. When your doors are significantly faded or just need an update, some people think that a fresh coat of paint will make faded doors look new again. While paint can improve the appearance, it can also do more harm than good and might even shorten the lifespan of your door because it can void any manufacturer warranties and can put extra stress on the springs and other components that may lead to failure and even injury. If you start with award-winning steel roll-up doors like ours at Janus, they’re backed by a 40-year paint warranty.
TLC for Storage Doors
Your facility’s storage doors help market your facility to potential customers, so whatever you do, don’t neglect them. Following these 7 steps will help make sure they’re well-maintained, running at peak performance and always looking sharp.
If you’d like to explore replacing your unit doors or using the services of Facilitate, contact the pros at Janus International.
About Our Expert
Hamish Gamble is the Director of Facilitate for Janus International’s U.S. operations, supplying self-storage owner-operators with complete facility maintenance services to keep their properties in peak condition. Previously, he headed up the Facilitate division for Janus Australia. Hamish brings 15 years of expertise running his own general contractor business and working in building and property maintenance both commercially and residentially.
