I am building my first facility and would like some input on how one comes up with the unit size mix.

I am currently building my second location so you may get better input from those more experienced but the criteria we used was:

income level of area (middle to upper, bigger units - lower to middle, smaller units), also helps determine how much climate controlled units vs conventional

flexibility - we built 10x10 back to back with 10x15 so we could create larger units if needed by taking the wall out between the two, we then built larger units in phase two because we saw the market wanted it

provide as many sizes as can while maximizing space

also consider how one unit mix may produce more income than another unit mix - maximize income

allow the building supplier to provide suggestions/drawings, then modify

if building climate, build big with hallways end to end, get more rentable space, elimates driveways between buildings

I am sure there is much more to consider but this should help start the thought process.

Hi Crimson Cornersw:

You can find a great deal of information on Unit Mixes by going to Inside Self-Storage and use their database search. You will find a "Search" box in the upper right hand corner of the Home Page. If you type in Unit Mix you will get ISS magazine articles from a variety of authors. This is one of the best free research services on the web for our industry. After being a part of this industry for the past 23 years, I can tell you that designing a final Unit Mix is more art than science.
Best of Luck. with your project.

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Learning Never Ends

we are a rural operator. i am a believer in phase building. when planning my next building i look at the current ocupancy and trends and go from there. i am partial to a 30x 100 building because of the grids that work best for me.5x10, 10x10, 10x15, 10x20. while i do utilize other size plans, this size seems to work best for me.

This my first reply so I hope I do it right. I'm an arrchitect who has designed more than 250 facilities of all sizes and shapes. I find that the unit mix is always dependant on the location and demographics. Many times my clients will have a feasability study prepared which is very helpful to me in designing the facility. The advice to research at Inside Self Storage is a great way to start.

I would recommend using a feasibility company to do a market survey or do it yourself. I believe there have been some articles published that discuss the DIY route. If you have the right circumstances for phasing, I think the market will always tell you if you made the right selection on mix. Obviously there are a lot of variables that go into the decision, but the more research, the more knowledgable people you talk to, the better your decision will be.

If you are going to the ISS show in Vegas the first week of February, there are a number of vendors that you could talk with as well as a couple of the different seminars being offered that would be helpful. Jim is presenting at one of them.

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Chris

I operate seven locations and unfortunately most of these were aquistions so I had no say in the unit mix. For the most part, the unit mix should represent a bell curve. Less small units, a lot of mid size and less large units.

However, I will tell you that you want your average space to be around 150 sq ft. Larger is better in today's market. I spent a lot of money and time converting small spaces into larger ones last year.

Build smart so small spaces and easily be converted in the future. Also, climate control typcially means smaller spaces but do not be afraid to have large spaces, examply 10x20 and 10x30.

We find that 10x20 is our most popular size right now.

I'd concur with MisterJim here. Every site will demand something a little different. You have to know and understand your market-- demand specifically, before designing the right mix.

I may open up another thread for this question, but what is the best way to convert to smaller units if you have, say, too many vacant 10x30's?

Ben

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Ben Burkhart
BKB Properties, LLC
StorageStudy.com
804-598-8742

Ben and Master Jim are colleagues and experts. Every mix is different. When preparing a feasibility study, I start with a blank sheet of paper. Not once have we ever started with the last project and altered it, we look at the market conditions, the demographics, the site, the cost, the rental rates, the building configuration, the client and the typical consumer, and then create a unit mix shich should work. Phasing is a great idea, and remember, there IS an ability to move walls, but remember, it is easier to combine two adjacent units (because of doors) than it is to split a unit. If you err on the side of too small, it is easier to adjust later.

Let us know how we can assist. I hope this was helpful, I took these suggestions from the book "How To Invest In Self-storage".
RK

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RK Kliebenstein
Leader,
Coast-To-Coast Storage
P: 561.963.4004x81
U: www.askrk.com or www.HowToInvestInSelfStorage.com
E: rk@askrk.com