R3: Restore. Rebuild. Replace.
The market evolved. Many facilities didn’t. The R3 Program by Janus International helps self-storage owners optimize space and maximize revenue inside their existing footprint with five upgrades: door replacements, hallway reskins, unit remixes, MASS relocatable storage units and office remodels. Strong ROI and cost segregation help pay for the work.
Talk to the R3 team: (770) 637-3300
The five R3 upgrades
Top-performing operators don’t just maintain aging facilities, they reposition them. R3 focuses on five upgrades that optimize space and maximize revenue, organized into one structured program with minimal disruption to tenants.
ReplaceCurb appeal · Security · Pricing power
New Janus doors make an aging facility look and feel new, so you can hold and raise rates on every unit.
RestoreInterior refresh · Higher rates
Reskin dated interior hallways with new Janus doors and panels so climate-controlled space rents like new construction.
RebuildMatch demand · Eliminate discounting
Reconfigure walls, add lockers or install mezzanines to turn hard-to-rent sizes into the units your market wants, often in a matter of weeks.
RebuildAdd rentable drive-up units
Fully steel MASS Relocatable Storage Units add rentable drive-up space and look like traditional storage, not plastic containers.
RestoreConvert more walk-ins · Enable automation
A well-designed office sells, secures and supports operations at once, from kiosks for 24/7 automated rentals to a brighter retail space.
How to pay for it
R3 upgrades are built to earn back their cost through added revenue, and cost segregation can turn replaced doors, partitions and new equipment into faster tax deductions.
Facility value at a 7% cap rate: added annual revenue ÷ 0.07. Illustrative figures from Janus R3 collateral.
See How It PaysBefore & after
“We put in the gate system, the entry systems, replaced all the doors and gave the building a facelift. The other thing we were able to do is take that facility fully remote.”SPMI leadership, on their first R3 project in San Antonio
How R3 works
Janus’s in-house design team and experienced field crews know how to renovate an occupied self-storage facility while it stays open, safe and secure.
Rapid Replace™ mobile app
Request door quotes and submit orders from your phone. Rapid Replace automates door documentation and often eliminates a site visit. Available on the App Store and Google Play.
Get the AppKey content
Free downloads from the R3 team on finding lost revenue, planning upgrades and paying for them.
BrochureEvery R3 upgrade in one place, from doors and hallways to MASS and offices.
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eBookFind the revenue an aging facility is losing and how to win it back.
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eBookMatch your unit mix to demand and stop discounting hard-to-rent sizes.
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ChecklistEight phases for a smooth door replacement, from planning to completion.
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GuideHow cost segregation can speed depreciation and help pay for renovations.
DownloadCommon questions
R3, short for Restore, Rebuild, Replace, is the Janus International program for reinvesting in existing self-storage facilities. It focuses on five upgrades that optimize space and maximize revenue: door replacements, hallway reskins, unit remixes, MASS relocatable storage units and office remodels, from assessment to completion.
The Janus door replacement program can replace up to 25 old doors with new product in less than 24 hours, and the work is staged so the facility stays open and secure. With the Rapid Replace mobile app, door quotes typically come back in less than two days.
Paint adds weight that can shorten door life, stress springs and void manufacturer warranties, and it can affect ADA compliance. New Janus doors operate with about 5 lbs of pressure, carry a 40-year limited paint warranty and improve both security and curb appeal.
R3 upgrades are designed to pay back through added revenue, from more rentable space to higher rates on refreshed units. At a 7% cap rate, every $100,000 in added annual NOI adds about $1.43 million in facility value, and National Self Storage turned a $300,000 investment into about $3 million in portfolio value. Cost segregation can also reclassify qualifying components to 5-, 7- or 15-year depreciation instead of 39 years, and 100% bonus depreciation is now permanent for qualifying assets placed in service after January 19, 2025. Consult your tax advisor about your property.
A unit remix reconfigures existing space to match current demand, for example converting hard-to-rent sizes into 10x10s, adding lockers above units, installing mezzanines or converting an unused manager apartment. New layouts can be in place in a matter of weeks.
MASS (Movable Additional Storage Structures) are fully steel relocatable storage units that add rentable drive-up space to an existing facility. They are classified as equipment rather than permanent structures, so they are often allowed where new buildings are not and can fully depreciate in one year. Check local ordinances.
Tell us about your facility and the R3 team will help you find the upgrades with the biggest return.
