How to Buy and Automate Facilities Far from Home

When considering the purchase of a self-storage facility located hours or even miles away, a common question arises: How will I manage it? The prospect of overseeing a property without being physically on-site can seem intimidating.

However, with the right systems and strategies in place, managing a remote facility can be both efficient and effective. In this article we will go over how to make it work.

Facilities Always Need People

No self storage facility can be entirely “manless.” Even with automation, you’ll need someone local to handle essential tasks such as cleaning, resetting cameras, or performing minor maintenance. This person is typically a nearby resident familiar with the area. Additionally, a facility manager should conduct quarterly inspections to ensure everything is operating smoothly.

Building Reliable Systems for Remote Management

Since there won’t be full-time staff on-site, you’ll need a reliable system to manage the facility remotely. While a single property might not need all these tools immediately, those looking to grow a portfolio should consider implementing these essential components:

Tools to Attract Customers

• Google Listing: Ensure your facility appears in local search results so potential customers can find you easily.
• User-Friendly Website: Create a straightforward, professional website that provides all necessary information. Simplify the rental process so customers can secure a unit quickly.

Automation Essentials

• Autopay Integration: Enable customers to rent units online, set up autopay, and gain immediate access to their rented units and gates without needing assistance. This ensures operations can continue smoothly, even outside business hours. Our favorite systems are Tenant Inc. (property management) and Nokē (smart entry).

Additional Automation Tools

• Call Routing System: Direct customer inquiries to the appropriate team member, especially if multiple people handle calls at different times.
• Ticketing System: A centralized system can help manage inquiries from various sources like social media, Google Maps, and website contact forms.
• Internal systems: Use platforms like Hummingbird to track maintenance, vacant units, and operational tasks efficiently.

The goal is to create a streamlined self-service experience. Customers should be able to find your facility, rent a unit, and access their storage without needing to call—reducing call volume and allowing staff to focus on more complex inquiries.

Site Visits and Checklists

Periodic site visits are crucial for maintaining the facility’s quality and safety. Provide your local contact with a detailed checklist to ensure all tasks are completed consistently. This list might include:

• Checking for tripping hazards in the parking lot.
• Confirming property lights are functional.
• Inspecting ceiling tiles for signs of water damage.

Include a section for special tasks such as verifying that units are empty after move-outs, and consider using the checklist as an invoice, allowing the local employee to document hours and completed work.

There is a lot going into this and we have tried to simplify a lot of things for you. You can get our starter pack at the bottom of the page, which includes a PDF guide on how to automate your storage facility.

The Importance of a System

It’s preferable to have a good deal than a deal that is close to you. Focusing on nearby facilities may limit your opportunities. By casting a wider net, you’ll find better deals and higher-performing properties. A strong system allows you to replicate success regardless of location. Automating and streamlining operations can transform even a small, remote facility into a profitable asset, freeing you to pursue opportunities without geographical constraints.

We’ve helped countless new investors in our community successfully get started with buying and operating self storage facilities out of state. With the right guidance and systems, they’ve been able to secure great deals and streamline operations, no matter the distance. If you’re interested in learning more about how our members are finding and managing these deals, you can book a call with us to get started: selfstorageincome.com/learn

Don’t Overlook On-Site Signage

Lastly, while software and automation can simplify operations, on-site signage is just as critical. Customers should be able to navigate the facility easily. Invest in clear, helpful signs to guide them through processes such as:

• Entering and finding their unit
• Moving out
• Leaving reviews

Anticipate the questions customers might have and address them with visible, straightforward signage to create a truly self-service experience.

By implementing these strategies, managing a storage facility from a distance becomes not only achievable but also highly efficient. Focus on building systems, maintaining consistency, and prioritizing customer experience—and you’ll set your facility up for long-term success, no matter how far away it may be.