2025 Facility Of The Year: Guardian Storage

With a commanding presence at 3517 Monongahela Boulevard, a stone’s throw away from the Monongahela River, Guardian Storage Morgantown stands like a steadfast sentinel. Owned and managed by Guardian Storage, LLC, a top operator with 38 facilities in Pennsylvania and Colorado, the pristine facility was the company’s first foray into West Virginia. It’s also MSM’s 2025 Overall Facility of the Year winner. The accolade comes only a year and several months after they first opened their doors in July 2024, which is an impressive feat considering that they raced against the clock during the development phase to stay on track.  

“For this project, Guardian engaged ARCO/Murray after identifying a unique site with an accelerated entitlement schedule,” says Sylver Cook, marketing coordinator for the leading design-build company. The team was up for the challenge and got to work immediately. “We leveraged our design-build expertise to streamline the process, breaking ground quickly and delivering a facility that went from initial design to grand opening in under 18 months.” 

The project was completed in a year and a half, and not even two years after opening, they’re already being recognized as the most noteworthy facility for 2025. Looking at all the pieces of the puzzle, it becomes clear that team effort—from everyone involved, from design, construction, project management, to operations—has been instrumental to their success.  

Overcoming Challenges  

The tight deadline was only the first hurdle. The project was built on property that used to be an old shopping center. “Beneath the surface, we encountered numerous abandoned foundations and buried debris that posed a challenge as we kicked off construction,” recalls Cook. To address the conditions, the team conducted weeks of GPR [ground-penetrating radar] scans and geotechnical borings to identify the extent of the obstructions. They then carefully excavated around and through these materials to prepare the site for proper foundation installation.  

ARCO/Murray’s resolve to work around these challenges on such a tight schedule highlights that the project’s resounding success is the result of the adherence to excellence from everyone involved, starting with their construction company. “We are proud of our long-standing partnership with Guardian Storage, a leading owner and operator in the self-storage industry,” says Cook. “And our team leveraged our design-build expertise to streamline the process, which highlights ARCO’s commitment to delivering on schedule and executing at the highest level for our partners.” 

Sustainability Was Key 

As the building phase got off the ground, everyone involved thought of ways to incorporate as many sustainable elements as possible—a focus that has become a common denominator in all Guardian Storage facilities, and one that they wanted to illuminate in Morgantown.  

“Energy-efficient LED lighting was installed throughout, and the HVAC system was engineered with three levels of programmed controls to maximize efficiency,” says Cook. “Together, these features allowed the building to meet all ASHRAE [American Society of Heating of Heating, Refrigerant, and Air Conditioning Engineers] energy standards while achieving energy cost savings of nearly 40 percent, compared to prescribed core methods.”  

Construction of the facilities include energy-saving windows that reduce heat transfer through the glass panes and all the computers within the building are EnergyStar rated, which means fewer emissions and lower energy usage, thus preserving the environment while keeping energy bills down. They also reduce their carbon footprint by partnering with local companies to reduce shipping and transportation distances.  

In addition, Guardian provides tenants with an on-site location where they can leave their cardboard boxes for recycling. This feature serves a dual purpose: reducing the amount of waste that reaches landfills and providing other tenants with the option of reusing the boxes. Guardian Storage Morgantown even offers customers a space to dispose of electronics and non-Freon containing appliances for proper disposal or recycling. 

Technology And Security 

The Morgantown facility was the first in Guardian’s portfolio to incorporate Janus International’s Nokē One smart security latch system across all units. Instead of relying on traditional locks, tenants can now access their units securely through Bluetooth-enabled technology. “Each latch is equipped with an integral occupancy sensor, providing an added layer of 24/7 monitoring that alerts both the tenant and facility manager to any unexpected activity,” says Cook.  

Nokē not only makes access to storage units easier for tenants, but it also enables the granting of temporary access to any friends or family members who may need to visit the unit. All activity is tracked, and access can be revoked at any time, making the process easier while maximizing security.  

The system is tied into a wireless network that integrates with the facility manager’s online portal, offering advanced usage analytics such as occupancy rates, pricing, what size units are renting better than others, and the busyness of the site. These data points work wonders when optimizing the allocation of resources and remaining competitive.  

Being accessible to tenants from their mobile devices makes Nokē practical. “This fully digital platform allows tenants to access gates, doors, and their individual units directly from our Guardian Storage mobile app, eliminating the need for keys or access codes” says Scot Vayo, Guardian Storage’s COO. “Beyond access control, the system provides added security by tracking all entries and exits on the property and at each individual unit.”  

To support this advanced technology, the property is equipped with reliable Wi-Fi coverage, ensuring reliable functionality of the Nokē system and easy connectivity for their tenant base. 

Nokē One also aligns seamlessly with the facilities’ operations. On one side, the Guardian Storage mobile app gives tenants a faster, more convenient way to access their units. And on the other hand, the integration of smart-entry technology with Guardian Storage’s property management software allows them to work more efficiently as well. “With less time spent on manual processes, they can focus on providing a higher level of customer service,” says Vayo. “This balance of operational efficiency and customer convenience is what sets Morgantown apart.” 

Each unit is also equipped with motion sensors built into the back of the Nokē latch, adding even more peace of mind to tenants. “Together, these features make Morgantown one of the most secure and technologically advanced storage properties in the region.”

While the Nokē One system is impressive by itself, it’s only one part—albeit a major one—of Guardian Storage Morgantown’s resolve to protect tenants and their personal belongings. “The first layer of protection is a state-of-the-art camera system that allows us to monitor activity throughout the property,” adds Vayo. “This property is also exceptionally well lit, both inside and out, which enhances visibility and provides tenants with an added sense of safety and comfort when visiting at any time of the day.” 

Lease-Up Projections  

Incorporating cutting-edge technologies and security systems into a sustainable project sounds like laudable construction goals. How do the current economic conditions affect their lease-up projections? Every news source is shouting from the rooftops about layoffs, a slowing housing market, and the higher prices of pretty much anything relating to the cost of living. It’s enough to make any facility owner wonder if it’s going to eventually affect their own bottom line.  

But it turns out that Guardian’s lease-up pace has also been noteworthy in a positive way. “It has actually been ahead of schedule,” Vayo says proudly. We base our projections on Guardian’s experience with other development projects, as well as detailed studies of anticipated demand in each market.” This approach has enabled them to make accurate projections while ensuring they meet the needs of the surrounding community. 

That said, the primary challenge the facility has faced, from a management perspective, is indeed the broader macroeconomic environment, which has slowed demand for self-storage across the industry. “While this is not unique to Morgantown, our property management team has worked diligently to ensure we continue to meet our goals,” says Vayo. “We’ve leaned into building strong community connections, participating in local events, and partnering with the chamber of commerce. These efforts have helped us strengthen brand awareness and establish deeper roots in the Morgantown community, ensuring that our property remains a trusted choice for storage, even during slower demand cycles.” 

The best form of marketing is word-of-mouth marketing, and when the surrounding community already sees you as well-established and trustworthy, half the work is done.  

A Customer-First Approach 

The list of positives is long when keeping track of everything that makes Guardian Storage Morgantown stand out: overcoming construction challenges, incorporating sustainable elements, finding ways to remain profitable in a shaky economy, and offering cutting edge security technology. Something else that makes the facility really stand out is that they consistently deliver a high-quality experience to their tenants. Of course, this is all thanks to the team that works like a well-oiled machine.  

“What truly sets Morgantown apart is the people behind it,” says Vayo. “Our on-site property team delivers exceptional service day in and day out, while our marketing, operations, and support teams provide the resources, strategy, and innovation that make success possible. Together, they create an environment where tenants feel valued, the property is maintained to the highest standards, and Guardian’s reputation for excellence and community commitment continues to grow.”  

He points out that tenants can experience this team effort and thoughtful design upon first walking through the doors. “Visitors immediately notice the easy access and covered loading areas that make moving items simple in any weather; and the property is well lit, creating a welcoming atmosphere,” Vayo says, noting that unique features such as package delivery acceptance, moving and packing supplies, climate-controlled drive up units, two oversized elevators, and an ample supply of moving carts and dollies highlight that Guardian Storage Morgantown has really paid attention to detail.  

Then there are the ancillary items that elevate each visit. “Tenants also have access to a conference room, coffee bar, and restrooms; and they have access to a free moving van [tenants only have to pay $20 for insurance and fill up the gas tank], which further demonstrates Guardian’s dedication to making the storage process as efficient and stress-free as possible. Together, these features make an immediate and lasting impression that sets Morgantown apart.” 

These aren’t just team members praising the way they treat customers. When you take a look at their reviews, you read about the top-notch experiences that tenants keep having with every interaction. Here are a few:  

“Guardian Storage Morgantown exceeded my expectations! The team was extremely knowledgeable, friendly, and took the time to address all my concerns. I felt confident in their ability to meet my storage needs, thanks to their excellent customer service. I highly recommend it and will definitely refer friends!” 

“I was impressed by the exceptional customer service at Guardian Storage Morgantown! The staff was patient and understanding, answering all my questions without hesitation. Although I asked a lot of questions, they didn't seem to mind, and I appreciated their willingness to help. Great experience overall!” 

“The associates are friendly and helpful. The facility is clean, well-lighted, and easy to navigate, and the carts make transport easy. The storage unit is well-planned and easily accessible. This is a first-rate storage facility.” 

“Very clean, very secure facility. They use a lot of modern technologies to make access safe and easy. The two ladies up front were also kind and very helpful.” 

In a world where most of the people who post online about a business tend to do so after an upsetting experience, the positive remarks from tenants highlight one of the many reasons Guardian Storage Morgantown deserves the industry limelight. And we’ve only shared the tip of the iceberg! You could spend hours scrolling through Google reviews—all of which are from happy and appreciative customers.  

For ARCO/Murray, this project is one that will remain top of mind for years to come. “We’re proud of the successful execution of this project,” Cook says about the overall experience delivering a Class-A facility to Star City, W.V., in partnership with Guardian Storage and Janus International. “From addressing complex site conditions to incorporating sustainable design features and advanced security technology, ARCO delivered a high-quality facility that reflects both Guardian’s vision for innovation and ARCO’s commitment to meeting client goals with precision and efficiency.” 

Development Team 

Owner: Guardian Storage LLC 

Management Company: Guardian Storage LLC 

Builder: ARCO/Murray Design Build 

Architect: Desmone Architects 

Property Management Software: SiteLink 

Doors & Hallways: Janus International 

Security Provider: Nokē Smart Entry by Janus International  

Alejandra Zilak studied journalism, went to law school, and now writes for a living. She also loves dogs.