When people think about investing in self-storage, they often focus on location, lease-up strategy, or pricing models. But one of the most important factors influencing a facility’s long-term performance is often overlooked: building design.
Key Factors: Function, First Impressions, and Long-Term Value
Design in self-storage isn’t just about curb appeal, it’s about how well the facility works, how customers experience it, and how efficiently it operates over time. Whether you’re building ground-up or repositioning an existing asset, smart design decisions drive better customer satisfaction, stronger financial performance, and higher exit value.
1. Customer Experience Begins with Access and Flow
Most tenants aren’t casual shoppers, they’re navigating a stressful life event. Poor layout can frustrate customers before they ever unload a box.
Thoughtful design improves:
- Traffic flow, with wide turning radii, logical drive paths, and loading access
- Accessibility, especially for ground-level units and upper-floor access via elevators
- Lighting and signage, which enhance safety and ease of navigation
Facilities that are easy to use lead to higher lease conversions, better reviews, and longer stays.
2. Unit Mix: Build for Demand, Not Just Density
A facility that’s packed with as many units as possible might look efficient on paper, but if the sizes don’t match market demand, it can hurt occupancy.
Design should reflect local leasing patterns, with flexibility to adjust over time. Common pitfalls include:
- Underbuilding in-demand sizes, like 10x10s or climate-controlled units
- Lack of reconfigurability, limiting your ability to adapt to market shifts
The right unit mix optimizes revenue per square foot, not just square footage.
3. Curb Appeal Still Matters
While self-storage doesn’t need chandeliers, appearance matters. Customers increasingly shop online first, and visual presentation affects leasing decisions.
Facilities that look clean, professional, and well-maintained tend to:
- Convert more online and drive-by traffic
- Command premium pricing
- Instill long-term customer trust
Simple design upgrades, like consistent branding, modern signage, and architectural accents, add polish without bloating the construction budget.
4. Design for Operational Efficiency
Good design helps you save money long after construction is complete. It also simplifies day-to-day operations.
Key areas that reduce costs and improve functionality include:
- Grading and drainage, to minimize water issues
- Efficient HVAC layout, reducing utility costs for climate-controlled spaces
- Smart camera and lighting placement, improving security coverage with fewer blind spots
These choices drive lower operating expenses and better margins over time.
5. Design Decisions Today Shape Exit Value Tomorrow
At Dahn Corporation, we look at self-storage not just for its cash flow, but for its ability to create value over time. Building design plays a direct role in that.
We focus on properties that are:
- Designed for modern tenant needs
- Easy to upgrade, expand, or reposition
- Visually aligned with their brand and market expectations
Facilities with awkward layouts or outdated structures may still have cash flow, but they’ll be harder to refinance or sell. Good design supports cap rate compression, stronger buyer interest, and higher asset value at exit.
Strategic Design Is Strategic Investing
Design is more than construction, it’s a lever for performance, efficiency, and long-term value creation. From customer experience to operational savings and eventual resale, it impacts every stage of the investment lifecycle.
At Dahn, we leverage our proven knowledge and experience when evaluating and developing self-storage facilities that are built to perform, today and years from now.
