Insider 134 by Self Storage Association of Australasia

Insider

134

DECEMBER 2023 / JANUARY 2024

MAGAZINE OF THE SELF STORAGE ASSOCIATION OF AUSTRALASIA

Convention Issue Melbourne 2023

Fundamentals in Focus Industry Award Winners Industry Snapshot AFP: INVESTIGATE AND SECURE | FORT KNOX REBRAND | TRADE DIRECTORY

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CONTENTS 3

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

Brent Hayes Store and More Self Storage, Victoria

Sam Kennard Kennards Self Storage, New South Wales Anthony Regis Regis Built, Victoria

Elizabeth Rutland Monash Self Storage

14 36

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 CEO 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 with us online!

REGULARS

22 INVESTIGATE AND SECURE

24 FORT KNOX REBRAND

Is organised crime exploiting your self storage business?

Chairman’s Report CEO’s Report

Fort Knox Storage Queensland rebrands to Loxon Storage

40 Trade Directory 42 New members

8 SSAA CONVENTION WRAP 14 SSAA CONVENTION HIGHLIGHT Facility Tours Golf Day Welcome Event Women in Storage Trade Show

18 SSAA INDUSTRY SNAPSHOT 2023

Exploring the strong performance of the self storage sector

26 SSAA AWARDS FOR EXCELLENCE

Recognising outstanding performance and unwavering industry support

36 SSAA CONVENTION HIGHLIGHTS

Good times had by all

38 FACILITY RULES

Facility Rules in focus

39 ANALYTICS REPORTING Focus Storage analytic reporting

Insider is published and edited by: Social Ties / E: vforbes@socialties.com.au

Printed by: Homestead Press / E: printing@homesteadpress.com.au Insider magazine (Insider) 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.

DECEMBER 2023 / JANUARY 2024 INSIDER 134

4 CHAIRMAN'S REPORT

Michael Alafaci Chairman SSAA

“

Your Association finishes the year having delivered a record number of strategic projects and importantly, maintained its strong and sustainable financial position.

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It was a thrill to join so many industry leaders, owners, operators, investors and suppliers in the heart of Melbourne for a deep dive into self storage fundamentals and to understand what’s driving the sector. The passion we all have for self storage was proudly on display on Thursday night at the SSAA Awards for Excellence, proudly presented by VISY Boxes and More. It was a fitting celebration of success at every level – individual efforts, teamwork and the success of our sector all up in lights. We were also delighted to honour two longstanding members with SSAA Service Awards. David Daddow, for his contributions as a Director of SSAA and Sonja Becke for her dedication and industry service. As David departs the SSAA Board after six years of service, it gives me great pleasure to welcome Elizabeth Rutland as a new SSAA Board member representing the regular operator category. Lizzy has a broad educational background and brings more than 20 years’ experience in self storage. In 2015, Lizzy assumed operational responsibility for Monash Self Storage, with facilities in Notting Hill and Brunswick in Melbourne. Her genuine passion for customer service and the self storage experience will stand her in good stead as she embarks on her directorship, which she views as an opportunity for collaboration and offering practical perspectives from a smaller storage provider. Your Association finishes the year having delivered a record number of strategic projects and importantly, maintained its strong and sustainable financial position. Here’s to a prosperous 2024 for us all. l

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INSIDER 134 DECEMBER 2023 / JANUARY 2024

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17TH ANNIVERSARY 2006-2023

Features

Contact Shay McQuade

+61 (0) 438 256541

6 CEO’S DINK REPORT

Makala Ffrench Castelli CEO SSAA

e were delighted to welcome more than 375 members to the self storage event of the year at M23 – a record for our industry and a great way to celebrate another successful year in self storage. In keeping with our commitment to forge strong relationships within the self storage community, there were plenty of opportunities to connect, reconnect, network, and engage with owners, operators, executives, investors and suppliers across the three days. For those who were unable to join us in person, we offered a live stream of the plenary sessions which was warmly received by members across Australia and New Zealand. The full recordings are now available in the SSAA Member Portal for all to enjoy. There are so many interesting insights, engaging discussions and valuable lessons within these sessions so I encourage all members to

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make the most of them – share with your teams and refer back to your favourites throughout the year ahead. It’s impossible to pack three days of content, networking and engagement into the pages of a magazine so we’ve done our best to share the highlights in this edition of Insider. In upcoming editions, we’ll focus on some of the content shared in our workshop streams, from development and construction through to sales and operations. The SSAA team wishes to extend its sincerest thanks to our partners, event sponsors, speakers, panellists and exhibitors for their support. Your investment in and dedication to our industry continues to advance self storage in Australasia. Events like M23 are for you, our valued members, and we’re looking forward to delivering more of the same in 2024. l

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INSIDER 134 DECEMBER 2023 / JANUARY 2024

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8 CONVENTION WRAP

The insurance landscape

FUNDAMENTALS IN FOCUS:

M23 CONVENTION WRAP Across three big days, guided by our charismatic MC Andrew Klein, attendees soaked in wisdom from inspiring speakers, immersed themselves in networking opportunities, explored a vibrant trade show, and celebrated success in storage at our gala dinner and awards show – all set against the backdrop of Melbourne’s culture and charm.

e’re pleased to share our wrap-up of some of the key takeaways from M23.

The rise of the post-Covid lifestyle Leading demographer Bernard Salt delivered an insightful keynote on Australia’s changing landscape. He spoke about the transformative impact of the pandemic on values and behaviour, framing it as a “four-year event equivalent to a war”. This significant event has shaped a shift in thinking and values, prompting a collective desire to celebrate life and rebuild. Bernard discussed the change in the context of Australia and New Zealand, focusing on the trend of people moving towards major cities and cultural hubs to improve their lifestyles.

His keynote also explored the surge in sole traders operating from home, driving the need for additional storage space. Bernard provided valuable insights into the triggers throughout our lifecycles, illustrating how milestones like peak income and home ownership can propel demand for storage. “You can do all these things – shop from home, work from home, care from home – with the support of self storage. It is fundamentally linked to our prosperity, and storage plays an essential role in that.”

Makala Ffrench Castelli addressed the challenges posed by an increasingly difficult insurance market in the self storage sector. With rising premiums and a complex regulatory environment, the industry continues to face obstacles in insurance coverage. The market update revealed that while property insurance is stabilising, liability insurance continues to be influenced by severe weather and economic challenges. Makala stressed the significance of insurance in self storage, citing its impact on risk management, reputation, and revenue. To address customer protection, Adam Kellaway from Basil Fry introduced StoreProtect, an extended liability solution. Further details on insurance solutions are available in the SSAA Member Update available in the SSAA Member Portal.

The legal landscape Tony Raunic and Nick Miller of Hunt & Hunt provided an update on the evolving legal landscape impacting self storage agreements in Australia, with a focus on the unfair contract terms regime. Millar emphasised that Hunt & Hunt’s approach to renewal is guided by principles of plain English, transparency, and reciprocity. Notable changes to the suite of storage agreements included streamlined concepts, updated coverage of liability and risk, and refined default provisions.

→ 2023 Industry Snapshot In a comprehensive preview of the SSAA Industry Snapshot 2023, Linda Sharkey from Cushman & Wakefield outlined the growth trends and future outlook for the self storage sector. Turn to pages 16-19 for an overview of the Industry Snapshot.

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www.selfstorage.org.au

DINK 9

“

A record 375 self storage enthusiasts attended this year’s Convention in the heart of Melbourne.

importance of workplace health and safety. Gathering together the titans of design, development, and construction at MEL23 Convention, SSAA CEO Makala Ffrench Castelli led a dynamic workshop on the phases of bringing a self storage project to fruition. The session attracted a diverse audience, from seasoned developers to those contemplating their first foray into facility development. A big thank you to our stellar workshop participants, including Javier Rezzonico (Storcad), Hamish McGregor (Southwell Lifts & Hoists), Dean Raspaskovski and Hayden Gage (Janus Australia), Anthony Regis (Regis Built), Steve Taylor (Total Construction), Jerry Garton and Mark Layton (Storco), Hugh Davies (Cushman & Wakefield), and Jason Keane (Self Storage Security). The highlights from these engaging workshops will be shared in upcoming Insider editions.

Miller also relayed the emerging risk of cyber threats and encouraged operators to be proactive in their approach to cyber resilience. Darryl King of Jackson Russell provided a dedicated legal update for New Zealand members.

↓ Focus on tides, not waves Trend forecaster and futurist Michael McQueen delivered an entertaining keynote on the transformative shifts poised to shape the next decade. He led us through shifts in consumer habits and the turbo-charged rise of AI, revealing that 32% of employees are already using generative AI, often unbeknownst to their managers. Urging us not to sleep on the generational transition, Michael spoke about the rise of Gen Z and the importance of aligning with their values, such as equity and sustainability. Addressing the challenge of embracing change, he advocated for a shift in perspective, stressing the value of “thinking in terms of progress, not precedent.” Michael closed with the wisdom of Lao Tzu, reminding us that “resisting change is like trying to hold your breath – even if you succeed, it won’t end well.”

www.selfstorage.org.au

↗ Wednesday Workshops The afternoon was well spent, with attendees choosing between Operating Fundamentals and Development Fundamentals. Operating Fundamentals saw four experts take to the stage for power sessions on hot operational topics. Stephen Hughes from R6 Digital talked self storage marketing, Aaron Alsweiler from Safe Store explored revenue management, Damien Gooden from HR Central covered recent HR updates and Stuart West from Action OHS highlighted the

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10 SSAA CONVENTION WRAP that customers have different preferences is a fundamental aspect often overlooked in the sales processes. She said the ease of being a customer significantly impacts loyalty, with “customers being five times more likely to feel disloyal after any interaction that involves inconvenience.”

CX and the balance of small and big business strengths

↑ Insights from the

Fundamentals Panel

Our final day began with a panel discussion on sector fundamentals, opportunities and challenges in the current climate, featuring Caroline Plowman from National Mini Storage, Sam Kennard from Kennards Self Storage, and Michael Tate from Storage King and expertly facilitated by Thomas Whalan from Rent A Space.

Key demand drivers

Caroline emphasised the impact of the rising cost of living, especially evident in lower socioeconomic areas. Sam concurred, linking increased interest rates and media underestimations to potential economic pain, affecting housing turnover and business growth. Michael noted sustained demand levels with population growth being a key driver.

Oversupply concerns and industry resilience

Addressing the potential risks of oversupply, Sam highlighted the localised impact, foreseeing rental rate flatness in certain markets. The panel acknowledged challenges in construction, supply constraints, and shared insights into navigating these issues. Michael stressed the industry’s long-term resilience, foreseeing cycles but emphasising a positive trajectory.

Operating metrics and industry stability

Caroline highlighted the stability of the storage industry, resilient even

during economic slowdowns or natural disasters. The discussion touched on global perspectives, with insights into the challenges faced by new developments in Asia and the funding landscape there.

Advancing the industry

Panelists highlighted technology’s impact on customer experience and investment perspectives. Michael emphasised the importance of industry-grade facilities for longterm investments. Advancements in visibility, location, and raising awareness among those who have never used storage before were identified as key factors in advancing the industry.

Approaching AI and technology Caroline discussed the implementation of technology for customer convenience, while Sam and Michael emphasised the potential of technology in improving customer experiences and optimising operational data.

→ Mastering customer experience

Achieving exceptional customer experience requires striking a balance between the strengths of small and big businesses. Small businesses excel in personal touch, while big businesses provide consistency. Christel said the challenge is to merge these strengths to create a consistent, yet personalised, customer experience foundation.

The Phygital Approach

Christel introduced the concept of “Phygital,” emphasising the importance of blending physical and digital experiences. She said customers seek knowledgeable and helpful salespeople along with the ability to self-serve. Bridging the gap between current remote models and customer expectations requires strategic thinking within the self storage industry.

The Future: Personalisation

Looking ahead, Christel predicted a shift towards personalisation as a key aspect of customer experience. “While automation is a valuable tool, the future lies in tailoring experiences to individual preferences,” she said. This involves using data collected on why customers need storage, distinguishing between residential and business needs, and personalising communication, such as tailored quotes for different customer segments.

International self storage sales and marketing expert Christel Land explored the importance of understanding customer expectations.

Pay attention to buying languages

Christel advocated for using the customer’s preferred communication channel, aligning with their buying language. Recognising

INSIDER 134 DECEMBER 2023 / JANUARY 2024

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12 SSAA CONVENTION WRAP

↑ Exploring technology, automation and AI

In a panel discussion on technology, automation, and AI in the self storage industry, four experts shared their insights: Terry Bagley from Janus International, Michael Dogger from R6 Digital, Haydn Salvas from Storman Software and Leigh Ridgeway from TAXIBOX.

Big data opportunities

The panellists provided distinct perspectives on exploring big data in self storage. Terry highlighted the importance of big data in effective AI implementation, noting, “In order for AI to be effective, you’ve got to have big data sets.” Haydn emphasised the responsibility of safeguarding customer data, stressing the need for high-security standards while also identifying opportunities to address challenges through big data. Leigh highlighted the reliance on data for optimisation and iteration, particularly in enhancing online booking experiences and de-bunking assumptions, emphasising the importance of data-driven decision-making. Michael urged operators to adopt three key data-driven practices: dynamic pricing, understanding customer lifetime value, and personalised offers. He positioned data as a vital tool for strategic decision-making in self storage, noting: “One advantage we have in our industry is that we’re all largely doing the same thing. Technology should be used to automate all of it.”

Advancing automation

With the trend toward remote and unmanned facilities, Terry envisioned a hybrid model where automated and traditional approaches coexist for improved customer experiences and cost reduction. Michael acknowledged the shift toward automation in part had been driven by concerns about staff availability during events like pandemics, noting a growing trend of businesses preparing for automated operation. Leigh said TAXIBOX focuses on creating an unexpectedly delightful customer experience through automation. “Storage on paper is a very dry product,” he said. “When a customer comes to us for storage, we want them to have an incredible experience. A lot of automation goes into that to make it look seamless.” Haydn stressed the importance of a systematic approach to automation, advocating for testing, learning, and expanding technology solutions.

AI and the personal touch

While AI is making significant strides in the self storage industry, our experts debated the role of AI in replacing or augmenting the personal touch, with varying opinions on its future impact. Haydn provided insights into Storman’s use of AI and automation, spanning from product engineering to demand management. “We use AI to identify where the benefits and effort needs to be from a resource allocation perspective,” he said.

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Leigh, actively experimenting with AI technologies and keeping an eye on warehouse automation, discussed the implementation of an AI-enabled phone system for real-time call transcripts, focusing on enhancing customer experience and team training. “We love trying new things and embracing new technologies,” he said, “but if ChatGPT was an employee right now, I’d sack it.” For Terry, it comes down to one question: “How is AI practically being used in self storage today?” He cited the example of a storage operator in the US using AI to automate competitor data analysis. Michael provided insights into how his team are using AI day-to-day to great effect, improving productivity and communication tone. Leigh said he envisions AI replacing channels rather than human interactions, highlighting the potential coexistence of AI with traditional communication channels in the storage landscape.

Understanding your neighbourhood Urban designer and co-founder of Neighbourlytics, Jessica Christiansen-Franks, gave a thought-provoking session on the way technology has fundamentally changed our lives. The session focused on three pivotal questions that the data can answer: Who is in the community, where do they spend their time, and what are their interests? Jessica explored how the answers influence planning, development, and marketing in a self storage context. She turned the spotlight on three distinct growth regions, presenting data-driven insights into Queensland, South Australia, and Victoria which will be highlighted in a white paper series with the SSAA in 2024.

EXPLORE ALL THE INSIGHTS Explore M23 recordings, speaker slide decks, the video wrap and all the event photos on the SSAA Member Portal.

www.selfstorage.org.au

“

Success is about what is possible when we train our mind with the same deliberate purposeful intent that we train our skill, job knowledge, or craft. When we do that, what is actually possible?

↑ Trends and challenges in self storage across the globe

Joining forces on our global perspectives panel, industry experts John McGlynn from Scottish Capital (UK), Pete Frayser from Janus International (USA), and Mike Hagbeck of StorHub (Asia) shared their perspectives on macro trends, geopolitical climates, and what impacts storage demand in their respective regions. In Asia, Mike highlighted China’s influence on the market, noting the ease of doing business but citing the biggest challenge as raising awareness about self storage. For the US, Pete said challenges included navigating elections and cost impacts on the industry, with a steady growth trajectory expected. Looking to the UK, John addressed the cost-of-living crisis and the resilience of self storage amid economic uncertainties. The discussion ventured into building trends, challenges, and the increasing role of technology. Mike explored the different opportunities in Asian markets, while John shared insights on the growth on container facilities in the UK and mixed-use environments. Pete and John weighed in on the tech-forward trajectory of the industry, citing the importance of remote access, efficiency, and adapting to the digital era. As John aptly put it: “If you’re not automated, you’re like a black and white TV.” John also shared a sentiment that captured the global adaptability and success of self storage. “What I love about our industry is you’ve got 195 countries in the world, and I’ve not found one country where self storage doesn’t work,” he said. “It’s successful across the entire globe.” www.selfstorage.org.au

↑ High performance fundamentals

↑ Tackling organised crime in the self storage industry

Detective Sergeant Gerry Feltham of the Australian Federal Police (AFP) provided practical advice on crime prevention and strategies to help operators keep their assets secure from organised crime’s efforts to infiltrate the self storage sector, Detective Feltham categorised organised crime activities in storage facilities into three areas: storing illicit goods, using it as a concierge service, or engaging in criminal activities. He highlighted the importance of vigilance in identifying suspicious behaviour, sharing case studies where irregular attendance and unexpected deliveries led to criminal endeavours being uncovered. Highlighting the long-standing partnership between the AFP and the SSAA, Detective Feltham emphasised the industry’s role as valuable informants and encouraged operators to share information and act as the eyes and ears for law enforcement.

In our final keynote, mindset coach Emma Murray – renowned for guiding AFL teams to premierships and Olympic athletes to the podium – shared valuable insights on enhancing productivity and performance. Addressing stress management and unlocking your A-game potential, Emma talked about the power of a purposeful mindset, drawing on her experiences with the NBA, Richmond Football Club, and swimmer Kate Campbell. Success, she contends, is not just about sports. “It’s about what is possible when we train our mind with the same deliberate purposeful intent that we train our skill, job knowledge, or craft. When we do that, what is actually possible?” Emma introduced the concept of an A game and a B game, with the key takeaway being to redirect focus from the B game, characterised by challenges and uncertainties, to the A game, where we feel in control and energised. l Anticipation is already building for Gold Coast 2024 – see you next year!

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14 SSAA CONVENTION HIGHLIGHTS

Facility Tours

Presented by Regis Built, three buses took over 150 people out for the Facility Tours. The visits included:

↑ Storage King – Brunswick East

Storage King Brunswick East is conveniently located between the suburbs of Brunswick and Coburg. The facility has more than 170 storage units and offers multiple storage solutions for every need. Anthony Regis from Regis Built explained the unique conversion aspects of the site and how the building was retrofitted to suit self storage.

→ Fort Knox Self Storage – Braybrook

Fort Knox Self Storage Braybrook represents the latest state-ofthe-art facility in the Fort Knox portfolio. This facility was a finalist in last year's Awards for Excellence. Featuring more than 500 units across three storeys, its unique architectural facade ensures it's a stand-out. An early adopter of Noke smart access technology, customers enjoy keyless entry and seamless storage experience.

↓ City West Storage

The first container-style storage facility to feature in a SSAA Convention facility tour. SSAA Director Ned Coten graciously showed members through this facility featuring 20-foot, individually alarmed containers across a wellmanicured and secured site.

↗ Wine Storage – Pentridge Cellars

Having carefully restored the D Division building, Pentridge Cellars is committed to protecting the heritage and history of this iconic site. Today, D Division is a monument to nineteenth-century architecture and an important part of the state’s history. Pentridge Cellars allows people to own a piece of history like no other and a legacy to pass on to future generations.

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www.selfstorage.org.au

Golf: Trans-Tasman Cup

Picture this: sprawling fairways, lightning-fast greens, and sandbelt bunkering—all generously provided for our enthusiastic participants at the breathtaking Sandy Links Golf Course and proudly presented by VISY Boxes and More. Under the glorious sunny Melbourne day, four teams engaged in a thrilling battle that ultimately resulted in a draw, with two victorious squads boasting an impressive score of 54. But hold on, the excitement doesn’t end there! A local wild magpie added an unexpected twist, scoring an unplanned hole-in-one by swiping a sandwich straight out of a player’s bag. Now, that’s a birdie bonus!

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16 SSAA CONVENTION HIGHLIGHTS

Welcome Event

This year’s Welcome Event was held at Ballers Clubhouse located down one of Melbourne’s infamous laneways. It was a chance for everyone to catch up, play a few games in readiness for the next few days.

Women in Storage

More than 50 women in self storage gathered in The Residence to enjoy some of Victoria’s finest cheese and charcuterie over a glass (or two) of local wines. This year the event was kept casual with a focus on networking and time for everyone to connect outside of the bustling convention – but that doesn’t mean it was all fun and games, plans are afoot for a Women in Leadership program in 2024! The expert team from the local Prahan Market institution and renowned “The Chapel of Cheese”, Maker & Monger, set the scene and explained their carefully curated selections. Everyone enjoyed the delicacies and discovered a few new favourite combinations (Melbourne CBD honey and a local goat’s cheese were a clear standout). After a solid hour of networking, the group headed to Trade Show in the Spotlight.

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www.selfstorage.org.au

Trade Show in the Spotlight

On Wednesday night the Tradeshow area was the place to be. Attendees explored the innovations and engaged with industry suppliers over drinks and nibbles.

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18 SSAA INDUSTRY SNAPSHOT

SSAA Industry Snapshot 2023 Exploring the strong performance of the self storage sector

The Industry Snapshot is a short format research report designed to complement the biennial SSAA State of the Industry. Industry Snapshot 2023 provides an overview of the self storage sector and explores changes in the landscape since State of the Industry 2022.

Market Overview

The growth story of the self storage sector continues

There are an estimated 2,870 self storage facilities across Australasia, with 2265 in Australia and 605 in New Zealand. More than 6.57 million square metres of net storage area hold the possessions of more than half a million self storage customers. As the Australasian self storage sector continues to mature, broadened awareness of the product and the

2870 2265 605 $2b Self storage facilities in Australasia

Self storage facilities in Australia

Self storage facilities in New Zealand

Estimated annual self storage industry turnover

INSIDER 134 DECEMBER 2023 / JANUARY 2024

asset class has seen increased demand and supply. This has led to a more diverse range of self storage offerings across both markets. The SSAA data set has been expanded to include a range of self storage offerings, including traditional self storage, container storage, mobile storage, vehicle storage and removalists who offer dedicated self storage. This expansion is in line with the increasing number of non-traditional SSAA members. These categories will continue to be tracked as part of the SSAA reporting data set.

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the rate of supply as storage units

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6,757,000 squar 6,757,000 squ 6,757,000 squar storage area ac 6,757,000 squ storage area storage area aca AUstorage 5,460,000 sqm area

AU 5,460,000 sq AU 5,460,000 sqm NZ 1,297,000 sqm AU 5,460,000 s NZ 1,297,000 NZ 1,297,000 300,000 sqmsqm | sqm 202 NZ 1,297,000 sq 300,000 sqm |2 300,000 sqm | 202 300,000 sqm |

the rate of supp the rate sup the rate ofof supp per 100 people the rate of su per 100 people per 100 people AU 2.05 per 100 peop

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the rate of supply as units the rateof supply as units per the rate rate ofof supply asunits units the as per across thehousehold rate ofsupply supply as Australasia units per household household acrossAustralasia Australasia per across Australasia household across per household across Australasia AU 0.05

AU 0.05 AU 0.05 AU0.07 0.05 NZ AU 0.05 NZ NZ 0.07 0.07 One unit per 20 households NZ 0.07 NZ One unit One0.07 unit per per20 20households households One unit per households One unit per 20 20 households

the rate of supply as floor space (sqm) the rateofof supply as floor space (sqm) the supply as the rate rate of supplyAustralasia asfloor floorspace space(sqm) (sqm) per capita across the capita rate of supply asAustralasia floor space (sqm) per across per Australasia per capita capitaacross across Australasia per capita sqm across AU 5,460,000 (2.22Australasia sq ft)

the rate sup the rate ofof supp household acro the rate of su household ac household acro AU 0.05 household ac

AU 0.05 AU 0.05 NZ 0.07 AU0.07 0.05 NZ NZ 0.07 One unit per 20 ho NZ 0.07 One unit One unit per 2020 ho the rate ofper supp One unit per 20

the rate sup the rate ofof supp (sqm) per capit the rate of su (sqm) per capit (sqm) per cap asia (sqm) per ca asia asia AU 5,460,000 sqm asia

AU 5,460,000 sqm NZAU 1,297,000 sqm 5,460,000 sq( AU 5,460,000 s( NZ 1,297,000 sqm 0.01 | 1,297,000 2022: 0.20 NZ sqm NZ 1,297,000 sq 0.01 | 2022: 0.20 0.01 | 2022: 0.20 0.01 | 2022: 0.20

AU 5,460,000 sqm (2.22 sq ft) AU 5,460,000 sqm (2.22 sq ft) NZ sqm (2.67 sq ft) AU1,297,000 5,460,000 sqm (2.22 sq ft) AU 5,460,000 sqm (2.22 NZ 1,297,000 sqm (2.67 NZ 1,297,000 (2.67 sq ft) ↑NZ 0.01 | 2022: sqm 0.20 1,297,000 sqm (2.67 sqsq ft)ft)sq ft) 1,297,000 sqm (2.67 sq ft) ↑↑NZ 0.01 || 2022: 0.20 0.01 2022: 0.20 ↑ 0.01 | 2022: 0.20 ↑ 0.01 | 2022: 0.20 ↑ 0.01 | 2022: 0.20

www.selfstorage.org.au

DINK 19

ating Metrics

Operating Metrics

87% $361

Resilient revenue growth underpins venue growth underpins strong operating performance rating performance

Strong fee rate increases are fuelling revenue growth, with the average storage fee rate across Australasia creases are fuelling revenue growth, with the now in the region of $360 per square metre per annum. ee rate across Australasia now in the region of $360 This represents an increase of 13% from State of the per annum. This represents an increase of 13% from Industry 2022 results at $318 sqm per annum.

Average facility occupancy by area

try 2022 results at $318 sqm per annum.

The average occupancy level has reduced from 91%

upancy level has from A 91% in 2022 to 87%. in reduced 2022 to 87%. higher rate of move outs and softer move outs and softer enquiry levels have contributed enquiry levels have contributed to the decrease. Declining occupancy implies this cycle has peaked Declining occupancy implies this cycle has peaked anticipated toand enter a phase of is more stabilised to enter a phase of more the market anticipated ng occupancy stabilised levels will require a slowdown of fee growth. Maintaining occupancy levels will

require a slowdown of fee rate rises.

Despite the decline, occupancy remains well ahead

ne, occupancy remains well ahead of of pre-pandemic levels. In 2020, the average facility vels. In 2020, the average facility occupancy occupancy was 83%, demonstrating the continued trating the continued resilience of the sector.

Average storage fee rate $ per sqm per annum

resilience of the sector.

able square metre (RevPAM) is recorded at $320metre per (RevPAM) is Revenue per available square alasia. recorded at $320 per sqm across Australasia.

This year, operating metrics across major Australian

ng metrics across major Australian and and New Zealand markets have been consistent so are kets have been consistent so are presented

presented as combined.

Revenue per Available Square Metre (RevPAM)

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20 SSAA INDUSTRY SNAPSHOT

2021

2022

Continued demand is expected through Net Overseas Migration and Interstate Migration, along with a return of high-rise residential development (AU). Revenue growth is slowing, though remains positive. Self storage customers are facing higher costs of living and a more challenging business environment. 2024 is set to see the highest increase in new self storage supply if all developments are completed as scheduled. This is likely to impact the 2024 result. The macroeconomic climate remains somewhat uncertain, albeit with more direction than in previous years. Overall, the SSAA Storage Industry Gauge outlook is positive, with the movement of people and a rebound in the housing market likely to support continued customer demand.

2023

Storage Industry Gauge The SSAA Storage Industry Gauge is relatively consistent year-on-year, suggesting that the self storage market is stable. Whilst some demand drivers have weakened, others have strengthened. At 3.29, the 2023 result is 13 points stronger than the 2022 result of 3.16. The stronger 2023 result can be attributed to a higher score in ‘movement of people’, driven by strong levels of Net Overseas Migration which have increased 37% in the three cities during the 12 months to March 2023. Lower residential sale volumes and increased new self storage supply has contained the 2023 result, despite the positive impact of movement of people. The 2023 result suggests that the self storage market is slightly better off than 12 months ago, but below the peak of 2021.

Population Growth 2022

2023

Residential Turnover Volume 2022

2023

INSIDER 134 DECEMBER 2023 / JANUARY 2024

Supply

In 2021, the majority of approved self storage projects were targeting a 2022 completion. Across 2022/2023, a notable shift in time to completion has occurred, with forecasts now extending to 2+ years. This change is primarily driven by increased construction costs, COVID-19-related backlogs, a shortage of specialised trades and the variable landscape of interest rates. Developers are strategically adjusting their timelines to address these complex challenges. A significant number of facilities were completed, or are due for completion in 2023. Many of these developments were delayed in 2021/2022 due to supply chain and labour challenges, which continue to dominate the construction industry.

Disruption 2022

2023

Density 2022

2023

Discretionary Spend 2022

2023

New Storage Supply 2022

2023

www.selfstorage.org.au

ts th 3, with

e ese

ply pply

to t to

ge age

DINK 21

100 100 90 90 80 80 70 70 60 60 50 50 40 40 30 30 20 20 10 10 0 0

Proposed Self Storage Supply Proposed Self Storage SupplyProposed Self Storage Supply

Sydney Brisbane Melbourne Auckland Adelaide Sydney Brisbane Melbourne Auckland Adelaide 2023 2023

2024 2024

More than 140 new self storage facilities are forecast to come online over the next two to three years if all projects proceed. Well established, existing self storage developers continue to grow and develop a high proportion of the new self storage supply. As construction costs continue to rise, timelines extend beyond two years and financing becomes more challenging, supply forecasts become less certain. For the first time, the supply forecast data set has been analysed for certainty of completion. Developments earmarked as forecast or uncertain have been categorised based on a range of factors, including track record, financing and development stage. 20% of the known supply pipeline is already underway, with a further 17% committed and expected to proceed. Brisbane leads the supply forecast with the highest proportion of facilities underway or committed, which it counters with the second highest number of uncertain developments. The Melbourne market also demonstrates some supply uncertainty, with an estimated 50% of supply considered uncertain.

Future Outlook

Macro trends set to take the stage as leading indicators for stabilised growth ahead

The performance of the sector across 2023 suggests that the self storage market has remained buoyant against a backdrop of continued uncertainty and a challenging economy in both Australia and New Zealand. Strong fee rate growth has continued. Although occupancy has demonstrated a decline across most markets, RevPAM growth remains healthy. The return of immigration and importantly, skilled migrants, has been stronger than projected, at rates close to historic highs. Interstate migration in Australia www.selfstorage.org.au

Perth Canberra Total Perth Canberra Total

2025+ 2025+

also remains high, contributing to continued demand for self storage through movement of people. In New Zealand, the increase in arrivals since the re-opening of borders far outweighs the increase in departures. A change of government will also herald further policy changes in the year ahead. Housing turnover volumes are on the rise, despite the heightened cost of debt, although the affordability crisis continues to worsen. Residential vacancy rates remain at all-time lows. There is a clear shortage of housing across Australasia. New apartment completions are increasing, but not at a strong enough rate to keep pace with demand. Lifestyle changes continue to influence the way people live and work. Many families are living in smaller houses, or adapting to multi-generational living. New self storage supply is on the rise, with 2024 set to become the biggest year for development completions on record, should all projects proceed. In an environment that is challenging to forecast and where disruption is fast becoming the new norm, the sector can look to increasing migration, continued strengthening of the residential market, increased housing supply and a shift back towards high density living as the leading indicators for the year ahead.

Trends in Focus Across 2024, the Insider feature articles on each of the key trends and fundamentals explored in the SSAA Industry Snapshot 2023, including spotlights on the Movement of People, Artificial Intelligence and the Build to Rent sector.

Explore the Report

Download the full SSAA Industry Snapshot 2023 from the SSAA Member Portal. DECEMBER 2023 / JANUARY 2024 INSIDER 134

22 INVESTIGATE AND SECURE

Is organised crime exploiting your self storage business?

hat are those unusual smells coming out of that storage unit? Why does security footage show a customer dropping in at such strange hours? Why are they reluctant to provide bank account details, preferring to pay cash instead? And why did they show foreign ID documents when you requested an Australian driver’s licence for contract documents? Is something not adding up with a client at your self storage business? Is it worth having a second look? And is it worth considering passing the information on to the Australian Federal Police (AFP)? The answer is YES. As Australia’s national policing agency, the AFP’s mission is to protect Australia and Australian interests. The AFP reduces criminal and security threats by preventing, deterring, disrupting and investigating crimes of Commonwealth significance, such as transnational serious and organised crime – including drug and firearm importation/trafficking and money laundering – and terrorism, foreign interference, child exploitation, fraud and corruption, and cybercrime. The AFP has strong relationships with private sector industries that are more at risk of being exploited by those involved in serious and organised criminal activity. This

“

Is your self storage business a target for organised crime? Are things not adding up? Pass the information on to the Australian Federal Police (AFP). includes the self storage industry, which can be a target for criminal activity when facilities and services are used to distance criminals from their criminal conduct. Storage units can be used for storing illicit goods such as drugs, clandestine laboratory equipment, firearms, cash and hazardous chemicals. They can also be used to conceal criminal activities such as manufacturing counterfeit currency or false identity documents. The concierge services you may offer, including collecting parcels and receiving delivery of shipping containers containing illicit goods, can be exploited by criminal syndicates. There are often key behavioural indicators present when people engage in organised criminal activity. These may include one or more of the following:

INSIDER 134 DECEMBER 2023 / JANUARY 2024

l Nervous/evasive demeanour. l Concern over security/privacy. l Vague or non-specific answers regarding goods to be stored. l Requesting use of the concierge service. l Delivery of shipping containers. l Vague or uncertain recall of contact details, i.e. their phone number, email address, home address or telephoning someone else to obtain these details during the leasing process. l Using foreign identity documents to lease the unit. l Using an Australian driver’s licence that appears counterfeit; l Displaying disproportionate wealth for age. l Paying in cash. l Access at strange hours or no access at all. l People other than the leaseholder are accessing the unit. l Unusual odours emanating from the unit. l Observed use of unit different from the use stated initially, i.e. customer requested storage of household furniture but appears to attend regularly. l Difficulty contacting the customer by telephone or email during the term of the lease and l vacating a lease unexpectedly. www.selfstorage.org.au

Case Study 1

OPERATION WOODGATE

In May 2023, the AFP’s Transnational Serious and Organised Crime team conducted an investigation codenamed Operation Woodgate into the importation of 80 kilograms of ketamine concealed within multiple 20-kilogram buckets of a cement product. Members of the criminal syndicate alleged to be responsible for coordinating and facilitating the importation were observed to attend two different self storage facilities within Melbourne. Family members of the criminal syndicate leased these storage units, and access to the units was at times up to twice a day, and often outside of core business hours. The investigation resulted in the seizure of an additional 80 kilograms of ketamine, with a further 14 kilograms of ketamine and 25 kilograms of MDMA (ecstasy) located within each of the respective storage units.

Case Study 2

OPERATION CORAX

In August 2022, the Victorian Joint Organised Crime Taskforce conducted Operation Corax, whereby a consignment of 270 wine bottles was delivered to a self storage facility located in an outer suburb of Melbourne. The AFP had earlier seized 266 kilograms of

liquid MDMA (ecstasy) contained within the wine bottles. The storage unit had been leased using a false Queensland driver’s licence. Several males had individually attended the unit over a short period of time - one who placed a pallet jack inside the unit, one who met with the legitimate courier driver at the front gate of the facility to assist the delivery and then purchased a padlock for the storage unit from the office; and one who attended with a duffle bag and retrieved seven wine bottles. Some of these attendances were in the early evening and up until 9:00 p.m. The assigned PIN code to access the storage unit was

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24 FORT KNOX REBRAND

Fort Knox Storage Queensland rebrands to Loxon Storage

n May 1990, Fort Knox Storage founder Garth Davidson purchased his first storage centre in Burleigh on Queensland’s Gold Coast. In the years that followed, Garth, together with a group of shareholders, grew the portfolio to more than thirty self storage centres under the Fort Knox Storage banner. The name, the infamous turret icon and the cream and green buildings have remained virtually unchanged for 25 years. These days, you’ll find the next generation of Garth’s family at the helm of Fort Knox Storage. In 2019, lead by Mark Davidson and Katrina Hamilton, the company embarked on a journey to update and formalise their business strategy and operating platform, with a mind to deliver a methodical but robust plan to ensure the ongoing growth of the company. “At the outset, it was important to us to have input from a range of stakeholders. We spent time with our

shareholders, Board, management team and staff to understand the current landscape and help shape our shared vision for the future,” explained Katrina. “The business has always been grounded in our values of family, excellence and integrity. Our review reflected the importance of those values back to us and we’ve used them to guide our approach to this next phase of growth”.

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What emerged from their review was a plan for considered growth of the business. Backed by longtime shareholders, the management team have taken on an acquisition, building and development program that will see the portfolio and operating platform grow substantially over the next five years. “Once fully executed, we hope to have seen our company double in value by this end of this next growth phase. The changes we’re embarking on now are designed to set us up for the next ten to twenty years”, shared Mark. The company re-evaluated their overall brand strategy as part of the review, wanting to ensure longevity and a future of strong market positioning. Reflecting on the process, Katrina said, “It felt like the right time to refresh the brand and to create something with a new energetic identity that spoke to both our past and our future”. Mark was cognisant of their growth plans in

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“

Fort Knox Storage has long been synonymous with self storage in Queensland. 2024 marks an exciting new chapter as the business embraces a new brand and gets set for further expansion.

the context of geography. “Our new brand will allow the business to move into new geographical areas without the risk of brand confusion or trade restraints,” said Mark. Brand strategist Jack Perlinski at Dais was engaged to assist with the brand refresh. During the process, the team explored those business foundations and their customer experience. Workshops revealed the team was already delivering on their promise of safety, problem solving and a warm family experience – it just needed to be clearly communicated. “Leave it with us” is the hallmark of the new brand, Loxon Storage. The name Loxon gives a nod to the “OX” in Fort Knox and was derived from hearing the team go about their day-to-day, explaining the nature of self storage as “Once the lock is on…”. It’s a simple, modern and effective way to communicate their brand promise, with the strong visual

representation of the lock reinforcing the security of the self storage offering. “Dais has created a brand that is in keeping with what we stand for and importantly, already deliver. The capturing of the essence of how we operate as a business was pivotal in the brand development. We surveyed our stakeholders throughout the process which gave us the reassurance that we were delivering what we have always set out to do,” said Katrina. “We are continuously innovating our facilities, technology and service to give every person in our storage family peace of mind. R6 Digital has helped us reflect that online, with a website refresh that reflects our new brand and speaks to the customers we serve. We’re focused on leveraging our experience and storage knowhow to deliver smarter, personalised and more efficient service. As a team, we’re very much committed to making

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sure that we not only solve our customer’s problem but exceed their expectations”. On the property side, Mark is managing a program of facility updates which will deliver the new brand in physical form, with the façades of all existing facilities set to be upgraded with fresh colours and smart new signage. “It’s not just a change in appearance,” says Mark – rather, a renewed focus on customer experience and an investment in the brand and the business. “As part of our refresh program, we’re also embarking on full lock automation and a digital experience across every facility. These changes are very much driven by security and our desire to deliver a seamless customer experience”. With a new look, the locks on and growth plans well underway, 2024 is shaping up to be an exciting year for Loxon Storage. l

26 SSAA AWARDS FOR EXCELLENCE

SSAA Awards for Excellence The 2023 Awards for Excellence recognised outstanding performance and unwavering industry support. A panel of distinguished industry leaders served as independent judges, Susan Phillips (former CEO of SSAA), Kathy Mac Dermott (former Head of Property for the Australian Financial Review and COO of the Property Council of Australia) and Adrian Kelly, our independent chair of Audit, Finance and Risk for SSAA who meticulously evaluated entries across various categories to unveil the deserving finalists and ultimate winners. The judging process proved challenging given the exceptional quality of entries that impressed the panel and underscored the remarkable accomplishments within the storage industry.

Excellence in Community Engagement

Look ahead to future Insider editions for the self storage stories behind each of the award winners.

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Thank you to our award sponsors:

This award recognises excellence in engaging with the local or broader community for societal benefit and/or outstanding contributions to the community.

UNIVERSAL STORAGE CONTAINERS The Leader in Portable Container Solutions

Presented by Shay McQuade Accepted by Caroline Plowman

The winner, National Mini Storage for their Creating Space program, places a strong emphasis on providing charitable sponsorships to local community groups. Sponsorships provide local community groups an opportunity to apply for one of eight sponsorships of $10,000 cash and two free storage units for one year. National Mini have shifted their approach from making smaller donations to various groups to focusing on local organisations that have a significant impact on the wider community. This means offering more substantial donations and providing free storage, creating greater opportunities for positive change.

“ “

The judges remarked that this initiative is ‘A great way to aggregate previous giving into an initiative with increased impact.’ The judges particularly appreciated how the successful applicants represent a diversity of community organisations and commended National Mini Storage for offering a discount to all applicants. This was a ‘Focused and generous community support program that creates an opportunity for real impact’.

The highly anticipated SSAA Awards for Excellence took centre stage at the Convention, sponsored by VISY Boxes and More. The night was dedicated to honouring the exceptional achievements within our industry.

INSIDER 134 DECEMBER 2023 / JANUARY 2024

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DINK 27

Excellence in Sustainability

Excellence in Innovation

Sponsored by Storman

David Daddow joined the SSAA board for his second era of service in 2017 and has been a strong voice for independent operators, particularly passionate about providing support to those entering the industry. David has been selfless and incredibly generous with his time, knowledge and care & concern, always thinking of how he could be assisting others in their self storage journeys.

Presented by Haydn Salvas The Manager of the Year award applicants needed their nomination endorsed by the facility owner, plus managed the facility throughout the previous financial year. The Manager of the Year demonstrates excellence across all facets of facility management. Congratulations to Rosemary Angyasy of Jim’s Self Storage and Priya Khatri of Rent A Space Marsden Park. The judges couldn’t split these worthy winners as both represented different pathways to success. Rosemary Angyasy has been an invaluable asset to the self storage industry since 2005, demonstrating unwavering commitment, expertise and adaptability in her role at Jim’s Self Storage.

“

The judges remarked that Rosemary ‘is a shining example of empathy and originality, setting an extraordinary standard for customer satisfaction. She demonstrates an innate ability to inspire and motivate, fostering a culture of innovation, collaboration, and continuous improvement.’

Priya Khatri’s seven-year journey in the self storage industry from an accounting background demonstrates her dedication and adaptability, leading to a remarkable operational performance at Rent a Space Marsden Park.

“

The judges noted that Priya’s nomination clearly demonstrated her positive and proactive approach and particularly heroes her exceptional commitment to her customers, evidenced by their glowing reviews. Priya's diverse background equips her with a unique blend of financial acumen, operational expertise, and customer-centricity.’

INSIDER 134 DECEMBER 2023 / JANUARY 2024

Service Award – Presented to Sonja Becke Sonja Becke is nearing her 21st year supporting the self storage industry. A familiar face and helping hand to both new and seasoned operators alike, her investment, dedication and service to our sector reflects her strong work ethic and care for her customers. She is a strong voice for women in storage, always kind, warm-hearted and generous in her approach. l

www.selfstorage.org.au

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

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Capacity

SGH-2418

SGH-2422

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2.0m x 1.8m 2.4m x 1.8m

2.4m x 2.2m

2.4m x 2.4m

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1500kg

Enclosure Length

1720mm

2220mm

2620mm

3200mm

Enclosure Width

2165mm

2465mm

2915mm

3065mm

Pit Depth

125mm

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36 SSAA CONVENTION HIGHLIGHTS

Good times had by all Everyone had a great time celebrating achievements and enjoying each other's company at the Welcome Event, the Awards for Excellence dinner, and the after-party with dancing and good times.

INSIDER 134 DECEMBER 2023 / JANUARY 2024

www.selfstorage.org.au

DINK 37

www.selfstorage.org.au

DECEMBER 2023 / JANUARY 2024 INSIDER 134

38 FACILITY RULES

Facility Rules in Focus Download the new Facility Rules template for your facility.

he SSAA 2023 Self Storage Agreement Suite for Australia is available on the SSAA Member Portal. Members are strongly encouraged to use the 2023 agreement now that legislative changes to unfair contract laws have been enacted. A new concept of Facility Rules has been introduced as part of the refreshed agreement suite. Facility Rules enable facilities to specify operational requirements and other important procedural aspects of storing, without changing the terms of the Agreement. Using Facility Rules also enables the Agreement to be shorter and more flexible. Follow the below steps to implement Facility Rules in your business.

Download the template

Download the Facility Rules template from the SSAA Member Portal. You’ll find it under Resources, or you can use the search bar.

Facility Logo

“

Facility Rules enable facilities to specify operational requirements and other important procedural aspects of storing. Edit for your facility.

Once you’ve downloaded the template, read through the suggested inclusions and consider which sections are relevant to your business. Some items may not apply at your facility, or there may be rules you’d like to add specific to your facility. Key sections of the Facility Rules include information on how to access the facility, how to behave in and around the facility, details about storage units and goods, and important information about fees and moving out. There’s also a section on deliveries and collections

Facility Logo

Facility Rules

if that’s applicable to your facility. The template is in Microsoft Word and is easily editable to suit. Don’t forget to add your logo and any other business details. Save the document as a PDF when you’re finished making your edits.

Sharing with Customers

There are several ways to incorporate the Facility Rules into your move-in processes: l During Move-in / Sign Up – you can talk through the Facility Rules as part of your sign-up or move-in process in a similar way to how you may have talked through the main points of the agreement with customers l Email with Agreement Documentation – ensure each customer is provided with a copy of the Facility Rules on move-in l Hard copy – print and laminate a hard copy of Facility Rules to keep on hand for customers to review in the office l Key aspects – consider placing key aspects of Facility Rules on signage in and around your facility (eg speed limits or access details near gates) l Online – don’t forget to upload the Facility Rule document to your website.

Facility Rules Feedback

The SSAA is always keen to receive feedback from members about how templates and documentation are being used within facilities. If you have questions about implementing Facility Rules or have suggestions for additional rules or other ideas, please contact the SSAA Help Desk at membership@selfstorage.com.au. A note for NZ Members: The New Zealand Self Storage Agreement Suite will be reviewed in 2024. l

INSIDER 134 DECEMBER 2023 / JANUARY 2024

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ANALYTICS REPORTING 39

Jason Mackie is the co-founder of 8 Developments and Focus Storage. Jason headed the Bosch NZ business from 2001. He acquired the Bosch security brand in 2010 and sold it in 2023 to focus on AI programming and specialised security products.

David Bateman has been active in the security industry for 25 years. Starting in the technical field over a decade ago, he slowly moved through every part of the industry until creating Self Storage Security LTD, focussing on all facets of security for storage facilities.

Focus Storage analytic reporting

ocus Storage Analytics, in collaboration with Self Storage Security Ltd, has introduced a specialised CCTV Analytics product addressing the security needs of storage facilities. The system offers instantaneous SMS Visual Snapshot Alarms, providing the ability to assess and respond to various situations. Additionally, it presents graphed data, offering insights into peak times, tailgating, gate maintenance, and more, all facilitated through advanced AI technology. Focus Storage Analytics aims to enhance your business operations by delivering real-time information gathered through programmed Analytics, without necessitating a complete CCTV system upgrade.

Driving transformation through data

Effective security and operational practices hinge on the ability of staff to promptly respond to evolving in-store situations, investigate incidents, and strategically plan based on trend data. Previously, reliance on anecdotal information, human observation, and sales records was common for managers and security teams to gauge effectiveness. www.selfstorage.org.au

Now, the power of video analytics enables the collection of comprehensive business intelligence about activity and traffic, streamlining business operations.

Building on existing infrastructure

In tandem with existing camera networks, Focus Analytics taps into data recorded by specific camera positions. Fuelled by deep learning and artificial intelligence (AI) technologies, the system processes video to identify and classify objects, such as people and vehicles. The software’s unique capability to aggregate video data over time provides valuable business intelligence, aiding operations, staff understanding of trends, decisionmaking, and strategic planning.

Ways to enhance storage facilities enabling real-time security response

While post-event investigation remains crucial, video analytics empowers managers and security staff to respond to unfolding events. Real-time alerts, configured to trigger when predefined behaviors are detected, allow staff to assess the situation immediately. For instance, if there’s unauthorised

“

Empower realtime security response and unleash the power of video analytics to safeguard your storage facilities. movement in a facility after hours, a real-time alert is sent, enabling a quick response.

Managing staffing behaviours and occupancy levels

Analysing building activity at specific times over days, weeks, and months helps identify trends that indicate staffing requirements. Focus Video analytics can also be applied to manage building occupancy, generating reports on occupancy trends and wait times. This information aids in optimising staff interactions with customers. These are just a few of the functionalities available. l Thanks to: David Bateman from Self Storage Security LTD for this contribution. E: dave@selfstoragesecurity.nz PH: +64224937700 W: www.selfstoragesecurity.nz

DECEMBER 2023 / JANUARY 2024 INSIDER 134

40 TRADE DIRECTORY – TRUSTED SUPPLIERS TO THE SELF STORAGE INDUSTRY ACCESS CONTROL, FIRE & SECURITY

ANCILLARY SERVICES

TELECOMMUNICATION

PTI SECURITY SYSTEMS

ENERGY

3SIP Services Orhan Guzel T: 1300 843 256 E: sales@igd.com.au www.3SIPServices.com.au

T: Sales: 1300 798 860 Support: 1300 159 473 E: apac-sales@ptisecurity.com www.ptisecurity.com

Choice Energy Pty Ltd T: 1300 304 448 E: info@choiceenergy.com.au www.choiceenergy.com.au

AD-TECH Security Adrian Rostirolla T: 1300 306 090 E: adrian@ad-tech.com.au www.ad-tech.com.au

CLEANING

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 Integrated Control Technology Limited T: +64 800 428 111 E: sales@ict.co www.ict.co Inside Out Security T: 61 7 4243 6235 E: service@insideoutsecurity.com.au www.insideoutsecurity.com.au Nokē™ Smart Entry T: +61 (07) 3865 1600 E: sales@janusintl.au www.janusintl.au/noke

OpenTech Alliance T: ±44 (0)7825 557826 E: eusales@opentechalliance.com www.opentechalliance.com QueAccess Pty Ltd Mike Bristol T: 1300 783 222 E: info@QueAccess.com.au www.queaccess.com.au

Security Distributors Australia T: 1300 882 101 E: info@securitydistributors.com.au www.securitydistributors.com.au

Security Vision Networks T: 1300 500 606 E: sales@secvision.com.au www.secvision.com.au/self-storage Self Storage Security Ltd T: (+64) 224937700 E: dave@selfstoragesecurity.nz www.selfstoragesecurity.nz

Sentinel Storage Systems Jason Keane T: 1300 852 117/+61 3 9988 2035 E: info@storagesecurity.com.au www.storagesecurity.com.au StorAxxS T: (07) 3088 8091 E: support@storaxxs.com www.storaxxs.com

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: sales@lockdistributors.com.au www.lockdistributors.com.au

MARKETING Digital First Robbie Cameron T: +27 216 713 233 E: info@digitalfirst.co.uk www.digitalfirst.co.uk

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

SIGNAGE PICHA Projects Dan Willis T: 1300 086 695 E: info@pichagroup.com.au www.pichaprojects.com.au

STORAGE AUCTION iBidOnStorage Brennan McLoughlin T: +61 2 4302 0605 E: info@ibidon.com.au www.ibidonstorage.com.au

INSIDER 134 DECEMBER 2023 / JANUARY 2024

URL Networks Ashley Breeden T: 1300 331 178 E: support@url.net.au www.url.net.au

DESIGN & CONSTRUCTION JANUS INTERNATIONAL AUSTRALIA PTY LTD Stephen Boxall T: +61 7 3865 1600 E: sales@janusintl.au www.janusintl.au

STORCO STORAGE SYSTEMS Jonathan Layton T: +61 2 6391 2800 E: sales@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 B&D Doors Lee James T: +64 21 360 396 E: lee.james@bnd.co.nz www.bnd.co.nz

Bruac Design Michael Bruton T: +61 416 352 057 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: sales@gliderol.com.au www.gliderol.com.au

RegisBuilt Group Anthony Regis T: 1300 388 224 E: info@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

www.selfstorage.org.au

TRADE DIRECTORY | 41 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

Gallagher Accountants Michael Gallagher T: 1300 263 260 E: michael@gallagheraccountants.com.au www.gallagheraccountants.com.au Sharp Accounting T: (03) 5338 7100 E: admin@sharpac.au www.sharpaccounting.com.au

Suncorp Bank Steve Hammond T: 131 155 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 New Zealand Jeffery Nathan E: jeffery.nathan@aon.com T: 0800 266 276 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 Tony Raunic T: +61 3 8602 9200 E: traunic@huntvic.com.au www.hunthunt.com.au

www.selfstorage.org.au

LIFTS & HOISTS

Collins & Associates Malcolm Collins T: +61 3 8456 5134 E: malcolm@malcolmcollins.com www.malcolmcollins.com

SOUTHWELL LIFTS AND HOISTS Hamish McGregor T: +61 2 4655 7007 E: sales@southwell.com.au www.southwell.com.au

Cushman and Wakefield Linda Sharkey E: linda.sharkey@cushwake.com www.cushmanwakefield.com/ en/australia/services/valuationadvisory-services/self-storage

ABT Loadmac Ltd Chris Walker T: +61 431 281 108 E: chris.w@loadmac.com www.loadmac.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

Safetech Lifts & Hoists Tony Krlevski T: +61 3 5127 4566 E: sales@safetech.com.au www.safetech.com.au

HMW Real Estate Advisory T: +61 7 3832 6455 E: rossp@hmwrea.com.au www.hmwgroup.com.au/financialservices/real-estate-advisory

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: 1300 857 903 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

StorHub Group Simon DeGaris T: +61 2 9168 3530 E: alysha.dutton@storhub.com.au www.storhub.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 Valuations Pty Ltd Shane Robb T: +61 2 8233 7627 E: SRobb@urbis.com.au www.urbis.com.au

Valuation Partners Martin Fallon T: 1300 248 209/+61 3 9674 0374 E: mfallon@valuationpartners.com.au www.valuationpartners.com.au

StoreLocal Mark Greig T: 1300 099 022 E: partners@storelocal.com.au www.storelocal.com.au

SOFTWARE SOLUTIONS STORMAN AUSTRALIA T: +61 7 3319 1522

OHS SERVICES

STORMAN NEW ZEALAND T: +64 9 280 3393 E: sales@storman.com www.storman.com

Action OHS Consulting Pty Ltd Craig Salter T: 1300 101 647 E: craig.salter@actionohs.com.au www.actionohs.com.au

Alyta Pty Ltd Stephanie Scoleri T: +61 3 9808 1149 E: info@alyta.co www.alyta.co

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 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

Centreforce Technology Group Pty Ltd Dallas Dogger T: +61 7 3889 9822 E: sales@centreforceit.com.au www.centreforceit.com.au Rubik Sebastian Kerekes T: +61 3 9988 2036 E: sebastian@rubikapp.com www.rubikapp.com

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DECEMBER 2023 / JANUARY 2024 INSIDER 134

42 TRADE DIRECTORY (continued) NEW MEMBERS 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 www.storeganise.com Storesync Nick Scanlen E: sales@storesync.co www.storesync.co

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 Boxwell T: +1 303 317 5850 E: karah@boxwell.co www.boxwell.co

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 www.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

AUS ADDITIONAL OVER 50

Storaway Self Storage Somersby 15 Kangoo Road, SOMERSBY NSW 2250 Roomia Self Storage Beverley 52 East Avenue, BEVERLEY SA 5009 Roomia Self Storage Butler 22 Sunderland Crescent BUTLER WA 6036 Storage Spot Gregory Hills 23 Digitaria Drive GLEDSWOOD HILLS NSW 2557 StoreLocal Pakenham 32 Merlot Road, PAKENHAM VIC 3810 Wilson Storage Knoxfield 585 Burwood Highway KNOXFIELD VIC 3180 Wilson Storage Revesby 128 Milperra Road REVESBY NSW 2212 Roomia Self Storage Minchinbury 9 John Hines Avenue MINCHINBURY NSW 2770 Swift Storage Beenleigh 70 Harburg Drive BEENLEIGH QLD 4207 Roomia Self Storage Chirnside Park 272-274 Maroondah Highway CHIRNSIDE PARK VIC 3116 Wilson Storage Williamstown 274 Kororoit Creek Road WILLIAMSTOWN NORTH VIC 3016 Wilson Storage Reserve Road 314-318 Reserve Road CHELTENHAM VIC 3192 Guardian Self Storage Brendale 3-5 Mackie Way BRENDALE QLD 4500

AUS FACILITY OVER 50

Gerringong Industrial Park 65-73 Rowlins Road GERRINGONG NSW Fox Storage 102 President Street, WELSHPOOL WA 6106 Likeit Storage 12 Laurie Street, INNISFAIL QLD 4860 Century 21 Maddies Hermans 39 Beach Street KIPPA-RING QLD 4021

AUS FACILITY UNDER 50

WHEELSTOREIT 11218 Augusta highway WARNERTOWN SA 5540

AUS PROVISIONAL

Mark Ravenscroft PO BOX 121 MOONTA SA 5558 E: ravo@clhg.com.au Steven Goakes 27501 Ephraim Island Parade PARADISE POINT QLD 4216 E: stevengoakes@natgen.com.au The Atlantic Associates Pty Ltd 660 Lynnes Road WATTLE BANK VIC 3995 E: aaronbrownbwp@gmail.com Jeff Gamble 120 Laurie St KOTARA SOUTH NSW 2289 E: info@project12.com.au

INSIDER 134 DECEMBER 2023 / JANUARY 2024

AUS SERVICE

Jensten London Markets Limited trading as Basil Fry Swan House LEATHERHEAD Surrey KT22 8AH www.basilfry.co.uk Australian Risk Applications Pty Ltd Suite 401, Level 401/12 Mount St NORTH SYDNEY NSW 2060 www.austrisk.com Indecon Pty Ltd 38 Parkinson Place, HILLARYS WA 6025 www.indecon.com.au Structor Projects Pty Limited 6 Irving Place, BATHURST NSW 2795 www.structorprojects.com.au Digital Surviellance Solutions Unit 37 22-30 Wallace Ave POINT COOK VIC 3030 DG Building Concepts 99 Norman St WOOLLOONGABBA QLD 4102 www.buildingconcepts.net.au Portable Storage Box Company 368 South Michigan Avenue BRADLEY IL 60915 www.portablestoragebox.com Inside Out Security 6 Quiver Street, BOKARINA QLD 4575 www.insideoutsecurity.com.au OpenTech Alliance 2101 W. Peoria Ave, Suite 100 PHOENIX AZ 85029 www.opentechalliance.com Sharp Accounting 1311 Sturt Street, BALLARAT VIC 3350 www.sharpaccounting.com.au Integrated Control Technology Limited 4 John Glenn Avenue ROSEDALE AUCKLAND 0632 www.ict.co Storesync storesync.co StorHub Group C/- Holzworth Partners Level 3/471 Adelaide Street, BRISBANE QLD 4000 www.storhub.com

NZ ADDITIONAL OVER 50

All Secure Self Storage Timaru 2 Heaton Street, TIMARU Timaru 7910 Safeguard Self Storage Arthur Porter 880 Arthur Porter Drive BURBUSH, HAMILTON 3288 Safeguard Self Storage Mosgiel 221 Dukes Road North MOSGIEL, DUNEDIN 9092

NZ FACILITY OVER 50

Lock and Store Papamoa 47 Enterprise Drive PAPAMOA, BAY OF PLENTY 3118

NZ FACILITY UNDER 50

Container Space Mount Maunganui 1 Hewletts Road, MOUNT MAUNGANUI 3116

NZ SERVICE-SUPPLIER

B&D Doors 46 Braeburn Drive CHRISTCHURCH CANTERBURY 8042 www.bnd.co.nz

www.selfstorage.org.au

STORCAD DESIGNED Facility of the Year 2023 StorageX

FROM CONCEPT TO COMPLETION

✔ Architectural Design & Construction Drawings ✔ 3D Building Scans ✔ Council Approval Coordination ✔ Storage Partitioning Fit-out

www.storcad.com.au

Better spaces from design to handover

Smart operators know that it takes more than just walls and roller doors to make a successful self storage facility. It takes a prime location to maximise your visibility and attract customers from a wide area. It takes smart facility design to take advantage of every square metre of land and bring in maximum returns. And it takes a savvy knowledge of materials to keep construction efficient.

Balancing all these needs is no mean feat, which is why smart operators partner with Storco. Storco has worked with developers across Australia and New Zealand to create facilities that attract customers and offer high returns. Our team has over 150 years of combined experience, and every one of us is dedicated to finding opportunities to make your next project successful.

Learn more about Storco storage systems

We have everything you need to build your next facility, from innovative products, local manufacturing knowhow, and a network of trusted industry partners. We take the guesswork out of your project to minimise risk and maximise your potential returns. Ready to build a winning self storage facility? Talk to us.