Insider 131

Join

us for the self storage event of the year

Melbourne | Nov 14-16

Grand Hyatt Collins Street

Convention 2023 brings together the self storage industry over three incredible days this November in the heart of Melbourne.

> Facility tours and workshops

> Panel discussions and keynote sessions

> Social events and networking opportunities

Don’t miss your opportunity to connect, learn and explore what’s driving the fundamentals of the Australasian self storage sector.

Take advantage of the Early Bird offer – ending 31 August 2023. To learn more and explore the program, visit www.selfstorage.org.au

PLATINUM SPONSOR GOLD SPONSORS

MAJOR PARTNERS

SSAA BOARD OF DIRECTORS

Chairman – Michael Alafaci

Storage King Group, New South Wales

Aaron Alsweiler

Safe Store Self Storage, New Zealand

Ned Coten

City West Storage, Victoria

David Daddow

Able Self Storage, South Australia

Brent Hayes

Store and More Self Storage, Victoria

Sam Kennard

Kennards Self Storage, New South Wales

Anthony Regis

Regis Built, Victoria

Thomas Whalan

Rent a Space, New South Wales

Adrian Wylde

All-Bay Mini Storage, Queensland

LIFETIME MEMBERS

Mark Bateman

David Blackwell

Frank Cooney

Elaine Coote

Liz Davies

Dallas Dogger

John Eastwood

Simone Hill

Neville Kennard

Sam Kennard

Bob Marsh

Jim Miller

Jon Perrins

Phil Robbie

Mark Snooks

Richard Whalan

SSAA STAFF

Makala Ffrench Castelli

Sandra Evans Office Manager

Priscilla Lee Member Relations

Georgia Dogger Marketing/Member Relations

www.selfstorage.org.au

TOLL FREE – AUS:

1800 067 313

TOLL FREE – NZ:

0800 444 356

T: +61 3 9466 9699

Address:

Unit 4/2 Enterprise Drive, Bundoora Vic 3083

E: admin@selfstorage.com.au

Connect to our Social Media via our website

REGULARS

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is published bi-monthly by the Self Storage Association of Australasia Limited (ABN 23 050 341 725). This publication may not be reproduced or transmitted in any form, in whole or in part, without the express, prior written permission of the publisher. While every care has been taken in the preparation and publication of Insider, none of the Insider’s publisher, editor nor any of the publisher’s employees, subcontractors or contributors give any warranty as to the completeness or accuracy of the publication’s content, nor do any of them assume any responsibility or liability for any loss, damage or expense which may result from, or arise in connection with, any inaccuracy or omission in the publication. The views or opinions expressed in Insider are not necessarily those of Insider’s publisher or editor. Furthermore, Insider has the right to accept or reject any editorial and advertising material. All letters addressed to Insider will be regarded as ‘for publication’ unless clearly marked ‘Not for Publication’. All submissions to Insider may be edited for reasons of space or clarity and opinions expressed in letters published in Insider are those of the author, not of Insider’s publisher or editor.

Insider

© Cover image courtesy of Janus International Group.

Michael

Alafaci Chairman SSAA

When the Board came together in March this year to undertake our strategic planning, the changing macroenvironment took centre stage. We felt it was important to understand the challenges and opportunities that could influence the sector over the coming years from a range of perspectives –as directors, owners, operators and consumers. In the months since, whilst inflationary pressures have grown and post-pandemic cultural change continues, the industry remains resilient.

It’s against this backdrop that we are pleased to present our Strategic Direction for 2023 – 2025. The Strategic Direction will see the SSAA continue to inspire excellence and engagement across the industry, helping our valued members to thrive by providing advocacy, education and support.

The focus on providing high quality research continues, bolstered by additional investment in technology and platforms that will help make this research even more accessible for members. A renewed commitment to education will see a range of further resources developed to support members as the industry continues to mature. We’ve been deliberate in our planning to ensure we have the reserves required to address advocacy challenges as they arise – as we continue to work on important issues such as customer goods insurance.

Ultimately, our strategic direction is intended to ensure the industry continues to hold itself to high standards as a well-governed, well-informed and well-regarded asset class. l

Read the SSAA's 2023 - 2025 Strategic Direction on page 14.

“

We’ve been deliberate in our planning to ensure we have the reserves required to address advocacy challenges as they arise – as we continue to work on important issues such as customer goods insurance.

Makala Ffrench Castelli CEO SSAA

We’re delighted to launch Convention MEL23 – Fundamentals in Focus. Over three incredible days this November, the industry will come together in the heart of Melbourne. Join us for workshops, panels and plenary sessions led by local and international experts where investors, developers and owners will delve into the fundamentals driving growth across the industry while operators and staff will focus on the key operational fundamentals that will help chart the course in our changing economy.

Of course, we couldn’t get together in Melbourne without exploring some of the local cultural highlights – laneway antics, high-end dining and the local bars that line Flinders Lane to name a few. There’ll be plenty of time for networking and adventuring this November so we’ll hope you’ll join us at the Grand Hyatt Collins Street.

Turning to this edition, we’ve sought out those at the forefront of digital and technological innovations in self storage to bring you the latest trends and insights. From online sales journeys to self service apps, smart access technology to remotely managed facilities, there are solutions for facilities of all styles, shapes and sizes. Whether local or international, stalwarts or newcomers – all agree that technology will be integral to the future success of self storage.

Speaking of which – make sure you’re following along with SSAA digitally as well as in print. Join us on LinkedIn for the latest in self storage insights, member news, industry information and more. l

“In this edition, we’ve sought out those at the forefront of digital and technological innovations in self storage to bring you the latest trends and insights.

Hello HELOX

The demand for secure and convenient access control solutions has significantly increased in the ever-evolving self storage industry. To meet these demands, PTI Security Systems™ has developed the HELOX padlock, a cutting-edge keyless access system specifically designed for self storage. With changing demographics and the need for simplified key-sharing options, self storage facilities require advanced security measures that offer user convenience. Traditional padlocks and physical keys are increasingly being replaced by smart access solutions that provide higher security and ease of use. The HELOX padlock addresses these market demands by offering keyless access using Bluetooth Low-Energy technology.

The HELOX padlock has several advanced features and capabilities that enhance security and user experience:

l Keyless access with Bluetooth technology: HELOX uses Bluetooth Low-Energy technology to provide a secure and seamless keyless access experience for self storage tenants and operators.

l Fully automated web-to-unit rentals: The padlock supports fully automated web-to-unit move-ins, enabling tenants to easily book storage units online without needing physical keys or manual intervention.

l Digital key-sharing: HELOX allows tenants to grant temporary access to other individuals through the StorLogix Mobile and EasyCode apps, simplifying sharing access with trusted individuals.

l Real-time audit logs: The padlock’s real-time audit logs sync with the StorLogix Cloud platform, providing operators with comprehensive visibility and control over access activities.

l Remote overlock functionality: Operators can remotely overlock units using the HELOX padlock, ensuring security and preventing unauthorised access. The HELOX padlock is built with a rugged IP68 grade, casehardened steel chassis. Its dustproof and waterproof design allows it to operate flawlessly in extreme temperatures ranging from -25°C to 60°C, making it

suitable for even the harshest environments. HELOX seamlessly integrates with any smart device through Bluetooth connectivity with a range of up to 50 metres. This connectivity enables users to control and manage the padlock through the PTI platform, providing centralised access control management for self storage operators.

HELOX enables operators to offer tenants a fully automated rental process, allowing for 24/7 contactless rentals. This feature enhances operator and tenant convenience by reducing administrative overhead and streamlining the rental experience.

By adopting HELOX, self storage operators can provide tenants with a modern and reliable access control system that offers peace of mind and operational efficiency. l

HELOX is a smart padlock that allows keyless access for secure self storage.

“ HELOX enables operators to offer tenants a fully automated rental process, allowing for 24/7 contactless rentals.

SSAA Board Member Thomas Whalan to be inducted into Water Polo Australia Hall of Fame

The Water Polo Australia Hall of Fame recognises individuals who have made an exceptional contribution over an extended period of time to water polo as a player, administrator, coach, referee or in another capacity.

Four-time Olympian Thomas Whalan will be inducted into the Water Polo Australia (WPA) Hall of Fame. A long-time servant of the sport, Whalan’s contribution to water polo in Australia spanned beyond the pool deck and into the boardroom. Whalan was a member of the WPA Athletes Commission between 2004-2012 and was its chairman from 2008. He became a WPA director in 2012 and served as President from 2017-2019.

Whalan’s illustrious playing career saw him represent Australia at the Olympic Games in Sydney 2000, Athens 2004, Beijing 2008 and London 2012, one of a very elite group of athletes to represent Australia at four Olympic Games. He was the team’s vice-captain in Athens and assumed the captaincy for the next two Olympiads.

Former Canberra Times site undergoes Wilson Storage makeover

The prime corner site formerly occupied by The Canberra Times newspaper in Fyshwick will be redeveloped into a self storage facility with more than 1000 units. The $15 million Wilson Storage project will retain some of the existing buildings on the 20,505sqm site. This two-storey building will maintain the prominent corner frontage and street presence. It will be refurbished to include self storage units, offices and staff amenities.

The redevelopment will deliver about 1095 self storage units, refurbished existing buildings, demolition of others, a new driveway, substation and associated on-site and offsite works. Overall, the new facility will offer more than 12,000sqm of floor space and a total net lettable area of 8522sqm. Storage customers’ vehicles will access the facility via a new seven-metrewide driveway with security gate from Pirie Street, while visitors will use the existing driveway for reception.

Abacus Storage King (ASK) Update

Abacus Property Group has now released the Proposal to create Abacus Storage King. Securityholders have been asked to vote on a de-stapling of Abacus Property Group’s self storage business to establish a new standalone self storage operating platform and real estate investment group, to be listed on the ASX. Over the last five years, Abacus Property Group has deployed over $1.4 billion into self storage assets and has determined that the portfolio has reached a scale where it justifies being separately listed with its own capital structure. If the Proposal is implemented, Abacus Storage King will own, operate and manage the Storage King operating platform and own a $3.1 billion investment portfolio, including 131 self storage properties and other investments across Australia and New Zealand. The Proposal is expected to enhance the strategic growth outlook for Abacus Storage King, whilst providing the opportunity for a more focused strategy for Abacus Group. The Proposal has the unanimous support of the Abacus Property Group Directors, with security holders set to vote on the Proposal in late July. If approved, ASK is set to list in early August 2023.

New SSAA team member

The SSAA is thrilled to announce the addition of Priscilla Lee to our Member Services team. With a decade of experience in the storage industry, Priscilla started as an assistant manager and worked her way up the ladder through different positions such as training and development lead, call centre supervisor, and special projects. Currently based in Brisbane, Priscilla has lived in various parts of Australia, including Bairnsdale, Victoria, Hobart, Tasmania, and Perth, Western Australia. Priscilla has always enjoyed helping others with training and development and seeing growth in individuals and the industry. She is eager to use her expertise to support self storage businesses in achieving their goals.

Out and about

It’s been great to get out and about meeting with members this year. From Adelaide to Perth, we’ve all enjoyed catching up, sharing insights and welcoming those new to industry.

Adelaide

Brisbane

Brisbane

Perth

Automation and your self storage facility: the how and the why

More and more self storage owners or managers find automation is a great way to streamline processes and maximise profit. The definition of ‘automation’ can vary – every business has individual needs. It may be a notification when a customer enquires about a unit via a website. Or it may be enabling customers to choose a unit, complete the move-in process, sign-up for automatic payments, and receive an access code entirely online – without any facility action. Whether a facility wants to automate a little or a lot – the right management software can assist.

What areas can you automate, and how?

Booking reservations and moving customers into your facility

There are two ways to achieve a more frictionless process in this space, depending on business needs.

First, offering an online move-in process on a website gives the greatest chance of conversion from lead to customer. Customers can completely book and sign their storage agreement at their own convenience. By enabling them to complete the process in one go, obstacles that could cause them to price-shop or procrastinate are

removed – and, as a bonus, new customers can be signed up at any time, on any day.

Alternatively, facilities may opt to set up an iPad or tablet in the office. Customers can then use this to complete all their paperwork, taking as long as they need and leaving facility staff free to work on other things. When they’re done, all that information will have been captured by the management software.

Payments

The easier it is for customers to pay their bills, the less likely they are to run into issues with delinquency. Automating invoicing and payments can not only save hours of administration work in a day, but also reduces the time spent chasing late payments.

Good management software takes care of this. At a minimum, it should provide the ability to regularly charge a storer’s recorded payment method (whether that’s a card, or a bank account) to make the process ‘set and forget’ for the customer, and have those payments automatically receipted into the system.

If some customers aren’t set up for automatic payments, some software (such as Storman Cloud) can send reminders via email or SMS when it’s time for them to pay – and even give them a link to a personalised online payment portal.

Security and access control

So a new storer has reserved their unit, completed all the move-in paperwork and paid the first month’s rent up front – and that’s all been recorded in the system automatically. Now, it’s time for them to move in, and to get them set up with access.

A common level of automation around access control is facilities opting to use a gate system that integrates directly with their management software. Ideally, this allows new storers to receive an access code, automatically locks them out if they fall behind in rent and unlocks them once they’re paid up. Facilities may also choose to set up features like specific access hours for each customer or alerts if a door alarm is triggered –all sorts of options are available.

Remember, when it comes to automation, the aim of the game is to save time, make money, and make life easier for both self storage operators and their customers. l

To learn more about the ways our self storage management software can help automate your facility, scan the QR code or visit www.storman.com

2023 - 2025 Strategic Plan

Supporting the self storage industry across Australia and New Zealand.

The SSAA has proudly supported the self storage industry of Australia and New Zealand for more than 30 years.

Created by the industry for the industry, the SSAA exists to help our members’ businesses thrive by providing advocacy, education and support.

As the peak body for the self storage sector, we seek to inspire excellence and engagement across the industry.

We are guided by our strong commitment to serving our members and our dedication to upholding the highest professional standards for the benefit of industry.

What we set out to achieve by 2025

ADVOCACY

We advocate for the industry at large and on behalf of our members

KEY PRIORITIES

• Deliver accurate and timely industry research and insights

• Inform industry stakeholders about the profile and potential of self storage

• Focus our advocacy agenda on high impact issues

• Track sector performance and key industry metrics

MEASURE OF SUCCESS

A thriving, well-informed and standalone asset class.

FOUNDATIONS

A fit for purpose and sustainable association for members

insights

KEY PRIORITIES

• Enhance industry understanding of self storage operations

• Offer timely and accurate legal and operational support

• Embed good governance practices across the industry

• Help our members adapt to industry innovation

MEASURE OF SUCCESS

The industry holds itself to high standards and delivers professional self storage experiences.

Financial Prudential financial management ensures long term viability

Governance

Good governance is evident within our culture and operations

KEY PRIORITIES

• Create value for our members through regular engagement

• Connect our members and stakeholders to build and maintain industry relationships

• Communicate effectively to ensure members are well informed

• Consult with our members to provide relevant services, resources and advice

MEASURE OF SUCCESS

An engaged industry that celebrates collegiality and independent spirit equally.

Resourcing

An optimised staffing structure is balanced with external expertise

Technology Investments in technology enable staff to focus on value creation

Advocacy

We advocate for the industry at large and on behalf of our members

Deliver accurate and timely industry research and insights

Our commitment to research is reaffirmed by our ongoing investment in the biennial State of the Industry and Industry snapshot reports. Where required, we will invest in industry white papers to address key topics.

Support

Inform industry stakeholders about the profile and potential of self storage

Self storage plays a critical role in sustainable communities.

An industry positioning strategy will inform a range of sector-specific guidelines to inform councils and consultants about the unique aspects of self storage.

Track sector performance and key industry metrics

In support of the growing sophistication of the sector, the evolution of the Storage Interactive Platform (SIP) will deliver a comprehensive, industry-owned interactive data set that enables members to benchmark a range of operating metrics and track demand, supply and other performance indicators.

Focus our advocacy agenda on high impact issues

The continued exploration of alternatives to customer goods insurance, solutions for broader insurance challenges and accompanying resources will be a mainstay of our advocacy work. We maintain a level of capacity that enables focus on other high impact challenges should they arise.

We support our members by sharing knowledge, resources and insights

Enhance industry understanding of self storage operations

The development of an industry-recognised education offering will support members in training and retaining valued staff. Further investment in online training and resources will deliver comprehensive, industryspecific information that creates value for our members at every stage of their self storage journey.

Engagement

Offer timely and accurate legal and operational support

Annual updates of the self storage agreement suite will continue, keeping pace with the changing legal and operating landscape. Building internal capacity to provide legal and operational help desk services for members will enable more timely assistance and bolster the support of external expert counsel.

Embed good governance practices across the industry

A collection of governance materials and director education offerings will aid risk management across the sector.

Resources that enable members to plan for and manage critical business events (eg cyber security, disaster management) will support the sustainability of the industry.

Help our members adapt to industry innovation

Providing considered information and implementation guidelines for self storage innovations will help members understand the benefits, risks and opportunities that these innovations present.

The initial focus will be on guidance for facility automation.

We work to connect, nurture and develop the self storage industry

Create

value for our members through regular engagement

Developing a member engagement strategy that speaks to our members’ wide-ranging interests with tailored, needs-based communications will be the foundation for our refreshed suite of member communications.

Connect our members and stakeholders to build

and maintain industry relationships

Industry events will be further tailored based on member interests.

Convention will continue to be an industry-wide event each summer.

Every other winter will see owners and executives gather at a summit. Local networking will continue where it’s well supported, bolstered by the introduction of networks for specific interests.

Communicate effectively to ensure our members are well-informed

Embracing the changing nature of media and communications will see association offerings expand into new digital and podcast mediums.

The highly valued print magazine will continue to arrive in letterboxes across Australasia.

Consult with our members to provide relevant services, resources and advice

Regularly surveying our members to understand their needs, priorities and challenges will inform the development of member services and resources.

The opinions of “quiet” members will also be sought to ensure their needs are met.

AI set to revolutionise self storage

Artificial Intelligence (AI) has become a game-changer in various industries, and the self storage industry is no exception. AI has significantly transformed how self storage facilities operate, from marketing to revenue management and customer service. In this article, we will explore the benefits of using AI in self storage facilities and examples of how it has been implemented.

Marketing is a critical aspect of the self storage industry, and AI has made it more efficient and effective. AI-powered algorithms help self storage facilities to reach their target audience through personalised and targeted advertisements, which is achieved by analysing data on the potential customer’s online behaviour, location and preferences. This enables self storage facilities to tailor their marketing strategies and reduce the cost of acquiring new customers.

Revenue management is another area where AI has had a significant impact. AI-powered revenue management systems use data analytics to optimise pricing strategies based on customer demand and occupancy levels. This means that self storage facilities can adjust real-time prices based

on supply and demand to maximise revenue. For example, if demand is high, costs can be increased; if demand is low, prices can be lowered to attract more customers.

Safestore, one of the UK’s most prominent self storage providers, has implemented an AI-powered revenue management system that has led to a remarkable increase in revenue. The system analyses data on customer demand and occupancy levels to adjust prices in real-time, resulting in a 7% increase in revenue growth. The system has also increased occupancy rates, with Safestore reporting a 3% growth in occupancy rates over the last year. The success of Safestore’s AI-powered revenue management system demonstrates the significant impact AI can have on the self storage industry.

AI has also improved customer service in self storage facilities. AI-powered chatbots are becoming increasingly popular as they provide 24/7 customer service support. Chatbots can handle customer enquiries, provide information about

self storage facilities, and even help customers book units. This has improved customer service and reduced operational costs for self storage facilities.

Public Storage, the largest self storage provider in the USA, has implemented AI-powered chatbots to handle customer enquiries and support. The chatbots are available 24/7 and can handle a wide range of customer inquiries, improving customer service and reducing operational costs for Public Storage.

In conclusion, AI has significantly transformed the self storage industry by improving marketing strategies, revenue management, and customer service. Self storage facilities implementing AI-powered systems have seen increased revenue, improved customer satisfaction, and reduced operational costs. With the increasing demand for self storage and fast-changing consumer expectations, self storage providers need to embrace AI to stay competitive and meet customers’ evolving needs. l

We asked ChatGPT to write this article. Learn more about AI and self storage in our Tech Talk webinar series, coming soon to the Member Portal.

Use discount code AustNZ25 to save 25% on full price tickets

Speakers from around the world on topics important to your business

Andrew Grill is a former IBM Global Managing Partner providing actionable advice to harness digital technologies

Cris Burnam, President of StorageMart, with locations across the USA, Canada, and the UK who in 2021 acquired Manhattan Mini Storage, with 17 locations in New York for circa US$ 3 billion

Jill Leckie talks about future proofing your customer journey to ensure you are not just capturing customers but also activating, converting and retaining them

Circular Stage

for more interactive presentations where everyone is close to the speakers

Massive Trade Show

with exhibitors from around the world and the latest self storage innovations

A feature on Artificial Intelligence, how it will impact your business and what to prepare for now

Networking Dinner

at the sensational Laurenskerk a 14th century church with one of Europe’s largest pipe organs

Case study: A powerful solution

Storeganise facility management software has revolutionised the operations of Powered Storage & Parking.

Eric Davis is a partner at Powered Storage & Parking, an inventive automated storage facility in Leland, North Carolina, which aims to broaden its reach to Australia and New Zealand. This trailblazing business provides automated parking, adaptable work units and workshop containers designed for general contractors. Drawing on Davis’ insights, this case study delves into how Storeganise, a self storage facility management software, has significantly revolutionised the operations of Powered Storage & Parking.

What sets Powered Storage & Parking apart?

According to Davis, the essential factor is the harmonious blend of technology and human touch. Collaborating successfully with various technology providers ensures smooth operation and creates a unique, customer-centric experience with Storeganise. “The key differentiator for us is that we have a unified digital experience,” he explains. By offering customers an integrated app, they can interact with facility management, view their bills, order services and access security cameras seamlessly. Davis emphasises the importance of this balance, stating, “We’ve done as much as possible to provide not only a very human experience but also a highly integrated technological experience.”

Powering every unit

Powered Storage & Parking caters to a diverse clientele, including luxury RV owners, jet boat enthusiasts and

even Tesla fleet cars. The facility provides power to every unit with sub-metering, ensuring customers only pay for the electricity they use.

Catering to hobbyists and side businesses

In addition to vehicle storage, there are customisable workshop containers for hobbyists and side businesses, designed for users to pick up materials, perform light work and enjoy a comfortable environment before heading to their primary work site.

Choosing Storeganise as a property management system

Powered Storage & Parking chose Storeganise as its property management system for compelling reasons, including its international capabilities, multi-currency support and open architecture. Davis shares his thoughts on the decision, stating, “I’d say give it a shot. Many people say they want a massive brand, but Storeganise is well established. They’re global, already multi-currency and are used to supporting around the clock.” By leveraging Storeganise’s open API, Powered Storage & Parking was able

to integrate various hardware and software components, ultimately crafting a unique and tailored solution to meet their needs.

Insights on establishing a self storage business

Davis suggests adopting a distinct approach when setting up a self storage business, emphasising the importance of blending technology, automation and a customer-centric focus. In other words, exploring niche markets and investing in tailored solutions can help your business stand out. Davis shares his personal experience, saying, “I found that because I chose to go with something that had a little bit less of a footprint than some of the bigger players, I got a better customer experience.” This insight underscores the value of an innovative approach to creating a memorable customer experience.

Final thoughts on Storeganise

Storeganise played a significant role in the success of Davis’ business by providing a robust and flexible property management technology system. Its international capabilities, multi-currency support and open architecture have enabled Powered Storage & Parking to craft a unique, customer-focused experience. By embracing Storeganise’s features and integrating them with other hardware and software components, Davis’ service stands out among competitors, offering an unparalleled customer experience. l

www.storeganise.com

www.powered-storage.com

“

We’ve done as much as possible to provide not only a very human experience but also a highly integrated technological experience.

Freestanding Goods Hoist

Our Freestanding Goods Hoist gives you the capability to lift goods of up to 3000 kg, to fifth floor heights. Our flexible design capabilities and local manufacturing means we can provide goods-only as well as goods and personnel hoists in a variety of platform finishes and other options, including custom designs for special applications.

Features and Benefits

Goods only or goods and personnel

Cost effective alternative to a traditional lift

No lift shaft required

Installed external or internal to the building

1 day installation (clear access required)

Minimal pit and overrun required

Main Dimensions

Vertically opening doors offering clear access for any load

Low maintenance costs

Self diagnostic programmable logic control (PLC)

Internal power pack

Fully Compliant with AS 1418 Parts 1 & 8, AS 5246 Part 1, Classification A6, and all WHS regulations

Prevention first, insurance second

The benefits of cyber insurance by Midland Insurance.

Businesses should aim to prevent cyber crime and fraud, but if it does occur, cyber insurance protects against financial and legal liability.

Cyber insurance policies play a crucial role in mitigating financial losses resulting from cyber events and incidents. These policies provide coverage for various expenses associated with remediation efforts, such as legal support, investigative services, crisis communication and customer reimbursements or refunds.

While a cyber insurance policy provides financial protection against direct loss, consequential loss and legal liability caused by cyber security breaches, it does not prevent an attack from happening.

If you have car insurance, you wouldn’t leave the doors unlocked when you are parked on the street, and the same goes for cyber security measures for your business. The first duty for businesses is

to protect against cyber crime. Indeed, some insurance policies will specify that a business will not be compensated when a breach occurs if adequate and appropriate steps have not been taken to protect the business.

Prevention measures, such as employee training to identify the different forms of cybersecurity threats, password security, and understanding email, internet and social media policies can help protect businesses.

Digital presence

Most self storage businesses have a digital presence, such as a website where clients can purchase space and have regular payments along with the storage of clients’ data. This, however, exposes businesses to the risk of being targeted by cybercriminals.

Cyber incidents can manifest in various forms, including malware attacks, business email

compromises and phishing attempts. Each of these pose different risks and can result in serious consequences such as identity theft, financial theft and breaches of privacy.

If, despite all your prevention measures, a cybercrime occurs, then having cyber insurance can protect your business against potential financial losses and reputational damage.

As the issue of cybercrime continues to escalate in Australia, it is imperative to raise awareness and proactively adopt preventive measures. The Annual Cyber Threat Report for 2021-2022 highlights a concerning surge in cybercrime, with the Australian Cyber Security Centre receiving about 76,000 reports, representing a 13% increase compared to the previous fiscal year.

Given the financial and datarelated threats, as well as the potential for reputational harm and loss of consumer trust, safeguarding your organisation against cyberattacks is of paramount importance.

Organisations are recognising the growing frequency and severity of cyber attacks, leading them to prioritise their financial security through the acquisition of cyber insurance. Moreover, businesses are also insisting that their affiliated third parties possess adequate coverage as a prerequisite for collaboration.

To safeguard your business from the potential repercussions of falling victim to cybercrime, it is crucial to consider obtaining cyber insurance. l

“ Cyber incidents can manifest in various forms, including malware attacks, business email compromises and phishing attempts.

Cyber security resources

Educational resources to help members defend against cybercrime are available from the SSAA Member Portal.

With widespread data breaches and cyber security a challenge in our modern society, the SSAA, in partnership with Cultural Cyber Security (CSS), has developed educational resources for our members to assist with protecting their businesses and families.

Throughout April, a four-part Cyber Safety Awareness webinar series was held in response to increased member interest in safeguarding business and personal data. These webinars sought to follow on from Dr James Carlopio’s presentation on ‘engaging your best defence’ for cyber security at the SSAA 2022 Convention. His approach focuses on building personal skills which then translate into business practices, given the inextricable links between personal and business digital connectivity. Dr Carlopio presented on four key topics:

l Ransomware

l Business email compromise fraud

l Identity crime

l Developing your online research skills

These webinar recordings are now available on the Member Portal for all members to access. Read on for a snapshot of each webinar topic.

Ransomware

CSS defines Ransomware as, “A type of malicious software designed to block access to a computer system until money is paid… originally aimed at individuals, business is a growing target. Ransomware is often triggered by a hyperlink in a phishing

email, an infected USB, or by opening a malicious attachment.”

This type of malware works off threats to publish or block access to a victim’s personal data until a ransom is paid.

The webinar steps through some key methods of defense against Ransomware, including what to look out for when identifying phishing emails and how to use multiple back-ups to manage your personal data.

BEC Business Email Compromise Fraud

Dr Carlopio describes Business Email Compromise (BEC) fraud as, “A type of cyberattack that uses email fraud to target organisations or individuals (often who handle money or sensitive data).”

This form of cyber-security threat involves the perpetrator often impersonating a business/ company’s trusted authority (e.g., a manager, a business partner, or the CEO) with a calculated attempt to con the recipient into sending money, granting access, or releasing information to the attacker.

With BEC becoming far more technically advanced in the techniques being employed to scam employees, Dr Carlopio emphasises the importance of being on guard when receiving any emails related to finance or invoicing. Attention to detail is key here, observing the email, URL addresses and content that may be present in the email to see if these align with a legitimate organisation or request.

Dr Carlopio advises that if you don’t know the sender, simply delete the email. If you do recognise the sender/ organisation, always verify with them (via a phone call to a trusted contact or other means of verification) before making any payments or opening any attachments/links.

Identity theft

This webinar explores the valuable commodity that is personal identities, looking at why identity theft is so attractive to criminals and the tactics that are often used to steal identities. Dr Carlopio explores how personal identity can become compromised and shares key tips around how to protect one’s identity, particularly in a digital context.

Developing online research skills

In addition to assisting members with discerning fact from fiction in an online world, this webinar seeks to equip members with tools to ethically investigate a storer’s whereabouts when a facility has lost contact with them. l

Members are encouraged to explore the SSAA’s suite of cyber security resources available on the Member Portal. In addition to the webinar recordings, each webinar has an accompanying summary ‘fact sheet’ available for download and quick reference.

Keep an eye out for the SSAA Cyber Security Guidelines for industry which will be released in the coming months.

State of the Industry 2022

State of the Industry 2022

State of the Industry –future insights and attitudes

State of the Industry 2022

Keyless is key

Exploring the current state and future outlook for self storage across Australasia.

Technology-enabled experiences appeal to prospective self storage customers.

prospective storers are ready and willing to make storage keys a thing of the past and use mobile apps to enhance their experience.

Exploring the current state and future outlook for self storage across Australasia.

Exploring the current state and future outlook for self storage

of prospective storers are open to using an app to access the gate and enter their chosen storage facility, and cent are interested in using an app to access their storage unit and unlock the unit door.

Providing customers with ease of access can give operators a competitive advantage, as those who embrace keyless entry can appeal to customers who are looking for streamlined solution.

Nokē™ Smart Smart Entry system is a cloud-based key management solution, designed specifically for storage industry, that allows tenants entry to a facility a smart phone. The application is feature rich, with a of functions for operators, managers and tenants

Customers can control their lock from a simple smartphone they don’t have a smart phone (or don’t want to use the system also works with a small physical fob that utilises Bluetooth and is encoded with a digital open gates, doors and locks.

Technology and automation are transforming the self storage industry and prospective customers are open to technology-enabled experiences. Consumers who reported they were likely to use storage within the next two years rated the appeal of a range of technology and automation features.

Using a smart app to book and manage the storage unit was the most appealing, followed closely by app-driven remote access and keyless locks.

Security and identity verification are two important areas that underpin self storage operations. Pleasingly, prospective customers are comfortable with a range of tech features that can enhance security and protection.

These insights present a significant opportunity for operators who are keen to secure a first-mover advantage and invest in technology in their business.

What storers want

Prospective storage users are open to digital solutions, and at least half of these prospective customers see the appeal in using technology to optimise their storage experience.

This research shows that making use of technological advancements – including keyless entry, automation and remote access – is an effective way for savvy operators to stand out from the crowd and secure a first-mover advantage.

Most prospective storers are ready and willing to make storage keys a thing of the past and use mobile apps to enhance their experience. Seventy per cent of prospective storers are open to using an app to access the gate and enter their chosen storage facility, and 65% are interested in using an app to access their storage unit and unlock the unit door.

Providing customers with easy access can give operators a competitive advantage, as those who embrace keyless entry can appeal to customers looking for a streamlined solution. Customers have long rated security as a key reason to place their belongings in storage. Fifty-nine per cent of current and lapsed self storage users rated security as one of the key benefits of self storage.

Attitudes

storage users are very open enabled experiences.

is transforming the self prospective customers are very experiences.

Future opportunities: ecommerce

they were likely to use years rated the appeal of automation features.

and manage the storage followed closely by appkeyless locks.

verification are two important storage operations. customers comfortable with a can enhance security and

significant opportunity for secure a first mover technology in their business.

Australians spent $62.3 billion online in 2021 which was a 23% increase on 2020. This represented 19% of total retail spend for the year. New Zealanders spent $7.67 billion dollars online in 2021, representing a 21% increase on 2020 and 13% of total retail spend. Self storage has been facilitating the ecommerce boom for many years, from offering storage space for inventory right through to facilitating the receipt and distribution of items. Some self storage facilities (especially in inner city locations) are a hive of activity on a daily basis, and online retail activities account for a large component of these businesses.

Future attitudes

Prospective storage users are very open to technology-enabled experiences.

Some operators have expressed concerns that these services make self storage facilities too busy, while others are embracing the trend by allocating new delivery areas and providing additional services tailored to this segment.

The most recent trend has been the developing relationship between logistics and self storage operators in ‘last mile ’ delivery and microdistribution solutions. With a push by online retail customers towards same-day delivery, having items closer to customers is essential for fast, efficient and economical delivery.

Inner-city locations generally require smaller delivery vehicles that cannot take all the parcels for the day in one load from large distribution fulfilment centres. Self storage units are playing an important role in keeping these parcels in one secure location

that is close to the point of delivery, allowing smaller delivery vehicles to pick up loads throughout the day.

As e-commerce opportunities continue to grow, so will the demand for last-mile logistics. In the USA, the Urban Land Institute has established the Self Storage and Last Mile Logistics Council, which brings together key self storage and logistics stakeholders to develop further ways of integrating the two businesses, including changes to the way facilities are designed to provide a mixed-use scenario the caters for both markets truly.

Whether it be online move-ins, smart access control or emerging e-commerce opportunities, there is ample opportunity for facilities to increase and experiment with their use of technology and automation to provide more seamless experiences for both operators and customers.

Best Facility Expansion or upgrade

WINNER

Safe Store Papatoetoe, New Zealand

Sponsored by Highway Frontage

Close to Auckland motorways and Auckland airport Safe Store Papatoetoe has sat at high occupancy levels for many years. There was a growing need for storage in the area, and Safe Store saw an opportunity to meet demand by expanding the Papatoetoe facility. The ranch-style facility was built in 1994, with all units having external drive-up access, and as a result, the ground-level space was fully used, so the only way to go was up.

The design for the expansion began in 2018, and construction started in 2019. The project was initially scheduled for completion in June 2020, but due to COVID-19, it was finished in January 2021. The expansion added a three-storey extension on top of two blocks of units, resulting in an additional 282 units and increasing the net lettable space to 11,127 square metres.

The number of units in the facility before the expansion was 589, and there were 37 outdoor spaces, with a net lettable space of 8587 square metres.

Once the project was completed, the number of units increased to 871, with 46 outdoor spaces and 11,127 square metres of net lettable space.

Safe Store Papatoetoe worked with A-Line Construction to design and construct the extension, while Storco Storage Systems completed the custom fit-out.

Safe Store successfully managed the relocation of those affected by the extension to other units within the Papatoetoe facility and other Safe Store facilities in Auckland, free of charge. As part of the construction scope, the area

worked on during the build was fenced off and managed by the construction company. This meant that customers had normal and unimpeded access to the rest of the facility the majority of the time.

The build-over construction (three storeys high on top of two blocks of units), featured steel reinforced concrete columns and a steel floor tray deck with concrete flooring making it extremely durable. With visibility from the motorway, large windows were factored into the design to provide natural light and showcase the units inside.

The design was for an enclosed building, serviced by two goods and passenger lifts. The multiple lifts make moving customers’ items into their internal units easier. The new units are also individually alarmed with sensor lighting and fire protection, with additional CCTV added.

Safe Store Papatoetoe strongly focuses on security with 24/7 CCTV cameras, gate code access

for customers, alarmed electric fences with barbed wire securing the storage complex’s perimeter, and locks on all units. The team completes lock checks daily, ensuring all units and parking spaces are secure. CCTV footage is monitored throughout the day with access to the on-site and offsite systems, ensuring the site is safe and all customer goods are protected. There’s also an external security company that patrols the facility regularly.

The unit mix is focused towards smaller sizes with greater yield with the average unit size being 40% smaller than previously sustainable. The fill rate is anticipated to be at 90% this year.

This has been achieved by driving awareness, and the message was simple – new storage units are available now. Advertising focused on reaching potential customers in the local area through digital channels and custom signage. There was a targeted approach on social

media with paid ads on Facebook and Instagram that talked about the benefits of the new units. The Google ad spend was increased for this facility, focusing on driving the new units’ message. Custom signage was created on the road in front of the facility, and local flyer drops were made to residential and commercial customers in the catchment area. There were no discounts or price promotions to attract customers, as the goal was to build awareness instead.

The build at Safe Store Papatoetoe also coincided with a revamp of the reception area and a focus on showing off the wide range of merchandise for sale. The change in the philosophy of pushing merchandise sales and making the reception area look better has

improved the selling environment, which in turn has seen an increase in revenue. Providing these items for customers makes Safe Store a one-stop shop for anyone looking to move and store their goods.

Another key focus during this time has been on building a great team culture. Thanks in part to the newly appointed operations manager Maria Pook, who brought the team together and created enthusiasm about the new build. The improved team culture has contributed to the project’s success.

Overall, the expansion has been a significant step for Safe Store Papatoetoe in meeting the growing demand for storage in the area. Their efforts have been recognised with the Best Facility Expansion/ Upgrade Award. l

Lock Distributors have been distributing and developing security for self-storage since 1986.

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Compare the pair

Yuko Robbins of Unwired Logic considers how Australia is outpacing Singapore in the quest to automate their respective self storage industries.

Self storage is experiencing solid growth in Australia, Singapore, and elsewhere, fuelled by global economic and political events. The industry is attractive to consumers and investors, but with notable differences between the two markets.

Despite efforts by the Singaporean government to transform it into a ‘smart city’, there is no widespread adoption of automation and smart technologies in the storage industry. Many operators are deterred by the high initial investment required for retrofitting older facilities with automated access control, security, surveillance and payment solutions. Most facilities are generic and cater to a large pool of use cases – not all of which would equally benefit from an automated facility. This diminishes the return on investment. Conversely, higher labour and operational costs in Australia mean investing in automation pays off much sooner.

Australian operators have a much better track record of adopting such solutions and facilitating automated bookings, move-ins, and access.

The trend towards more high-tech self storage is performing well in the Australian market. We see an increase in new builds with multi-level ventilation control, fire safety, surveillance and security measures, passenger lifts, and smart lock access control. Gone are the days when self storage was synonymous with containers in an industrial park. Modern facilities have a high-quality, sophisticated retail look – and customers love the new building designs.

Singapore is lagging behind on that front, partly because cultural differences influence how business is done. It is a collectivist culture with a high long-term orientation. It means that operators place greater importance on face-toface interactions when signing up a new customer. It is also a high-riskavoidance culture, meaning that novelty technologies need time to take hold. To date, only one operator in Singapore is fully automated. But the pandemic pushed operators towards remote and automated solutions. Consumers, having become used to the convenience of round-the-clock access and contactless transactions, want to keep the automation.

Similarly, operators and investors in both countries have come to appreciate solutions that enable one manager to run several facilities with minimal to no staff on location. The unprecedented

growth of self storage in newer markets means many job postings go unfilled. Automation is an answer to staffing shortages in Australia and Singapore. Therefore, we expect to see more of the solution implemented in newly built and established facilities.

The self storage industry in Australia and Singapore is growing rapidly. While in terms of automation and adoption of technology, Australia has a better track record, the pandemic has pushed both markets towards remote and automated solutions. As the self storage industry continues to change, operators and investors must adapt to remain competitive and meet the evolving needs of customers. l

Endnotes

1 https://www.insideselfstorage.com/asia/rise-selfstorage-poised-bright-future-southeast-asia

2 https://www.jll.com.sg/en/trends-and-insights/ investor/why-warehouse-automation-is-not-yetwidespread

3 https://www.insideselfstorage.com/australasia/ australia-self-storage-industry-2023-insidersview-market-conditions-performance-and

4 https://www.hofstede-insights.com/countrycomparison/australia,singapore/

5 https://storefriendly.com.sg/self-storage/

6 https://unwiredlogic.com/en/news/ deep-dive-into-self-storage-automationinterview-with-miles-davison-ceo-of-storeganise/

7 https://www.insideselfstorage.com/staffing/ workforce-woes-self-storage-operators-facestaff-shortages-and-other-labor-challenges

“ The trend towards more high-tech self storage is performing well in the Australian market.

KEYLESS ACCESS FOR SECURE SELF-STORAGE

Specifically designed for tenants who demand that extra level of security, HELOX lock by PTI is the solution that blends the strength of hardened steel with keyless Bluetooth technology resulting in an almost impenetrable level of protection that is incredibly easy to use by both tenants and operators.

The extremely versatile and robust HELOX lock is also ideal for operators who wish to have overlocking capabilities on-site for spaces off-limits to tenants. And because the rechargeable lock has a charge life of up to 5,000 cycles, this is one lock that an operator will not need to worry about servicing or even recharging for years of operation.

Contact PTI Storage Security today and discover the freedom, versatility, and security that steel and technology offer.

Pre-order your Helox locks or to learn more by contacting PTI Storage Security

Unmanned facility? We’ve got some questions

R6 Digital has compiled a list of the common questions and answers for businesses considering moving to an unmanned model.

There has been a notable increase in self storage businesses that are either in the process of moving to an unmanned model or are actively investigating it. There is however a frustratingly limited amount of information available to help you decide how to plan for, and implement, the change.

R6 Digital has been working toward enabling this transition within the industry through its investment in technology development (such as RapidStor and StorApp), and while on this journey, it has learned a lot. It hopes the following information is helpful to fellow SSAA members who are interested in making this transition. Here are some frequently asked questions asked and answered about going unmanned in your facility.

What does it actually mean to be an ‘unmanned facility’?

An ‘unmanned facility’ doesn’t necessarily always mean that there is no staff on site. What it means is that you have the technology that enables your customers to engage with you from quoting and buying online to making payments, accessing facilities, moving in and moving out – completely self-served.

This then frees up the time of your existing staff to be focused on making that experience an even better one, rather than having to spend all their time on administrative tasks.

Do customers like the unmanned experience?

Initial feedback from customers that engage with fully unmanned facilities is positive. In fact, it generally outperforms the more manual facilities.

Customers love being able to quote and buy online while having a seamless experience of simply arriving and being able to get straight in to move their stuff in.

Does going unmanned mean that I need to get rid of my existing staff?

Absolutely not. The ‘unmanned facility’ is one that leverages technology to enable complete customer self-service. A smart operator will find a way to re-purpose their great existing staff to do more interesting and valuable work, which helps make a customer’s experience exceptional.

How do I run my facility if there is no staff on location?

For the day-to-day needs of a customer, the technology used to enable a fully self-serve experience can handle the administration to get most customers fully moved in and happily using your service.

There are still some jobs that need a human involved, but they can often be done by contractors or single staff that support multiple locations. These include cleaning, maintenance and dealing with abandoned units.

What technology is needed to enable me to move to a fully unmanned facility?

The technology should cover all the major touchpoints that a customer has with your business when they buy, move in, use their unit, administer their unit and move out. Some tools that are critical to achieving this:

l A great storage management software that is capable of integrating with the other technologies in your unmanned technology strategy.

l A fully featured online booking platform that enables customers to find, quote, buy, sign the SSAA agreement and move in fully online.

l A user-friendly gate access system that makes it easy for customers to intuitively know how to get access to their units.

l A customer self-service mobile application that empowers customers to find and access their units, engage with their account and make payments themselves. l

“ The technology should cover all the major touchpoints that a customer has with your business when they buy, move in, use their unit, administer their unit and move out.

Service Member of the Year WINNER R6

Digital

Sponsored by SSAA

Digital pivoted to support businesses in their transition to online shopping and booking. The company scaled up its RapidStor servers to seamlessly deliver contactless purchases and moving experiences for the increasing number of customers who preferred to shop and book online.

R6 Digital also provided invaluable support to self storage businesses navigating the world of digital marketing for the first time, resulting in campaigns that generated more than 35,000 move-ins during the pandemic.

To this end, R6 Digital is launching the next evolution of the RapidStor online booking platform in 2023. Leveraging data and insights gathered over the past three years, the company is designing an even more intuitive and effective online booking experience, demonstrating its ongoing commitment to supporting an evolving self storage industry with cutting-edge software.

R6 Digital has achieved a reliable foundation for the industry’s web presence, delivering server uptime

company’s industry-specific experience. The company is focused on leveraging digital technology to improve self storage businesses, developing technology that supports a customer’s experience when engaging with the physical self storage premises.

One example of this is the development of StorApp, a digital solution that improves points of friction for self storage operators and customers in their engagement with storage facilities. StorApp enables gate code access for the entire brand across all facilities, even with myriad gate access technologies.

R6 Digital also developed the Rapidstor online booking system, which is now used by hundreds of facilities worldwide. R6 Digital believes it has a responsibility to ensure that its products continue to keep up with new changes and challenges for customers even after they’ve purchased them.

For example, when there was a key legislative change for how self storage businesses were allowed to sell insurance, R6 Digital

They receive a team of experts who understand the self storage industry and are dedicated to providing comprehensive support to help them succeed.

R6 Digital is a highly regarded and respected provider of digital technology solutions for the self storage industry. Its commitment to innovation, reliability, and customer service has earned it a reputation as a trusted partner for self storage businesses around the world. Whether through its RapidStor online booking platform, StorApp digital solution, or hosting services, R6 Digital is dedicated to helping self storage businesses thrive in an everchanging digital landscape.

With respected relationships built on decades of industry experience, Dallas, Michael and Curt have instilled the same ethos in their team, as they all proactively seek to engage with self storage owners and operators wherever possible. This focus on results, reliability, and industry support makes it deserving of the Service Member of the Year award. l

SSA UK 2022 Annual Report by Cushman & Wakefield

This is the 16th year the Self Storage Association UK has been surveying its members and producing an annual industry report. The report covers all the viewpoints of the industry, collecting data from operators, customers, and the general public.

This is a summary of the report highlights, and if you wish to view the full report, it is available on the SSA UK website.

The key findings are:

l Industry annual turnover reached £990 million and is expected to hit £1 billion in 2023;

l Occupancy rates remain stable at 83.3%;

l Rental returns are up 4% to £27.19 per sq ft;

l Churn increased from 76% in 2021 to 81% in 2022;

are cautious about the coming 12 are continuing to expand their suggesting they believe any drop in be short term. The lower churn in industry since the pandemic will work in with fewer new customers required occupancy levels. The industry less exposure to debt than in the financial crisis, which will mean it is less by the rising cost of debt.

l Over two million sq ft of additional space has been occupied compared to last year;

l The UK has the most self storage per person of any country in Europe, with an estimated 2231 self storage facilities

l UK storage space per head of population is 0.82 sq ft;

industry is also coming off an exceptional most mature stores remain close occupancy with solid rental rates, so ability to absorb some compression or loss of occupancy. As with most the increasing costs to the business the biggest impact. Business rates by around 25% for most operators; staff, and almost every other business also risen. Will operators be able to increase rental revenue to cover costs? With occupancy so high, the best opportunity for growth in revenue is increasing adding more space, or increasing income.

l The residential market contributes the largest number of customers, totalling 36%;

l 78% of operators are making sustainability improvements to their businesses;

l 17% of customers say their needs for self storage have changed due to the cost of living crisis.

Operator survey

In the UK, the growth in occupancy, rates and profits has abated.

Average occupancy across the country remained stable, and while there was an increase in revenue per square foot, it was not as

Profitability in the UK self storage market continues to increase, while occupancy rates remain stable.

significant an increase as in 2021 and was less than inflation.

Operators are cautious about the coming 12 months but continue expanding their portfolio, suggesting they believe any drop in profits will be short term. The industry is also coming off an exceptional period, and most mature stores remain close to optimal occupancy with solid rental rates, so there is the ability to absorb some compression in pricing or loss of occupancy. As with most industries, the increasing costs to the business will have the biggest impact. Business rates have risen by around 25% for most operators; energy, staff, and almost all other business costs have also increased.

Can operators continue to increase rental revenue to cover these costs?

Rental rates continued to increase in 2022, rising 4% to £27.19. However, considering that inflation in the UK grew from 5% in January 2022 to a peak of 9.6% in October, this increase was less than inflation. The industry as a whole has increased rates quite significantly since 2019, up 18%, so there is room for some relative compression of rates vs inflation. With occupancy so high, the best revenue growth opportunity is increasing rates, adding more space, or increasing ancillary income.

It will be interesting to see how the ongoing inflationary pressures in 2023 affect rental rates and if operators have been increasing prices closer to inflationary levels later in 2023.

Rental returns in the regions need to be considered with the other economic conditions. While returns are highest in London, so is the cost of living, land costs, and construction.

Another sign that operators are being somewhat more conservative with pricing is the change in incentives offered to customers. Many customers new to the industry believe the price will be lower than what it is. This means the upfront discounts operators often offer can entice customers to use self storage for the first time. Once they have

returning to normal pricing, which gives operators the opportunity to recover the upfront discounts. In 2021, operators decreased their level of discounts, showing confidence in the market. In 2022, they returned to the normal pattern of keeping discounts the same. However, this means keeping the same as the reduced levels in 2021 for many operators, so this is still a positive sign, and only 9% of respondents indicated they increased discounts.

OCCUPANCY

increased discounts.

Occupancy

Occupancy across the UK stayed stable at 83.3%. Optimal occupancy for a self storage facility is usually between 85% and 90%, as the store should always have product to

Occupancy across the UK stayed stable at 83.3%. Optimal occupancy for a self storage facility is usually between 85% and 90%, as the store should always have product to sell. Often, stores that are close to 100% occupancy could be more profitable by increasing prices for all customers and decreasing occupancy slightly. Considering this data includes stores that have recently opened or expanded and are in the fill-up stage, it is to be expected that overall occupancy levels would be below 85%. There was a significant increase in occupancy during the pandemic, and this has not been lost, despite an estimated 5% growth in supply for the industry in 2022.

the industry has become more profitable while occupancy has remained stable and rental returns have increased. 2019 was the only year in the last decade where the industry became less profitable, and profitability has increased by 68% since 2013. l

When considering mature stores, which are stores that have had no expansion in the last 2 years, the occupancy levels have dropped, down from 86% in 2021 across the UK. The biggest drop was in Scotland, which also had one of the highest increases in rental rates, so this could be a result of operators pushing pricing in this market. London continues to grow occupancy in mature stores, but this is a more mature market with new development sites hard to find. There is less growth in the

Google Analytics 4

Chelsea Westman from Digital First explains what you need to know about the change to GA4.

In 2020, Google dropped a bombshell on the digital marketing world with the introduction of Google Analytics 4 (GA4) — the successor to Universal Analytics (UA). Google heralded the new-and-improved version as the future of website analytics, with the capability to track the customer journey across multiple platforms and provide insights like never before.

What is GA4 and how does it actually work?

Google Analytics 4 is the latest iteration of Google Analytics. It collects data and analyses traffic on your website and mobile app to provide valuable customer insights. These include:

l The number of users visiting your website

l Engagement

l Interactions

l Completed conversions

One of the biggest differences is the shift from session-based measurement to events-based measurement. We can understand the difference between the two by using the analogy of a shopping trip. The entire trip can be considered a session. During your trip, you walk down specific aisles, select products and make purchases.

A session-based measurement would focus on how long you spent in the supermarket, how many aisles you visited and how many items you purchased.

An events-based measurement would focus on the specific aisles you visited, what products you looked at, your choice to purchase a certain brand of a product, whether you asked for assistance, etc.

Why is this a good thing?

Events allow for more granular analysis and a deeper understanding of user behaviour and engagement. With this user-centric approach, self storage operators can zero in on user properties, user engagement, and lifetime metrics across multiple sessions.

New GA4 features and capabilities

Google also introduced important upgrades and new features to the platform. Here are five you should have on your radar:

1 Cross Device Tracking

GA4’s enhanced cross-device tracking gives you a seamless way to connect the dots and see the complete user journey from start to finish. This allows you to gain key insights like the impact of device type on conversions.

2 Enhanced data visualisation

Event-based tracking means that the reporting puts more focus on user engagement metrics, with three main reports available:

l Acquisition

l Engagement

l Monetisation

The reporting interface has been improved to provide intuitive and visually appealing data visualisations. While some marketers might disagree, understanding and interpreting complex analytics data should be easier as everyone gets used to this new look.

3 Machine learning

One of the exciting upgrades is its machine learning capabilities, which allow computers to learn and improve themselves without needing to be programmed step by step. GA4 incorporates advanced machine learning algorithms to provide self storage operators with valuable insights and automated recommendations, uncovering hidden patterns and trends in data to optimise marketing strategies.

4 Improved Google Ads integration

GA4 offers improved integration with Google Ads, which seamlessly connects advertising campaigns with analytics data. This provides a more comprehensive view, from ad clicks to on-site interactions, to better measure campaign effectiveness and optimise ad spend.

5 Predictive metrics

Leveraging machine learning, this new feature predicts future customer behaviours like:

l Purchase probability

l Churn probability

l Revenue prediction

These metrics can help self storage operators plan ahead, make smart decisions, and take actions to get the best possible results online and in-store. l

The problem with too much technology

All the smart locks had to be replaced. We could have saved him years and a small fortune if he’d learned our lessons earlier: When I entered the self storage industry nine years ago, I saw everything through the eyes of a software developer. More technology was always better. My first customer in self storage saw it the same way. We’d show the industry! And then, we didn’t. We set out convinced that more tech had to be better. However, there were lessons to be learned along the way.

After two years of development, we launched the online booking platform we built from scratch. Every unit had a smart lock installed; however, we soon faced some challenges.

New bookings were excitingafter all, occupancy was going up - but they were stressful, too: The software would crash, tenants struggled with the app, and some locks failed. It wasn’t the experience we set out to deliver.

Looking for advice, I started speaking with other self storage operators. Some were testing smart locks, but most had chosen to wait. To my surprise, everyone asked the same

question: “What’s the alternative?”

Many operators were looking to adopt some level of technology but didn’t necessarily want to make the jump to fully-automated smart locks just yet.

Since the beginnings of self storage, operators have been selling padlocks to tenants. Some operators didn’t see the need for this to change, nor were they ready to consider the

level of investment required for a full smart-hardware solution.

So, what was the solution? The operators I had been conversing with shared that online bookings had their advantages - from operating more sites with less staff to closing sales faster online. But how could we solve the access challenge?

Clever operators had the solution all along. Taking their best practices of combination padlocks and adding a little tech, we set out to create an affordable, reliable access system.

For our first customer, we ensured that when a storer moved out, the operator could use our combination padlock to secure the vacant unit. With each of our padlocks fitted with a unique QR code and a pre-set unlock code, the operator could scan the lock to send the unlock code to their management software. This solution didn’t require tenants to have an app; with each new booking, the management system emailed the unlock code, and they could enter their unit at any time.

Once on-site, the tenant could open the unit using their code to find a traditional padlock with keys inside it. Leaving it inside the unit ensured every tenant still had a personal padlock. Tenants could return the combination padlock to a drop box at the facility’s exit, ready to use in the next move-out. This ensured that storers were still the only ones who could access their unit, leaving everyone with peace of mind.

This operator found the system to be a winner, with the key being finding a way to make technology work for them (and not the other way around). Today, operators worldwide use the product, and recently, users in Australia and New Zealand, too. l

In Australia & New Zealand, Rubik is distributed by Self Storage Security.

Sebastian Kerekes, CEO and founder of Rubik, shares his story of how he developed an affordable access solution for self storage units that helps operators provide contactless access to their units.

Sebastian Kerekes, CEO and founder of Rubik.

Big Tech means better safety

A range of safety benefits are available to self storage businesses that make the most of artificial intelligence.

Advancements in technology and automation, including artificial intelligence (AI), big data, and the Internet of Things (IoT), can help self storage businesses improve safety protocols and prevent accidents.

Using “big data” technology can improve safety in self storage businesses by collecting and analysing data on customer behaviour. For example, companies can use data to track which customers are accessing their units and when. If a customer is seen accessing their unit at an unusual time, staff can investigate the situation and ensure that the customer is authorised to access the unit. Companies can identify potential security risks and take action to prevent theft or vandalism.

IoT can also play a role in improving safety in self storage businesses. Businesses can use sensors to monitor environmental factors such as temperature and humidity. If the sensors detect a change in temperature or humidity that could damage the stored items, staff can take action to correct the problem and prevent damage. This is particularly important for customers storing sensitive items such as artwork or electronics.

Another way that technology can improve safety in self storage

businesses is with AI-powered surveillance systems. These systems use machine learning algorithms to analyse video footage in realtime, allowing businesses to identify potential security threats and quickly respond accordingly. So, an AI-powered surveillance system can alert staff to investigate the situation further for the customer who is seen accessing their unit at an unusual time of day.

AI-powered predictive maintenance systems can also help businesses prevent equipment failures and reduce the risk of accidents. By analysing data on equipment use and performance, these systems can identify potential issues before they become major problems, allowing businesses to take proactive measures to prevent accidents that may injure staff or customers.

Finally, automation can help businesses improve safety in self storage facilities. Automated equipment such as forklifts and conveyor belts can help reduce the risk of injury and improve efficiency in storage facilities. These machines can be equipped with sensors that detect potential hazards and automatically adjust their behaviour to avoid accidents.

In addition to improving safety, technology and automation can

Tim is an experienced Health and Safety Practitioner, OHS and Environmental systems Auditor and Tertiary Qualified Engineer. He has held operational and consulting roles, being responsible for Health and Safety and developed, implemented, and maintained OHS and Environmental Management Systems of global organisations in the manufacturing, construction, and logistics industries.

help businesses improve customer experience with mobile apps to allow customers to reserve units and pay for services online. This makes the process more convenient for customers and reduces administrative tasks for staff, allowing them to focus on safety.

Technology and automation such as big data, IoT, and AI can improve safety in self storage businesses. By leveraging these tools, companies can better protect their customers’ belongings, reduce the risk of theft and vandalism, and improve the working conditions for their employees. l

Contact the Action OHS Consulting team with any questions about health and safety.

The OH&S Help Desk has been established by the SSAA to support its members. This advisory service is free. Free call 1800 067 313 (Australia); 0800 444 356 (New Zealand); or email admin@selfstorage.com.au.

SSAA welcome two new Service Members

GapMaps

You’re in the right place

GapMaps empowers self storage and real estate investment operators to make smarter site selection and store network planning decisions.

GapMaps has been helping the world’s most successful businesses in more than 23 countries remove areas of doubt since 2013, with its industry-leading mapping solutions. GapMaps Live enables users to see from the big picture down to the micro level. By integrating the latest 2021 Census demographics, GapMaps curated population forecasts (2031), economic spending insights, self storage and shopping centre locations and traffic counts. GapMaps also incorporated RPData Reporting and Cordell development planning DA's searching to ensure operators are equipped with the facts to make informed location-based decisions.

Site selection

Compare and analyse store catchments, customers, and competitor locations to better understand market potential.

Whitespace gap opportunities

Assess competitor and reference brands’ location strategies to find unmet demand in your existing markets.

Impact analysis

Quickly determine the cannibalisation impact of a proposed new site on any existing sister location.

Optimise your store network

Identify key demographic metrics that support best-performing store catchments to optimise and de-risk future expansion.

Visit: gapmaps.com or email kolt.luty@gapmaps.com to extend a conversation.

Electric Fencing

Cobra Electric Fencing specialises in advanced security solutions designed to deter and prevent unauthorised access to your premises. By implementing a comprehensive alarm-monitored* security electric fence, you can receive immediate notifications of any perimeter breaches, enabling swift action by security personnel or authorities.

It is crucial to stop intruders from entering your facility before they cause any harm. While security cameras are effective for surveillance, they primarily capture incidents after they have occurred. With Cobra Electric Fencing, the focus is on preventing unauthorised entry, by providing an added layer of security to your existing surveillance measures. Combining advanced technology with physical deterrents is a proactive approach to perimeter security.

Cobra Electric Fencing has a proven track record of success in preventing theft and damage by significantly reducing risk of incidents by making sites less appealing to potential criminals. The expert team assesses your needs to develop a tailored perimeter electric fence solution that aligns with your site’s layout and requirements.

Investing in effective perimeter security protects your business and assets and safeguards your reputation. Cobra Electric Fencing also offers a range of complementary security solutions, including automated gates, boundary fencing, and advanced access control systems. By implementing a multi-layered security approach, you can create a comprehensive and robust security system for your self storage site.

Don’t wait until an incident occurs. Take proactive steps to secure your self storage premises with Cobra Electric Fencing. *Alarm and monitoring to be facilitated by a security provider

Contact 0413 901 007 to discuss your specific requirements

cobraelectricfencing.com.au

Cobra

AI.. EI.. OH!

As with most industries, automation and technology have become increasingly part of a Human Resource process within any business or organisation, big or small. These particular systems are often called a Human Resource Information System or HRIS. And for good reason(s).

So why is an HRIS good for any business?

They can save time by replacing the manual collation of documents, filing, sending out and gathering of information and ticking off lists. Additionally, the efficiency of accessing employee data by one login saves time rather than rummaging through the paperwork. This strategy allows for one key person to manage some processes through an automated system rather than several employees doing the same thing manually. This flows onto cost-cutting as automation cuts down on employee hours on tasks. An employee can give up the boring stuff and get involved in the more interesting and challenging tasks required by the business which contributes towards engagement, retention and productivity.

HRIS helps to:

l Eliminate human error due to datadriven decision making. Based on facts and data alone, it removes the emotional or undetected errors that may occur when individuals have to monitor and analyse specific data and situations.

l Automate workflows to highlight individuals’ roles within an organisation. It can help eliminate confusion and enforce accountability regarding who is responsible for what.

l Streamline record keeping and track evidence of employee engagement and behaviours. They can track attendance, policy agreement and performance KPIs to ensure an individual is working to their best capacity or highlight if there are performance issues that require attention.

l Support flexible working conditions – high on employee radars in 2023. Suppose an employee holds a position where they can perform most or all of their tasks at a computer. In that case, they can also manage any HR-required activities by logging in from any device, anywhere.

l Integrate with other business systems to provide connectivitytime and attendance, payroll, and client management systems.

What to look for in an HRIS

l Has the functionality to maintain your employee data and HR templates in one central location.

l Allows for an electronic onboarding and induction process - ensure the system can send out contracts and letters of offer and receive back onbaording documentation all in a few keystrokes.

l Has the abilityto store evidencebased information such as

certifications, licences and qualifications.

l Offers a leave workflow for staff (if the system you choose can sync to payroll software).

l Efficient reporting where staff data can be accessed in an instant.

l Policy tracking.

l Performance reviews.

l Termination reporting.

l Timesheets/keeping and rostering.

While automation has a winners stamp in many areas, you still need to be a mindful employer by talking and listening to your employees and having meaningful engagement with your team. Connecting individuals so that those that are social and like to collaborate have the opportunity to do so, and those that prefer to work in silos or a more remote capacity can also do so, thereby bringing out the strengths of individuals. And to do this, you need to use your own EI (emotional intelligence) and help develop/harness an employee’s soft skills (personality traits that help with engagement, mentoring, and negotiating, as examples), not just their tech skills.

So let’s use HR automation to enhance some of your business efficiencies and combine it with sharpening your emotional intelligence so that you get the best out of your people every day! l

Cath Nicholson, Chief Communications Officer, HR Central.

Human Resource Information Systems take care of the boring form-filling, freeing staff to engage in more interesting and challenging tasks.

Navigating privacy challenges in a tech-driven world

By Philippa Thorne and James Lyall.

While we frequently hear about privacy breaches affecting, and causing, considerable losses to large companies, it is essential to realise that any business can be affected. Facility owners must ensure they understand their legal obligations for maintaining customer data, responding to requests for data and reacting to data breaches. They also need to ensure they follow best practices to safeguard confidential information.

Australian Privacy Principles

The Australian Privacy Principles (APP) are the foundation of the privacy protection framework in Australia under the Privacy Act 1988 (Cth) (Act) The APPs are legally binding principles for any company that qualifies as an APP entity. Put simply, an APP entity is an entity with an annual turnover of more than $3 million. However, there are some exceptions to this rule. For example, entities that provide health services or collect personal information

about another individual for a benefit, service or advantage are considered APP entities, regardless of annual turnover. Businesses within this threshold, or the exceptions, should review these principles to comply with the APP. However, it is recommended that all companies in all industries adhere to the APP. There are 13 APPs which are the principles that govern how personal information is to be collected, used, disclosed and stored. Some of the fundamental principles include:

l open and transparent management of personal information;

l anonymity options for customers;

l disclosure of personal information only in reasonable circumstances; and

l taking reasonable steps to protect personal information from misuse or unauthorised access.

If you have questions or concerns regarding compliance with the APPs, please contact the SSAA Legal Help Desk for assistance.

SSAA Privacy Policy and Standard Agreement

The SSAA has four storage agreements for Facilities to use – the Standard Agreement, Managed Storage Agreement, Mobile Storage Agreement and Storage Room Agreement. While these four agreements have different purposes, they all require the collection and retention of personal information about storers. It is therefore important to understand the agreements’ terms and our data collection and sharing policies.

Collecting Information

The SSAA Privacy Policy (Privacy Policy) permits the collection of information directly from storers, and third parties provided it is ‘reasonably necessary’ to ensure the facility’s security, manage risk and provide information, among other reasons. A copy of the Privacy Policy is available on the SSAA Member’s Portal.

Privacy management is increasingly becoming a pressing issue in today’s technological landscape.

Philippa Thorne.

James Lyall

Government Requests for Information

Both the Privacy Policy and Standard Agreement expressly permit the facility to disclose storers’ information with law enforcement agencies and government departments (see under heading ‘Disclosure’ in the Privacy Policy and clause 41 of the Agreement). The Privacy Policy enables facilities to disclose any information about storers when it is ‘reasonably necessary’ or when ‘permitted by law’. This means that when requests are received from government agencies authorised to request information, facilities are within their rights to share this information. However, ‘reasonably necessary’ is not an all-inclusive term, and facilities should be aware of the risk of sharing information when it is not required. If you have concerns about a government request, contact the SSAA Legal Help Desk to ensure that it is necessary or permitted to share information with the requestor.

Requests from individuals with an interest in property

Under the Standard Agreement, facilities may also share information with individuals who demonstrate

a legal or equitable interest in the goods stored to the facility’s reasonable satisfaction, such as liquidators and debt collection services.

Requests from storers

When individuals request to view or correct their personal information, they must give reasonable written notice, attend the facility at the agreed time, and pay reasonable costs for the provision of access. If access is refused, the Privacy Policy requires that the facility provide a written reason for the refusal.

The SSAA Legal Help Desk often assists member companies with requests from individuals, government, agencies and customers to access certain information and can assist with responding to these requests appropriately.

Storing Information

Strong data management is essential to business operations in the modern era. There are a few things that can be done to ensure best practice is followed when managing customer information:

l Ensure that you have an organised and secure data management system. Facilities should invest in secure data management systems to prevent breaches.

l Train employees in data usage. Employees should be taught the importance of data management, including their obligations under the Privacy Act, Privacy Policy and Storage Agreements.

l Back up and update your data. Facilities should regularly check whether old data needs to be stored. The OAIC recommends de-identifying or destroying customer-related information that is no longer needed.

Takeaway

The laws surrounding privacy can be complicated and require close attention. If you have any concerns relating to privacy issues, please contact the SSAA Legal Help Desk for assistance. l

Disclaimer: The information contained in these answers is of a general nature and is not intended as legal advice. It is important that you seek legal advice that is specific to your circumstances. Please refer to the SSAA’s website for more information on the SSAA’s Legal Help Desk.

a full-service brokerage, we can provide you with a full review of your storage facility, meet with you face to face, simplify the insurance jargon, and manage your claims.

Insurance. Uncomplicated.

ACCESS CONTROL, FIRE & SECURITY

PTI SECURITY SYSTEMS

T: Sales: 1300 798 860

Support: 1300 159 473

E: apac-sales@ptisecurity.com www.ptisecurity.com

AD-TECH Security

Adrian Rostirolla

T: 1300 306 090

E: adrian@ad-tech.com.au www.ad-tech.com.au

AlarmQuip Security Systems

Evan Richardson

T: 1300 552 520

E: admin@alarmquip.com.au www.alarmquip.com.au

Cobra Electric Fencing

Matthew Golland

T: +61 413 901 007

E: sales@cobraelectricfencing.com.au www.cobraelectricfencing.com.au

Gallagher Group Limited

T: +64 7 838 9800

E: sales.nz@security.gallagher.com www.security.gallagher.com

Gallagher Group Limited Epping

T: +61 3 9308 7722

E: sales.au@security.gallagher.com www.security.gallagher.com/en-AU/

Solutions

QueAccess Pty Ltd

Mike Bristol

T: 1300 783 222

E: info@QueAccess.com.au www.queaccess.com.au

Rubik

Sebastian Kerekes

E: sebastian@rubikapp.com www.rubikapp.com

Security Distributors Australia

T: +61 8 9240 6281

E: info@securitydistributors.com.au www.securitydistributors.com.au

Sentinel Storage Systems

Jason Keane

T: 1300 852 117/+61 3 9988 2035

E: info@storagesecurity.com.au www.storagesecurity.com.au

Ultra Access

T: +64 22 177 5270

E: kris@ultraaccess.co.nz www.ultraaccess.nz

ANCILLARY SERVICES

Choice Energy Pty Ltd

T: 1300 304 448

E: info@choiceenergy.com.au www.choiceenergy.com.au

The Energy Alliance Pty Ltd

T: +61 3 9872 6869

E: sales@energyalliance.net.au www.energyalliance.net.au

PACKAGING

VISY BOXES & MORE

Ralph Inglese

T: 13 84 79

E: vbm_vic@visy.com.au www.boxesandmore.com.au Branches across AUS and NZ

PRINTING

Homestead Press

Ingrid Nammensma

T: +61 2 6299 4500

E: printing@homesteadpress.com.au www.homesteadpress.com.au

CLEANING

Sweepers Australia

Michelle Maxwell & Vaughan Rose

T: +61 3 9562 7533

E: info@sweepersaustralia.com.au www.sweepersaustralia.com.au

COMPUTER REPAIR & IT SERVICES

Millennium Technology

Shane Goodall

T: 0800 724 376

E: info@millenniumtechnology.co.nz www.miltech.co.nz

LOCKS

Lock Distributors Australia

Martin Coote

T: 1800 28 77 24

E: service@lockdistributors.com.au www.lockdistributors.com.au

STORAGE AUCTION

iBidOnStorage

Brennan McLoughlin

T: +61 2 4302 0605

E: info@ibidon.com.au www.ibidonstorage.com.au

TELECOMMUNICATION

URL Networks

Ashley Breeden

T: 1300 331 178

E: support@url.net.au www.url.net.au

DESIGN & CONSTRUCTION

STORCO STORAGE SYSTEMS

Jonathan Layton

T: +61 2 6391 2800

E: jonathan.layton@storco.com.au www.storco.com.au

Aluminium Specialties Group PTY LTD

Peter McLean

T: 1300 257 732

E: pmclean@alspec.com.au www.alspec.com.au

Bruac Design

Michael Bruton

T: 0406 954 842

E: admin@bruacdesign.com.au www.bruacdesign.com.au

Cloustruct Pty Ltd

Robert Clouston

T: +61 409 726 789

E: bobby@cloustruct.com.au www.cloustruct.com.au

Gliderol Garage Doors

Tom Ainscough

T: +61 8 8360 0000

E: tainscough@gliderol.com.au www.gliderol.com.au

Janus International Australia PTY LTD

Stephen Boxall

T: +61 7 3865 1600

E: sales@janusintl.au

www.steelstorage.com.au

PICHA Group PICHA Projects

Dan Willis

T: 1300 086 695

E: dan@pichagroup.com.au

www.pichaprojects.com.au

RegisBuilt Group

Anthony Regis

T: 1300 388 224

E: anthony.regis@regisbuilt.com.au

www.regisbuilt.com.au

Storcad Pty Limited

Javier Rezzonico

T: +61 447 566 988

E: info@storcad.com.au www.storcad.com.au

Taurean Door Systems

Vikram Indugula

T: +61 3 9721 8366

E: Vikram.Indugula@stramit.com.au www.taureands.com.au

Total Construction Pty Ltd

Steven Taylor

T: +61 2 9746 9555

E: stevet@totalconstruction.com.au www.totalconstruction.com.au

FINANCIAL SERVICES

Bishop Collins Pty Ltd

Phillip Keenan

T: +61 2 4353 2333

E: mail@bishopcollins.com.au www.bishopcollins.com.au

Debtplacer

James Cook

E: support@debtplacer.com www.debtplacer.com

Gallagher Accountants

Michael Gallagher

T: 1300 263 260

E: michael@gallagheraccountants.com.au www.gallagheraccountants.com.au

Suncorp Bank

Steve Hammond

E: steven.hammond@suncorp.com.au www.suncorp.com.au

HR SERVICES

HR Central Cath Grawe

T: 1300 717 721

E: cath.grawe@hrcentral.com.au www.hrcentral.com.au

INSURANCE SERVICES

AON Risk Services

Darren Clauscen

E: darren.clauscen@aon.com

T: +61 2 9253 8350 www.aon.com.au/storage

AON Risk Services NZ

Jeffery Nathan

E: jeffery.nathan@aon.com

T: +64 9 362 9535 www.aon.co.nz

Midland Insurance Brokers

Gilda Mihran

T: 1300 306 571

E: storage@midlandinsurance.com.au www.midlandinsurance.com.au

Network Insurance Group

Joel Morrell

T: +61 456 560 500

E: jmorrell@networksteadfast.com.au www.networksteadfast.com.au

Wallace McLean Ltd Insurance Brokers and Risk Advisers

Simon Keenan

T: +64 9 358 7233

E: simon@wallacemclean.co.nz www.wallacemclean.co.nz

LEGAL SERVICES

Hunt & Hunt Lawyers

Graeme Armstead

T: +61 3 8602 9200

E: garmstead@huntvic.com.au www.hunthunt.com.au

LIFTS & HOISTS

SOUTHWELL LIFTS AND HOISTS

Hamish McGregor

T: +61 2 4655 7007

E: sales@southwell.com.au www.southwell.com.au

ABT Loadmac Ltd

Chris Walker

T: +61 431 281 108

E: chris.w@loadmac.com www.loadmac.com

Orbitz Elevators Pty Ltd

Justin Lee

T: 1300 851 554

E: justin.l@orbitzelevators.com.au www.orbitzelevators.com.au

Safetech Lifts & Hoists

Tony Krlevski

T: +61 3 5127 4566

E: sales@safetech.com.au www.safetech.com.au

MANAGEMENT SERVICES

Kennards Self Storage Management Services

Fiona Harding

T: +61 2 9764 9815

E: fiona@kss.com.au www.kss.com.au

Pioneer Performance

Leigh Thewlis

T: +61 438 021 944

E: admin@pioneerperformance.com.au www.pioneerperformance.com.au

Storage King Management Services

Martin Richards, Australia/ New Zealand

T: +61 2 9460 6660

E: martin@storageking.com.au www.storageking.com.au

StoreLocal

Mark Greig

T: 1300 099 022

E: partners@storelocal.com.au www.storelocal.com.au

Vision Self Storage Management

Gavin Koorey

T: +61 2 9432 2880

E: gavin@vssm.com.au www.vssm.com.au

OHS SERVICES

OHS Action Consulting

Craig Salter

T: +61 409 772 499

E: craig.salter@actionohs.com.au www.actionohs.com.au

REAL ESTATE & VALUERS

CBRE Limited

Peter Hamilton

T: +64 9 355 3333

E: peter.hamilton@cbre.co.nz www.cbre.co.nz

CBRE

Dylan Adams

T: +61 7 3833 9833

E: dylan.adams@cbre.com www.cbre.com.au/people-andoffices/corporate-offices/brisbane

Colliers

Rishikesh Elkunchwar

T: +61 2 9017 6910

E: Rishikesh.Elkunchwar@colliers.com www.colliers.com.au/en-au

Collins & Associates

Malcolm Collins

T: +61 3 8456 5134

E: malcolm@malcolmcollins.com www.malcolmcollins.com

Cushman and Wakefield

Linda Sharkey

T: +61 3 8359 0091

E: linda.sharkey@cushwake.com www.cushmanwakefield.com

Highway Frontage Specialist

Estate Agents

Matt Walsh

T: 1300 661 950 +61 3 9944 9350

E: matt@highwayfrontage.com.au www.selfstoragerealestate.com.au

JLL

Mitchell Cope

T: +61 428 460 000

E: mitchell.cope@jll.com www.jll.com.au

m3property

Jeremy Hoffman

T: +61 7 3620 7900

E: Jeremy.hoffman@m3property.com.au www.m3property.com.au

My Haus Property Group

Kira Steinhaus

T: +61 7 5478 9122

E: info@my-haus.com.au www.my-haus.com.au

Urbis

Shane Robb

T: +61 2 8233 7627

E: SRobb@urbis.com.au www.urbis.com.au

Valuation Partners

Martin Fallon

T: +61 3 9674 0374

E: mfallon@valuationpartners.com.au www.valuationpartners.com.au

SOFTWARE SOLUTIONS

STORMAN AUSTRALIA

T: +61 7 3319 1522

STORMAN NEW ZEALAND

T: +64 9 280 3393

E: sales@storman.com www.storman.com

Centreforce Technology Group Pty Ltd

Dallas Dogger

T: +61 7 3889 9822

E: sales@centreforceit.com.au

www.centreforceit.com.au

GapMaps Pty Ltd

Kolt Luty

T: +61 417 841 680

E: kolt.luty@gapmaps.com

www.gapmaps.com

Sitelink

Michael Dogger

T: +61 7 3889 9822

E: support@sitelinksoftware.com.au

www.sitelinksoftware.com.au

Storeganise

Miles Davison

T: +1 416 639 0873

E: hello@storeganise.com

https://storeganise.com/

STORAGE CONTAINERS

UNIVERSAL STORAGE CONTAINERS (USC)

Shay McQuade

T: +61 438 256 541

E: shay.mcquade@universalstorage containers.com

www.universalstoragecontainers.com

AIM Quickbuild

Elise Kelsey

T: +61 3 9720 4455

E: ekelsey@aimhire.com.au

www.boscontainer.com.au

Royal Wolf Trading

Craig Baker

T: +61 2 9482 3466

E: removals@royalwolf.com.au

www.royalwolf.com.au

WEBSITE DESIGN

Big Budda Boom Pty Ltd

Andy Pudmenzky

T: 1300 660 937

E: info@bigbuddaboom.com.au

www.bigbuddaboom.com.au

Digital First

Robbie Cameron

T: +27 216-713233

E: info@digitalfirst.co.uk

https://digitalfirst.co.uk/

R6 Digital Michael Dogger

T: +61 7 3889 9822

E: sales@r6digital.com.au

www.r6digital.com.au

Unwired Logic

Aaron Farney

T: +81 034 588 4511

E: info@unwiredlogic.com

www.unwiredlogic.com/en/

ADDITIONAL FACILITIES

Safeguard Self Storage Timaru

33 Washdyke Flat Road

WASHDYKE TIMARU 7910

T: 0800 437 640

E: timaru@sgss.co.nz

Storage King Mulgrave

705 Springvale Road

MULGRAVE VIC 3170

T: +61 3 8902 8215

E: mulgrave@storageking.com.au

AUS SERVICE INDUSTRY

Sumitomo Mitsui Trust Bank Ltd

Suite 3 Level 39/259 George Street

SYDNEY NSW 2000

T: +61 2 8022 0103

E: ishikawa.tetsuya@smtb.com.au

FACILITY MEMBERS

Arbice Codi Pty Ltd

255 Kennedy Terrace

CAMBRIDGE TAS 7170

T: +61 7 5493 4455

E: info@robyngraphs.com.au

Bays Self Storage 2023 Limited

35 Bute Road

BROWNS BAY AUCKLAND 0630

T: +64 210 857 2763

E: baysselfstorage@gmail.com

––––––

Civium Property Group Pty Ltd T/A

Bundaberg Cheap Storage

27 Charlie Triggs Crescent

BUNDABERG QLD 4670

T: +61 7 4131 8000

E: admin@cheapbundaberg storage.com.au

––––––

East Terrace Storage

15B East Terrace

LOXTON SA 5333

T: +61 408 846 392

E: leonie.corevalue@gmail.com

Code of Ethics

Easystorage

59 Sunshine Avenue

TE RAPA HAMILTON 3200

T: 0800 625 337

E: hello@easystorage.co.nz

P & J Storage

8 Juniper Way

DAVENPORT WA 6230

T: +61 429 702 107

E: gpeterp@outlook.com

Handy Storage

77 Felton Mathew Avenue

SAINT JOHNS AUCKLAND 1072

T: +64 9 948 2300

E: info@handystorage.co.nz

––––––

I & M Westcott Trading As Parkes

Security Storage

74-78 Station Street

PARKES NSW 2871

T: +61 2 6862 1265

E: admin.centralwest@century21.com.au

Midvale storage

7 Farrall Rd

MIDVALE WA 6065

T: +61 418 912 517

E: adam@rapidtilt.com.au

Mordiallock Self Storage

48 Lamana Road

MORDIALLOC VIC 3195

T: +61 419 598 817

E: t_nikolopoulos@hotmail.com

Self Storage Central

4/29 Upton Street

BUNDALL QLD 4217

T: +61 417 648 872

E: seqglass@gmail.com

––––––

T & S Storage Solutions

114 Mannum Road

MURRAY BRIDGE SA 5251

T: +61 433 627 891

E: tandsstoragesolutions@gmail.com

The Self Storage Association of Australasia’s Code of Ethics are fundamental to the values of the SSAA and essential to achieving its mission to lead the storage industry in Australasia by promoting the highest standards of ethics and professional excellence for the ultimate benefit of all members and customers. As a SSAA member, you are required to follow the Code.

1. Members will ensure that their workplace is a safe environment for employees, customers and other visitors to the site.

2. Members will treat all employees, customers and visitors to the site with respect.

3. Members will promote the positive image of the industry through ethical and honest advertising and business practices.

4. Members will undertake to report any suspected criminal activities to the relevant authorities.

PROVISIONAL MEMBERS

Lockbox Self Storage

14 Trant Road

GERALDTON WA 6530

T: +61 427 948 895

E: natbgroup@gmail.com

David Worley

YATALA QLD 4207

T: +61 416 111 259

E: dave@flightmarine.com.au

Emma Brown

POLO FLAT NSW 2630

T: +61 414 781 634

E: congobeachhouse@gmail.com

Johan Barnard

CASHMERE QLD 4500

T: +61 427 996 555

E: jbarnard000@gmail.com

Kris Turner

CANNINGTON WA 6107

T: +61 8 9451 7885

E: manager@nextgenbuslines.com.au

––––––

Paul McClure

STEPNEY SA 5069

T: +61 418 815 834

E: paul@backcentre.com.au

SERVICE MEMBERS

Gallagher Accountants 4/2 Enterprise Drive

BUNDOORA VIC 3083

T: 1300 263 260

E: michael@gallagheraccountants. com.au ––––––

Security Distributors Australia Pty Ltd

Unit 1, 33 Delawney Street

BALCATTA WA 6021

T: +61 8 9240 6281

E: info@securitydistributors.com.au

5. Members will comply with all relevant local, state and federal government laws and regulations regarding a self storage business.

6. Members will use a current approved SSAA storage agreement or develop an alternative that delivers the equivalent contractual agreement.

7. Members will ensure that staff are competent in their duties and complete appropriate training in current industry practices.

8. Members will participate honestly, cooperatively and transparently with any investigation by the SSAA into any alleged breach of this Code of Ethics.

As a facility owner, the last thing you want is unutilised space. So what do you do with all the little voids too small to be a standard unit?

Turn those unutilised spaces into a valuable part of your unit mix with the new Series 1000 Locker from Stoco.

Each locker is a secure, interlocking, selfcontained storage space. The standard 1m² size is perfect for students, travellers,

or tradies. Custom sizes are also available, so you can cater to specific local needs.

The lockers can be installed during facility construction, or ordered and assembled after you’ve opened. Easily assemble a whole bank in just a few hours for versatile storage that fits anywhere and looks great. Don’t sweat the small stuff - make it work for you with the Series 1000 Locker.

No more unutilised space

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