The Ins and Outs of Self-Storage Climate Control

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2 The Ins and Outs of Self-Storage Climate Control Presented by: Jim Ponti, Central Region Sales Manager - Self-Storage, Janus International Group Mike Carr, Commercial Applications Sales Manager, Quest/Therma-Stor LLC

3 Why Climate Control? This is what Uncle Bob s Self Storage tells its customers online: Source:

4 Climate-Control Types Source:

5 Climate-Control Types Source:

6 Self-Storage Climate Control Source:

7 Self-Storage Climate Control

8 Why Consider Climate Control? Meet demand most markets have transitioned, some are transitioning or will soon transition Increase revenue and/or occupancy Higher income per square foot with minimal increased construction and operational costs Reduced functional obsolescence Are you tracking customer leads, inquiries and intentions?

9 Advantages of Climate Control Cleaner and possibly much more secure storage Effective pest control Moisture issues are more controlled or eliminated Moderated temperatures Perceived as safer by users More efficient site utilization

10 Judging the Market Household income in demand area Pricing of climate-controlled storage vs. traditional Availability of product within demand area (don t just look at available square footage) Competition product and management quality Success of competition and popular unit sizes, average unit size Site size single- and multi-story

11 Self-Storage Climate Control Definition: Having the temperature and humidity regulated by a heating and cooling system ( American Heritage Dictionary, 4 th edition) Not simply the maintenance of temperature humidity control is just as, if not far more, important Ignore the issue and hope for the best? Address the issue, have better operation, plus use it in your marketing for differentiation? Contract away the issue in the lease? Both 2 and 3? If your unit is climate-controlled, for the purposes of this lease, climatecontrolled means that Lessor will use reasonable efforts to avoid temperature extremes in a unit by keeping the unit warmer than the outside temperature in cold weather, and cooler than the outside temperature in hot weather, through an HVAC or other system. As with any mechanical system, it is subject to failure or malfunction. The facility makes no representations regarding humidity control or safety of contents stored in the unit. [Source: Texas Self Storage Association]

12 Self-Storage Climate Control Air-conditioning systems typically require about 20 minutes to reach stabilized operation (temperature reduction and water removal). Short run times use more electricity, damage component electrical windings, and dramatically reduce the efficiency of the system (both cooling and water removal). The ultimate scenario would be a 24/7 operation during warm weather. Realistically, system design should allow for a maximum duty cycle during run season and should never be designed for worst case temperatures. on

13 Self-Storage Climate Control Oversized systems can actually increase interior humidity by cooling temperatures faster than removing a corresponding amount of water (percentage wise). Note: All systems will always be oversized at various points during the year. The difference is how the controls and equipment address that fact. Thermostat-only controlled systems only regulate temperature. Humidity regulation is only incidental. Thermidistats are designed to control A/C equipment for temperature and humidity gallon/kwh). Humidity control via a thermidistat is limited by the equipment s design and install plus load at time. Dehumidifiers (correct quality LGR type) are always on standby on gallon/kwh). Your location determines the best configuration.

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15 Self-Storage Climate Control SEER (seasonal energy efficiency ratio) is the operational benchmark used to compare the energy efficiency of various systems (three-phase is EER). The higher the number, the better. Today s minimum is typically 14. Variable-speed equipment has the best SEER (up to 19). Equipment alternatives: Manufactures are now offering both variable- and single-speed systems. Variable-speed equipment operates in a reduced capacity under light loads and for humidity control, minimizing utility costs and providing the most operational flexibility. Residential grade equipment (<5 tons/single phase) typically offers the best pricing and available warranties. Jim Ponti Janus International Corporation

16 Self-Storage Climate Control Rooftop/package: Carrier Moisture Mizer series is exceptional for temperature and humidity control. Ductwork: Try to design your facility so there are no point loads and there s enough space above the interior systems for air to flow. Thermodynamics and strategic unit placement will typically do the same job as extensive ductwork. Overflow control/plumbing: Install secondary containment with shut off controls for all systems. Install proximate water sources for service. Drive-up climate control? Jim Ponti Janus International Corporation

17 Case Study Locations: Alexandria, LA Dallas, TX Houston, TX Each floor will be the same Roof metal, R-19 fiberglass batt, vinyl backer Walls same as roof Windows 354 SF, S and SW orientation, double pane Doors 5 metal-clad doors at varying locations Lighting fluorescent, switched Outside air calculated at.01 air changes per hour Floor dimensions 235 x 180 x 11; 42,300 SF Rated temperature 60/80

18 Case Study Single-Story Alexandria, LA / 1584 Dallas, TX / 1635 Houston, TX / 1611 Multi-Story by Floor Alexandria, LA / / / 1591 Dallas, TX / / / 1628 Houston, TX / / / 1618

19 Other Considerations Capitalize on your roof insulation Radiant barrier/fiberglass hybrid Amount? Perimeter units climatized in some way? Lighting Convert existing?

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28 Self-Storage Climate Control Try to work with engineers/architects/contractors that are familiar with the product you want to build. A good-looking facility is nice, but what makes operational and/or economic sense is nicer. Review the details of your project and balance them against your objectives. Don t become indifferent to your mechanical control systems. Consider dehumidifiers as a system backup. Review your rental contract for climate-control language. Join your state association. Motion/timer switch your lighting. Keep strategic fixtures on around the clock.

29 Self-Storage Climate Control The days of build it and they will come are long gone. Those that build in your area and offer better PPP will get the business. In climatized areas, try to maintain a minimum 18-inch clearance above the interior system to maximize air flow and minimize ductwork. Place units strategically (minimum line length and to minimum duct). Consider batt roof insulation that incorporates a radiant barrier in cooling dominated climates (generally roof only). Remember that lower humidity allows higher temperatures. Eliminate as many point loads as possible, for example, south windows open to interior. Enjoy your business. Self-storage is one of the better real estate uses.

30 If Heating and Cooling Were Climate Control It would be same climate on 90-degree day in FLORIDA as it is in ARIZONA

31 Climate-Controlled Climate: Conditions exhibited by temperature and humidity + Climate-controlled: Set of conditions held in regard to temperature and humidity

32 Air Conditioning/Dehumidification Byproduct Greater heat load (outside) = Greater dehumidification byproduct Closer the inside temperature is to the outside temperature less dehumidification by-product Over cooling = Condensation Not dehumidification

33 Air Conditioning/Cooling Some days and in some regions: It will dehumidify BUT not everyday and not in all regions Inefficient water-removal tool

34 Relative Humidity (RH) Relative humidity is the percentage of moisture present in the air in relation to the total amount of moisture the air can hold at a given temperature. Cold air can t hold as much water as warm air. Cold air with the same amount of water in it as warm air will have a higher relative humidity (RH%).

35 Dew Point The dew point is the temperature at which the water vapor in the air begins to condense and deposit as liquid. Cold air can t hold as much water as warm air. When air temperature is lower than the dew point, condensation can occur (water on floors and walls). You think you have a leaky roof.

36 What happens on a 60-degree, rainy day? Cooling MAY hit the DEW POINT.

37 Problem: Mold Mold grows at between 50 and 95 degrees if the relative humidity is more than 60% for 48 to 72 straight hours. The RH percentage goes up when temperature goes down. Why lower the temperature if there s no heat load to remove?

38 Storage Depot, Hammond, LA Data recorded at self-storage facility in Hammond, La., June 30 to Sept. 27, 2010 Yellow area: The facility using AC only; thermostat set at 80 degrees; humidity levels spiked well above the EPA recommended 55% RH for extended periods, making mold growth possible Gray area: A dehumidifier was introduced in conjunction with AC (still set at 80 degrees) Green area: Most dramatic results; storage owner increased the AC to 85 degrees; combination of higher temperature and dehumidification had desired results: drier facility, lower operating costs and complete climate control, protecting customers goods and the facility structure from damaging high moister and mold growth.

39 Contact the Presenter Jim Ponti Central Regional Sales Manager, Self-Storage Janus International Group Mike Carr Commercial Applications Sales Manager Quest/Therma-Stor LLC , ext