Essential Damage Prevention Tips for Self-Storage Facility Owners [Checklist Included]

Unchecked rodent activity and water intrusion can quickly disrupt operations, trigger costly claims and damage your facility’s reputation. For self-storage owners and operators, integrating targeted prevention strategies into routine maintenance is a smart investment in long-term business continuity. By understanding how rodents and moisture infiltrate storage units and applying proven loss control measures, you can maintain a clean, dry and secure environment that protects both your property and your customers’ belongings.

How to Prevent Water Intrusion and Leakage in Self-Storage Units

Common Causes of Self-Storage Unit Water Damage

Understanding the root causes of water intrusion and leakage in self-storage units is the first step toward implementing effective preventive measures.

1. Roof Leaks: Damaged or poorly maintained roofs are a primary source of water intrusion. Worn or missing shingles, cracked tiles or deteriorated flashing can allow water to seep into the building.
2. Poor Drainage Systems: Inadequate or clogged gutters and downspouts can cause water to overflow and pool around the foundation, leading to seepage into storage units. Ensure the ground around the facility slopes away from the building to direct water away from the foundation.
3. Foundation Cracks: Cracks in the foundation can allow groundwater to enter the building, especially during heavy rains or flooding.
4. Faulty Seals and Weatherstripping: Worn or damaged seals around doors and windows can permit water to enter during storms or high humidity.
5. Plumbing Issues: Leaking pipes or fixtures within the facility can cause water damage to storage units. This can be especially true during periods of colder weather, when water in pipes can freeze and comprise pipe integrity, leading to significant water leakage after the water thaws.
6. Condensation: Poor ventilation can lead to condensation buildup inside units, particularly in climates with high humidity.
7. Leaking HVAC Equipment: HVAC systems can develop leaks due to condensation or malfunctioning components, leading to water damage in storage units.

Best Practices for Preventing Water Intrusion and Leakage

Water damage in self-storage units can be expensive for both owners and tenants. Follow these best practices to minimize water intrusion and leakage:

1. Regular Roof Inspections and Maintenance: Conduct routine inspections of the roof to identify and repair any damage promptly. Ensure that flashing and seals are intact and in good condition.
2. Effective Drainage Systems: Maintain clean and functional gutters and downspouts. Ensure that water is directed away from the building’s foundation.
3. Foundation Maintenance: Inspect the foundation regularly for cracks, and immediately seal any found. Consider installing a sump pump in areas prone to flooding.
4. Seal and Weatherstrip: Check and replace seals and weatherstripping around doors and windows, as needed, to prevent water ingress.
5. Plumbing Inspections: Regularly inspect plumbing systems for leaks and repair any issues promptly. It is also important to identify areas where plumbing lines can be exposed to freezing temperatures to introduce climate control and insulation to prevent pipe bursts. Installing leak and freeze property telematics sensors are an effective means of detecting leaks and freezing temperatures early to prevent or minimize water damage.
6. Improve Ventilation: Ensure proper ventilation in storage units to reduce condensation. Use dehumidifiers in areas with high humidity.
7. HVAC Maintenance: Regularly inspect HVAC systems for leaks, and ensure proper drainage of condensation. Schedule routine maintenance to keep the systems functioning efficiently.
   • Frequency:  Inspect HVAC systems at least twice a year, ideally before the start of heating and cooling seasons.
   • Components to Check: Look for signs of wear and tear, and leaks, and ensure all components are functioning correctly.
8. Clean or Replace Filters: Clean filters improve air quality and system efficiency, reducing the risk of condensation..
   • Frequency: Check filters monthly, and clean or replace them every one to three months, depending on usage and manufacturer recommendations.
9. Elevate Storage Items: Encourage customers to store items off the ground on pallets or shelving to prevent damage from minor water intrusion.

Additional Steps to Help Prevent Water Intrusion During Severe Weather

Handling water intrusion during heavy storms requires a proactive and well-prepared approach. Here are some additional steps you can take to manage and mitigate water intrusion during a storm:

1. Pre-Storm Preparation

• Inspect and Repair: Before the storm season, inspect your facility for any vulnerabilities. Repair any damaged roofs, walls, or foundations.
• Clear Gutters and Drains: Ensure all gutters, downspouts, and drainage systems are clear of debris, to allow for proper water flow.
• Seal Openings: Check and seal any gaps or cracks around windows, doors, and other openings, to prevent water from entering.

2. During the Storm

• Monitor Weather Reports: Stay updated with weather forecasts to anticipate the severity of the storm, and take necessary precautions.
• Deploy Flood Barriers: Use sandbags or other flood barriers around vulnerable areas to divert water away from the building.
• Check Drainage Systems: Regularly check that drainage systems are functioning properly and not clogged.

3. Immediate Response to Water Intrusion

• Identify and Stop the Source: Quickly identify where the water is coming from and take steps to stop or reduce the flow.
• Remove Water: Use pumps, wet vacuums, or mops to remove standing water as quickly as possible, to prevent further damage.
• Protect Stored Items: Move items to higher ground or place them on pallets to keep them off the floor. Use plastic covers to protect items from water damage.

4. Post-Storm Actions

• Dry Out the Area: Use dehumidifiers, fans, and ventilation to dry out the affected areas, and prevent mold growth.
• Inspect for Damage: Conduct a thorough inspection to assess any damage to the structure and stored items. Document the damage for insurance purposes.
• Repair and Restore: Make necessary repairs to the building, and replace any damaged materials to restore the facility to its pre-storm condition.

5. Review and Improve

• Evaluate Response: After the storm, review the effectiveness of your response plan, and identify areas for improvement.
• Update Emergency Plan: Update your emergency response plan based on lessons learned to better prepare for future storms.

Space Invaders: Preventing Rodent Intrusion in Self-Storage Units

Due to the inherent nature of self-storage facilities, these buildings can be particularly susceptible to certain exposures. Individual units are typically only accessed as needed by the customers leasing them. To maintain customer privacy, regular inspection by owners and operators can be difficult or impractical. Rodent intrusion is a serious hazard because these pests can enter undetected and cause a significant amount of damage before they are discovered. The key to protecting buildings and the contents of self-storage units is understanding the ways rodents can gain access and the various methods for prevention.

Common Entry Points for Rodents

There are many different types of rodents ranging from tiny mice measuring ~2 inches and weighing less than 10 grams (0.02 lbs.) to large rats measuring ~20 inches and weighing ~2 lbs. Depending on the size of the rodent, there are various ways they breach building interiors.  

1. Cracks, gaps, and holes: Openings in walls, floors, foundations, windows, doors, etc. can be a path for intrusion. The width of a mouse is smaller than it may appear due to their fur, and they can squeeze their bodies into tiny holes. Rats can collapse their diaphragms to decrease their width.
   
2. Pipes, cables, and lines: When builders and contractors do not adequately seal after drilling to create routes for utilities such as plumbing pipes, electric wiring, and gas lines, buildings are left vulnerable. In addition, these holes may be in areas of the building that are not easily visible or accessible.
   
3. Air vents: Older style air vents may be constructed of rigid metal but often have natural large gaps. In new construction, vents are often made of less sturdy materials such as plastic that can easily be chewed. During construction, vents are also sometimes used to route pipes/cables/lines, which can create additional gaps.
   
4. Drains: Rats specifically thrive in sewers and seek to live in drains. Especially when plumbing has been re-routed for a renovation, contractors may overlook gaps, making it easy to follow a waste pipe into buildings.
   
5. Plants/Shrubbery: Intentional adornments such as vines or climbers to accent a building may provide rodents with a ladder to roofing or to gutters where they can then chew into roofing, soffits, fascia, etc. Neglected landscaping that becomes overgrown can also provide the same access.
   
6. Objects and Packaging: Cardboard boxes, old furniture, and laundry or old clothing can also be a mode of transportation for the rodent population. All of these are common items in self-storage units. 

Best Practices for Preventing Intrusion

In many cases with pest control, owners and operators take a reactionary approach, focusing on elimination of rodents after an intrusion has occurred. A more effective method is to identify exposures in advance through risk management and ideally prevent the intrusion or at least mitigate the loss. Here are some steps to get ahead of the situation:

1. Sealing: Complete a thorough visual inspection of the structure to locate any cracks or openings. Fill small holes with steel wool and seal with caulk or spray foam. Keep in mind mice can fit through a hole the width of a pen (~1/4”). For larger holes, use cement, hardware cloth, or metal sheeting. Pay close attention to the following areas:
   1. windows and doors
   2. pipes
   3. vents
   4. utility lines
   5. crawl spaces
   6. between foundation and the ground / where floors and walls connect
2. Sanitation: Keeping both the building itself and the storage contained within as clean as possible is crucial. Encourage customers to clean and disinfect all items before placing them in a unit. Implement regular housekeeping procedures or consider hiring a professional janitorial service.
3. Containers: Ensure that items are stored in proper containers. In general, airtight plastic, metal, or glass containers are better than cardboard boxes that can be easily chewed.
4. Protection: Create a barrier against chewing by covering items like upholstered furniture and mattresses with a tight plastic wrap.
5. Elevation: Raising storage off the ground is a useful strategy. Use pallets, shelving, or risers to make it harder for rodents to reach their target. Even just a few inches can be effective.
6. Temperature control: Install climate control within units to maintain a consistent moderate temperature. This prevents a warm humid environment that attracts rodents and may cause mold formation, which only increases attraction.
7. Avoidance: Food is perhaps the easiest trigger for rodent intrusion. If possible, do not store edible products including non-perishable foods in sealed containers. Also avoid any trash or debris inside the unit.

Taking the Extra Step: Further Deterrents

 In addition to the prevention best practices described above, it may be worth considering some additional measures to maximize protection.

1. Monitoring: Implement a consistent schedule of inspecting the building, especially less conspicuous areas vulnerable to intrusion. Check for new cracks/openings and that caulked areas remain sealed and look for mold formation, water damage, fallen items, or anything else that may attract rodents.
   
2. Traps and bait: There are several different types of traps and bait. Traps can include snap kill traps, live traps, glue traps, electric traps, and bait stations.  Bait can include wax blocks, soft baits in pouches, or cereal-based pellets. Place traps and bait strategically and implement regular replacement. 
3. Natural repellents: Substances including peppermint oil, cedar blocks, lavender sachets, and dryer sheets and more can provide an easy deterrent without taking up space or making it hard to access the unit.
4. Professional Services: If a serious infestation occurs, a professional service can be an invaluable resource, but they can also provide preventative services including comprehensive inspection, exclusion/sealing, treatments, and more.

By following these best practices and using the checklist provided, self-storage facility owners can significantly reduce the risk of rodent intrusion, protecting both the facility and the belongings stored within.

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Download Our Checklist for Preventing Water Intrusion, Leakage and Rodent Damage in Self-Storage Units

To help ensure your self-storage facility stays protected from water intrusion, leakage, and rodent damage, download our checklist featuring actionable steps and best practices to maintain a secure and dry environment.

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