For an unmanned storage facility, put your rules in the lease, repeat the short ones on signs at the gate, keypad, office door and aisles, and enforce them with unique codes, cameras and a written response plan. Keep the list short, use plain words and apply each rule to every tenant the same way.
Rules that deny access, remove property or involve trespass are legal matters that vary by state. This page is general information, not legal advice. Review your lease, rules and signs with your attorney.
Why rules and signs matter more when nobody is there
On a staffed site, a manager can stop a problem in person. On an unmanned site, the rules, the signs and the system do that job. A tenant who does not know the rules cannot be held to them fairly. A rule you do not enforce is not a rule.
The system has three layers:
- The lease is the binding agreement.
- Signs remind everyone, including visitors who never signed.
- Controls (codes, logs, cameras) catch problems and prove what happened.
Step 1: Write a short rule list
Keep it to what you really need. Fewer rules are read and followed.
A starting list
| Rule | Why it matters |
|---|---|
| Gate hours: [time] to [time] | Limits late-night problems |
| Use only your own code. Do not share it | Keeps the log accurate |
| Close the gate behind you. Do not let others in | Stops tailgating |
| No living, sleeping or working in units | Safety and zoning |
| No hazardous, flammable, illegal or perishable items | Fire, pests, liability |
| No dumping trash. Use your own bin | Avoids cleanup costs |
| Speed limit: 5 mph | Protects people and doors |
| Do not block aisles or other doors | Access and fire safety |
| Do not enter another tenant's unit | Theft prevention |
| Cameras are in use | Deterrent |
| Report problems to: [phone] | Gives a path for issues |
| Rent is due on [date]. Access may be denied if unpaid | Ties to lien rules |
Add your own, such as no vehicle repair, no generators or no pets. Check with your insurer about what items are allowed.
Step 2: Put the same rules in the lease
Every posted rule should appear in the lease. Add the consequences: a warning, a fee, loss of gate access or termination, if your state allows them. See writing a good self storage lease and the rental agreement template. The facility rules sign template gives you a printable version.
Step 3: Decide where signs go
| Location | What to post |
|---|---|
| Road or entrance | Name, phone, units available |
| Gate and keypad | Gate hours, "one car per code", cameras, emergency number |
| Office door or kiosk | Full rules, office hours if any, contact numbers |
| Building doors | "Authorized tenants only", fire exits |
| Aisles | Speed limit, "do not block", cameras |
| Dumpster or fence | "No dumping", cameras |
| Back and sides | "Private property, no trespassing" |
Signs must be easy to read: large letters, strong contrast, plain words and good lighting. Mount them where a driver or walker will actually see them. Keep your emergency or after-hours number on every sign.
No trespassing signs
In some states a posted sign counts as legal notice that entry is forbidden. Texas Penal Code 30.05, for example, says notice can be given by oral or written communication from the owner, a fence designed to keep people out, or a sign reasonably likely to come to the attention of intruders. Other states have their own list and wording. Ask your attorney what your state requires, then post signs at each entrance and around the fence.
Step 4: Control, don't just warn
Rules without controls are wishes. Combine:
- Unique codes for every tenant. See the gate code policy template.
- A gate log that records each entry.
- Cameras at the gate and aisles, with signs saying so. See security and cameras.
- Gate lockout for non-payment where your lease and state law allow it. See gate access and overlocking.
- Lighting at the gate and doors.
Step 5: Write a response plan
Decide in advance what you do when a rule is broken. Use a ladder:
| Offense | First response | If repeated |
|---|---|---|
| Shared code or tailgating | Written warning | Code removed, fee if in lease |
| Blocking aisle, minor | Message with photo | Fee |
| Dumping trash | Message, charge cleanup | Termination per lease |
| Living in a unit | Immediate written notice, call | Termination and legal steps |
| Illegal or hazardous items | Call authorities if there is danger | Termination and legal steps |
| Break-in or theft | Call police, preserve camera video | Report to insurer |
Write the plan down and keep it where a helper can find it. For serious events, call the police first, then the tenant.
Step 6: Keep records
When you enforce a rule, keep:
- The date, time and what happened.
- Photos or camera clips.
- The message you sent.
- The tenant's response.
If a tenant disputes a fee or termination, your records matter.
Step 7: Tell tenants clearly
- Give the rules at move-in, online and in writing.
- Make the tenant acknowledge them in the e-sign flow.
- Send a short welcome message with the gate hours, code and phone number.
- Repeat the top three rules on the gate sign.
Monthly check
Walk the site, or ask a local helper to. Check:
- Signs present, readable, and lit
- Phone number on signs still works
- Cameras working and pointed correctly
- Gate and keypad working
- No blocked aisles or dumping
- Gate log reviewed for odd hours or shared codes
See how to run an unmanned self storage facility for the whole operating routine.
Mistakes
- Posting rules that are not in the lease.
- Too many rules, so none are read.
- Signs that are faded or hidden.
- Enforcing against some tenants and not others.
- Threatening what you will not do.
- No phone number, so tenants cannot report problems.
- Taking action against belongings without the lien process. Read self storage lien laws and ask your attorney.
Sample wording
Short, plain and polite works best. Here is a starting sign for the gate. Edit it to match your lease.
[FACILITY NAME] SELF STORAGE. Gate hours: 6 a.m. to 10 p.m. Use your own code. Do not share it. One vehicle per entry. Cameras are recording. No living or sleeping in units. No hazardous or illegal items. Problems: call [phone].
And one for the fence or back lot:
PRIVATE PROPERTY. NO TRESPASSING. Cameras in use. Authorized tenants only.
Keep the type large. Put the phone number in the largest letters you can.
Rules for visitors who are not tenants
People who are not tenants may show up: delivery drivers, friends of a tenant, someone looking to rent. Decide:
- Can a tenant's guest enter? Many leases say the tenant is responsible for guests.
- Can a prospect enter before signing? Many unmanned owners say no, and offer a video, photos or an appointment.
- Who do you call if you find someone unknown on camera? Write down the number of the local non-emergency police line next to your own.