Winterizing Your Self-Storage Facility: Because Frostbite Isn’t a Business Strategy

When the temperature drops and your car’s windshield starts looking like a frosted donut, it’s time to make sure your self-storage facility is ready for the cold.

For owners and operators, winter prep isn’t just another item on your to-do list. It’s the quiet act of foresight that separates smooth operations from costly chaos. Picture this: it’s a Saturday in January, the temperature’s flirting with single digits, and a tenant calls because their unit door is frozen shut. That moment either becomes a quick fix because you planned ahead, or the start of a long day you didn’t sign up for. A few preventative steps now can mean the difference between confident tenants and a flurry of midwinter headaches.

Here’s how to keep your self-storage operations running smoothly through every freeze and thaw.

1. Snow & Ice Management – Because Slipping Isn’t a Sport

When the first snow hits, accessibility becomes priority number one. Make sure driveways, walkways, and gate lanes are clear and safe for tenants. Secure your snow removal contractor early before the first storm rush.

Keep ice melt, sand, and safety markers stocked and visible. Mark curbs, hydrants, and fire lanes before they vanish under snow.

Pro Tip: If your facility offers self-storage Remote Management Services, this is a great time to test your cameras and access controls to ensure your on-site and off-site teams can monitor conditions and assist tenants quickly.

2. Roof, Gutters & Drainage – Your Facility’s First Line of Defense

Inspect your roofs, gutters, and downspouts for weak spots before the next cold front. Clear out debris, ensure water drains away from your buildings, and double-check that rooftop drains aren’t clogged.

Preventative care now protects both your property and your tenants’ stored items and reduces those after-hours emergency calls that no one enjoys.

Facilities using self-storage Remote Management Services or 104 hours of Call Center coverage can also benefit from consistent monitoring and reporting during weather alerts, helping issues get addressed faster.

3. Seal It Up – The Great Draft Escape

Cold air and moisture love finding their way inside. Walk your property to check doors, windows, and unit seals for gaps or cracks.

Insulate exposed pipes and exterior spigots. Schedule HVAC maintenance before the first major drop in temperature, not during it.

A well-sealed facility keeps tenants comfortable, protects stored goods, and reduces energy costs. All of which strengthen your reputation for quality tenant experience.

4. Unit & Door TLC – Lubricate, Don’t Hibernate

Metal contracts in cold temperatures, so door hinges, rollers, and locks can easily seize up. A quick application of lubricant before winter ensures your tenants aren’t calling about frozen doors in January.

Check your door seals and locking systems, too; they’re your first line of defense against moisture, pests, and weather damage.

5. Safety & Lighting – Because Winter Days Are Basically Evenings

With shorter daylight hours, good lighting and access control are critical to safety. Replace burnt-out bulbs, clean light covers, and test your gate systems to ensure smooth operation in low temperatures.

If you manage your facility through XPS self-storage Remote Management Services, this is the perfect time to verify that your surveillance and gate entry systems are fully operational, so tenants can access their units confidently, even after dark.

6. Talk to Your Tenants – Communication Beats Confusion

The most effective winterization plan includes clear communication. Notify tenants of snow removal plans, potential access delays, and simple steps they can take to protect their belongings.

A quick email or text update goes a long way, and if your facility uses self-storage Call Center Services or XPSChat™, you can ensure every tenant inquiry gets answered, even when your staff is managing conditions on-site.

When your facility is closed or your on-site manager is unavailable, XPS Call Center Agents act as your live backup team to handle tenant needs such as:

• Emergency access issues: Locked-out tenants, gate code resets, and malfunctioning keypad troubleshooting (when permitted by the facility’s escalation policy).

• Payment assistance: Taking payments or processing renewals when tenants can’t access the office or online portal.

• Unit inquiries: Providing unit availability or size/pricing information and reserving units remotely through your facility software.

• Maintenance notifications: Logging and escalating facility emergencies such as gate malfunctions, power outages, or water leaks through the operator’s preferred communication chain (phone, text, or email).

• Voicemail & overflow routing: Ensuring no call goes unanswered during power outages or system downtime. XPS can reroute, record, and document calls for quick facility follow-up once operations resume.

7. Moisture Control – Because Mold Isn’t a Decoration

Moisture is sneaky, and in the winter, it’s one of the biggest culprits behind damaged goods and complaints. Encourage tenants to keep items slightly elevated off the floor, and consider adding moisture absorbers in vulnerable units.

A little airflow goes a long way. Tight packing traps condensation, while proper spacing prevents mold and odor buildup.

8. Perimeter Prep – Keep Mother Nature in Check

Before winter hits, take a walk around your property. Trim branches near roofs or signage, secure bollards, and check drainage paths so meltwater flows away from buildings.

These simple, preventative steps keep your property looking professional, protecting your brand reputation for being proactive, safe, and well-managed.

Final Thought: Don’t Just Survive Winter — Outsmart It

Winter doesn’t have to be your slow season. A well-prepared facility does more than stay functional. These challenges can be great opportunities to  builds tenant trust and reinforces your reliability as an operator.

Whether you manage your facility in person or through self-storage Remote Management Services, maintaining communication and visibility is key. From self-storage Call Center coverage to XPSChat™ real-time tenant support, the right systems keep your operations running smoothly, even when the weather doesn’t cooperate.

So grab a coffee, review your property checklist, and give your facility a little extra care before the cold sets in. You’ll thank yourself when the snow starts falling and your tenants are still smiling.

Author: Ryan Brown, National Director of Client Experience