Insider
135
MARCH 2024
MAGAZINE OF THE SELF STORAGE ASSOCIATION OF AUSTRALASIA
INDUSTRY TRENDS BUILD TO RENT Insurance landscape
2023
INDUSTRY AWARD FINALISTS & WINNERS
TECHNOLOGY TRENDS
MEMBER UPDATES | HUMAN RESOURCES | OH&S | LEGAL | TRADE DIRECTORY
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PRINCIPAL PARTNER OF
AFTER
CONTENTS 3
14
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
12
Anthony Regis Regis Built, Victoria
28
Elizabeth Rutland Monash Self Storage, Victoria
Adrian Wylde All-Bay Mini Storage, Queensland
12
LIFETIME MEMBERS
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!
TECHNOLOGY TRENDS
Technology trends set to shape self storage
10 TRENDS TO TRACK
Thomas Whalan Rent a Space, New South Wales
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
8
Looking ahead
SSAA MEMBER UPDATE Self Storage Insurance landscape
14 BUILD TO RENT
Build to Rent expected to build self storage demand
16 2024 PROPERTY OUTLOOK
REGULARS 4 6
CHAIRMAN’S REPORT CEO’S REPORT
31 HR
Navigating the future
32 OH&S
Revolutionising safety
36 LEGAL HELP DESK
How to manage the introduction of AI into your business
40 TRADE DIRECTORY 38 NEW MEMBERS
What the top property bankers really think about 2024
20 GEN Z TRENDS
Four key Gen Z trends
SSAA AWARDS FOR EXCELLENCE
21 FINALIST UP TO 150 UNITS 22 WINNER UP TO 150 UNITS 24 FINALISTS - COMMUNITY ENGAGEMENT 28 WINNER - COMMUNITY ENGAGEMENT 30 MOVING AND STORAGE EXPERIENCE
Transforming the moving and storage experience with expertise and empathy
34 24 STEPS FOR 2024
Insider is published and edited by: Social Ties / E: vforbes@socialties.com.au
Designed by: Keely Goodall / E: keely@itsallgood.net.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.
MARCH 2024 INSIDER 135
4 CHAIRMAN'S REPORT
W
Michael Alafaci Chairman SSAA
elcome to 2024. I hope you had a relaxing and enjoyable festive season and you’re ready for another big year ahead. We certainly are! We’re starting the year off with important work on one of our key strategic priorities. 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. We’ll be engaging with members and suppliers to understand what’s important to you as we embark on this landmark project for industry, so I encourage you to get involved when the time comes. As part of our ongoing commitment to research and development of the sector, we’re also making a start on preparations for State of the Industry 2024. Every other year we undertake a nationally representative consumer study and pair that with industry metrics and reporting to map the success of our sector. I’m looking forward to seeing what insights 2024 has in store for us. These research efforts help to build the profile of the sector. Recognition of self storage as a
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Recognition of self storage as a standalone asset class continues to grow. The resiliency and consistency evident in self storage continues to attract local and international attention. standalone asset class continues to grow. It was a thrill to see the sector called out by leading investment bankers as one of their top picks for 2024. You can read more about their thoughts for the year ahead on page 16. The resiliency and consistency evident in self storage continues to attract local and international attention. Pleasingly, this interest and awareness has led to a record month for new SSAA members in January 2024. Thank you for your support and we look forward to sharing a successful 2024 with you all. l
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6 CEO’S DINK REPORT
Makala Ffrench Castelli CEO SSAA
A
s you settle into the new year, you’ve likely turned your mind to what 2024 might have in store for you and your business. We’ve done the same here at the SSAA and it’s a pleasure to bring you our annual trends edition. I’m sure this time last year I was writing about expecting a little more uncertainty. It seems that is now par for the course so we’ve steered clear of forecasting macro-environmental and geopolitical trends, and kept to what we’re more likely to see play out in self storage. I hope you find a few thought-starters or insights you might like to explore in more detail this year. This edition also sees the return of our annual industry showcase from the SSAA Awards for Excellence presented by VISY Boxes and More. Highlighting finalists and winners gives us the opportunity to share what excellence looks like right across our industry. Each edition this year we’ll be highlighting winners, finalists and other great
Save the Dates SSAA SKI SUMMIT 23 – 25 July 2024 QT Queenstown & Rydges Lakeland Resort Queenstown New Zealand This exclusive networking event provides self storage owners and leaders across Australasia with the opportunity to connect and share their knowledge and self storage experiences, while enjoying the stunning scenery and slopes of Queenstown, New Zealand.
examples of excellence we unearthed throughout the nomination process. It’s also not too early to be thinking about what you might like nominate for this year. 2024 is shaping up to be another big year with plenty of opportunities to connect and network with the industry at large. You’ll see date claimers below for the SSAA Ski Summit in Queenstown and our annual convention, GC24. We’re also excited to be hosting more online events this year focused on education and topics of interest. Speaking of education – the start of the year is always a great time to learn a few new skills or update your knowledge bank. There are now more than 40 training modules waiting for you in the SSAA Member Portal. If you’re more of a list-maker, check out 24 ways to maximise your membership in 2024 on page 34. We look forward to supporting you this year and wish you every success in self storage. l
GC24 SSAA CONVENTION 12 – 14 November 2024 JW Marriott Surfers Paradise Gold Coast Queensland Convention 2024 brings together the self storage industry over three incredible days this November on Queensland’s glittering Gold Coast. Don’t miss the self storage event of the year!
8 TECHNOLOGY TRENDS
Technology trends set to shape self storage 2024 will be marked by the swift advance of technology and artificial intelligence (AI) innovations. Insider takes a look at two future trends that are here today.
A
s the demand for storage solutions grows, operators are turning to technology to enhance operational efficiency, improve customer experience and elevate asset management. Here’s how two of the more futuristic tech trends are set to play out in self storage.
Robots revolutionise customer interactions
It turns out the future is already here - there are robots roaming self storage facilities around the world. Currently, the two main use cases for robots in self storage are for customer interactions and high-tech security. Autonomous robots are designed to redefine customer engagement and provide assistance when a customer enters the facility. The most advanced style of customerfacing robot is equipped with natural language processing capabilities, enabling the robot to engage in conversations with customers, answer questions and take a customer through the move-in process. Other robots are designed to move around the facility with the customer. They connect to a centralised operations centre where they video link with a real person who takes the customer through the move-in process. Do you think a robot might have trouble moving around a self storage facility? Think again. These robots utilise advanced sensors and cameras to move easily around the facility (and customers). At the same time, integrations with access control and lift systems mean the robot can even call the lift before the customer makes it to the door. The growing number of fullyautomated self storage facilities has given rise to robotics for security. A number of large US self storage operators now have small fleets of security robots patrolling facilities. The robot’s ability to navigate
INSIDER 135 MARCH 2024
“
Well-managed self storage is a resilient asset class producing consistent cashflow, business and capital value growth. autonomously using cameras and sensors allows for efficient monitoring of the entire facility. It is a mobile deterrent, contributing to a safer and more secure storage environment.
Enhancing the move-in experience with AR
The unit selection and move-in process can be daunting for customers, especially if navigating self storage for the first time. Augmented Reality (AR) is set to step
in to simplify this experience through a range of interactive applications. Customers can already use applications to scan QR codes on storage unit doors, and access information such as unit details, move-in instructions and helpful tips for efficient storage organisation. AR can elevate that experience to provide real-time guidance and advice with 3D visuals on a customer’s smartphone screen. In the age of convenience, customers often seek ways to explore self storage facilities without needing a physical visit. AR technology enables operators to offer interactive virtual tours, allowing potential customers to remotely explore facility features and amenities. Prospective customers can use AR applications to virtually walk through the facility and into storage units, common areas and view security features. This not only caters to a broader audience but also enhances the overall accessibility and convenience of exploring self storage options. “What size do I need?” is a question all too familiar to self storage managers. Imagine if a customer could take a few photos or scan the items they are hoping to store, and the right size unit was recommended from your inventory. AR makes that possible. As the self storage industry ventures into 2024 and beyond, integrating futuristic technologies and AI innovations promises to redefine the landscape. The technology tools operators need to enhance customer experience, fortify security measures and streamline operational workflows are now within reach. The fusion of human expertise with AI will shape the future of self storage and position the industry for future growth. Get ready to explore more technology and automation ideas in the May edition of Insider. l www.selfstorage.org.au
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SGH-2422
SGH-2424
SGH-3024
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
1500kg
1500kg
1500kg
1500kg
1500kg
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1720mm
2220mm
2620mm
2620mm
2620mm
3200mm
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2465mm
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2915mm
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3065mm
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125mm
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10 TRENDS TO TRACK
LOOKING AHEAD: Trends to track in 2024
With groundbreaking innovations in artificial intelligence balanced by economic pressures and a changing geopolitical environment, this year holds the potential to be a pivotal moment in shaping the future. Get ready to navigate the dynamic currents of change as we explore some key trends that will define the industry in 2024 and beyond. Stabilised growth
While the industry has experienced a significant growth trajectory in recent years, with the estimated annual turnover for the Australasian self storage industry now reaching north of $2 billion, post-pandemic growth is beginning to stabilise due to various factors. Revenue growth continues, though high inflation and interest rate rises have placed pressure on consumer spending and, in turn, have reduced residential housing turnover. The recent SSAA Industry Snapshot, published at the end of 2023, highlights that average facility occupancy levels have reduced by around 4% compared to 2022, with average occupancy now sitting at around 87%, demonstrating the market cycle is close to its peak. Despite this, the sector maintains a significantly higher occupancy level than pre-pandemic levels, RevPAM growth remains healthy and stabilised growth looks set to continue. Although the macro environment continues to present challenges, demand drivers of increasing migration, further strengthening of the property market, increased housing supply and consumer shifts towards high-density living prove promising for the industry’s continued growth.
Building towards continued resilience
Recent events and global developments have stressed the importance for businesses to prepare for the unexpected from cyber, climate, and economic perspectives.
INSIDER 135 MARCH 2024
While technology and Artificial Intelligence (AI) continue to experience rapid growth and present a range of opportunities to optimise and refine operational efficiency, data analytics and more (see some of the more futurist opportunities on the previous page), businesses are rightly becoming equally concerned with data privacy and cyber threats as they develop in sophistication. Cybersecurity is trending globally, and businesses should seek to safeguard customer and company data through appropriate planning, ongoing monitoring, and review. Those prioritising reviewing their current cyber security measures will be better positioned to protect against new cyber threats. Building physical resilience is as essential as digital resilience. Natural disasters remain an ongoing challenge throughout Australasia. The beginning of 2024 exemplified this with cyclones, soaring temperatures, bushfires, floods and other environmental impacts across Australia and New Zealand. There is a clear priority for businesses to develop strategic contingency plans to safeguard operations and physical assets through a range of uncertain circumstances. Disruption will continue to drive demand for self storage, and with the right operational plans, facilities can be uniquely placed to support their local communities in times of need.
Consumer trends
As quoted by Bernard Salt in his MEL23 keynote, ‘Calamitous times lead to change… and to business opportunity.’ It is key to understand how to harness the business opportunities presenting themselves in a post-pandemic environment responsible for catalysing shifts in societal priorities, values and lifestyles. Bernard Salt identified a dominant trend from what has been www.selfstorage.org.au
growth, socioeconomic factors and new storage supply in the area. Operators who attempt to apply the same operational strategy from previous years will likely find that they will fall behind compared to operators who are primed to adapt quickly to more dynamic demand drivers. The rise of automated self storage facilities that leverage cutting-edge technology to deliver greater efficiencies and seamless customer experiences is set to continue, likely to be one of the bigger industry shifts in the foreseeable future. The popularity of remotely managed self storage facilities is fuelled by a growing demand for a simpler operating model and techdriven solutions that cater to the evolving needs and expectations of both business owners and consumers. Insider is set to explore this trend fully in the upcoming Technology & Automation edition in May. As we assess the 2024 horizon, the combination of new technology, business dynamics and evolving customer trends emphasise the importance of balancing innovation and resilience as we look ahead to 2024 and beyond. l penned as the ‘post-COVID lifestyle’ as work now ‘fitting in around life’ (rather than the other way around), contributing to further demand for storage solutions. Underlying reasons include the increase in homebased sole traders requiring commercial storage options, which has also been the case for employers offering more flexible working arrangements, inevitably resulting in many businesses downsizing their office spaces while still requiring some physical storage space. These pandemic-instigated lifestyle trends are slowly turning into generational shifts and look set to continue into 2024 and beyond. Sustainability continues to gain traction in self storage for consumers and businesses as the consideration for environmental responsibility deepens and utility costs continue to rise in the current economy. Individuals and facilities are investigating more energy-efficient solutions such as solar panel installation, smart lighting options and more to save costs while reducing environmental impact. Institutional capital and professional investors are demanding more sustainable assets, and so will the next generation of self storage customers.
Operating trends
With the reality of economic pressures and more stabilised growth at play, we can expect to see operators focus more on proactive management to optimise revenue growth. Employing operational strategies such as adopting dynamic pricing tactics and actively managing payment defaults in a timely manner will be important for ongoing success in the present climate. Data-driven decision-making should be at the forefront for operators in this next season, ensuring consideration of demand drivers such as population www.selfstorage.org.au
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MARCH 2024 INSIDER 135
12 SSAA MEMBER UPDATE
SELF STORAGE INSURANCE LANDSCAPE
I
nsurance remains a challenge for many members and for the more than half a million Australasians that have their possessions in self storage facilities. Navigating this landscape on behalf of members has been a priority for SSAA and not without complexity, given market conditions and the current operating environment, where legal and compliance requirements have been at the forefront of discussions. We are pleased to report there has been some softening in the hard market conditions experienced over the past two years. Whilst lower investment returns, global volatility, severe weather events and regulatory changes will continue to present insurance challenges for our industry, our advocacy and efforts to generate new interest in the sector have started to deliver more choice to operators. We are delighted to welcome new brokers to industry with offerings that span traditional customer goods insurance and a new approach from international markets – customer protection. This update and further detail on alternative solutions is provided so you can consider what is appropriate for your circumstances. The Member Portal houses a range of detailed resources to help you understand and implement solutions in your business.
Considerations
Despite the challenges and limited coverage available in recent years, insurance remains an important part of self storage.
INSIDER 135 MARCH 2024
Understanding the benefits and impacts of insurance on your business is important. The SSAA recommends members consider solutions in light of three key areas: l Risk – understanding the role and impact of insurance in mitigating business risks and liabilities l Reputation - understanding the impact of reputational damage or risk to your business across a range of minor to major events l Revenue – understanding the revenue impacts of insurance in your business, and the equivalent impact on valuations Members will consider and weight each of these aspects differently depending on their business circumstances and risk appetite. The SSAA does not provide financial advice and recommends members seek independent, professional advice on these important matters.
Market update
Market rates for property cover have demonstrated more stability over the past 12 months. After a sustained period of hard market conditions, there is more optimism within the sector for greater consistency in products and choice in providers. With this new interest comes a sustained focus on risk management. Insurers are requesting more detailed due diligence and a better understanding of the risk management solutions in place. Where there is exposure for flood, hail and bushfires, insurers are managing their exposure by
sub-limiting cover or applying higher deductibles and pricing accordingly. From a liability perspective, there has been a notable increase in customer demands and claims following the significant weather events of the last few years. More challenging economic conditions are also impacting the level of customer claims and insurer recoveries. These increases point towards the importance of compliance and risk management for self storage facilities. Operators should ensure maintenance and repair programs, together with controls for pests, water ingress and fire services, are both in place and well documented. Securing coverage for Care, Custody and Control policies remains challenging, with limited appetite from insurers for coverage in this space. Standard sub-limits of coverage have continued to decrease and this type of cover is expected to remain challenging for the foreseeable future.
Customer Goods Insurance
Members are aware that Aon/ QBE exited the Customer Goods Insurance market for self storage in 2023. Increasing compliance requirements and regulatory challenges continue to dominate discussions with insurers in this space, with limited insurer appetite for this policy class. Despite these challenges, the SSAA and some dedicated brokers have continued to engage with insurers to demonstrate the opportunity in self storage. www.selfstorage.org.au
GSA has a traditional customer goods insurance solution in market. Self Storage Insurance Australia (SSIA) presented by Connect Business Insurance has an offering available for facilities and customers directly via an online portal. Members are reminded the Deferred Sales Model still applies for customer goods insurance, with operators having found the complimentary first month journey the most effective in managing compliance).
A new alternative: customer protection
SSAA explored a range of alternative solutions across domestic and international markets designed to deliver protection for customer goods in storage. These efforts have led to the launch of a new approach to customer protection. StoreProtect is a contractual liability solution developed by Basil Fry in conjunction with ARA and Aviso Group as an alternative to customer goods insurance. Similar to the tenant protection model widely used in the USA, StoreProtect is currently being deployed in the UK and EU self storage industries and has recently launched in Australia. StoreProtect is a non-insurance alternative that allows customers to purchase protection for loss or damage to their goods from self storage operators. StoreProtect is an additional service that can be sold alongside
storage at the time of move in. Customers sign up using the 2023 SSAA licence agreement with StoreProtect, which offers extended liability protection via some wording changes and an addendum. Customers who wish to opt for StoreProtect provide a declared value of their goods in storage (on a new for old basis) on move in. Operators accept a reasonable duty of care for stored goods and are responsible for indemnifying customers where loss or damage could have been avoided. StoreProtect is not the same as customer goods insurance - it is a contractual arrangement between the operator and the customer. In practice, StoreProtect is a broad form of ‘all risks’ liability, where it must be proven that operators could not have prevented loss or damage for any claim to be avoided. If customers do not opt for StoreProtect, the standard risk and liability terms in the agreement apply. As StoreProtect is not insurance, the deferred sales model does not apply. To cover operator liability under StoreProtect, Basil Fry provides a unique insurance policy designed specifically for self storage operators. The insurer is Chubb, using their Lloyd’s of London Syndicate with an A+ financial rating (S&P Global, formerly Standard & Poor's). To learn more, visit avisobroking. com.au/storeprotect.
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Considerations
Customer protection and extended liability models are new to self storage in Australia. Basil Fry has developed StoreProtect for the Australian market in accordance with local independent legal advice. The SSAA has sought its own advice in relation to the suitability of the model for the Australian market. At the present time, there has been no specific guidance or judicial consideration of extended liability protection structures similar to StoreProtect. The SSAA will continue to monitor the regulatory landscape and seek further guidance to support members where required. For a more detailed understanding of financial products, exclusions, insurance contracts and Chapter 7 of the Corporations Act 2001 (Cth) please contact the SSAA Legal Help Desk. l
Visit the SSAA Member Portal for information and resources on insurance and customer protection. The information within this article and the Member Update is general in nature and is not intended nor should it be interpreted as advice. Members should obtain and rely upon their own independent professional advice in respect of their objectives, needs, business operations, plans, financial position, insurance coverage or policy considerations before making any decision based on information contained in this member update.
Member Since 1999
112 Wollongong Street, Fyshwick ACT 2609 PO Box 115 Fyshwick ACT 2609 t 02 6299 4500 e printing@homesteadpress.com.au www.homesteadpress.com.au
14 BUILD TO RENT
Build to Rent expected to build self storage demand Momentum behind Build to Rent (BTR), also known as “Multifamily” in some international markets, continues to grow in Australasia. Dominic Morley of Cushman & Wakefield explores the BTR outlook.
B
TR is the term used to describe multiunit residential buildings where individual apartments are leased by the developer rather than sold. The BTR asset is utilised as a long-term revenue stream similar to self storage. The sector is well established in the UK and USA, whilst still in its infancy in Australia and New Zealand. The Australasian BTR market has advanced significantly in the past 24 months, largely influenced by shifts in the private housing market, supporting stronger BTR demand from residents and investors. The influencing trends for residents include purchasing affordability, low availability of rental accommodation and a desire for security of tenure (longer-term leases). Strong investor appetite is set to fuel development in the sector, with BTR forecast to take on a more prominent role in Australia’s housing market. These investors (and their local operational partners/developers) are taking learnings from offshore markets, enhancing the offer which is projected to result in a higher standard of product. Awareness in and desire for BTR developments is increasing.
Whilst yields are initially low, and development margins are tight, investors are drawn to the projection of strong rental growth over the next decade. In addition, the Australian Government has identified BTR as a necessary means of addressing the housing shortage and has introduced tax incentives to encourage investment. The withholding tax rate for BTR has been reduced from 30% to 15% for Managed Investment Trusts. Across the Tasman, the Property Council of New Zealand is advocating for similar changes to propel the growth of BTR and help address the housing shortage. Looking abroad, the mature BTR (Multifamily) sector in the United States illustrates strong synergies between self storage and BTR, with the two asset classes often developed to complement one another. The SSAA Industry Snapshot 2023 featured an example in Phoenix, Arizona where BTR development has supported sustained growth in the self storage sector. In an Australasian context, and from what has been noted in mature international markets, as BTR matures down under, self storage facilities are well positioned to benefit directly from complimentary growth dynamics.
9,000 8,000 Number of units
7,000 6,000 5,000 4,000 3,000 2,000 1,000 0
2018
2019
n Completed
2020
2021
2022
n Under Construction
2023
2024
n Plans Approved
2025
2026
n Plans Submitted
2027
2028
n Proposed
Source: C&W Alternatives Research INSIDER 135 MARCH 2024
www.selfstorage.org.au
Home Southbank
Home Richmond
Realm Caulfield
LIV Munro
Currently, Australia has a supply pipeline of around 31,000+ units. However, it should be noted that only 8,500+ units are currently under construction across the market. This disparity between the development pipeline and the number of projects under construction reflects the persistent challenges and construction delays encountered within the sector, as is apparent within the broader residential market. Nevertheless, the increased supply pipeline over recent years highlights the sector’s potential for growth once these obstacles are overcome. Melbourne is currently driving Australia’s BTR development supply and is anticipated to have a sector of scale by 2030. Charter Keck Cramer research highlights that the supply of apartments within Melbourne remains at decade lows, whilst demand for new housing remains at decade highs. The research suggests that Melbourne needs to build between 15,000 to 18,000 apartments every year to accommodate the growing population, whilst also indicating that they consider the Government to be underestimating population growth for FY2024 - FY2026. With Melbourne historically a popular choice for overseas immigration and with inter-state migration showing signs of returning to historical pre-COVID levels, Melbourne is now projected to become Australia’s most populated city by 2032. With this increasing population, there will be further pressure on the residential market that will drive the BTR sector, and as a natural flow effect, the self storage sector should benefit. Similar to self storage, location is a key core component to the success of a BTR development. Examining the existing and future pipeline supply of BTR in Melbourne, the Docklands and Southbank precincts are key locations, with numerous sites currently in various stages of development. St Kilda Road also appears to be
emerging as a BTR hotspot, along with the inner suburb of Kensington area to the north-west of the city which has strong public transport infrastructure. The above developments all commenced operations in 2022 and reflect major contributions to BTR supply in the city. Each complex is well positioned within the context of the city, with strong public transport links and within distance of a range of local amenities. Each development offers an all-encompassing living destination, with a resident’s needs largely serviced within the development itself, or in the immediate vicinity. To adhere with Town Planning requirements, these developments offer supplementary storage areas for residents for an additional rental fee. These storage areas are typically within the basement or mezzanine level, or at times scattered through the upper levels of a development. The storage areas are generally contained within public areas assessable to all residents and consist of small to medium sized cages offering a very basic level of storage solutions. Whilst anecdotal evidence indicates that uptake of these storage solutions has been strong, this storage offering is substandard when compared to typical self storage facilities, particularly from a security and goods protection perspective. It is also limited in offer, with most storage cages being smaller than 4.5 square metres. It is unlikely that these solutions would appeal to renters requiring storage for high-value items and or large possessions, which is particularly relevant given BTR is typically offered at the upper end of the residential market. As such, the provision of storage space in BTR developments is not considered to be a direct competitor to traditional self storage. Rather, it is likely that as the BTR sector matures, so will demand for self storage in the surrounding catchment. l
www.selfstorage.org.au
MARCH 2024 INSIDER 135
16 2024 PROPERTY OUTLOOK
What the top property bankers really think about 2024
Nick Lenaghan checked in with leaders across investment banking for their insights into the year ahead. Self storage is now in full view. Ben Boyd, Managing Director and Head of Real Estate at MA Moelis Australia:
We see industrial and alternate sectors as the hot sectors for 2024. These sectors are still delivering rental growth above inflation and significantly so in some cases. In particular, I think we’ll continue to see a focus on self storage, land lease communities, data centres and living, including build-to-rent and co-living.
Tim Church, Chairman and Co-Head of Investment Banking, Morgan Stanley Australia:
If I had to name one, it would be data centres. While on face value, there may appear to be much greater value in the “sentiment poor office and retail sectors,” plenty remains to play out in the WFH and online shift phenomena that will continue to weigh heavily on these asset classes.
Ben Connolly, Managing Director and Head of Real Estate Citi, Australia & New Zealand:
With the real estate market transitioning into 2024 with an ongoing level of uncertainty, investors will continue to be selective in their capital allocation. They will be focused on sectors with near-term solid growth potential. Both the data centre sector and the various residential sub-sectors, including manufactured housing, seniors living, student accommodation and build-to-sell/ rent, display characteristics of strong growth outlooks and are likely to be preferred sectors for investors in 2024. This is driven by, firstly, favourable macroeconomic tailwinds For data centres, that is, growth in AI and data-related demand. For residential, it is population growth, housing affordability and an ageing population. Secondly, there is a favourable supply/demand imbalance, which is driving rental and sales growth. Thirdly, there are high barriers to entry, including large capex requirements, access to suitable land, and
INSIDER 135 MARCH 2024
scale advantages. In addition to these sectors, there will continue to be strong interest in 2024 for premium quality, well-located real estate, particularly in sectors such as industrial, healthcare, self storage and nondiscretionary retail.
Mitchell Schauer, Managing Director, Head of Real Estate Investment Banking, Jarden:
Australia’s institutional real estate industry has reached an inflection point and is diversifying. Of all the sub-sectors, I would nominate two categories: firstly, residential living, including residential-for-rent like multifamily, land lease, and hotels, and traditional residential-for-sale. Australia does have a housing affordability and supply issue, and facilitating institutional investment in size can help to move the dial. Secondly, assets supporting the growth of tenants in technology and the digital economy – including industrial and logistics, data centres, self storage, and emerging last-mile bases. Importantly, while the ability to achieve scale or access specialist capability may have previously been a constraint in some of these areas, this is no longer the case, setting the scene for them to flourish.
What part can super funds and private capital play in real estate over the coming year? Church: In a word – significant! If I had to nominate the
major difference between the post-recovery periods of the global financial crisis (mid-2007 to early 2009) and the global COVID-19 pandemic (onset in early 2020), it would be that there is far more equity capital sitting on the sidelines waiting to be deployed post the COVID-19 pandemic than there was post-GFC. Super funds, both local industry funds such as AustralianSuper, Cbus Property and others, and global pension funds such as GIC, CPPIB and others, sovereign wealth funds, including ADIA and ADIC, and private equity, such as Blackstone, Brookfield, KKR and others, have both the scale and expertise to be very active in deploying into the real estate sector in scale in Australia in 2024 and 2025 and their timing could be exquisite. www.selfstorage.org.au
Sweepers, Scrubbers and Cleaning Connolly: There is no doubt that super funds and other institutional private capital sources are becoming an increasingly important component of the real estate sector and the broader financial ecosystem. The breadth of their investment mandates continues to expand across the full range of debt and equity products and both public and private situations, which allows them to be active and influential capital allocators across the real state sector. Although private capital has many distinct advantages, including greater flexibility to invest across the risk spectrum, typically superior cost of capital and continuous inflows of capital, they are becoming increasingly selective in their capital allocation. Private capital will seek to be involved in highly strategic opportunities that allow for significant capital deployment over time and can achieve compelling return hurdles relative to other global opportunities. Also, while institutional private capital has the financial capacity to pursue transactions on its own, it will primarily look to continue to partner with sectorleading owners and managers of preferred asset classes and invest at both the asset level and, where possible, operating platform level.
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It’s not an exaggeration to say that Australia’s capital markets are undergoing historic shifts with the growth of private capital – both equity and credit.
Schauer: It’s not an exaggeration to say that Australia’s capital markets are undergoing historic shifts with the growth of private capital – both equity and credit. For context, Australian super funds manage around $3.5 trillion in assets, more than the combined market value of all companies listed on the ASX (about $2.5 trillion). From one perspective, long-duration private capital is best suited to developing and owning commercial real estate. But the liquidity, transparency, and equity-raising efficiency in public markets are valuable and critical for well-functioning, vibrant companies and economies. So, it’s no coincidence that “capital light” has become a strategic focus for many REITs. We are keen advocates of listed real estate groups working constructively with private capital, who could be supportive growth-focused shareholders or direct investors in managed vehicles. This can create significant value if there is alignment around capital deployment and management expertise. Boyd: A significant amount of capital is waiting to be deployed by super funds and private capital. In the last half of 2023, this capital has been sitting on the sidelines except where an opportunity has been compelling. This capital is likely to be the incremental buyer in 2024 as interest rates peak and start to fall. In that environment, we are likely to see more assets transact. www.selfstorage.org.au
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MARCH 2024 INSIDER 135
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2024 PROPERTY OUTLOOK 19
Has the sector fully adjusted yet to the higher cost of capital? Can we expect to see valuations challenged further?
Connolly: Several reference points indicate valuations
may continue to soften in specific sectors. However, broad-based material declines from here are unlikely as asset pricing is reaching a point of greater stabilisation, particularly given the increased certainty around the interest rate outlook and the positive rental growth that is being achieved, partially offsetting cap rate expansion. Firstly, many REITs trade significant discounts to NAV (net asset value). While we all acknowledge that listed equity pricing tends to overshoot in times of heightened uncertainty, it does indicate directionally where direct market valuations are likely to head. Secondly, the current spread between REIT bond yields and direct market real estate returns is tighter than longterm averages, indicating that either bond pricing needs to tighten further and/or real estate valuations need to soften. Finally, transaction evidence in the direct market, although limited due to a wide bid-ask spread, indicates that valuations will soften in certain sectors, as observed in the December revaluations already announced by some REITs.
Schauer: Real estate markets follow forward-looking capital markets. I think the reported cap rate expansion leading to lower asset values will continue for another 6–12 months in most asset classes, assuming a stabilisation in interest rates and cost of capital. Unsurprisingly, the listed market has already priced this based on where REITs are trading relative to their net tangible assets (NTAs).
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The big question that will ultimately drive cap rates this year is whether interest rates have peaked.
to be careful to consider over-leverage and capital management events – debt and hedge expires as well as covenant breaches – that will adversely impact both sentiment and potentially earnings. I can see further cap rate expansion, particularly for more challenged assets. Still, we are approaching the end of cap rate expansion rather than the beginning of an extended period of asset value falls. The outlook for interest rates is similar. With the prospect of rates reducing globally in 2024 (more likely 2025 for Australia), asset value growth is closer to reality than significant declines from here. I believe in the investment adage: “When the news is at its worst, buy”. l “What the top property bankers really think about 2024” in the Australian Financial Review on 15 January 2024. The use of this work has been licensed by Copyright Agency except as permitted by the Copyright Act.
FOR SALE REDCLIFFE, BRISBANE Established business and property
Boyd: Some revaluations have already been preannounced for December, which have seen a further upward movement in cap rates. The rest of the REITs are expected to show similar upward trends as they announce results in February 2024. Most in the market expect cap rates to continue to move upward in 2024. The big question that will ultimately drive cap rates this year is whether interest rates have peaked. And if so, how quickly will they start to come down? Unless we see interest rates starting to move down in the first half of 2024 and continuing through the second half, valuation cap rates will continue to be challenged. Assets with above-inflation rental growth may be able to hold valuation; however, with rental growth offsetting, cap rate increases.
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Church: Certainly, the Australian REIT sector has – with many high-quality REITs trading at some pretty substantial discounts to NTA – even greater discounts to NAV for those REITs with significant funds management platforms. This is one of the dilemmas of the listed REIT sector: it tends to overshoot through the good times (large premiums to NTA during low-interest rate periods) and overshoot through the bad times (big discounts to NTA during high-interest rate environments) where we are currently. I don’t think real asset values are going to fall as much as the REIT’s are currently indicating, but we do need
355 UNITS OVER 3,533* SQM NET LETTABLE AREA FULL OCCUPANCY 3 STREET FRONTAGES LAND: 3,795* SQM
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MARCH 2024 INSIDER 135
20 GEN Z TRENDS
Four key Gen Z trends
It’s important to be familiar with the retail habits of the next generation of storers.
W
hile Gen Z is still young, they’re starting to experience those life moments that generate the need for self storage. On a macro level, they’ve already experienced two significant global financial events (the GFC and the pandemic). They are accustomed to change and are resilient optimists. Closer to home, they’re studying, heading out into the workforce. For early Gen Z’s, renting or buying their first home and possibly starting a family. An Afterpay report found that the retail market size for Millennials and Gen Zs will be larger than that of their predecessors. Their discretionary share of retail spend forecasted to increase to 40% by 2030. Millennials and Gen Z are a growing economic force – their approach to shopping, managing their finances and their values will set them apart.
SOCIAL COMMERCE
50% of Gen Z start 1 Over their buying journey on
social media, overtaking any other channel.
As entertainment, commerce and social media blend into one, shopping directly from one platform is key. For Gen Z social media is a crucial part of their lives. It’s communication, constant networking, a way to socialise and purposefully build identity, follow and influence trends, learn new skills, and even a source of inspiration. Social media has significant conversion power, with half of young consumers willing to purchase a product based on an influencer’s recommendation. Ironically, young consumers know curated social media is not a true reflection of real life. They are sceptical about influencers using the products and how social media companies monetise their data.
TO DO: Evaluate how you
use social media to drive new customers in-store and online and ensure you’re authentic. INSIDER 135 MARCH 2024
GENERATION GREEN
gen cares deeply 2 The about a company's
ethical values, with over half buying sustainable products where possible. Gen Z are leading the charge in seeking out sustainable brands. This generation cares about a company’s ethical values, with over half buying sustainable products where possible. Transparency around a brand’s eco-footprint is fundamental in sustaining trust.
TO DO: Ensure you
share your approach to sustainability, including social initiatives such as local community engagement and any support for notfor-profits or for-purpose organisations.
MAKE IT WORTH
TIME 3 MY Convenience,
data protection, inclusive advertisement and the joy of supporting small businesses all play a role in securing Gen Z's loyalty.
Gen Z is savvy, socially minded, financially switched on and forward-thinking. Securing Gen Z loyalty is two-fold: ease and convenience around purchases are fundamental, while corporate social responsibility commitments of a brand are a must for retaining trust. Reasons not to shop include hefty delivery fees, a lack of reviews, a poor reputation around ethics and sustainability, and a preferred payment method not being available.
TO DO: Evaluate your customer journey for simplicity and convenience. Ensure there are proof points along the way.
Generation Z comprises people born between 1996 and 2010. This generation’s identity has been shaped by the digital age, climate anxiety, a shifting financial landscape and COVID19.
OMNI CHANNEL
OR NOTHING 4 Reviews, price
comparisons and online algorithms to personalise the experience also have gained Gen Z's favour.
It’s unsurprising that a generation who grew up on social media values having a world of shopping at their fingertips. Gen Zs want more ways to shop 24/7. Ease, accessibility and comparison are the key reasons why over half of this demographic prefers online to in-store. Reviews, price comparisons and online algorithms to personalise the experience have also favoured Gen Z. A streamlined online experience is important, as half Gen Z consumers believe online algorithms help them see more of what matters. Nevertheless, in-store still has an important role to play. Gen Zs have high expectations for their in-store experiences – the rise of “physi-digital” shopping is a trend that’s here to stay.
TO DO: Explore ways to personalise the self storage experience and ensure your digital and physical presences are aligned. l
Sources: Australian Retail Insights Report, Australian Retailers’ Association; Afterpay: Beyond the crocs & TikToks: How Gen Z are shopping; Square Future of Retail Report. www.selfstorage.org.au
AWARDS FOR EXCELLENCE DINK 21
Facility of the Year–Up to 150 units Sponsored by Southwell Lifts and Hoists
FINALIST
Stash-It Self Storage, New Zealand
I
n the small north Hamilton town of Horotiu, New Zealand, where the echoes of the once-dominant meat works have faded, a new player has emerged, bringing a fresh vibe to the community. Stash-It Self Storage Horotiu, operated entirely by the dynamic duo Emily and Alex, stood out as a finalist in the prestigious 2023 SSAA awards for excellence. This family affair has become a testament to entrepreneurial spirit and significantly contributed to the revitalisation of the area. From the moment you step through the sleek, inviting office doors, the Stash-It experience is one of warmth and modernity. Emily and Alex, parents of two young boys, take turns manning the front desk daily, embodying the true essence of Kiwi hospitality. Their dedication to building a genuine rapport with customers has proven pivotal to the facility’s success, earning them accolades from visitors who marvel at its classy aesthetics and modern design. Horotiu, previously known for its pungent meat works, has undergone a transformation thanks to the Northgate Business Park where Stash-It Self Storage is located. The facility, which was built in November 2022, starkly contrasts the antiquated meat works, providing an atmosphere of safety and care. As a testament to its popularity, customer move-ins have exceeded expectations, accelerating the second stage of development, over the summer of 2024. Stash-It Horotiu's success is not just about aesthetics and expansion; it’s deeply rooted in a customer-centric approach. The facility currently boasts 142 units, providing 2538 square meters of net lettable space, with an additional 35 outdoor spaces on a 6952 square metre land area. Stash-It Horotiu has found the right balance between pricing and discounting, ensuring profitability while maintaining customer satisfaction and loyalty. A key aspect of Stash-It Horotiu’s success lies in its commitment to safety and security. With a 24-hour monitoring system, CCTV cameras, electric perimeter fencing, and daily lock checks, the facility prioritises the protection of customers’ belongings. The personal touch of having owners on-site during the day provides an extra layer of security and ensures prompt addressing of any issues. www.selfstorage.org.au
Emily and Alex’s hands-on approach extends beyond security to day-today operations. As proud owners and operators, they embody a family culture that has proven invaluable in employee retention. Some of the business’s other staff boast over 20 years of experience with Stash-It. This wealth of experience to draw on contributes to problemsolving, risk management, and continuous business improvement. Marketing and sales strategies used by Stash-It Horotiu showcase a blend of traditional and digital approaches. The facility has successfully navigated a competitive market by leveraging online platforms and strategic partnerships with local businesses. A strong emphasis on transparency, convenience, and support characterises their sales and customer service approach, creating a positive client experience. Emily and Alex actively engage with the local community through donations, collaborations, and the encouragement of environmentally sustainable practices. Their commitment to giving back, such as providing free emergency storage during the February 2023 flood event, has reinforced their position as a trusted and community-focused business. Stash-It Self Storage in Horotiu has met and exceeded all expectations in its first year. The dedication, passion, and strategic vision of Emily and Alex and this modern and purpose-built facility made them worthy finalists in the awards. As they embark on developing the second stage, Stash-It continues redefining self storage in the wider north Hamilton area and stands as a shining example of a thriving, family-run business in the heart of a community. l
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22 AWARDS FOR EXCELLENCE
Facility of the Year–Up to 150 units Sponsored by Southwell Lifts and Hoists
WINNER
Self Storage Gisborne, New Zealand
S
elf Storage Gisborne New Zealand has emerged as a leading player in the landscape of self storage solutions, marked by strategic expansion, service excellence, and significant community impact. As Facility of the Year winner, Self Storage Gisborne’s achievements and noteworthy practices make this award well deserved.
Strategic expansion and facility development
The story begins in 2008 when Self Storage Gisborne embarked on its journey, starting with a modest fit-out of 20 units within a vacant warehouse. Recognising the growing demand for storage solutions, the company strategically purchased additional sites along the main arterial route into Gisborne, each boasting 120 to 150 units. In 2020, a significant milestone was reached as a 10,000m2 property became available. The foresighted
decision to acquire this property allowed for constructing three storage sheds, each containing 60 to 75 units. By 2018, the company’s third facility was fully occupied, showcasing the effectiveness of its growth strategy.
Facility features and operational excellence:
The newly developed property, utilising the Storco system for construction, features two ranchstyle sheds, each spanning 680m2 with 60 to 75 units. The facility, secured by an electrified and alarmed security fence and CCTV surveillance, stands out for its modern, bright, and well-lit appearance. Key operational achievements include completing Stage one, consisting of 60 units, by March 2022, fully occupied by September 2022. Stage two, comprising 75 units, commenced in June 2023 and was successfully completed by September of the same year.
The site is future-proofed for a third building as and when demand dictates. The owner-operated model has proven effective, with one staff member managing the facility remotely from the central office, located 6km away. This approach exemplifies the company’s commitment to efficiency and adaptability.
Security and resilience:
One of the standout features of the facility is its state-of-the-art security, access, and management systems. The electrified security fence, electronic access control, alarmed units, and 24/7 monitoring contribute to a secure environment. Notably, the facility remained unaffected during the severe flooding in February 2023, demonstrating its resilience in the face of natural disasters.
Occupancy rates and pricing strategy:
As of June 30, 2023, the facility boasts an impressive 95% occupancy rate, reflecting the strong demand for Self Storage Gisborne’s services. The company adopts a measured approach to pricing, benchmarking against facilities in similar socioeconomic regions. Prices, mid to upper range by comparison, are subject to moderate increases with each new stage built. Longterm customers benefit from the company’s loyalty rewards, with other strategic rewards offered for various other customer programs.
Operational focus and marketing strategies:
The current operational focus is on driving demand for the new facility, with an emphasis on providing gold-star customer care and service. Marketing tactics include a Google Ad program and social
INSIDER 135 MARCH 2024
www.selfstorage.org.au
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Self Storage Gisborne: A strategic approach to growth, service excellence, and community impact. media promotion, underscoring the company’s commitment to staying connected with the community. Marketing efforts leverage prominent signage, digital marketing, and social media engagement. The company’s SEO investments and a recently implemented Google Ad program contribute to its visibility. With a Facebook page boasting over 700 likes and followers, the company actively engages with the community, offering incentives for referrals and maintaining a recognisable presence through branded assets such as furniture floats.
Customer-centric approach and community engagement: Self Storage Gisborne strongly emphasises customer service, ensuring a seamless and positive experience throughout the customer journey. The approach involves active listening to prospects’ needs during initial phone interactions, encouraging site visits, and providing comprehensive information on facility features. www.selfstorage.org.au
The company’s commitment to the community extends beyond providing storage solutions. Sponsorships for clubs and charitable organisations and active engagement with local businesses contribute to the company’s positive image within the community.
Staff contributions and achievements:
Integral to the success of Self Storage Gisborne is the exemplary service provided by Manager Polly Taukamo, who has been with the company for nine years. Managing over 600 units across four sites, Polly’s multi-disciplinary role involves reconciling, data entry, and delivering exceptional customer care. Her tenure is marked by continuous professional development, including participation in a Women in Leadership program at Outward Bound, showcasing the company’s commitment to staff growth and empowerment. The part-time cleaner ensures all facilities are immaculately clean
and tidy, contributing to the overall positive customer experience. An active vermin control program further ensures facilities are maintained to the highest standards. Self Storage Gisborne’s award is a testament to its strategic growth, commitment to excellence, and positive community impact. From a strategic fit-out of 20 units to developing a multi-facility storage empire, the company has consistently demonstrated resilience, adaptability, and a customer-centric ethos. With its focus on strategic expansion, operational excellence, security measures, and community engagement, Self Storage Gisborne has not only met the evolving demands of its customers but has also become an integral part of the local community. The company’s achievements, from facility construction to staff development, underscore its dedication to providing top-tier storage solutions, making it a worthy winner of Facility of The Year. l
MARCH 2024 INSIDER 135
24 AWARDS FOR EXCELLENCE
Excellence in Community Engagement UNIVERSAL STORAGE CONTAINERS The Leader in Portable Container Solutions
Sponsored by Universal Storage Containers
FINALIST
Storage King Blacktown, New South Wales
S
torage King Blacktown, New South Wales, was a finalist in the Excellence in Community Engagement category, showcasing their unwavering commitment to community support and sponsorship under the leadership of Store Manager, Mark. In pursuing meaningful contributions, the facility has aligned itself with impactful organisations such as Grace’s Place in Blacktown and NSW Police Legacy. The driving force behind these initiatives is the close collaboration with Rotary St Marys, a valued sponsorship partner. Storage King Blacktown provides storage for Rotary’s trailer and event items, supporting events like the Bunnings Blacktown sausage sizzle and sponsoring the June 2023 Police Officer of the Year Award Night for Nepean LAC. In return, Rotary acknowledges Storage King at all their events, creating a mutually beneficial partnership with the community. The effect on the community has been profound, with Storage King Blacktown’s major contribution being the major raffle prize for the prestigious Police Officer of the Year Award Night. Attended by over 170 people, including senior police, local dignitaries, and media. The event showcased Storage King’s brand through a slide show and recognition by the MC, highlighting the company’s commitment to community well-being.
Penrith Mayor Counciler Trish Hitchen, Rhiannon and Mark.
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Rotary acknowledges Storage King at all their events, creating a mutually beneficial partnership with the community. The initiative generated extensive media coverage in Nepean News and Western Weekender, both online and in printed copies, enhancing the event’s visibility and showcasing Storage King’s brand. The major raffle prize alone contributed to ticket sales of over $5,000, reinforcing the positive impact of the company’s involvement. Mark’s networking efforts during the event, connecting with community leaders, senior police, and local officials, reinforced Storage King Blacktown’s commitment to community support and positively supported the brand. Despite his humble nature, Mark’s dedication to these causes has garnered appreciation from Rotary, police, and local councillors. His community-focused approach has not only strengthened Storage King’s ties with these organisations, which made Storage King Blacktown a worthy nominee for recognition in the 2023 awards.
ayor Counciler Trish Hitchen, Rhiannon and Me
INSIDER 135 MARCH 2024
www.selfstorage.org.au
FINALIST
Self Storage Gisborne, New Zealand
S
elf Storage Gisborne has proven that business success goes hand in hand with community involvement earning its place as a finalist in the 2023 Awards for Excellence, Community Engagement category. Collaborating with a local Family Trust and The Sunrise Foundation, the facility established an endowment fund to send year 12 secondary school students annually on a life-changing three-week outward-bound course. This program, known as the Tairawhiti Schools program, consists of 14 kids called “Watch” and has become a beacon of hope for young individuals in the Gisborne community. Gisborne’s socioeconomic status makes such opportunities crucial for its youth. The courses, entirely funded by generous community donors, cost $63,000 each. Students, carefully selected by schools, undergo a 21-day course at Anakiwa, experiencing personal growth, building resilience, and developing leadership skills. Criteria for selection include a lack of self-confidence
www.selfstorage.org.au
and a potential for future leadership within the community. The program has significantly turned lives around, providing students with the tools and confidence to become leaders and role models. The inspiration for this initiative came from facility manager Polly Taukamo’s transformative experience at the Anakiwa Outward Bound School. Self Storage Gisborne director Peter Jex-Blake, witnessing Polly’s newfound sense of achievement, sought to provide similar opportunities to more people. In collaboration with The Sunrise Foundation, the Outward Bound Endowment fund was born, creating a cycle of growth and development within the Gisborne community. The feedback from the community has been profound, with numerous heartfelt letters from course participants attesting to the program’s immense value. Beyond the direct impact on the students, the initiative has garnered widespread media coverage and community interest, reinforcing Self Storage Gisborne’s commitment to social responsibility. This initiative aligns seamlessly with the company’s ethos of giving back to the community. Self Storage Gisborne’s support for local initiatives has contributed to substantial business growth as a locally owned and operated family business. The company’s involvement in other community sponsorships, such as supporting waka ama champions Horouta Waka Hoe, further highlights its dedication to fostering community well-being. Self Storage Gisborne’s Outward Bound Endowment fund stands out as a model of corporate social responsibility. The effects on individuals, the community, and the business itself makes it a deserving finalist in the 2023 awards. As the endowment fund continues to grow, the company looks forward to providing more young people with opportunities to become future leaders and role models within their communities.
MARCH 2024 INSIDER 135
26 AWARDS FOR EXCELLENCE
Excellence in Community Engagement UNIVERSAL STORAGE CONTAINERS The Leader in Portable Container Solutions
Sponsored by Universal Storage Containers
FINALIST
Safe Store Storage, New Zealand
R
ecognised as a finalist in the Excellence in Community Engagement awards, Safe Store Storage, New Zealand showcased its commitment to community well-being through a partnership with Gumboot Rally, an automotive-themed scavenger hunt, to support the vital mental health initiative, Gumboot Friday. Gumboot Friday, an initiative by the I Am Hope Foundation, addresses the mental health challenges faced by young New Zealanders, providing crucial support by connecting them with counsellors and therapists. Faced with the underfunded and under-resourced public mental health system, Gumboot Friday stands as a lifeline for youth who may otherwise lack the necessary support. In November 2022, Safe Store Storage joined forces with Gumboot Rally, contributing a generous donation of $3,000 on behalf of both customers and staff. The Gumboot Rally event, hosted at Safe Store Westgate, further raised an impressive $8,700, resulting in a total donation of $11,700. This collaboration financially supported Gumboot Friday and heightened awareness about mental health challenges in the community. The event was an automotive scavenger hunt, a regular feature of Gumboot Rally’s activities. However, this time, the focus was on raising funds for Gumboot Friday, adding a new dimension to the event and spotlighting the work of the mental health charity in New Zealand.
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The flow on of this initiative on the community was substantial, with the funds directly benefiting Gumboot Friday and enabling almost 100 young individuals to access free counselling services. The donation made by Safe Store Storage was a testament to the positive influence businesses can have when supporting essential community causes. Safe Store reached out to its customer base to ensure broader engagement, informing them about Gumboot Friday and inviting them to participate in the Gumboot Rally event or contribute to the cause. Several customers attended the event, while others generously donated to Gumboot Friday, showcasing the potential for this type of fundraiser to be embraced industry-wide. The initiative garnered additional community, online, and media interest, featuring in prominent news outlets in New Zealand. Gumboot Friday’s official social media channels also actively shared the Gumboot Rally and Safe Store event, encouraging widespread participation in the scavenger hunt and fostering support for the cause. Safe Store Storage’s collaboration with Gumboot Rally exemplifies a commendable commitment to community well-being and mental health support. The substantial donation and community engagement make Safe Store a deserving finalist in the Community Engagement awards.
www.selfstorage.org.au
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FINALIST TAXIBOX
T
AXIBOX was recognised as a finalist in the Excellence in Community Engagement category for their outstanding commitment to community and environmental impact. At the heart of TAXIBOX’s is “Time Off Volunteering,” a program designed to empower the TAXIBOX Team to contribute to charitable causes while fostering a culture of social responsibility within the organisation. Inspired by the belief in corporate social responsibility, the program was developed to provide employees with one day of paid volunteer leave each year. The simplicity and flexibility of the initiative allow team members to choose causes close to their hearts, aligning with their individual passions and interests. This initiative has inspired local communities in Victoria, exemplified by two recent staff volunteering days. On Clean Up Australia Day, TAXIBOX Team members in Melbourne cleaned up Parkdale Beach, preventing litter from harming oceans and wildlife. This effort beautified the local environment and raised awareness about responsible waste disposal. Another initiative involved volunteering with Food for Change, where TAXIBOX staff harvested fresh produce to provide meals for those facing food insecurity. In addition, the program has strengthened employee morale, engagement, and retention, fostering a positive workplace culture.
An unexpected benefit has been the inspiration of nonTAXIBOX team members to get involved in volunteering. Friends and family members have joined on volunteering days, expanding the program’s reach and effectiveness. These have also garnered community, online, and media interest, with charities seeking volunteer assistance. Through the publication of team volunteering experiences on TAXIBOX’s blog and social media channels, the company has become a beacon for community involvement. The engagement has been so well-received that a dedicated section on the website invites charities to share their details, fostering further collaboration. “Time Off Volunteering” showcases TAXIBOX’s commitment to positively impact the community and the environment. The program’s simplicity, flexibility, and the tangible benefits it has brought to both employees and the community make TAXIBOX a worthy finalist in this category. l www.selfstorage.org.au
MARCH 2024 INSIDER 135
28 AWARDS FOR EXCELLENCE
Excellence in Community Engagement UNIVERSAL STORAGE CONTAINERS The Leader in Portable Container Solutions
Sponsored by Universal Storage Containers
WINNER
National Mini Storage, New Zealand Creating Space Sponsorships
N
ational Mini Storage, a distinguished New Zealand self storage business, has elevated its commitment to community engagement through the “Creating Space Sponsorships.” This initiative, recognised for its excellence in community involvement, has transformed local groups’ lives and positively impacted the broader public. Read on for the program's specifics, including what inspired it, the results it achieved, and how it affected the community and the business.
Overview of the Creating Space Sponsorships:
The Creating Space Sponsorships represent a significant shift in National Mini Storage’s approach to community support. With a focus on providing meaningful contributions, the program offers eight sponsorships annually, each comprising $10,000 in cash and two free storage units for a year. Applications for these sponsorships open in March via the company’s website, targeting local community groups across various sectors such as health, sport, education, children, and community.
The inspiration behind the initiative:
The genesis of the Creating Space Sponsorships lies in the company’s desire to move away from ad hoc and less impactful charitable contributions. Previously, National Mini Storage supported numerous groups through donations and free storage on a case-by-case basis. However, the lack of focus and measurable community impact prompted reevaluating their approach. To streamline their philanthropic efforts, National Mini Storage worked closely with an advertising agency, involving staff in defining a mission for their social responsibility platform. The resulting “Creating Space” sponsorships aimed to provide freedom of extra space in communities, supporting endeavours such as learning, working, sports, mental well-being, and overall community enhancement.
Program publicity and participation:
To generate awareness and encourage participation, the company employed a multi-channel approach. A full-page advert in the NZ Herald and a strategic social media campaign on Facebook, Instagram, and LinkedIn targeted the Auckland community. Additionally, an email was sent to existing customers, further broadening the reach of the initiative. The response surpassed expectations, with a total of 142 applications received by the closing date.
Impact on the community:
Though the program is relatively new, the impact on the winning groups has been immediate and profound. The Hobsonville Community Trust
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DINK 29
acquired a much-needed generator, Give A Kid A Blanket expanded its capacity for donated items, and Underdog Basketball streamlined its equipment storage. Bowel Cancer NZ found a suitable home for the “Colin the blowup colon” in a storage unit, freeing up valuable space. As the year progressed, the ongoing events and programs of the winning groups have demonstrated a sustained positive impact on the local community and individuals’ lives.
Impact on National Mini Storage:
The feedback from applicants, customers, winners, and even those who did not win has been overwhelmingly positive. The initiative has solidified National Mini Storage’s www.selfstorage.org.au
positive brand reputation and underscored its commitment as a 100% NZ-owned company dedicated to giving back. The ongoing development of relationships with the winning groups is anticipated to further enhance this positive brand image.
Additional Benefits and Community Interest:
While only eight groups could be selected as winners, National Mini Storage extended a 15% charity discount to all applicants, resulting in three additional groups choosing to store with them. The positive response on social media, including gratitude from successful groups and appreciation from the public for the company’s philanthropic efforts,
has further bolstered the positive community perception. Recognising the pivotal role local communities play in the storage solutions landscape, National Mini Storage’s Creating Space program stands out as a beacon of community engagement. Shifting from scattered donations to targeted and impactful sponsorships, the initiative has empowered local organisations to address a spectrum of issues. The eight sponsorship recipients, comprising the Hobsonville Community Trust, Give A Kid A Blanket, Rosehill School, Underdog Basketball, Mobility Dogs, Bowel Cancer NZ, Auckland Down Syndrome Association, and Voices of Hope, exemplify the success of the program in fostering positive change. National Mini Storage’s commitment to physically and metaphorically creating space sets a commendable standard for the industry and makes a worthy winner of the 2023 Excellence in Community Engagement Award. l For more information; www.nationalministorage.co.nz/ creatingspace/ www.youtu.be/mHSy4iwVC-8
MARCH 2024 INSIDER 135
30 MOVING AND STORAGE EXPERIENCE
Transforming the moving and storage experience with expertise and empathy
Moving Made Easy goes beyond logistics; it’s about delivering a personalised touch, compassion, and understanding. “Our goal is to turn your move into a satisfying and stress-free journey tailored just for you”
K
ym McAuliffe Phillips has been involved in her family’s business from a young age. Her parents owned McAuliffe’s Removalists & Storage, located in Wangaratta, situated in the north-east of Victoria, for over 25 years. They have been proud members of the SSAA for more than 18 years. Growing up in a family business meant all hands on deck and Kym was required to learn all aspects of the business and operations. This hands-on experience afforded her valuable insights, allowing her to develop a comprehensive understanding of the business and it demonstrated the significance of delivering exceptional care and customer service. These lessons now form the foundation of her venture. Following the sale of McAuliffe’s Removalists & Storage, the McAuliffe family extensively researched best practices in the self storage market. Subsequently, they leveraged this knowledge to establish Complete Security Self Storage (CSSC) in Wangaratta. CSSC, a state-of-the-art facility, reflects the culmination of their prior business experience, client needs, and thorough research. Having actively assisted her parents in these enterprises, Kym recognised the vital link between removals and self storage. Kym is not only the CEO but also the published author of the first and only self-help book in the removals industry, titled “Moving Made Easy: The Hidden Keys to an Easy Move.” Drawing from Kym’s 30+ years in the industry, this comprehensive guide covers every aspect of the relocation process, providing valuable tips throughout. Addressing topics such as industry trends, move planning, selecting the right removalist, downsizing, packing, insurance, storage options, various moving experiences, commercial relocations, and minimising the impact on pets, the book stands as a one-stop-shop for moving needs. Moving Made Easy distinguishes itself in the removal industry by offering a personalised moving service that encompasses a woman’s touch, compassion, and understanding. This unique service tailors moving experiences for diverse occasions, providing clients with
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Moving Made Easy distinguishes itself in the removal industry by offering a personalised moving service that encompasses a woman’s touch, compassion, and understanding.
unparalleled support. For example; The Angel Package, catering to those seeking a comprehensive solution, allows clients to delegate all packing responsibilities to Kym while they focus on other commitments. Additionally, the Downsizing and Decluttering Package assists clients in liberating themselves from excess possessions, enhancing their quality of life. Beyond her business ventures, Kym has expanded her brand to include public speaking engagements. She travels across Australia, delivering inspirational talks on defying odds, surpassing expectations in business, and overcoming life’s challenges. Kym aims to leave her audiences inspired, encouraging them to pursue their dreams and bolster their self-belief. l www.selfstorage.org.au
HR 31
Navigating the future: Five key HR trends
It’s not just hire and fire anymore! The evolving HR landscape demands attention from business leaders, shaping workplace dynamics, well-being initiatives, diversity, generational balance, and the power of data analytics in 2024. By Cath Nicholson.
A
cknowledging the everevolving nature of the HR landscape is crucial as it serves as a cornerstone in your business operations. As a business owner/manager, staying abreast of legislative changes that permeate the working environment and culture is essential. Embracing these shifts, rather than disregarding them, plays a pivotal role in cultivating a productive business with a positive reputation, drawing in the best talent, thereby boosting profitability.
Five trends to consider
Hybrid work or Working from Home (WFH)
1 During COVID-19, businesses
shifted their workforce to remote setups. Now, as restrictions ease and offices reopen, a challenge arises. Many employees, having adapted to remote work, resist returning to the office, while employers seek transparency and team-building. For tasks requiring on-site presence, it’s non-negotiable. A conversation is crucial for roles like admin or sales to align employee preferences with organisational needs. Assessing whether office presence is necessary, considering both preferences and merits, is essential.
Employee well-being
well-being is 2 Employee critical in building workplace
resilience. It supports the physical, mental and emotional health of your team. For example, flexible work arrangements, Employee Assistance Programs (EAPs), work-life balance policies, and team activities that focus on connecting and strengthening bonds are ways to ensure respect and encouragement www.selfstorage.org.au
Cath Nicholson, Chief Communications Officer, HR Central.
of your employees’ well-being. Businesses with a sincere and dedicated approach to these indicate a positive outcome in productivity, engagement and retention.
Diversity, equity and
inclusion (DEI) 3 Commit to providing
employees with equal opportunities to succeed. To do this, you need to understand and respect each individual’s particular needs and help support anyone who may be disadvantaged. This includes respecting and accepting race, religion, age, gender identity, socio-economic status, and political perspective. Initiatives focusing on policies, practices, and culture can be implemented to correct inequities within any business, including addressing discriminatory hiring practices and pay inequity.
Generation balance is
changing 4 Generation Z are entering the
workplace, millennials are moving into leadership and management roles, and an older workforce is still employed. Navigating the entire spectrum is essential. Gen Z and Millennials seek tech integration, a voice in decision-making, well-being focus, and flexible working conditions. Balancing these expectations while considering the impact on the more seasoned workforce requires harmonising diverse approaches. Encouraging all voices, fostering mutual learning, respecting opinions, and ensuring diverse teams contribute to an inclusive, productive environment.
Data analytics
analytics will continue 5 Data to support Human Resource
functions in 2024. Using data, HR professionals can analyse and gain insights into employee engagement, performance, and retention. They can assist with mapping out promotion and salary decisions, restructuring around tasks and duties, and employee engagement. The best operating tools for HR data can be drawn from an HRIS system that stores and monitors/ reports on employee onboarding, leave, performance and offboarding. l
If you would like any further information call the SSAA
HR HELP DESK 1300 01 SSAA / 1300 017 722
MARCH 2024 INSIDER 135
32 OH&S
Revolutionising safety
Embracing the future with technology integration in health and safety. By Tim Callinan.
W
orkplace Health and Safety in Australia is set to undergo significant advancements and transformations in 2024. From technology integration to mental health considerations, let us delve into the significant advancements self storage business owners and managers should monitor to remain ahead of the ever-changing landscape. New Zealand members may need to check for changes in their local legislation, which may also be applicable or forthcoming. Technology integration is one of the most significant trends in Health and Safety expected in 2024. Organisations can leverage technologies like artificial intelligence (AI), the Internet of Things (IoT), and wearables to bolster safety measures and streamline operations. These emerging technologies enhance safety protocols and optimise processes, ensuring efficiency and effectiveness. Technology is revolutionising how organisations approach Health and Safety, from incident reporting to risk assessments. For instance, AI-powered safety inspections can detect potential hazards or non-compliance issues at self storage facilities, reducing the risk of incidents and injuries. IoT sensors can track environmental factors like temperature and air quality, providing data to help prevent
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The industry is gearing up for changes that will shape the health and safety landscape in the country.
exposure to harmful substances. Wearable technology can track physical activity, heart rate, and fatigue levels to identify potential risks and prevent accidents. Drones can inspect hard-to-reach areas or dangerous environments, reducing the risk to human workers. Robotics can perform repetitive and hazardous tasks, reducing the risk of work-related accidents. Smart buildings use sensors, actuators, and microchips to monitor and control building operations, such as air quality, temperature, and lighting. More organisations are using virtual and augmented reality to deliver realistic training for their staff. Another trend that continues to be a critical consideration for all businesses is the mental health of all staff, including self storage owners and operators. Organisations are recognising the impact of mental health on overall well-being and productivity. In 2024, we can expect more organisations to incorporate mental health initiatives into
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.
their safety programs to support employees’ mental well-being. Australia’s initiatives this year focus on promoting mental well-being and supporting those with mental illness. Key priorities include Mental Health Australia’s Strategic Plan 20212024, which aims to give voices to individuals with lived experiences of mental health issues and endured transformations through advocacy. Diversity, Equity, and Inclusion (DEI) is becoming a priority for all businesses. Organisations recognise the importance of creating a diverse and inclusive workplace to promote employee well-being and productivity. Organisations recognise the importance of creating a diverse and inclusive workplace to promote employee well-being and productivity. l
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. www.selfstorage.org.au
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34 24 STEPS FOR 2024
24 STEPS FOR SUCCESS IN 2024 Take stock of what
worked well last year 1 Before 2023 becomes a
distant memory, identify what was successful in your business last year and what may be best left behind. Make this a collaborative effort and seek feedback from colleagues on what’s working well and what needs to improve.
Use data to drive your strategic planning
2 Download the 2023 SSAA
Industry Snapshot to assess current industry trends, check out State of the Industry for detailed metrics, view SIP for your local area and review internal data to help inform your strategic planning for the year ahead.
Set SMART goals
you’re thinking about 3 When the year ahead, make sure
you define Specific, Measurable, Achievable, Relevant, and Timebound goals for clear direction.
Create an action plan
the areas identified as 4 Take requiring improvement in
the first step along with your goals and any other outstanding tasks. Group them together by business area or outcome, prioritise essential tasks and then work out who is responsible for delivering the plan (don’t forget to delegate!).
Time blocking
progress early in the 5 Make year by allocating specific
blocks of time to different tasks and priorities, trying to minimise distractions and maintain focus.
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Use productivity tools
the many 6 Leverage productivity tools available,
such as task managers, calendars and collaboration platforms to help you and your team stay on task.
Set Deadlines
realistic deadlines 7 Establish for tasks to create a sense of
urgency and maintain accountability (even if you’re a one-person team). Set reminders and celebrate when you complete tasks.
Take a proactive
to revenue 8 approach management
Review influencing factors such as enquiries, occupancy rates, customer type (e.g. commercial vs personal), seasonality, competitor pricing and other aspects unique to your facility. Consider implementing a more dynamic approach to pricing at your facility to optimise move-ins and occupancy rates.
9
Review your storage agreement and update to the latest version
If you haven’t yet, log onto the refreshed SSAA Member Portal and download the latest version of the SSAA storage agreement and accompanying letter templates.
Build confidence with the
latest agreement suite 10 Enrol in the ‘Understanding
Storage Agreements’ online training course to build your understanding of the latest SSAA Storage Agreements. For Australian members, you can also view our Member Update information on the latest agreement suite under the Storage Agreements section of the Member Portal.
Get your operational procedures up to speed
11 Download the updated
Customer Storage Agreement (CSA) guidelines to help you operate your facility in line with the current self storage agreement suite.
Try the Pomodoro
Technique 12 Work in focused intervals
followed by short breaks to maintain energy and concentration. The Pomodoro Technique suggests 25 minutes of focused work broken by a five-minute break. Once you’ve done four Pomodoro’s, take a longer 15–30-minute break.
Get a fresh perspective
one of the longer breaks, 13 On head out to the street and
look back at your facility. How is your street appeal? Take a walk through the facility and consciously look at smaller details that customers notice like signage and handles, noting what needs a freshen up.
Prioritise cyber security
the SSAA Cyber Security 14 Read and Information
Management Guidelines and access the ‘Protections Checklist’ in Chapter 2 to review your operations and remedy any gaps in cyber security for your business.
Be prepared for the
unexpected 15 Review the Disaster Recovery
resources on the SSAA Member Portal to ensure you’re well-prepared for unforeseen events. Be sure to do a team training session on disaster management too.
Commit to continuous
learning 16 Keep your knowledge current
and acquire some new skills by with SSAA’s online training modules. The library comprises modules on a range of topics such as sales training, relationship management, safety, cyber awareness and more.
Focus on safety
OHS Help Desk partners, 17 SSAA Action OHS Consulting, have
helped develop a Safety Handbook Template, Safe Work Instructions, and online training to help you and your team ‘simplify’ safety in your work environment. Take advantage of these great resources!
www.selfstorage.org.au
Optimise your workspace
your digital and 18 Organise physical workspace for clarity
and efficiency. Diarise a clean-up once a quarter to ensure your environment stays in shape throughout the year.
Think sustainably
if there are greener 19 Consider options to easily implement in
your day-to-day. If solar isn’t in the budget for this year, consider the opportunities in and around your facility to reduce waste, recycle or minimise your environmental footprint.
Check your ‘Google My Business’ listing
20 Maintaining your ‘Google My
Business’ listing will help current and future customers access quick information about your facility, such as contact details and access hours. Make sure you update your listing for holiday hours too.
Update your business
on the SSAA 21 details Member Portal
Ensure your contact details and facility information are up to date under the ‘My Business’ tab of your Member Portal account, as this is the source of information used for your SSAA Storage Finder listing! Check the details on your digital front door while you’re online (that’s your website!).
Keep up to date with important information
22 Check that you are following
SSAA on LinkedIn, Facebook and Instagram. Ensure you’re subscribed to receive the monthly STOReFLASH e-news, our main channel for communicating important industry updates and releasing new member resources. Reach out to the membership team if you aren’t receiving these.
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Identify what was successful in your business last year and what may be best left behind. Stay in your A-game
focus on your strengths 23 Keep and what’s in your control. If
you are constantly worried by the things you can’t control, spending too much time scrolling social media or you’re easily distracted, you’re in your B game. Move your body or shift your focus to get back to your A game.
Celebrate achievements
and celebrate 24 Acknowledge your achievements across
the year. Start thinking about an awards submission for this year’s SSAA Awards for Excellence! l
AIM QUICK BUILD CONTAINERS: when every bit of space counts Aim Quick Build Containers are the most versatile, quality solution for self-storage, warehousing or extra storage anywhere. The containers come flat packed and can be assembled anywhere. Unlike shipping containers, Aim Quick Build Containers can be delivered to the back of a site, to an underground warehouse or assembled in a tight location. They can be joined, stacked, dismantled and relocated to suit your space requirements and changing needs.
Made with hot-dipped galvanised steel, Aim Quick Build Containers promise long-lasting quality. They come standard with oriented strand board floors, crane lifting lugs and forklift skids for easy movement. They also come with a rain gutter system to prevent water pooling on the roof, and with a key locking system with a separate T-Bar for a security padlock.
For more information or a quote, call Aim Hire on 03 9720 4455 email jdillion@aimhire.com.au or visit www.aimsitesolutions.com.au
Aim Quick Build Containers come in a range of sizes including 1x2m; 2x2m; 2x3m and 2x4m. Visit our website to download the exact dimensions.
36 LEGAL HELP DESK
How to manage the introduction of AI into your business
I
n today’s increasingly technological landscape, industries across all sectors are actively exploring ways to integrate Artificial Intelligence (AI) into their operations to cut costs and enhance productivity. The self storage sector is also naturally keen on tapping into the potential benefits offered by these advanced tools. However, before delving into any AI and how it may enhance your business, it is imperative to not only understand the capabilities of AI but also recognise its limitations from a legal perspective. Awareness of AI and its limitations will ensure you comply with regulatory obligations, mitigate risks, and prevent any costly issues associated with AI implementation.
Enhancing correspondence with the use of AI
A simple and cost-effective way to use AI is to assist you in drafting emails, simple correspondence or marketing material. Based on your prompts, AI can efficiently produce text with your desired tone and wording, which you can then personalise for your purposes. Additionally, AI is a reliable tool for checking spelling, grammar, and overall readability, enhancing the quality of your written content. However, it is critical to consider customer privacy when feeding information to an AI tool, especially when many AI tools use external databases for storing data. One way of mitigating this risk may be to adopt an in-house AI tool, which stores data internally, thereby protecting against the inadvertent disclosure of sensitive details to external entities that own the AI. In the context of AI integration, compliance with the Australian Privacy Principles (APP) becomes a critical requirement. The APPs, enshrined in the Privacy Act 1988 (Cth), are legally binding principles
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Embracing the power of AI: Navigating the transformative journey with mindful precision and strategic caution.
Philippa Thorne.
for companies and businesses that fall under the ‘APP entities.’ These principles mandate responsible and secure handling of personal information, including disclosing such information only under reasonable circumstances. Therefore, considering the APPs, a cautious approach is recommended when using AI. You should not provide an AI tool with personal and sensitive client information, as this may result in a privacy breach.
James Lyall
AI for legal documentation
While AI is a useful tool to assist in generating emails, simple correspondence or marketing material, it is clearly limited in generating material of a legal nature. A significant concern with AI tools is the capacity to generate false responses, known as ‘hallucinations.’ When ‘hallucinating,’ the tool can fabricate content or cite nonexistent cases. Therefore, any content must be carefully scrutinised and independently verified. Further, the allure of using AI to expedite contract generation is undeniable, but a measured approach is essential. AI is currently unable to take into account updates to the law. For instance, the Unfair Contracts Term regime under the Australian Consumer Law (‘ACL’) was dramatically changed with effect in November 2023. Until recently, the AI tool ChatGPT was unable to access information or data before September 2021. Therefore, it could not incorporate these
updates in its generic contract. We recommend that members use the template agreements available to you, which are drafted with a nuanced understanding of the particular self storage business model to which the contract relates.
Managing AI implementation strategically
Strategic management is paramount as AI becomes an increasingly integral part of business processes. Businesses must proactively assess risk tolerance and establish a comprehensive AI policy that guides employee interactions with this advanced technology. It is highly likely that employees are already utilising AI tools, making it imperative to consider the implications of its use. Early consideration of the role of AI within the organisation ensures transparency and accountability. This proactive approach mitigates the risk of privacy breaches and addresses concerns related to the potential use of incorrect or www.selfstorage.org.au
misleading content generated by AI. Crafting a well-defined AI policy becomes essential in managing the relationship between the organisation and this emerging technology. At a minimum, this should cover: l Requirements for AI-generated content l Guidelines for the use of AI-generated content l Risk Management considerations l How the AI policy will be reviewed going forward as the technology develops
Key takeaways and future considerations
AI is undeniably a powerful tool that will play an increasingly significant role in shaping all businesses’ futures. However, this transformative journey necessitates a mindful and informed approach, aligning AI usage with regulatory obligations, ethical considerations, and industryspecific nuances. While AI proves to be a valuable assistant in drafting and communication, it should not be relied upon to complete complex legal tasks, as it currently lacks the
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ability to provide accurate, tailored advice for individual businesses. To ensure the responsible and effective use of AI throughout your business, we encourage the development of a comprehensive AI policy. This policy should outline guidelines for AI utilisation, address privacy concerns, and promote transparency in its implementation across various business functions. For businesses seeking assistance crafting a tailored AI policy, Hunt & Hunt can provide guidance and support. As the self storage industry continues to evolve, staying abreast of technological advancements and proactively managing the integration of AI will be pivotal. By embracing this transformative technology with a strategic and cautious mindset, self storage businesses can navigate the complexities of AI integration, unlock its full potential, and secure a competitive edge in the everevolving business landscape. l Disclaimer: The information contained in this article 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.
38 NEW SERVICE MEMBERS
SSAA welcomes new service members
Suncorp Bank
Looking to expand operations? Construct a new facility? Or purchase new equipment? The Suncorp Bank team can provide support across the self storage industry to enhance their operations, allowing them to focus on what they do best. Suncorp has been named Money Magazine’s Business Bank of the Year for the sixth year running. They focus on providing products and solutions that bring tangible benefits to their customers and make their lives easier. But it’s Suncorp’s people that are key to their success. The team at Suncorp has deep industry experience and loves what they do. They are on the ground every day, working with customers to understand how to support them by providing products and services that suit their needs. Suncorp’s Property Finance and Commercial teams are specialists who provide a range of customised finance options for self storage businesses, including commercial loans, overdrafts, business lines of credit, or equipment finance. The Suncorp team looks at solutions that suit the needs of their client’s businesses, taking into account their current situation and supporting them to achieve their future goals. They can integrate clients’ finance solutions with ongoing financial facilities and services, including EFTPOS, Internet Banking, business accounts, and electronic payment systems. Suncorp will support clients to achieve their future growth. Individuals and businesses can find out more about the Suncorp Business Banking team and get in touch to discuss how Suncorp can help them. For enquiries contact: Queensland – Steven Hammond / 0459 836 982 steven.hammond@suncorp.com.au New South Wales – Kieran Turner / 0423 290 107 Kieran.Turner@suncorp.com.au Victoria – James Kanterakis / 0422 002 626 James.Kantrakis@suncorp.com.au
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Choice Energy
Empowering SSAA Members Amid Rising Energy Costs
Amid a challenging energy landscape marked by up to 60% surge in power prices over the last two years, SSAA members can find a strategic energy supplier member in Choice Energy. Beyond providing energy assessments, it extends to offering a comprehensive energy management solution that empowers close to 1,000 individual members of esteemed partners in 2023 to navigate these turbulent times saving a combined $5,000,000 last year. The promise of a more cost-effective future is at the core of their offering. Choice Energy aims to significantly lower business costs for SSAA members through a holistic energy management approach without necessitating any operational changes. Their expertise in energy contracting ensures members access to competitive rates, therefore shielding them from the volatility of the energy market and providing financial stability. Moreover, the focus on commercial solar feasibility offers an avenue for sustainable and long-term savings. By exploring the viability of solar solutions, SSAA members can reduce their carbon footprint and explore how commercial solar can be implemented with no budget and risk. For those looking to initiate a conversation on how Choice Energy can tailor solutions to their specific needs, you can upload your details along with your bill on the website www.choiceenergy.com.au/selfstorage-association-of-australasia, or reach out to Alex Townsend at 0435 080 646 or via email at alex.townsend@choiceenergy.com.au.
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
40 TRADE DIRECTORY – TRUSTED SUPPLIERS TO THE SELF STORAGE INDUSTRY ACCESS CONTROL, FIRE & SECURITY PTI SECURITY SYSTEMS
T: Sales: 1300 798 860 Support: 1300 159 473 E: apac-sales@ptisecurity.com www.ptisecurity.com
NOKĒ™ SMART ENTRY T: +61 7 3865 1600 E: sales@janusintl.au www.janusintl.au/noke
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 Digital Surviellance Solutions Access Control, Fire & Security Brett Archer T: +61 3 8360 3055 E: brett@digitalss.com.au www.digitalss.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 Brendon Neal T: +61 7 4243 6235 E: service@insideoutsecurity.com.au www.insideoutsecurity.com.au
Integrated Control Technology Limited T: +64 800 428 111 E: sales@ict.co www.ict.co OpenTech Alliance T: +44 7825 557 826 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 Pty Ltd 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
INSIDER 135 MARCH 2024
Self Storage Security Ltd David Bateman T: (+64) 224937700 E: dave@selfstoragesecurity.nz www.selfstoragesecurity.nz
Sentinel Storage Security Jason Keane T: 1300 852 117/+61 3 9988 2035 E: info@storagesecurity.com.au www.storagesecurity.com.au StorAxxS T: +61 7 3088 8091 E: support@storaxxs.com www.storaxxs.com
ANCILLARY SERVICES ENERGY Choice Energy Pty Ltd T: 1300 304 448 E: info@choiceenergy.com.au www.choiceenergy.com.au
CLEANING Sweepers Australia Pty Ltd 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
R6 Digital Michael Dogger T: +61 7 3889 9822 E: sales@r6digital.com.au www.r6digital.com.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
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
TELECOMMUNICATION IGD Computer Solutions Pty Ltd T/A 3SIP Services Orhan Guzel T: 1300 843 256 E: sales@igd.com.au www.3SIPServices.com.au URL Networks Ashley Breeden T: 1300 331 178 E: support@url.net.au www.url.net.au
DESIGN & CONSTRUCTION JANUS INTERNATIONAL AUSTRALIA 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 B&D Doors Lee James T: +64 21 360 396 E: lee.james@bnd.co.nz www.bnd.co.nz
BJB Architects Pty Ltd T: +61 2 8970 5417 E: barry@bjbarchitects.com.au www.bjbarchitects.com.au
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
www.selfstorage.org.au
TRADE DIRECTORY | 41 DG Building Concepts John Clarke T: +61 431 402 843 E: john@buildingconcepts.net.au www.buildingconcepts.net.au Gliderol Garage Doors Tom Ainscough T: +61 8 8360 0000 E: sales@gliderol.com.au www.gliderol.com.au
Indecon Pty Ltd T: +61 8 6209 5432/+64 7 809 4003 E: info@indecon.com.au www.indecon.com.au Regis Construction Goup 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
Structor Projects Pty Limited Shayne White T: +61 2 6331 5428 E: shayne@structorprojects.com.au www.structorprojects.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
Gallagher Accountants Michael Gallagher T: 1300 263 260 E: michael@gallagheraccountants.com.au www.gallagheraccountants.com.au Norling Consulting Pty Ltd Jon Norling T: +61 7 3236 0811 E: jon@norling.com.au www.norling.com.au
Sharp Accounting T: +61 3 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
www.selfstorage.org.au
HR SERVICES
MANAGEMENT SERVICES
HR Central Cath Grawe T: 1300 717 721 E: cath.grawe@hrcentral.com.au www.hrcentral.com.au
Kennards Self Storage Management Services Fiona Harding T: +61 2 9764 9815 E: fiona@kss.com.au www.kss.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
Arete Risk & Insurance Solutions Joel Morrell T: +61 475 744 111 E: joel.morrell@areterisk.com.au www.areterisk.com.au
Australian Risk Applications Pty Ltd T: +61 2 9007 2491/+61 425 377 315 E: samantha@austrisk.com www.austrisk.com Jensten London Markets Limited trading as Basil Fry Adam Kellaway T: +44 74 1586 8590 E: adamk@basilfry.co.uk https://basilfry.co.uk
Midland Insurance Brokers Australia Gilda Mihran T: 1300 306 571 E: storage@midlandinsurance.com.au www.midlandinsurance.com.au Wallace Mclean Limited 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
LIFTS & HOISTS
SOUTHWELL LIFTS & HOISTS Hamish McGregor T: +61 2 4655 7007 E: sales@southwell.com.au www.southwell.com.au
Loadmac Pty Ltd Chris Walker T: +61 431 281 108 E: chris.w@loadmac.com www.loadmac.com
Safetech Pty Ltd Tony Krlevski T: +61 3 5127 4566 E: sales@safetech.com.au www.safetech.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 StoreLocal Mark Greig T: 1300 099 022 E: partners@storelocal.com.au www.storelocal.com.au
OHS SERVICES Action OHS Consulting Pty Ltd Craig Salter T: 1300 101 647 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 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 Dominic Morley T: +61 2 8243 9999 E: dominic.morley@cushwake.com www.cushmanwakefield.com/ en/australia/services/valuationadvisory-services/self-storage
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MARCH 2024 INSIDER 135
42 TRADE DIRECTORY (continued) Highway Frontage Specialist Estate Agents Matt Walsh T: 1300 661 950 +61 3 9944 9350 E: matt@highwayfrontage.com.au www.selfstoragerealestate.com.au
HMW Real Estate Advisory T: +61 7 3832 6455 E: rossp@hmwrea.com.au www.hmwgroup.com.au/financialservices/real-estate-advisory
m3property Jeremy Hoffman T: +61 7 3620 7900 E: Jeremy.hoffman@m3property.com.au www.m3property.com.au Urbis Valuations Pty Ltd Shane Robb T: +61 2 8233 7627 E: SRobb@urbis.com.au www.urbis.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 Alyta Pty Ltd Stephanie Scoleri T: +61 3 9808 1149 E: info@alyta.co www.alyta.co
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
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
INSIDER 135 MARCH 2024
NEW MEMBERS STORAGE CONTAINERS
AUS ADDITIONAL FACILITIES
UNIVERSAL STORAGE CONTAINERS (USC)
Agnew Storage Gregory Street 18 Gregory Street BATEMANS BAY NSW 2536 P: +61 2 4472 3033 E: gregorystreet@agnewstorage.com.au –––––– Mammoth Storage Bundaberg 38 Commercial Street KENSINGTON QLD 4670 P: 1300 136 851 E: hello@mammothstorage.com.au –––––– Ray White Tumut Jarrah Rd 2 Jarrah Road TUMUT NSW 2720 P: +61 2 6947 6777 E: ray.piper@raywhite.com –––––– Ray White Tumut Kendall Pl 171 Sheridan Street GUNDAGAI NSW 2722 P: +61 2 6947 6777 E: ray.piper@raywhite.com –––––– Ray White Tumut Snowy Mountains Hwy 182 Snowy Mountains Highway TUMUT NSW 2720 P: +61 2 6947 6777 E: ray.piper@raywhite.com –––––– Storage King Brendale 6 Griffin Crescent BRENDALE QLD 4500 P: +61 7 3214 7005 E: brendale@storageking.com.au –––––– Swift Storage Jimboomba 27 Cerina Circuit JIMBOOMBA QLD 4280 P: +61 7 3497 5072 E: hello@swiftstorage.com.au –––––– Swift Storage Redland Bay (West Centre) 29 Daintree Drive REDLAND BAY QLD 4165 P: +61 7 3497 5072 E: hello@swiftstorage.com.au –––––– Wilson Storage Epsom 87-89 Midland Highway EPSOM VIC 3551 P: +61 3 5448 4499 E: epsom.sales@wilsonstorage.com.au –––––– Wilson Storage Picton 455 Argyle Street PICTON NSW 2571 P: +61 2 4677 2007 E: picton.sales@wilsonstorage.com.au –––––– Yeppoon Storage 10 McBean Street YEPOON QLD 4703 P: +61 403 544 227 E: admin@yeppoonstorage.com.au
Shay McQuade T: +61 438 256 541 E: shay.mcquade@universalstorage containers.com www.universalstoragecontainers.com AIM Hire Pty Ltd 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
Portable Storage Box Company Al White T: +1 800 264 161 E: alan@portablestoragebox.com www.portablestoragebox.com 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 K.K. Unwired Logic Aaron Farney T: +81 034 588 4511 E: info@unwiredlogic.com www.unwiredlogic.com/en
www.selfstorage.org.au
DINK 43 AUS FACILITY MEMBERS 1800 We Store It 99B Fitzgerald Road LAVERTON NORTH VIC 3026 P: 1800 937 867 E: info@1800westoreit.com.au –––––– ADABOX Self Storage 11 Ilmenite Cresent CAPEL WA 6230 P: +61 407 738 727 E: thorpeyscharter@gmail.com –––––– Angle Vale Storage 29 Frisby Road ANGLE VALE SA 5117 P: +61 438 884 091 E: anglevalestorage@gmail.com –––––– Augusta Self Storage 19 Brindley Street AUGUSTA WA 6290 P: +61 412 290 732 E: contact@augustaselfstorage.com.au –––––– Barossa Valley Furniture Removals and Storage 19 Tolley Road NURIOOTPA SA 5355 P: +61 401 023 206 E: sales@barossavalleyfurniture removals.com.au –––––– BJ’s Self Storage 14 Isaacs Street BUSSELTON WA 6280 P: +61 8 9754 1522 E: busselton@ljhsouthwest.com.au –––––– Car and Van Storage Brisbane 61 Southaven Drive HELENSVALE QLD 4212 P: +61 421 355 988 E: info@caravanstoragebrisbane.com. au –––––– Coolamon Mega Storage Sheds 5-7 Holden Street COOLAMON NSW 2701 P: +61 499 282 844 E: debbiereid64@hotmail.com –––––– Mistral Street Self Storage 23 Mistral St KATOOMBA NSW 2780 P: +61 2 4782 1888 E: chrisg@theopoulos.com –––––– Monichino Wines 70 Berrys Road KATUNGA VIC 3640 P: +61 3 5864 6452 E: terry@monichino.com.au –––––– Ray White Tumut (Main Facility) 62A Capper Street TUMUT NSW 2720 P: +61 2 6947 6777 E: ray.piper@raywhite.com
www.selfstorage.org.au
Storage Land Pty Ltd 27/15 Brighton Street LABRADOR QLD 4215 P: +61 413 601 699 E: info@storageland.au –––––– Storage Solutions WA 13 Chevalier Street ALBANY WA 6330 P: +61 438 841 663 E: admin@storagesolutionswa.com –––––– StoreAway Pty Ltd 11 Pinnacle Drive NEERBUP WA 6031 P: +61 424 139 099 E: admin@storeaway.com.au –––––– Woombye Self Storage 46 Wakefield Street WOOMBYE QLD 4559 P: +61 7 5442 2530 E: info@woombyeselfstorage.net
AUS PROVISIONAL MEMBERS Andrew Fisher BOWEN QLD 4805 E: cooee4@yahoo.com –––––– Challenger Nominees GOLD COAST QLD 4213 E: penny@challengerpropertygroup. com.au –––––– Felicity Morgan GIDGEGANNUP WA 6083 E: fmorgan@airmex.com.au –––––– Htet Nyi WEMBLEY DOWNS WA 6019 E: agel1179@yahoo.com –––––– Michael Palazzolo GLEN IRIS WA 6230 E: mpalazzolo_91@hotmail.com
AUS SERVICE MEMBERS Arete Risk & Insurance Solutions Level 2/Suite 1/60 Pacific Highway ST LEONARDS NSW 2065 P: +61 475 744 111 E: joel.morrell@areterisk.com.au –––––– BJB Architects Pty Ltd 309/77 Dunning Avenue ROSEBERY NSW 2018 P: +61 2 8970 5417 E: barry@bjbarchitects.com.au –––––– Norling Consulting Pty Ltd Level 3/240 Queen Street BRISBANE QLD 4000 P: +61 7 3236 0811 E: jon@norling.com.au
NZ ADDITIONAL FACILITIES Safeguard Self Storage Ferrymead 3 Settlers Crescent CHRISTCHURCH CANTERBURY 8023 P: 0800 437 640 E: ferrymead@sgss.co.nz –––––– Safeguard Self Storage Rolleston 16 Pereita Drive ROLLESTON CANTERBURY 7614 P: 0800 437 640 E: rolleston@sgss.co.nz –––––– Stash It Self Storage Dunedin 140 Mornington Road KENMURE DUNEDIN 9011 P: +64 3 244 8235 E: marcus@selfstoragedunedin.nz
NZ FACILITY MEMBERS Central Storage Christchurch 18 Raycroft St CHRISTCHURCH CANTERBURY 8022 P: +64 3 365 5250 E: centralstorage@xtra.co.nz
CODE OF ETHICS
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. 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.
MARCH 2024 INSIDER 135
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