Self Storage facility architects

[Steve Cheslock]

I am currently looking into self storage and was curious if anyone would have an architects they would recommend.  We have already completed a feasibility study on our market and are currently looking at a few different locations.  

This is our first time venturing into self storage and was curious if more seasoned investors in this space recommend using local architects or would they recommend using a firm that specializes in self storage units?  If you do suggest using a firm that specializes in this market do you have any recommendations?  

Thank you.  

[Michael Wagner]

@Shital Thakkar,

Personally I have only worked with Trachte and have been pleased overall.  I have never used Betco.

New construction certainly has some good potential but I shy away from it because the earth work and site development costs are usually so great that 20,000 sq. ft. or so of storage is required right off the bat in order to get to the critical mass required to cover the cost of development.  With that, there is often a very long drawn out ramp up where the developer is paying to cover the shortfalls for 18-48 months.  Of course that can be offset to some extent by incorporating working capital into your loan request but it isn't likely that a bank will fully cover your shortfalls especially if ramp up is slowly than projected.  Don't get me wrong there is tons of money to be made in development, it just requires deep pockets and/or a willingness to "bet the farm" on a deal and I am not personally willing to do that.  Generally speaking, a typical non-climate controlled facility will cost you $30-$40 per square foot to develop plus the cost of the land.