CONTENTS
18... How the Big Beautiful Bill Impacts Self Storage
22... Protect Your People, Protect Your Business: 5 HR Essentials for Self Storage Operators
26... See Your Storage Business the Way Your Customers Do 29... The Bottom Line About Tenant Insurance Risk Programs
30... Why Tenants Are Choosing Smart Storage Units Storage Management 34... Driving Profit through Automation
38... PTI Security Systems Unveils AP1+ Smart Keypad
Exclusiveinvitation
Thursday,September4
As we head into another SSA Las Vegas conference, I can’t help but reflect on how far we’ve come in just a year. This particular event holds special meaning for me it was my very first trade show as President of the Storage Business Owners Alliance (SBOA), just days after stepping into the role. I walked in full of ideas, nerves, and determination. One year later, I feel energized by the progress we’ve made and grounded by the lessons I’ve learned along the way.
Expanding Our Reach and Identity
One of the most rewarding parts of this year was expanding SBOA’s visibility and direction through stronger partnerships, fresh programming, and a refreshed brand identity, including our tagline: “The Matchmakers of Self Storage.”
ONE YEAR IN: REFLECTIONS ON MY FIRST YEAR
It’s more than clever marketing It reflects our purpose: connecting operators with the right solutions, partners, and support systems to help them succeed From our website to our webinars, our voice is clearer—and bolder—than ever before
Showing Up in New Ways
“When the right people connect, great things happen. That’s what the SBOA mission is all about.“ - Iris Czygan
We made a point to get out from behind the screen this year At SSA Orlando, we hosted SBOA’s first-ever live broadcast from a national trade show floor, bringing education and energy to those tuning in remotely Then this summer, we held our first live workshop in San Antonio, designed to help aspiring owners navigate the path from concept to closing
Of course, SBOA events are also becoming known for something else: next-level networking parties. Whether it was A Night in Paris, Dinner with the Sharks at SeaWorld, An Evening with the Stars at The STRAT, or the speakeasy we’re headed to during SSA Las Vegas next week, these experiences are more than just fun they’re a celebration of the relationships that fuel this industry.
AS PRESIDENT OF THE SBOA
BuildingtheTeam
Internally,we’regrowing andnotjustinnumbers.Thisyearbroughtnewenergy,newchallenges,anda renewedsenseofdirection I’mespeciallygratefulfortheteammateswhoconsistentlyshowupwithdrive, follow-through,andheart.Theircommitmentmakeseverythingelsepossible,andI’mproudofwhatwe’ve beenabletoaccomplishtogether
LeadingwithPurpose
Thispastyear,I’veworkedwithourteamtodeliverprogramsandtoolsthatmeetoperatorswheretheyare fromourgrowingslateofeducationalwebinarstoimprovedvendorcommunications,VIPperks,andinsurance marketingstrategies Everyinitiativehasbeenshapedbyonegoal:helpingself-storagebusinessesoperate moreefficientlyandmakesmarter,moreprofitabledecisions.
CollaboratingforGreaterImpact
IwasproudtosupporteffortstoalignSBOAmorecloselywithSBOAInsuranceServices,improvinghowwe communicateandcollaborateacrossbrands.Whilebothteamsremaindistinct,thisalignmenthelpsusbetter serveoperatorsbycreatingamorecohesiveexperienceforthoseseekinginsuranceandriskmanagement solutions
ThisfirstyearasPresidenthasbeenfullofgrowth,learning,andmeaningfulconnection I’mthrilledwithhow farwe’vecome butI’mevenmoreenergizedbywhat’sahead.Fromdeepervendorcollaborationtomore powerfulmembertools,theSBOAhasb member,vendor,andteammate who’sbeenpartofthisjourney.
Here’stoyeartwo andtoseeingmany
Sincerely,
IrisCzygan
IrisCzygan President SBOA
Doyouhaveagreatideaforournextissue?Feelfreetoreachouttomebyclickingononeoftheiconsbelow:
GET MORE TAX STRATEGIES FROM THE CSSI BLOGS!
Four Coverages Every Self-Storage Facility
Most business policies read like they were written for any storefront on any corner. Self storage is not just “any” business. You run lien sales, you are responsible for other people’s property, your sites collect everyday chemicals, and your revenue runs through digital systems. That is why it helps to work with a team that focuses on this industry, such as SBOA Insurance Services, so your coverage mirrors how your facilities actually operate and the claims you actually see.
Below are four self-storage specific coverages your insurance partner should build into your program and align with day-to-day procedures.
Sale and Disposal Legal Liability
Lien sales feel routine until a small step gets missed. Maybe a notice goes to the wrong address, a service member’s status is not verified, or an auction photo reveals more than intended When that happens, the conversation moves from process to liability Sale and Disposal Legal Liability exist for those moments It is designed to address wrongful sale, lock-cut and disposal errors
Customer Goods Legal Liability
When tenant contents are damaged and eyes turn to the facility, owners want predictable answers Customer Goods Legal Liability, sometimes called Property of Others, responds when the operation is legally responsible for a tenant’s loss Think of situations like a maintenance error that affects a row of units, a contractor incident in a climate-controlled corridor, or a pattern of break-ins where operational negligence is alleged
Pollutant Clean Up and Removal
Small spills create big invoices. Tenants store paint, solvents, fuel in small engines, pool chemicals, and cleaners. After a minor fire, residue and runoff can require licensed cleanup. An RV leak on a hot afternoon can reach a storm drain before your morning walkthrough is over. Pollutant Clean Up and Removal is the property endorsement that pays to remove contaminants from your buildings and lot after a covered cause of loss. It is built for practical costs like mobilizing a qualified crew, proper disposal, and the documentation municipalities expect.
Should Carry
Cyber and Privacy Liability
From the outside, storage looks low tech Behind the counter and online, it is a data business You collect IDs, emails, ACH and card data You send payment links and e-sign leases That attracts phishing attempts, payment diversion, and ransomware Cyber and Privacy Liability funds the response and the recovery so a bad click does not turn into a long week
Let SBOA Insurance Services work alongside you
A simple next step is to reachout to SBOA Insurance Services and allow them work on quote for your self storage today! You will leave with the peace of mind in knowing that you have a policy that works the way storage really works.
The bottom line is clear. Self storage is its own category. When your coverage reflects that, you protect revenue, time, and headaches.
Author: Nate Trone AKA “NaTrone” Senior Manager, Business Development SBOA Insurance Services
“These days it pays to get another opinion, and I couldn’t be happier with SBOA Insurance Services and Alchemy. Their skills and service are a perfect combination for self-storage. I highly recommend everyone give them a call before their P&C policy renews.”
- Andy Margolis
SBOA’s newest initiative, SBOA Insurance Services, is a perfect match for Andy Margolis & Highway 41 Self-Storage. Already a happy SBOA Tenant Insurance customer since 2021, our affiliate Alchemy Insurance Solutions recently saved Andy 33% on his P&C Commercial Insurance package. Alchemy negotiated strongly on his behalf with the carrier, resulting in great coverage at a seriously reduced cost.
Renovations: Why Now Not Later
If you’ve been taking a wait-and-see approach to costly self-storage renovations, repairs or other regular maintenance this year, it’s not too late to get started with the right strategies to make it easier on you and your team.
In fact, you can see a quick payoff when you don’t put off your upgrades. One of the biggest reasons not to delay is the recent legislation on bonus depreciation for commercial property owners. Any qualifying assets acquired and placed in service on or after January 19, 2025, can now be fully expensed in the first year under the restored 100% bonus depreciation rules.
But that’s not the only reason to consider jump-starting all those projects you’ve put on the backburner.
Read on for 5 more factors that should have you rushing to renovate.
Pay for renovations with tax benefits. When you think about a typical renovation, you end up with piles of trash from pallets of doors and locks, old HVACs and aging security systems But all that trash is your property and could hold hidden tax savings
With Janus International Group’s R3 (Restore Rebuild Replace ) division, we help you find tax advantages through a strategy called cost segregation, which accelerates the depreciation on your property and could help you pay for your next renovation project And by taking that extra cash to reinvest in your business, you’ll attract more tenants for more revenue
Replace inferior doors with the highest security doors Replacing your aging steel roll-up doors with the latest NS+ enhanced security doors allows you to immediately spike your curb appeal and your reputation for providing a secure facility
Complete your door replacements with zero downtime. R3 provides a fast and effortless solution with the Door Replacement Program that installs the new, discards the old and handles up to 25 door installations in a single day. You can also jump on upgrading to the cutting-edge Nokē ONE smart locks you’ve been considering that result in +95% fewer break-in claims versus traditional ones.
Generate more revenue with remixes for high demand units. If you need to adapt your unit mix to changing market demands, R3 also specializes in facility remixing for projects like adding locker units for college students, creating climate-controlled sections, converting for boat and RV storage, and turning idle land into a money-making asset with MASS relocatable storage units that are Class A building solutions
Keep your property in tip-top shape For most self-storage facilities, it makes sense to rely on maintenance service experts like our Facilitate division instead of pouring countless hours into trying to manage proper upkeep, break-fix repairs and preventative maintenance that are vital to your bottom line, your tenant’s peace of mind and your competitive edge
Looking For a Fix?
Meet us in Booth #335 at the SSA Fall Conference and Trade Show in Vegas to learn more about taking advantage of full bonus depreciation to pay for your renovation and remix projects.
And don’t miss our SSA Fall educational session: “Revitalize Your Facility with Budget-Friendly Renovations and Repairs” with Travis Lawhorne and Blake Robinson on Sept 5, 9-9:45 am. (Room: Starvine 3-4).
Learn more about the Janus International Group by messaging the authors or by visiting www.thesboa.com/vendors/janus-international-group
Author: Travis Lawhorne
R3 Southeast Regional Sales Manager
Janus International Group
Author: Blake Robinson
National Sales Manager - MASS Units
Janus International Group
From Cost Center to Profit Driver: Transforming
Why Your "Problem" Tenants Might Be Your Biggest Untapped Revenue Stream
Here's a reality check that'll make you rethink everything: while you're celebrating that impressive 96.5% industry occupancy rate, you might be leaving serious money on the table with every delinquent account you're handling the old-fashioned way.
Most operators treat delinquency like a root canal something painful you have to endure but would rather avoid thinking about. Wrong mindset, wrong results. The savviest operators in our $44.33 billion industry have figured out something the rest haven't: your delinquency management isn't just about chasing down deadbeats. It's your secret weapon for crushing the competition.
Let's Do Some Uncomfortable Math
Every day a unit sits empty while you're playing phone tag with a delinquent tenant costs you roughly $3.00-$4.70 in lost revenue (based on varying industry averages of $88-$141 monthly rent). Doesn't sound like much? Let's scale that pain
Your typical 500-unit facility running a "normal" 3-5% delinquency rate? You're bleeding $1,350-$3,500 every single month just in direct revenue loss And that's before we talk about the hidden costs—the staff hours, the legal missteps, the stress-induced coffee addiction your managers have developed from tracking deadlines on spreadsheets that would make an accountant weep
Remember that industry studies show commercial real estate delinquency can spike during economic downturns? Your individual tenant troubles might seem small by comparison, but multiply small problems across a growing portfolio and suddenly you're looking at death by a thousand cuts
The Old Way Is Killing Your Profits (Literally)
Here's what drives us crazy: operators who'll spend six months analyzing whether to upgrade their gate systems but let delinquency management run on autopilot with processes that haven't changed since the Bush administration. You choose which Bush.
The traditional approach is like showing up to a Formula 1 race on a bicycle. Sure, you'll eventually cross the finish line, but everyone else will be having victory drinks while you make it around the first turn.
Your Delinquency Management
Manual tracking? In 2025? Come on State-specific lien laws that would confuse a Supreme Court justice? Legal missteps that forfeit your collection rights faster than you can say "constitutional violation"? Tenant communications so inconsistent they'd make your gate access codes look organized?
It's operational malpractice, and frankly, your competitors are hoping you keep doing it
The Plot Twist: Your Problems Are Actually Opportunities
Here's where it gets interesting While most operators see delinquency as something to minimize, the smart money sees it as something to optimize
Think about it: self-storage has been the fastest-growing commercial real estate sector for nearly 40 years. The market's heading toward $72 billion by 2029. In an industry this hot, operational efficiency isn't just nice to have it's the difference between riding the wave and getting crushed by it.
The operators who crack the delinquency code don't just solve a problem; they build competitive moats. They turn faster, price more aggressively, expand more confidently, and sleep better at night. (Okay, maybe that last one is just a bonus.)
Technology: Your New Best Friend (Whether You Like It or Not)
Here's the truth bomb nobody wants to hear: if you're not automating your delinquency management in 2025, you're essentially choosing to lose money.
Modern delinquency platforms don't just make your life easier they make your business fundamentally more profitable:
Automated Compliance: Because manually tracking 50 different state lien laws is about as fun as it sounds and twice as expensive when you mess it up
Multi-Channel Communication: Your tenants check email, texts, and sometimes even their mailbox Systems that hit all channels get results
Real-Time Analytics: Dashboard visibility that actually tells you what's happening instead of making you guess
Integrated Auction Management: Because manually uploading the same photos to three different auction sites is exactly how you wanted to spend your Tuesday afternoon, right?
The Competitive Advantage Everyone's Ignoring
While your competition is still arguing about whether automation is "worth the investment," smart operators are building sustainable advantages that compound over time:
Cost Structure Domination: Lower operational costs mean you can price more aggressively. Expansion Velocity: Standardized processes mean you can enter new markets without spending six months figuring out local lien laws.
Capital Efficiency: Better cash flow from faster collections means better lending terms and more aggressive growth opportunities.
Scaling Without Insanity: Growing your portfolio without proportionally growing your administrative headaches
(continued on page 56)
The Smarter Way to Manage Self-Storage
Since 2000, XPS Solutions has been assisting self-storage operators in working smarter and not harder, through our self-storage support services. As the industry’s leading provider of innovative technology, Contact Center and Remote Management Services, we offer tools that enhance occupancy, improve tenant satisfaction, and ensure your operations run efficiently
Imagine having 104 hours of weekly call coverage managed by U S -based Agents who are experts in selfstorage Our services also include 24/7 Pay by Phone IVR, MyStorPal Tenant & Property Management App, and Self-Storage Communication CRM Platform (CPAAS), that help you secure more rentals, strengthen tenant relationships, and ultimately increase your Net Operating Income (NOI)
For operators in need of additional coverage or a complete alternative to on-site staff, our Remote Management Services are designed for flexibility
We manage remote unit rentals, conduct proactive follow-up calls to recover missed rentals or address delinquencies, handle ID verification, and provide comprehensive support for inventory, leases, and move-ins or move-outs.
Author: Andy Stravos Executive Vice President XPS Solutions
How the Big Beautiful Bill Impacts Self Storage
In 2025, Congress passed the Tax Relief for American Families and Workers Act, widely referred to as the “Big Beautiful Bill.” While its name grabbed headlines, what truly matters for real estate investors, especially in the self-storage space, is the return of 100% bonus depreciation. This one provision alone is reshaping the economics of self-storage investments nationwide.
100% Bonus Depreciation Is Back
At the heart of the bill is the reinstatement of 100% bonus depreciation for qualifying assets placed into service after January 19th, 2025. For self-storage investors, this is a big deal.
Self-storage facilities contain a wealth of components that qualify for accelerated depreciation. When paired with a cost segregation study, items such as site lighting, fencing, asphalt, HVAC systems, security features, and non-structural interiors can be reclassified into 5, 7, or 15-year property categories. With the return of 100% bonus depreciation, all of these can now be fully expensed in the first year, dramatically lowering taxable income
This creates a front-loaded tax benefit, boosting cash flow early in the investment cycle, when it's most valuable
Encouraging Redevelopment and Adaptive Reuse
Self-storage operators have increasingly turned to converting underutilized commercial space, like big-box retail or office buildings, into storage facilities The Big Beautiful Bill reinforces this trend by making qualifying improvement costs immediately deductible through bonus depreciation
Combined with existing incentives like Section 179 and energy efficiency deductions (such as Section 179D), this creates a potent incentive structure for developers and investors targeting adaptive reuse or capital improvements.
Increased Appeal for Investors
For both institutional and individual investors, the bill makes self-storage a more attractive asset class. Strong market demand, coupled with immediate tax write-offs on qualifying improvements and acquisitions, boosts internal rates of return and shortens the breakeven period.
Additionally, enhancements to facilities, like climate control upgrades, digital access systems, or solar panels, can now be written off in the first year, reducing the risk of capital expenditures.
The Bottom Line
The “Big Beautiful Bill” is more than political fanfare, it delivers real, material benefits for self-storage owners and investors. With 100% bonus depreciation back in play, the time to reassess your portfolio and tax strategy is now.
At CSSI, we specialize in engineering-based cost segregation studies that help self-storage owners leverage these tax benefits to the fullest. If you’re developing, expanding, or improving self-storage properties, our team can help you unlock the full value of the new law.
Learn more about CSSI by reaching out to the author or by visiting www.thesboa.com/vendors/cssi
As the matchmakers of self-storage, we bring you the latest job opportunities from our vendor partners so you can find your perfect fit in this growing industry.
Brought to you in partnership with AlphaStaffHCM Recruitment, supporting careers in self-storage.
SEPT 11: Protecting Your People & Property: Operational Resilience in Self-Storage
SEPT 25: From Delinquent to Paid: Smarter Collections with AI and Automation
OCT 9: Special Guest Host - StorageDefender
OCT 23: Self-Storage Horror Stories - Special Time! 3PM
NOV 6: Tax Prep & Protection for 2026 - Maximize Write-Offs, Minimize Risk
DEC 4: Legal Check-up 2026: What Self-Storage Operators Should Review Before Year End
Protect Your People, Protect Your Business:
Let’s face it, no one gets into self-storage for the paperwork.
You do it to operate a business that provides security, flexibility, and peace of mind for your customers, often with lean teams and long hours. The work is hands-on, customer-facing and operationally demanding.
But once you start, you learn there’s a part no one talks about: the people keeping your facilities running smoothly They need just as much support as your security systems and locks
Without the right HR structure and training, even the most reliable teams can face setbacks, from burnout and safety risks to compliance issues and operational slowdowns
The right HR support makes all the difference Not as extra red tape or just another system to manage, but as a foundation that helps you protect your staff, meet regulatory requirements, and operate with greater confidence across every location When your team is supported, your business runs smoother, and you're free to focus on growth, service, and tenant satisfaction.
1. The Hidden Compliance Web in Self-Storage
Self-storage may seem straightforward, but compliance is anything but. Whether you manage one facility or 100, you're still navigating a maze of local, state, and federal regulations. From OSHA safety standards and ADA accessibility to labor laws, insurance audits, and multi-state employment regulations, it’s a lot to juggle. And if your company operates across multiple jurisdictions, it only gets more complicated.
Without clear HR systems in place, storage operators risk: Fines or citations for noncompliance
Increased liability from preventable incidents
Delays in expansion or licensing
These risks are avoidable With the right tools, training, and documentation, compliance becomes a foundation — not a fire drill
5 HR Essentials for Self-Storage Operators
2. HR Practices That Support Business Growth
Strong HR doesn’t just protect your business, it tells a story of professionalism and preparedness that appeals to lenders, partners, and investors. If you're growing your footprint or preparing to secure capital, showing that your workforce is wellmanaged and compliant can make a real difference.
Banks, real estate partners, and franchisors often look for:
Defined job roles and responsibilities
Training logs and safety documentation
Proof of workplace policies and insurance coverage
Accurate timekeeping and payroll records
These aren’t just boxes to check — they build confidence When your HR processes are sound, your business looks stronger on paper and performs more reliably in practice
3. Safety, Training & Retention Are All HR Issues
Self-storage teams often work independently, managing physical labor, heavy equipment, and the unpredictability of public-facing work
Without proper systems in place, that can lead to:
On-the-job injuries or accidents
High turnover due to unclear expectations
Missed training on safety procedures or emergency protocols
Something as simple as a clearly defined lifting policy or a comprehensive incident response plan can prevent workers’ compensation claims and lower your mod rate (experience modification rate (EMR)).
Facilities that invest in onboarding, training, and employee wellness see:
Lower turnover
Higher morale
Better operational consistency
Which all translates into a smoother customer experience and fewer surprises behind the scenes.
4. Independent Contractors and Misclassification Risks
Do you bring in temporary staff for clean-outs or seasonal coverage? Do maintenance contractors operate on a routine schedule?
It’s easy to blur the lines between contractors and employees — and that can lead to serious consequences if misclassified such as Department of Labor audits and payroll tax miscalculations
If the Department of Labor or an auditor determines that a contractor is functioning as an employee, you could face:
Back wages and penalties
Tax liabilities
Increased scrutiny from regulators
Avoid this by:
Having written contracts for all third-party workers
Defining roles, schedules, and payment terms
Reviewing classification standards with HR or legal support
Clear distinctions protect both your business and your workforce.
Expanding Storage, Remotely and Smartly
In today’s fast-paced self-storage landscape, efficiency and adaptability aren’t just value-adds they’re necessities. That’s why Right Move Storage is proud to introduce Right Move Remote!, our innovative remote management platform designed to give facility owners and operators a flexible, scalable, and fully supported solution for running their properties with confidence
Right Move Remote! is more than just a management model, it’s a comprehensive strategy that blends top-tier operational oversight with the latest technology to ensure your facility runs smoothly, even without full-time onsite staff From tenant relations and leasing to maintenance coordination and revenue optimization, our team handles the details so you can focus on growth
What makes this model powerful is its ability to adapt to the needs of today’s self-storage properties For owners with smaller facilities, rural locations, or portfolios with tighter operating margins, remote management can eliminate the overhead burden while maintaining a high level of customer service And for new developments or transitional properties, Right Move Remote! offers a turnkey operational approach that’s both efficient and cost-effective.
Our experienced team brings the same commitment to excellence that Right Move Storage is known for, backed by strong partnerships with industry leaders like StorageDefender, SecureLease, nodaFi, Storagely, swivl, and CallPotential. These tools help us provide everything from automated leasing and contactless access to smart security and responsive support, all managed remotely!
Right Move Remote! is already proving to be a game-changer for facilities across the country. Whether you’re looking to reduce operating costs, improve NOI, or simply try a more modern approach to management, this platform is built to meet your needs. And with our personalized onboarding and continuous performance tracking, you’ll always know your facility is in good hands.
At Right Move Storage, we’re committed to staying ahead of industry trends and offering real solutions for today’s storage owners Remote management isn’t the future; it’s the now And with Right Move Remote!, we’re helping our partners stay right where they belong: ahead of the curve
Author: Jennifer Bohlmann
Business Development Manager
Right Move Storage
See Your Storage Business the Way Your
You work hard to run your self-storage business balancing tenant needs, maintaining your property, and keeping your occupancy rates strong. But here’s the challenge: you can’t always see what your customers see.
What happens when a new renter calls your facility? Do they feel welcomed and guided or rushed and confused? When a prospect drives onto your property, do they see a clean, secure space they can trust or a place that leaves them questioning? Your customers already have the answers. The question is: do you?
That’s where mystery shopping comes in.
The Struggle Every Storage Operator Faces
In the storage industry, competition is fierce A single bad review can sway a potential tenant toward the facility down the road And yet, most operators don’t have a reliable way of knowing:
Are staff members consistently turning phone calls into rentals?
Do in-person interactions reflect the care and professionalism you want your brand to stand for?
Is your property living up to its promise of safety and cleanliness every day, not just during inspections?
You’re the hero of this story. You want to create a storage business your customers trust one that fills units and builds loyalty. But without clarity on what’s really happening at the front lines, you’re flying blind.
A Guide Who Gives You Clarity
That’s why SBOA Mystery Shopping, powered by Mercantile Systems Inc., exists. Think of us as your guide handing you the map you need to lead your business to where you want it to go.
Here’s how we do it:
Real Customer Perspective: Trained mystery shoppers pose as real prospects, calling or visiting your facility to capture the customer experience exactly as it happens.
Clear, Actionable Feedback: Within hours, you’ll see detailed survey results that show you what’s working and what isn’t so you can take action fast.
Smart Analytics: Beyond one-off visits, our reporting uncovers trends, benchmarks, and even revenue opportunities you may be missing
Customers Do
As an SBOA VIP member, you even get a 10% discount, making it easier than ever to gain this level of insight.
The Transformation You Can Expect
With mystery shopping as your guide, here’s what you’ll gain:
Confidence in Customer Experience: Know that your team is delivering service that wins trust, whether on the phone or in person
Revenue Growth: Catch overlooked upsell opportunities like larger units or packing supplies that can add up fast
Consistency Across Locations: Ensure that every facility under your brand delivers the same level of care, every single time
Continuous Improvement: Move from being reactive to proactive, using ongoing insights to stay ahead of customer expectations
A new client came to us wanting to restart a mystery shopping and AI call evaluation program they’d tried before, knowing it mattered but lacking the right partner
Then they found MSI.
Within 30 days, we launched a tailored program to measure performance. After three months, the results speak for themselves:
Opening: 25% → 48%
Qualifying: 25% → 48%
Sale: 40% → 62%
Closing: 26% → 42%
Overall: 36% → 58%
That’s measurable progress — fast.
Why It Matters Now
For storage operators whether you own one site or manage many clarity is a competitive advantage
When you understand exactly what your customers experience, you can take control of your reputation, improve retention, and keep your occupancy strong
You’re already the hero of your business story SBOA Mystery Shopping simply gives you the tools and insights to win the next chapter with confidence, consistency, and growth
Ready to see your business through your customers’ eyes?
With SBOA Mystery Shopping, you’re not just gathering data. You’re gaining a roadmap to stronger service, smarter operations, and higher revenue.
See Your Facility Through Your Customers’ Eyes
You’re working hard to grow your storage business but what if the things keeping prospects from renting are happening right under your nose?
Is every phone call turning into a rental opportunity? Does your property feel safe and welcoming? Are customers walking away delighted or disappointed?
SEP 2 - 5: Self Storage Association Fall Conference & Trade Show (Booth #674)
SEP 17-18: Colorado Conference & Trade Show
SEP 25: Toy Storage Nation Workshop (Dallas, TX)
SEP 30: FSSA Manager Summit
OCT 29-31: Texas SSA Big Ideas Conference & Trade Show (Booth #620)
NOV 6 - 7: FSSA Owners Summit
NOV 17-18: SSAM Conference & Trade Show
The Bottom Line About Tenant Insurance Risk Programs
Author: David Myers Head of Storage, VP of Operations
For self-storage operators, offering customers a way to protect their belongings is no longer optional it’s expected. Two models dominate the industry today: tenant insurance and tenant protection plans. Both can be woven into the leasing process with little disruption, but the long-term impact on your business and your customer relationships can look very different.
Tenant insurance has the advantage of structure. It’s a true insurance product, filed and approved by state regulators, with tenants paying a monthly premium and operators earning a commission This framework provides clarity and consistency that benefits everyone Coverage terms aren’t left to interpretation; they’re spelled out in state-approved filings Claims aren’t handled by the facility manager, who may already be wearing ten different hats, but by licensed adjusters trained to evaluate losses fairly If tenants disagree with a decision, they have the right to appeal through insurance regulators The process is professional, predictable, and inspires confidence
Protection plans, on the other hand, operate in a different lane They’re structured as a lease addendum, with the operator taking on limited responsibility for certain tenant losses Most are backed by a contractual liability insurance policy (CLIP) that reimburses the operator for covered claims. This gives owners flexibility to set their own pricing and design coverage tiers, which can be appealing. But that flexibility comes with trade-offs. Claims may be handled in-house or through a third party, which can lead to inconsistent experiences. Disputes are resolved by the lease, not by regulators, leaving tenants without outside recourse. And because protection plans aren’t insurance, they live in a gray zone that can attract regulatory attention.
So, what does this mean for operators? Both models can generate revenue and meet the basic expectation of providing “ peace of mind.” But insurance carries a level of professionalism and protection that protection plans struggle to match. By aligning with a regulated, transparent system, operators can avoid the pitfalls of being judge and jury in claims disputes and instead focus on what they do best: running their facilities.
At the end of the day, no matter which coverage model an operator chooses, success comes down to partnering with the right program one that maximizes potential, delivers best-in-class service, and takes the heavy lifting of compliance and operations off your shoulders That’s exactly where SBOA Tenant Insurance excels, helping operators build trust with tenants while creating a stronger, more sustainable business model
Why Tenants Are Choosing Smart Storage Units
As younger generations, particularly Millennials and Gen Z, increasingly dominate the self-storage market, operators need to adapt to meet their evolving expectations These renters have grown up with technology at their fingertips, and they expect every part of their lives to be connected, personalized, and convenient From smart thermostats and doorbell cameras to Bluetooth-enabled cars and smart shopping, digital experiences are no longer a luxury They’re the norm
Why should self-storage be any different?
This is where smart storage units come in Companies like StorageDefender offer features such as personal in-unit monitoring, text alerts, and an audible beeper to bring the convenience of a "smart home" to self-storage With 6 out of 10 tenants renting StorageDefender smart units across their national base of partners and paying up to $20 more a month, it's clear this is a trend operators can no longer afford to ignore.
So, what's driving this enthusiasm? Let's dive into the top five reasons tenants are choosing smart storage and why you should offer it.
1. Unprecedented Peace of Mind
Tenants want to be certain their possessions are safe. Smart Units, like those from StorageDefender, provide this assurance with real-time activity alerts sent directly to their phones. There are no apps to download or Wi-Fi to connect to, just simple, direct notifications that give tenants peace of mind around the clock.
This sense of safety is a major selling point for tenants, as Katrina D from Amarillo, TX, confirms: “I love having the peace of mind that every time my storage unit opens, I get a text alert!”
2. A Connected, "Smart Home" Experience
Why should a storage unit feel outdated compared to the rest of a tenant's digital life? Smart storage brings that familiar smart-home feel to the self-storage world Just as they monitor their front door, tenants can now monitor their storage unit anytime, anywhere
3. Personalization and Control
Today’s renters crave personalization. With smart unit technology, they get a customized experience tailored to their unit. They’re the ones receiving alerts if motion is detected, not just the facility manager. This kind of ownership over their unit’s protection builds trust, satisfaction, and shows that the facility is putting them first.
One tenant, Mark H from Porter, Texas, explained the value of this direct connection: “I like the extra layer of protection and knowing if there's any movement inside my unit When I open the unit, I receive a text alert very quickly ”
4.
Built-In Audible Deterrent
Smart units do more than just alert tenants; they actively help prevent issues. If unit activity is detected overnight, an audible beeper sounds inside the unit, acting as a powerful deterrent to any unwanted activity. This provides an additional layer of protection that tenants can feel confident about, knowing their belongings are actively being protected.
5. It's Surprisingly Affordable
Despite sounding like premium, expensive technology, the protection provided by a smart unit typically costs tenants less than $15 a month. That's a small price to pay for real-time visibility and enhanced safety, often less than the cost of a streaming service or a single movie ticket. When tenants understand this value, it's easy to see why they are willing to pay for a big boost in peace of mind.
For many, that peace of mind is priceless, as Raymond from Dewey, Arizona, shared: “When you store things that are valuable to you and your family, having protection in your rental is priceless Highly recommend!”
A Clear Path Forward
The rise of smart storage isn't just a trend; it's a direct response to what modern renters want. With technology woven into every part of their lives, tenants expect a connected and convenient experience, and self-storage is no different. By offering features like smart unit monitoring, modern tenants receive the peace of mind and personalization they demand. For storage operators, adopting this technology is how you attract new customers, future-proof your business, and show you understand what today's renters truly value.
Author: Brook Bland
Brook Bland is the Marketing Manager at StorageDefender Inc , the pioneer leader in smart tenant unit monitoring services for the self-storage industry
StorageDefender enhances tenant peace of mind while providing storage facilities with a new, independent, recurring revenue stream per unit Brook obtained a Bachelor's degree in Marketing from the University of North Texas and is passionate about all things marketing and self-storage. For more information, call (877) 533-3363 or email brook@storage-defender.com.
LEARN MORE TODAY!
Driving Profit through Automation
Self-Storage’s Smart Fee Shift
You’ve checked in for a flight without standing in line. You’ve skipped the hotel front desk and gone straight to your room. You’ve returned a rental car without exchanging a word. You may have even bought a car fully without speaking to someone directly. These conveniences now standard are powered by small technology fees that quietly reshaped entire industries.
Self-storage is at the same turning point. The same model that made air travel, hotels, and car rentals faster and more convenient is now transforming how storage operators run their businesses and how tenants experience them.
The Self-Storage Shift
In our industry, these “Smart Tech Fees” typically $3.99 to $7.99 per renter per month cover the systems that replace outdated, manual processes with faster, more secure, and more convenient automation
At DaVinci Lock, that means a cloud-based automation platform paired with a highly reliable mechanical lock — a perfect solution for the unique business model of self-storage Tenants get the convenience and empowerment of automation without the risks of downtime, and operators get reliability and efficiency they can count on
For tenants, it’s instant, hassle-free access A unique lock code arrives the moment they move in via text and email whether it’s 2 p m or 2 a m They can manage their account, pay bills, and initiate a move out from their phone As much as possible, we are empowering customers to selfserve!
For operators, it’s a predictable, scalable revenue model. Using our “New Move-Ins Method,” facilities apply DaVinci Locks only to vacant units. As new tenants arrive, they automatically begin paying the Smart Tech Fee. Many recover the system cost in less than a month, with recurring revenue growing each month thereafter.
Learning from Other Industries
Travel and hospitality proved the formula:
• Frame the fee as value-added. In our case, tenants see it as paying for a secure lock, instant access, and self-service tools.
• Fund continuous improvement. The fee ensures operators can maintain and upgrade their automation systems without dipping into other budgets. It also allows them to optimize how they run their stores. And no, that does not mean you have to replace every employee.
• Standardize the customer experience. Every tenant gets the same seamless, techenabled process no exceptions.
When operators clearly communicate these benefits, adoption isn’t a hurdle. Just as travelers now expect mobile boarding passes or hotel keyless entry, self-storage tenants increasingly expect instant access and the convenience of managing everything online
Real-World Results
10 Federal Storage rolled out a $3 99 Smart Tech Fee in 2024 and generated $60,000 in new monthly recurring revenue across 60 properties By Q2 2025, they increased the fee to $5 99 for new tenants across more than 100 properties, pushing monthly recurring revenue past $80,000
At a 5% cap rate, that’s north of $20 million in asset value created all while maintaining high tenant satisfaction
The Future Is Already Here
More than 650 self-storage facilities nationwide now use the DaVinci system to drive recurring revenue. And that number is increasingly growing every month. For operators, Smart Tech Fees aren’t just another upsell they’re a reinvestment strategy that funds automation, increases security, and builds valuation.
Travel, hospitality, and rental car companies didn’t wait for customers to ask for automation they set the standard and reaped the rewards. In self-storage, we have the benefit of knowing they work already.
The only question is: will you capture the upside first or let your competitors pass you by?
Learn more about DaVinci Solutions by messaging the author or by visiting www.thesboa.com/vendors/davinci-solutions
Author: Geoff Hayth President DaVinci Solutions
PTI Security Systems Unveils AP1+ Smart Keypad
A Best-in-Class Access Control Solution
KENNESAW, GA – August 27, 2025 – PTI Security Systems, a global leader in self-storage security (part of the ASSA ABLOY Group), today introduced its AP1+ Smart Keypad. This innovative solution enhances gate access control with touchless mobile entry, a high-resolution integrated camera, and a two-way intercom, all within a weather-resistant design. The AP1+ builds upon the proven AP1 platform, elevating security and convenience for self-storage facilities.
As the U.S. self-storage market continues to grow, with over two billion square feet of space and one in three Americans renting storage units, customer expectations for convenience have evolved Today’s tenants demand a contactless experience that aligns with trends in retail and hospitality Mobile identification, digital wallets, and smartphone-based access have become the norm The AP1+ meets this demand while ensuring top-tier security as crime rates rise during economic uncertainty
Introducing the AP1+ Smart Keypad
The AP1+ Smart Keypad is designed to meet the needs of both self-storage operators and tech-savvy customers It integrates cutting-edge cloud-based technology with insights gained from the AP1 platform
“AP1+ represents PTI Security Systems’ commitment to innovation,” said Nathan Davenport, Chief Technology Officer at PTI. “We’ve blended modern design, mobile functionality, and robust security to create the next generation of access control.” Davenport added that the AP1+ combines an attractive aesthetic with superior security features, offering exceptional value to self-storage operators and their tenants.
Key Enhancements Include:
Integrated High-Resolution Camera and Two-Way Audio: The built-in 2MP wide-angle camera captures time-stamped images and optional continuous video, which integrates seamlessly with the facility’s CCTV system. High-intensity IR LEDs ensure clear visibility even in low light. The two-way intercom allows realtime communication with visitors, enhancing security with direct verification.
Weather-Resistant Clamshell Design: Made from marine-grade stainless steel, the 2mm chassis resists tampering and ensures durability It’s designed for easy servicing and includes surge protection, backed by a two-year warranty
Complete Control & Analytics: AP1+ connects to existing PTI systems without requiring additional hardware Operators can configure settings remotely, monitor real-time status, and access detailed reports and alerts for multiple sites
Touchless Mobile Access: The AP1+ integrates with PTI’s StorID mobile app, enabling tenants to open gates with a smartphone swipe or automatically when in proximity. The next-gen Bluetooth connectivity allows drivers to unlock gates from their cars. A backlit keypad offers an alternative entry method.
Easy Upgrade Path: AP1+ is compatible with PTI’s legacy APEX keypads and most competitor units, simplifying upgrades. Its modular design also supports future enhancements through remote updates.
By combining touchless access, real-time video, and instant voice verification, the AP1+ enhances both security and the customer experience. Operators benefit from remote management and diagnostics, reducing maintenance calls and improving response times during incidents. Additionally, video footage and clear visitor logs help deter theft and ensure that only authorized users are granted entry.
“AP1+ is designed based on feedback from both operators and tenants,” said Steve Reeder, Director of Marketing at PTI “It brings a wealth of features and robust hardware together into a single, flexible solution ”
Availability
The AP1+ will debut at the SSA 2025 Fall Conference, Booth #435 Operators interested in learning more can contact PTI Security Systems' sales team for further details
About PTI Security Systems
With over 40 years of experience and more than 40,000 installations worldwide, PTI Security Systems is the leader in self-storage security. PTI offers innovative, durable, and reliable security solutions to create a seamless experience for both tenants and operators. PTI is a part of the ASSA ABLOY Group.
Learn more about PTI Security Systems by messaging the author or by visitin www.thesboa.com/vendors/pti-security-systems
Author: Steve Reeder Director of Marketing PTI Security Systems
Storage the Universal Way
There’s More to Managing Than Just Management
In self-storage, it’s easy to assume that if your doors roll up and rent rolls in, your facility is doing fine. But as anyone who's been in this industry longer than a season knows, there’s a vast difference between staying open and truly operating.
At Universal Storage Group (USG), we’ve learned that successful management is not just about answering phones and balancing books. It’s about strategy, consistency, and the ability to execute a vision across every square foot of a property. The best-run facilities share one thing in common: they run on purpose.
Whether you’re a seasoned operator or just entering the industry, here’s some wisdom we believe can elevate any facility:
1. Your Manager is Your MVP
Your manager isn’t just there to open the gates and sweep hallways—they’re the face of your business A well-trained, motivated manager can turn a struggling facility into a success story But they also need a roadmap Set clear goals and provide them with a revenue budget to work toward What are you measuring? Establish KPIs like lead-to-rental conversion rate, merchandise and tenant insurance penetration, delinquency resolution, and online review scores When managers understand what success looks like and are empowered to reach it they become your most valuable asset.
2. Brand Awareness is Everything
Self-storage is a hyper-local business. You can’t run a sale and manufacture demand it only comes when people need it. That’s why brand awareness is critical. You must stay top of mind in your community so that when the need arises, you’re the only facility they think of. Focus on business-to-business outreach, neighborhood referral programs, sponsorships, and grassroots marketing. Get visible. Be known.
3. Maintenance is Marketing
Clean drives occupancy. We tell our teams, “Maintenance is marketing.” If your facility looks neglected, it sends a message that you don’t care and customers pick up on that. Fresh paint, trimmed grass, and working lights do more for your brand than a billboard ever could. A sparkling facility creates trust, and trust leads to rentals
4. Know Your Numbers (and What They Mean)
Reports are more than data—they're direction Your management summary report should be reviewed daily, not just monthly Track all three types of occupancy: unit count, square footage, and economic Know your delinquency rate and how it trends Understand your gross potential vs actual collected revenue Know which units sit too long and which customers haven’t had a rate increase in years Data tells a story, but only if you're willing to read it and act on it
5. One Size Doesn’t Fit All
What works for a 120,000 sq ft facility in suburban Atlanta won’t work for a 20,000 sq ft property in rural New York. Your pricing, marketing, staffing, and even your unit mix should be tailored to your market. Be informed. And don’t be afraid to change course when needed.
6. Technology is Your Partner, Not a Replacement Embrace automation, but don’t let it replace connection Tools like AI-powered chatbots, virtual managers, and dynamic pricing systems can improve efficiency, but work best when paired with human touch Remembering a customer’s name or being flexible in a crisis can’t be automated
At USG, we’ve managed dozens of award-winning facilities across the country—not by accident, but by treating every facility like it was our own That’s the biggest wisdom we can share:
Act like an owner Think like a customer Train like a pro When you do that, success isn’t just possible it’s inevitable.
COME MEET THE USG TEAM AT SSA, LAS VEGAS, Booth P 190
Author:
Sarah Beth DeFazio Vice President Sales and Development
Universal Storage Group
Author: Lou Barnholdt
Vice President Sales and Development Universal Storage Group
Tenant Insurance That Fits Boat & RV Storage
Boat and RV storage carries a different risk profile than traditional self storage. Catalytic converters and electronics are theft targets. Theft of valuables inside the vehicles happen. Fire and on-site mishaps occur. That mix is exactly where tenant insurance earns its keep.
What tenants get
Tenant insurance is built for what they store at your location. It provides a simple, low-cost safety net that pays first when there is a covered loss. For small incidents, it can resolve the issue without the hassle of filing through a personal auto or boat policy. For larger claims, it can help offset the deductible on a tenant’s personal policy. The result is faster resolution and fewer surprises.
What operators get
Offering tenant insurance reduces your exposure when something goes wrong and shows that the facility takes risk management seriously It also creates a steady revenue stream through a clear revenue share, which can lift NOI across the portfolio When paired with good operations, it turns claims conversations into guided, predictable processes rather than ad hoc problem solving
Implementation that works in the real world
Rollout is easiest when enrollment happens through your facility management software Look for programs that plug into your system so tenants can enroll at move-in or online with minimal friction Staff training and ready-to-use marketing pieces help teams explain coverage consistently Licensing and compliance vary by state, so work with a partner that can keep locations compliant as you expand
What to look for in a provider
Compliance support: Nationwide capability and clear licensing guidance as you add sites.
Open space coverage: Policies that address vehicles stored outdoors with plain-language terms.
Integrated tools: Marketing, staff training, and software integration where tenants sign and pay.
Transparent economics: A straightforward revenue share that is easy to audit.
Dedicated support: An account manager who owns onboarding, reporting, and ongoing optimization.
Built for hybrid facilities
Many sites mix enclosed units with outdoor parking. The right program should cover both without separate policies, special riders, or confusing rules. One enrollment path, one set of materials, and one claims playbook keeps staff confident and protects the customer experience. It also keeps reporting and reconciliation simple for the back office. When coverage follows the layout of your actual site, you avoid gaps, reduce disputes, and keep revenue consistent across seasons.
Bottom line
Boat and RV storage invites risks that are different from typical units, and relying on tenants’ personal policies alone leaves gaps A purpose-built tenant insurance program closes those gaps for customers, reduces your liability, and adds consistent ancillary income With the right partner, enrollment fits your existing workflow, staff can explain coverage with confidence, and leadership can track revenue and compliance without extra lift SBOA Tenant Insurance knows this well and provides robust coverage for boat and RV storage and covers both standard units and open space parking in one program, so whether you rent only boat and RV spaces in the open, standard units, or even a hybrid of both, your facilities are never left in the cold
Learn more about SBOA Tenant Insurance by messaging Nate or visiting us at www.thesboa.com/vendors/sboati
Author: Nate Trone
AKA
“NaTrone”
Senior Manager, Business Development
SBOA Insurance
Services
Maximize Occupancy with a Winning Google
For any business owner, crafting a masterful Google Business Profile (GBP) is an essential part of enhancing your online presence
It helps customers find you on Google local search results as well as Google Maps
As a self-storage operator, it is essential to know that most tenant search online for storage facilities
This means that the more optimize your Google Business Profile is, the better results you will get.
Optimization Tips
The most important part of optimizing your GBP is ensuring that all contact information, particularly your facility name, address, phone number, and office hours, is accurate & up-to-date. If users come across incorrect information when trying to contact your business, they’ll likely take the easier path and turn to your competitor instead
Select accurate categories and subcategories for your GBP so potential tenants can more readily find your facility For instance, your primary category should be ‘self storage facility’ with secondary categories like ’storage unit rentals,’ ‘climate controlled storage,' etc , depending on what your facility offers Finally, your business description should include all relevant local keywords, such as ‘storage near x ’ or ‘ car and RV storage solutions ’ These strategies will enable you to leverage search engine optimization tactics to attract local leads for your facility.
Importance of Reviews and Photos
Encourage your customers to leave detailed reviews about their experience with your storage facility. If the review is negative, maintain professionalism at all times. Most customers expect to see both positive and negative reviews. However, they do take note of how you handle bad reviews and difficult situations. Address concerns sincerely and offer solutions.
Post images in your GBP that are up-to-date and show potential tenants what to expect when they come to your facility. Your Google Business Profile is a snapshot of your facility. Make sure the photos are high quality but not stock photos. Include a site map of your facility and photos of unit features, locks, and security measures.
Business Profile
Leverage Posts and Q&A Features
Use Google Posts to promote any specials or events your facility may offer. This is another way to generate leads. Google Business Profile posts are quick updates that allow business owners to share news, offers, and product details directly on their Google page.
Answer the frequently asked questions in the Q&A section This helps to quickly build trust with new and potential tenants Ensure you update all the pertinent details of your profile like we just mentioned regularly so that people know you are actively engaging with them through your Google Business Profile
The GBP is a crucial component in maintaining relevance and authority in an era characterized by social media trends, TikTok dances, and LinkedIn insights Be the facility that makes a great first impression with tenants and potential tenants This is another important way people find and connect with local businesses
About
The Storage Group® The Storage Group® specializes in the self-storage industry, offering expert digital marketing services and innovative software solutions. Storage facility owners benefit from advanced marketing campaigns and online tools, like ClickandStor® Online Rental Suite and Aiden Chat an AI digital assistant. Tools designed to enhance facilities' online presence, boost conversion rates, and drive revenue growth. With a team of in-house industry experts, The Storage Group® helps storage businesses thrive in competitive
Author: Anna Gibson
Digital Content Writer
The Storage Group®
Timing Is Everything: When to Place Builders
Why Timing Matters
Builders Risk is as much about timing as it is about coverage Bind too early and you pay premium while permits and financing crawl. Bind too late and the first shipment of steel can sit exposed without protection. Get the timing right and you keep the project moving while lenders, contractors, and investors stay confident.
What Builders Risk Covers
This policy protects work, materials, and equipment during construction. A pallet of roll-up doors might disappear over a weekend, a fire could damage a half-framed building, or a storm might peel back roofing before it is secured. Those are construction risks, not operational ones. Flood and earthquake are typically excluded unless endorsed, and named wind or hurricane can carry separate deductibles or territorial restrictions. Once the facility is ready to open, your property policy takes over.
When Coverage Should Start
Start the policy the moment risk appears on site Many lenders require proof of coverage before funding Exposure also begins with mobilization; once fencing, trailers, or equipment arrive, there is something to lose Material delivery is another turning point If steel, HVAC units, or doors are on site and the policy is not active, any loss before binding is not covered The contractor start date matters as well; if the GC agreement sets insurance requirements, match your effective date so no work happens uninsured If materials will be stored off site or shipped to the job, confirm that the policy includes in-transit and off-site coverage, the sublimits that apply, and any need to schedule storage locations before purchase orders go out
How Long Coverage Should Run
Most terms run six to twelve months. Projects often face weather, inspection, or supply delays, so request extensions before the policy expires. Keep coverage until substantial completion, and note that many forms also end coverage when any part of the project is occupied, accepted by the owner, or put to its intended use. Use a partial occupancy endorsement if you plan staggered openings. Once complete, transition cleanly to the property policy.
Risk for Your Storage Project
Avoiding Gaps and Claims Friction
Binding long before permits, financing, or site control are firm wastes premium, while waiting until after deliveries risks uncovered losses. On multi-phase projects, coverage can lapse between phases or overlap with property on finished areas. Some policies require evidence of forcible entry and limit theft of materials not yet installed, so align site security and wording with carrier conditions. If you need soft costs or delay in completion, add them by endorsement with agreed values, a waiting period, and clear trigger language in the policy. Decide early whether the owner or GC will place the policy, list the owner as first named insured, include the GC and key subcontractors as insureds or loss payees as the contract requires, secure waivers of subrogation, and confirm who controls notice of loss and claim handling
Example
If doors arrive on April 10, thieves hit on April 12, and the policy binds on April 15, the loss is not covered In a better sequence, permits clear March 1, the GC mobilizes March 12, doors arrive March 14, and coverage starts March 8 Every risk moment sits inside the policy period and the project avoids a costly surprise
How SBOA Can Help
SBOA offers Builders Risk for self storage that covers theft, fire, wind, vandalism, and weather-driven damage. Options can extend to materials in transit, off-site storage, soft costs, and delay protection. We coordinate with lenders and contractors so certificates, dates, and limits match your schedule, protecting your project from day one.
Learn more about SBOA Builder’s Risk by messaging the author or by visiting us at www.thesboa.com/vendors/sboa-builder’s-risk-insurance
Author: Nate Trone
AKA “NaTrone”
Senior Manager, Business Development
SBOA Insurance Services
Data. First. Find, Price, and Grow Profitably.
For many independent operators and growth-minded investors, 2024 felt like a year of recalibration. After a long stretch of demand-fueled rent gains, the self-storage industry hit the brakes. Street rents nationally fell about 2 5%, move-ins slowed, and deep promotional pricing became common just to keep occupancy stable
Now, halfway through 2025, there are early signs of stabilization National rents have ticked up 1 3% yearover-year, and the gap between street and online rates has narrowed from 19% to 16% But these national averages don’t tell the whole story, and relying on them alone can be risky In today’s market, local data is the difference between a good decision and an expensive mistake
Why Data Comes First
If you’re setting rates, scouting your next facility, or planning an expansion, you can’t just look at broad trends. You need the numbers that explain your market, not the market in general. That means knowing: Per-capita supply in your trade area (and how it compares to similar markets)
Current and historical rate trends for unit sizes you actually offer
Competitive inventory changes, from new developments to ownership shifts
Demand drivers like population growth, migration patterns, and local employment
For example, Washington, D.C. rents grew 12% year-over-year, supported by just 5.8 square feet of storage per capita. Compare that to Austin, where oversupply (11+ sf/capita) dragged rents down 8%. Same industry, same country, but wildly different outcomes.
Opportunities Hide in the Details
The report shows some markets quietly outperforming national averages because operators are responding to local signals: adjusting rates to match seasonal demand, tightening promotions, or targeting unit mixes to specific customer needs
Even in slower markets, there are entry points if you know where to look.
A facility in a flat-rent metro might still be sitting in a neighborhood with high occupancy and no planned supply, but without hyperlocal data, you’d never know it.
For Smaller Operators, Data Levels the Playing Field
Large REITs have entire teams dedicated to market analytics, using daily rate monitoring and development tracking to adjust pricing in near real time Independent owners often rely on gut feel, local gossip, or once-a-year rate checks
That’s where a “Data First ” approach changes the game
With clear, current information, you can:
Price with confidence Avoid leaving money on the table or over-discounting
Spot growth markets early Before competitors move in
Protect margins By monitoring rate gaps and adjusting strategically
Plan expansions smartly Targeting areas with proven demand, not just availability
Looking Ahead
The rest of 2025 is shaping up to be a more disciplined phase for self-storage. Development is slowing, competition is shifting, and performance gaps between strong and weak markets are widening.
For smaller operators and portfolio builders, this is both a challenge and an opportunity. The challenge? You can’t afford to make moves based on assumptions. The opportunity? By putting Data. First , you can make decisions with the same precision as the industry’s largest players
In self-storage, momentum comes and goes, but the numbers are always there The question is whether you’re using them before your next move
Author: Christine Wachsman Director of Market Analytics StorTrack
SBOA Mystery Shopping, powered by Mercantile Systems Inc., gives you the clarity you need. Real mystery shoppers capture the customer experience exactly as it happens, then deliver insights you can act on today. Because when you see what your customers see, you can lead your team with confidence, boost revenue, and stay ahead of the competition.
Your business is the hero. We’ll hand you the map. Reach out today Dan cosgrove@mercsystemscom or (925)679-2600.
Author: Valerie Casares COO
Mercantile Systems Inc.
5 HR Essentials for Self-Storage Operators
(cont. from pg 22)
5. HR's Role in Strengthening Your Operations
Human Resources is often the unsung hero in business continuity. HR isn’t just about hiring and firing, it’s about considering your teams and putting systems in place so each team member can operate safely, efficiently, and confidently. This means:
Making time for onboarding and training
Documenting safety policies and compliance checklists
Supporting employees with tools that reduce burnout and turnover
Even people-focused improvements, like advanced time tracking tools, employee handbooks, or staff recognition programs, help reinforce a culture of accountability and care
When your people are protected, your business is too
Scalable HR Support That Meets You Where You Are
Whether you're managing a single facility or leading a portfolio across multiple states, you shouldn’t have to figure it all out alone
AlphaStaffHCM™ supports self-storage operators with a dedicated team who will assist and guide as needed in the following areas:
Payroll and HR tech that scales with your locations
Workers’ Compensation and claims guidance
Employee handbook and safety policy creation
Tools for managing compliance across multiple jurisdictions
We understand the challenges of running a people-first operation in a space that often gets overlooked. That’s why our approach is built around you, helping you reduce risk, save time, and build a stronger, more sustainable business.
Because behind every lock, lease, and customer review is a team that keeps things running. And they deserve the same level of protection and support you provide for your tenants
Contact us to learn about our preferred SBOA Member pricing!
Learn more about AlphaStaffHCM by messaging the author or by visiting www.thesboa.com/vendors/alphastaff
Author: Jackie Alcazar
Sr. Marketing Manager
AlphaStaffHCM
From Cost Center to Profit Driver: Transforming
p p p y g strategic revenue optimizers. As one puts it: "I don't have to worry about hunting for documents, putting them in files, setting start dates, or double-checking everything. It does it all for me."
Legal Compliance: Your Secret Weapon (Not Your Headache)
Here's something most operators get backward: compliance isn't just about avoiding lawsuits it's about building competitive barriers that keep weaker operators out of your markets
Every state has different lien requirements Most operators see this as a problem Smart operators know how to manage it
Master the compliance game, and you can expand into new territories while your competition is still trying to figure out whether they need certified mail or registered mail (Hint: it depends on the state, the notice type, and probably the phase of the moon )
As one VP of Acquisitions notes: "Every market that we expand into has its own lien requirements. Understanding both the letter of the law and its intent gives us added confidence when entering new geography."
Your Delinquency Management
The ROI Math That'll Make You a Believer
Let's talk numbers that matter:
Direct Revenue Recovery: Faster collections, fewer write-offs, better cash flow The basics, done better
Operational Cost Destruction: Automation eliminates manual labor while built-in compliance reduces legal consultation needs
Velocity Multiplication: Units turn from delinquent to rent-ready faster, minimizing vacancy periods
Risk Elimination: Proper compliance eliminates costly legal challenges
One district manager sums up the ROI reality: "The ROI is solid. Our investment means that we can free space for paying customers much faster."
Sometimes the best business decisions are also the most obvious ones.
Your Strategic Implementation Playbook
Ready to stop leaving money on the table? Here's your roadmap:
Phase 1 - Face Reality: Analyze your current delinquency costs and inefficiencies.
Phase 2 - Get Systematic: Implement consistent procedures across all location
Phase 3 - Optimize Ruthlessly: Use data to continuously improve.
Phase 4 - Scale Like You Mean It: Leverage your new operational advantages for market domination.
Automate Automate Automate
The Industry Evolution You Can't Ignore
Self-storage is heading toward $72 billion by 2029 Competition is intensifying Margins are tightening The operators who treat delinquency management as a strategic capability will survive
This isn't a technology trend it's an evolution And evolution doesn't wait for the slow adopters
The Bottom Line (Literally)
Every self-storage operator has a choice: keep doing delinquency management the way it's always been done and accept mediocre results, or embrace automation and build a competitive advantage that compounds over time.
As one operator who made the switch to end-to-end lien compliance automation shared: "We used to dread dealing with delinquency and auctions. Now it's seamless and stress-free, allowing us to focus on scaling the business. The results speak for themselves."
In an industry where every occupied unit matters and operational efficiency drives profitability, delinquency management might be your last best opportunity to build a sustainable competitive advantage.
The question isn't whether this transformation is coming to your market
The question is whether you'll lead it!
Your delinquent accounts are waiting What are you going to do about them?
Author: Luke Shardlow CEO, Ai Lean
We thank the following SBOA Verified Service Providers for sponsoring this issue of the Self-Storage Unlocked Magazine:
