Creating Your Self-Storage Security Program: Tools and Practices Presented by Hani Elgebaly, CEO AvidBeam Michael Gutmann, Owner, Reed Market Storage
0.60 0.56 RMS Customer Profile 0.50 0.40 0.30 0.20 0.23 0.21 (52/52) 0.10 0.00 RV/Boat Commercial Residential
It s All About Maximizing Income Self-storage is a source of income. Q: How to maximize income? A: Keep costs down. Q: How to keep costs down? A: Automation. (And watch every penny.)
The Self-Storage Cost Advantage 60% Operating Costs as a % of Revenue 50% 40% 30% 20% 10% 0% Apartments Self-Storage
Costs Are Key: Value, DSCR, LTV* Monthly Revenue $20,000 Annualized $240,000 Operating Costs 20% NOI $192,000 Taxes $15,000 After-Tax Net $177,000 Cap Rate 7.5% Value $2,360,000 Monthly Revenue $20,000 Operating Costs 20% NOI $16,000 Debt Service (PIT) $8,000 DSCR 2.00 Principal $1,000,000 Value $2,360,000 LTV 0.42 Selling Income, refinancing Refinancing *Numbers are hypothetical and for explanatory purposes only.
Operating-Cost Dilemma Small-business profitability isn t easy. By the time The bank is paid The tax bill is paid The property manager is paid The insurance company is paid The unexpected site maintenance bill is paid The utilities are paid The CPA is paid There s nothing left for me!
Paradigms for Lowering Costs Reduce personnel costs how? Self-storage co-located with complementary business Reed Market Storage Service Center Onsite sales and property management Contract sales and property management Relies on security and surveillance technology
Security and Surveillance If something can go wrong, it will. DUI incident knocks out facility power and leaves tenant locked in unlit unit Tenant s vehicle destroys $3,000 RFID wand reader Service-center employee s dog attacks customer Snowplow operator damages large monument sign Sprinkler system failures soak tenant belongings Huge electrical storm fries poorly installed cameras Graffiti, homeless traffic, etc.
Security and Surveillance Facility construction, fencing options Lighting Sprinkler systems vs. firewalls Facility access: entry/exit, gates Unit access Video cameras, DVRs (with networking) Activity logs/statistics Forensics and business operational info
Video Cameras Entry/exit gate Facility grounds Office interior
Entry/Exit Camera Motion-Detection DVR Playback Accessed Online
Video-Camera Advances Low-res analog, no infra-red night vision Medium-res analog, e.g., 720 TV lines, infra-red Some video analytics Motion detection, perimeter detection, counting LPR, if camera proximity is very good HD (1080P) IP cameras (with infra-red) Ethernet: Cat-5, PoE, RJ45 connectors Video processing moves from DVR to camera More video analytics LPR, counting, classification, face recognition, etc.
IP HD Video Camera
DVRs/NVRs Five to 10 years ago Expensive, network/remote access difficult, clumsy UIs Really difficult to retrieve forensics Today Inexpensive and with huge disks Easy to network/use remotely, very good UIs Note: With new IP cameras, NVR is little more than a file server Forensics but no useful business info
Entry/Exit Logs Gate controller holds entry/exit logs Accessible over Internet Facility usage stats (manual) Can be combined with DVR data (manual)
Entry/Exit Logs 350 300 Number of Accesses by Unit (1H 2014) 250 200 150 100 50 0 203 314 222 202 201 315 110 224 218 107 306 223 308 310 311 313 221 216 208 104 312 211 108 109 220 307
Entry/Exit Logs 0.2 RMS Day-of-Week Relative Access (1H 2014) 0.18 0.16 0.14 0.12 0.1 0.08 0.06 0.04 0.02 0 Sunday Monday Tuesday Wednesday Thursday Friday Saturday
Entry/Exit Logs 0.12 RMS Time-of-Day Relative Access (1H 2014) 0.1 0.08 0.06 0.04 0.02 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23
Gate Logs and DVR: Manual Forensics DATE TIME EVENT TYPNUMBER NAME ACCESS RELAY 12/2/2014 1:52 PM Cards 5352 215 Frank Admit Relay 2 12/2/2014 1:44 PM Cards 5352 215 Frank Admit Relay 1 12/2/2014 12:12 PM Cards 32 217 PetersAdmit Relay 2 12/2/2014 12:00 PM Cards 32 217 PetersAdmit Relay 1 12/2/2014 11:11 AM Cards 5347 211 McKib Admit Relay 2 12/2/2014 10:22 AM Cards 5352 215 Frank Admit Relay 2 12/2/2014 10:12 AM Cards 5347 211 McKib Admit Relay 1 12/2/2014 9:46 AM Cards 5352 215 Frank Admit Relay 2 12/2/2014 9:05 AM Cards 5352 215 Frank Admit Relay 1 12/2/2014 9:01 AM Cards 5352 215 Frank Admit Relay 2 12/2/2014 8:57 AM Cards 5352 215 Frank Admit Relay 1 12/1/2014 4:51 PM Cards 46 315 TompkAdmit Relay 2 12/1/2014 4:44 PM Cards 46 315 TompkAdmit Relay 1 12/1/2014 4:31 PM Cards 5356 207 CarmicAdmit Relay 2 12/1/2014 3:57 PM Cards 5356 207 CarmicAdmit Relay 1 12/1/2014 3:51 PM Cards 32 217 PetersAdmit Relay 2 12/2/2014 12:00 PM Cards 32 217 PetersAdmit Relay 1 12/1/2014 3:51 PM Cards 32 217 PetersAdmit Relay 2 12/1/2014 3:51 PM Cards 32 217 PetersAdmit Relay 2 12/1/2014 3:51 PM Cards 32 217 PetersAdmit Relay 2 12/1/2014 3:46 PM Cards 34 304 StewaAdmit Relay 2 12/1/2014 2:55 PM Cards 5327 105 Tandy Admit Relay 2 12/1/2014 2:50 PM Cards 32 217 PetersAdmit Relay 1 12/1/2014 2:38 PM Cards 5327 105 Tandy Admit Relay 1 12/1/2014 2:03 PM Cards 32 217 PetersAdmit Relay 1 12/1/2014 1:11 PM Cards 5332 214 MBSEFAdmit Relay 2 12/1/2014 1:02 PM Cards 5332 214 MBSEFAdmit Relay 1 12/1/2014 12:59 PM Cards 5313 309 EmbreAdmit Relay 1 12/1/2014 12:55 PM Cards 34 304 StewaAdmit Relay 2 12/1/2014 12:48 PM Cards 32 217 PetersAdmit Relay 2 12/1/2014 12:48 PM Cards 32 217 PetersAdmit Relay 2 12/1/2014 12:48 PM Cards 32 217 PetersAdmit Relay 2 12/1/2014 12:48 PM Cards 32 217 PetersAdmit Relay 2 12/1/2014 12:46 PM Cards 34 304 StewaAdmit Relay 1 12/2/2014 12:12 PM Cards 32 217 PetersAdmit Relay 2 12/1/2014 12:29 PM Cards 32 217 PetersAdmit Relay 1 12/1/2014 12:17 PM Cards 5327 105 Tandy Admit Relay 2 12/1/2014 12:09 PM Cards 5327 105 Tandy Admit Relay 1 DVR is 13:01. DVR ToD was NOT rolled back 1 hour 2 Nov (US Daylight Savings) 12/1/2014 11:44 AM Cards 5369 224 SchonsAdmit Relay 2 12/1/2014 11:31 AM Cards 5348 102 SchonsAdmit Relay 2
Current Security/Surveillance Summary Key events Captured on easy-to-use DVR Manual correlation with gate logs Forensics possible, but time-consuming and error-prone Needed: new technology To automate forensics To offer business operational information
Video Business Analytics Advances in: Image and video processing Machine learning Video-stream management With a deployment model over the Web New tools for the small business owner
Vehicle/Object Video Analytics Vehicle entry/exit counts (day/week/month) Access durations Intelligent vehicle-based access control Patterns of movement during access Density analysis (time-of-day access volumes)
Vehicle Recognition
Vehicle Counts Multiple Gates/Time-of-Day Example
Video Analytics Ease of Use Register with analytics vendor Download/install applet to automate video access from facility cameras/dvr Web-based user interface to access statistics, graphics, etc.
Call to Action Automation to reduce operational costs New generation of video equipment and analytics for forensic and business intelligence It s happening NOW! Take advantage of the technology to improve your business
Contact the Presenters Hani Elgebaly CEO AvidBeam 503.336.1216 hanielgebay@avidbeam.com www.avidbeam.com Michael Gutmann Owner Reed Market Storage 503.869.9507 michaeljgutmann@gmail.com www.reedmarketrvstorage.com
Thank You!