How to Start a Self‑Storage Business Using Shipping Containers

The self-storage industry in Canada is growing quickly. Whether it’s downsizing, moving, running a side business, or just needing extra space for skis and snowmobiles, people are turning to storage more than ever. That means there’s room for smart entrepreneurs to get in on the action—especially if you go the shipping container route.

Using shipping containers instead of building traditional storage units can save money, reduce construction headaches, and give you room to grow as your business expands. Here’s a straightforward guide to getting started.

Know Your Market Before You Buy Anything

Before you scout out land or start pricing out containers, you need to know if there’s actually demand in your area. Ask yourself a few key questions:

• Are people moving in and out of the community often?

• Are there lots of renters or students nearby?

• Do local businesses need extra storage?

• How many other self-storage facilities are around—and how full are they?

A little bit of research up front can save you from costly mistakes. Look at population trends, check local listings for current storage prices, and scope out what competitors are offering.

Build a Business Plan That Makes Sense

Once you’ve figured out that there’s real potential in your area, it’s time to get organized. A business plan keeps you on track and helps you think through all the moving parts.

Here’s what it should cover:

• A clear description of your business and target customer

• The types and sizes of containers you’ll offer

• Startup costs and how you’ll fund them

• Monthly expenses like land lease or property taxes, insurance, and marketing

• Pricing, rental terms, and expected income

• A marketing plan to get your first customers in the door

Even if you’re funding this yourself, a written plan will keep you focused—and help you figure out how quickly the business can become profitable.

Choose the Right Location

Land is one of your biggest upfront decisions. You’ll want a spot that’s:

• Zoned for commercial or industrial use

• Easy to find and access from main roads

• Big enough to allow trucks to turn around and park

• Flat, well-drained, and ready for containers

Don't skip checking with the local municipality. Zoning laws vary, and some areas have specific rules about shipping container storage. Even if it looks like a great spot, it’s worth double-checking before you sign a lease or buy property.

Permits, Bylaws, and Red Tape

Here’s where things can get tricky. In most parts of Canada, you can’t just drop shipping containers on a lot without doing some paperwork—especially if it’s being used as part of a business.

You may need:

• A building permit (especially if you plan to modify the containers or add electricity)

• Approval from the fire department or city inspector

• Compliance with local bylaws about setbacks, fencing, and signage

Some places treat shipping containers as temporary structures, others treat them like buildings. It’s all about how you use them and what’s inside. It’s smart to get everything in writing from the city before moving forward.

Prep Your Site

Basic site prep usually includes:

• Leveling the ground

• Adding gravel or paving

• Installing fencing and security lighting

• Creating a clear path for customer and delivery access

If you’re planning a larger setup, think about traffic flow. Customers don’t want to get stuck trying to turn their vehicle around in a tight space.

Set Your Rates and Rental Terms

Your pricing should match your local market while reflecting the value you’re offering. Factors that can impact your rate include:

• Container size: 20' or 40' standard height or high cubes

• Security features

• Climate control (if offered)

Make your rental terms easy to understand. Offer month-to-month plans, set-up a way to process digital payments, and make sure renters know what’s included. The simpler the process, the more likely people are to book space at your location.

Promote Your Business

Once your setup is ready, it’s time to get the word out.

• Build a simple website with photos, pricing, and contact info

• List your business on Google and online directories

• Post in local Facebook groups and on community boards

• Partner with real estate agents, movers, and property managers

Provide excellent service, keep your site clean, and respond quickly to inquiries. Customers notice and word-of-mouth goes a long way.

Why Shipping Containers Work So Well

Shipping containers are strong, secure, and weather-resistant. They don’t take months to build, and they let you test the waters before investing in a massive facility. If you ever want to move locations, they’re portable. And if the business takes off, you can add more units as needed.

That kind of flexibility is hard to beat.

A Scalable Business with Steady Income

Starting a self-storage business with shipping containers is a smart way to tap into a growing industry without spending a fortune. With the right location, a bit of planning, and a focus on customer service, you can build a business that brings in steady income month after month.

Whether you’re going all in or starting with a small side project, shipping containers give you room to grow at your own pace.