Insider 136

Insider

136

MAY 2024

MAGAZINE OF THE SELF STORAGE ASSOCIATION OF AUSTRALASIA

DESIGN & CONSTRUCTION Bringing a self storage project to life

R O U S E

H I L L

2023 INDUSTRY AWARD FINALISTS & WINNERS MEMBER UPDATES | HUMAN RESOURCES | OH&S | LEGAL | TRADE DIRECTORY

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CONTENTS 3

SSAA BOARD OF DIRECTORS

Chairman – Michael Alafaci Storage King Group, New South Wales Aaron Alsweiler Safe Store Self Storage, New Zealand

9

Ned Coten City West Storage, Victoria

Brent Hayes Store and More Self Storage, Victoria

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

Elizabeth Rutland Monash Self Storage, Victoria

9

12

26

Thomas Whalan Rent a Space, New South Wales

Adrian Wylde All-Bay Mini Storage, Queensland

SSAA STAFF

Makala Ffrench Castelli CEO Sandra Evans Office Manager

Priscilla Lee Member Relations

Georgia Dogger (maternity leave) 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!

5 top tips from Janus International Australia

DEVELOPMENT FUNDAMENTALS

Bringing a self storage project to life

16 EMERGING TRENDS AND INNOVATIVE APPROACHES SHAPING THE FUTURE OF SELF STORAGE 17 STORHUB GROUP EXPANDS StorHub Group launches in Australia

LIFETIME MEMBERS Mark Bateman David Blackwell Frank Cooney Elaine Coote Liz Davies Dallas Dogger John Eastwood Simone Hill Neville Kennard Sam Kennard Bob Marsh Jim Miller Jon Perrins Phil Robbie Mark Snooks Richard Whalan

UPGRADE YOUR SELF STORAGE FACILITY

19 MANAGING A STORAGE FACILITY IN AUSTRALIA FROM INDIA

REGULARS

4 CHAIRMAN’S REPORT 6 CEO’S REPORT 36 OH&S

Health and Safety considerations when designing and constructing self storage facilities

37 HR

Constructing appropriate agreements in your workplace

38 LEGAL HELP DESK

Current trends in storage unit design and construction

40 TRADE DIRECTORY 42 NEW MEMBERS

20 22 25 26 28

SSAA AWARDS FOR EXCELLENCE

FINALISTS: 50 – 500 UNITS WINNER: 150 – 500 UNITS FINALIST: INNOVATION WINNER: INNOVATION R6 DIGITAL 30 YEARS A legacy of innovation and transformation.

30 STORCO DEMONSTRATE MANUFACTURING EXCELLENCE AT AUKUS FORUM 32 INSURANCE

Insurance and security for self storage businesses

34 NZ BORDER FORCE

Help protect our borders

43 NEW SERVICE MEMBER

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.

MAY 2024 INSIDER 136

4 CHAIRMAN'S REPORT

W

Michael Alafaci Chairman SSAA

e are thrilled to showcase some incredible facilities in this edition of Insider. The finalists and winners of our SSAA Awards for Excellence Facility of the Year (150-500 units) highlight the breadth of talent in our sector. Whilst similar in size, each of these facilities has a unique and entrepreneurial tale which brings to life the best of our industry.

You can read more from page 20. It’s not too early to start planning your award submission for this year, so if you’re making great strides in self storage I’d encourage you to share and celebrate that success!

The SSAA Board met in March to kick off 2024 with a strong pipeline of strategic projects, including the evolution of our advocacy work in industry research. We were also pleased to welcome Elizabeth Rutland of Monash Self Storage as a new director representing independent operators. Lizzy’s perspective as a multi-site independent operator from an intergenerational self storage business is highly valued and she is already helping shape our event programs for the year ahead!

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The finalists and winners of our SSAA Awards for Excellence Facility of the Year (150-500 units) highlight the breadth of talent in our sector.

Whilst similar in size, each of these facilities has a unique and entrepreneurial tale which brings to life the best of our industry.

This month, we also extend our congratulations to Dallas Dogger and the team at R6 Digital who celebrate 30 years in self storage. It’s an incredible milestone, particularly in the dynamic technology sector, and we look forward to seeing what the next few decades have in store! l

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6 CEO’S DINK REPORT

Makala Ffrench Castelli CEO SSAA

T

he self storage industry continues to be shaped by the development, design and construction choices of owners and operators. Every year, we see facilities scaling up in size and in technological smarts. These choices continue to raise the standard of self storage and most importantly, help to deliver a great customer experience, creating a growing base of self storage advocates who are set to become regular self storage users.

The SSAA Industry Snapshot 2023 highlighted the continued growth in forecast new supply.

With more than 140 facilities under design or development in the coming years, the facility count right across Australasia continues to climb to new heights. Whilst there have been some delays due to supply chain and labour challenges, well-established developers are

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continuing to secure sites and complete high quality self storage assets.

Less than a third of the pipeline is currently under construction, which means there is a significant opportunity for owners and developers to consider their plans and deliver efficient, smart and sustainable self storage facilities that positively contribute to the built environment and local community.

If you’re looking for more inspiration when it comes to design and construction, make sure you’ve marked 12 – 14 November 2024 in your calendar for the self storage event of the year!

We’ll be coming together on the Gold Coast and we’re set to showcase some interesting building and construction innovations from adjacent sectors. Registrations will open mid-year so look out for your special early bird offer! 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!

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UPGRADE YOUR STORAGE FACILITY 9

Upgrade your self storage facility: Five ways to freshen up your facility

T

he self storage industry has found itself at a major crossroads, where some facilities are over 20 years old but only limited maintenance has been done.

With the changing times, it’s important that self storage facilities keep up with market trends to stay competitive in an increasingly crowded industry. Whether you are looking to upgrade your security systems or you’ve never replaced your unit doors, it may be time to spruce up your facility.

Luckily, with a little work, older facilities can be optimised to compete with newer facilities, retain customers and attract new tenants. While you’ll have the constraints of the old construction design, there are several things you can do.

“

With a little work, older facilities can be optimised to compete with newer facilities, retain customers and attract new tenants.

Are you ready to elevate your self storage facility to new levels of efficiency and security?

Discover the top 5 tips to upgrade your storage facility:

Door replacements

the industry often talks about how 1 While important it is for your doors to look their best,

their operation is just as significant. After all, your doors are often the only item your customers will physically touch each time they visit your facility and they can be a liability for you as the owner. It’s important that your doors are easy to operate and function in an optimal condition at all times.

Replacing your unit doors could increase your property value, which might give you the ability to increase rental rates over time. Not to mention, newer and safer doors can potentially unlock insurance discounts and cost savings through reduced maintenance and repairs. The increase in revenue combined with your cost savings could increase your return.

Roof replacement

your roof is old or leaking, it will be tough to 2 Ifretain customers and impossible to increase

rental rates over time. At the end of the day, a dependable roof is just as important as the foundation of your building. If your roof is leaking, it can result in damaged tenant property or even mould growth inside of your building. Luckily, roofing contractors now offer innovative and cost-effective re-roofing solutions, so you don’t have to close the business to re-roof your building. www.selfstorage.org.au

MAY 2024 INSIDER 136

10 UPGRADE YOUR STORAGE FACILITY

“

If you are regularly keeping up to date with smaller jobs, this can also help to optimise your facility and ensure the smooth functioning of your facility.

Maximising space

you have an older facility, your facility 3 When was designed and built off the demand at that

time. Demographics change, which may call for an upgrade to maximise space at your self storage facility to stay relevant in the eyes of today’s consumers. Take a look at what units are most successful at your facility and the facilities around you, or contact the experts to determine which units would be most profitable at your facility. Drive-up Storage Units are another great way of maximising space by making the most of unused outlying property and turning this into lettable space.

Smart access solutions

the process of how your customers enter 4 Evaluate and exit your site. Is it user-friendly? Things like

security gates with mobile app entry and automated rental processes can attract customers while creating a competitive advantage.

Industry leading smart entry systems provide tenants with a digital key that grants them access to your facility’s gate, entry points, lifts, and their individual unit so they can access their belongings whenever it’s most convenient for them and also provides additional security features.

INSIDER 136 MAY 2024

Maintenance

with small maintenance jobs may be 5 Starting a quick fix and a sensible short term solution,

depending on your overall business goals. Maintenance work such as fixing doors, replacing locks or partitions, re-painting and smaller repairs to a facility can also make a big difference in appearance. If you are regularly keeping up to date with smaller jobs, this can also help to optimise your facility and ensure the smooth functioning of your facility.

Signs it could be time for a change

l Not getting the most out of your current site. l Sold out of units or have underutilised land. l No lockers or drive-up units at your facility. l Wanting to maximise your per sqm rental rates. l Not offering an automated rental process or smart technology.

Ready to take your self storage facility to the next level?

Janus International Australia is your complete lifecycle partner, offering products and services to help upgrade your operation and provide an enhanced experience for your customers. Invest in quality, security, and efficiency with Janus Australia - your trusted partner in self storage solutions. l Thanks to Hayden Gage, National Sales Manager, Janus International Australia for this contribution.

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www.selfstorage.org.au

12 DEVELOPMENT FUNDAMENTALS

Bringing a self storage project to life: Expert tips from the Development Fundamentals Workshop Gathering together the titans of design, development, and construction at MEL23 Convention, our CEO, Makala Ffrench Castelli, led a dynamic workshop on the phases of bringing a self storage project to fruition.

T

he session attracted a diverse audience, from seasoned developers to those contemplating their first foray into facility development.

From the initial planning stages to construction and handover, here are some key trends and takeaways from this spirited session.

More multi-level structures

The landscape of self storage is evolving, and it’s reaching new heights – literally. The trend of larger multi-level structures is rising, driven by escalating land costs and the need for economically viable sites.

“We’ve seen metropolitan sites getting larger, mostly driven by a need to get the project to stack up in terms of project viability,” Jason said.

New entrants into the market are also strategically staking claims along main roads, aligning their projects with existing market awareness and visibility.

The conversation explored the increasingly common preference for completing larger facilities in a single phase. The panellists discussed the challenges of staging and the logistics of getting materials in and out. Anthony and Mark emphasised the need for strategic planning to optimise the construction process of multi-level facilities. At the same time, Mark suggested fitting out the upper levels first to streamline material movement into the lower levels.

A regional renaissance

Seeing a burgeoning interest in regional areas for self storage sites, Jason reported that his business is involved in a nearly even split of projects between regional and

INSIDER 136 MAY 2024

metropolitan zones. The Convention echoed this regional uplift, boasting one of the most significant turnouts for regional delegates.

Anthony said a shift in facility size has accompanied the influx of regional sites. “While a significant site 15 years ago might have comprised 60-80 units,” he said, “today’s regional facilities are expanding to accommodate up to 500 units.”

As the sector ventures further into regional territories, the need for adaptability grows. Jason emphasised the importance of a decentralised approach toward installer groups, noting regional operators now benefit from having local installers work in parallel with broader teams, “ensuring a swift response to technical issues triggered by external factors like lightning strikes or floods.”

A big thank you to the panel, including Javier Rezzonico (StorCad), Hamish McGregor (Southwell Lifts & Hoists), Dean Raspaskovski and Hayden Gage (Janus Australia), Anthony Regis (RegisBuilt), Steve Taylor (Total Construction), Jerry Garton and Mark Layton (Storco), Hugh Davies (Cushman & Wakefield), and Jason Keane (PTI Security Systems).

www.selfstorage.org.au

Do your due diligence

When it comes to creating successful self storage spaces, doing your homework pays off.

Steve stressed the importance of investigating your proposed site thoroughly – even if you don’t like what you find. “The more you know, the better,” he said. “Even if the news isn’t what you hoped for, it’s better to find out early.”

He also highlighted the importance of understanding a site’s specific needs, such as water pressure or specialised equipment.

Often overlooked, being aware of these site-specific requirements early can save a lot of money and prevent some nasty surprises down the road.

Dean agreed, stating that this advice applies not only to greenfield sites but also to existing warehouses. “Spend the money upfront at the due diligence stage to assess concrete, subsoil, and other vital elements.” His golden rule is to engage a specific self storage designer to maximise returns. “Every extra square metre equals dollars in your pocket.”

For new players assessing site feasibility, Hugh shared his wisdom on the importance of “knowing who else is looking in the same area”.

Cushman & Wakefield’s approach involves dissecting catchment areas, conducting drive-time analysis, and scrutinising the market’s pulse.

The primary takeaway centred around the importance of engaging professionals for feasibility studies amid market uncertainties. The panellists all agreed that the cost of a feasibility study is a negligible fraction of the overall development investment and should be framed as a form of insurance.

When asked about the most cost-effective way to do a feasibility study, Steve summed it up succinctly: “The most costeffective one is the right one.”

Engage your contractors early Our expert panel emphasised the role of early engagement with contractors, with Anthony stressing the need to establish a rapport www.selfstorage.org.au

“

New entrants into the market are also strategically staking claims along main roads, aligning their projects with existing market awareness and visibility. with builders to work out programs and costs. “This paves the way for a smoother project journey,” he said.

Anthony also highlighted the importance of ensuring the site’s functionality from the outset, from accessibility to facility design.

He stressed the significance of avoiding the need for redesign by getting the head contractor involved as early as possible in the design phase.

Gerry added: “Having a self storage expert in that initial layout design and working alongside a structural engineer right from the start, can make a huge difference to the outcome.”

From a lifts and hoists perspective, Hamish agreed that early involvement is a must. For projects spanning two or three levels, a one-day installation of a hoist is recommended. “If it’s going any higher than that,” he said, “we recommend a concrete shaft and a lift for optimal efficiency.”

Hayden agreed, asserting that bringing a good consultant group on board sooner rather than later streamlines the project from start to finish, and enables developers to harness a wealth of industry knowledge.

Don’t be afraid to innovate…

With a surge in new facilities comes a call for innovation and creativity.

From enhanced structural solutions to smarter cladding and mechanical advancements, each innovation a facility makes offers it a chance to stand out.

Javier drew on the example of Storage King in Brunswick East, encouraging developers to seek unconventional opportunities

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MAY 2024 INSIDER 136

14 DEVELOPMENT FUNDAMENTALS

“

Everyone wants to get to market quicker but don’t be afraid to innovate. that can be transformed into viable facilities. “Look for hidden sites, get creative, and present challenges that might seem unconventional,” he said. “Throw it at one of these experts, and we’ll let you know if it’s doable.”

Steve challenged developers to identify their unique selling points, whether through architectural design, layout, unit mix, or the incorporation of amenities like co-working spaces and gyms, stating that now is the opportune time for growth and innovation in the self storage sector.

“Everyone wants to get to market quicker,” he cautioned, “but don’t be afraid to innovate.”

…but balance innovation with affordability

As building costs rise, operators face the dilemma of managing expenses while striving to remain competitive.

Jason said that despite a keen interest in new technology, many operators default to traditional security measures due to affordability. “While there is enthusiasm for the tech, it often remains on the wish list for operators concerned about costs,” he said.

However, Jason added that those who invest in smart access solutions often find them, “a unique selling point that adds significant value to their facilities.”

Collaboration is the key to mitigating risks

In response to a probing audience question on sustaining construction amidst industry challenges, Steve highlighted the importance of sharing risk and embracing collaboration in the current recovery phase.

He noted the shift from risk-andreward contracts to more balanced and collaborative agreements.

Given the labour shortage in Australia, Steve also emphasised the significance of treating

INSIDER 136 MAY 2024

subcontractors with respect and making them feel valued to secure their commitment.

Mark echoed this sentiment, reinforcing the need for a collaborative approach to avoid hidden costs that could jeopardise construction projects.

NLA isn’t everything

Despite the trend towards an increase in overall facility size, there’s also a shift towards smaller unit sizes within those facilities.

Gerry stressed the importance of balancing maximising Net Lettable Area (NLA) and ensuring a positive customer experience. In his view, designing with customer satisfaction in mind, rather than squeezing every bit of NLA, ultimately leads to a more beneficial and sustainable facility.

Dean echoed this statement, cautioning against pursuing maximum NLA without thoughtful consideration. He highlighted the cost implications of irregular unit shapes and sizes, advocating for a consistent design approach using standardised dimensions like 6x3, 4.5x3, 2x3, and 3x1 to enhance user experience and streamline construction processes.

Javier observed the trend of greater variation in unit mix in regional self storage developments, while CBD areas tend to stick to traditional storage formats with smaller units. Hugh noted that in some cases, larger enterprise units surpass smaller units in achieving favourable rates per square metre, quickly reaching full occupancy.

Collectively, our expert panel stressed the importance of flexibility in unit mixes to adapt to market demand.

Fusing office with facility

Javier highlighted the growing trend of incorporating amenities like hot desks and boardrooms within storage facilities, suggesting that such amenities become feasible for sites with a substantial NLA, “typically around 9000 square metres”.

For those contemplating the integration of co-working spaces, the SSAA has a dedicated co-working agreement available on the Member Portal.

Navigating the Green Wave

As a sector with a relatively low power consumption profile, self storage is evolving to embrace sustainability on multiple fronts.

Steve pointed out a growing emphasis on green concrete in construction, albeit at the cost of a substantial 50% increase in concrete prices over the next 18 months. Outside of self storage, Steve said steel production remains a challenge, with 60% of steel sourced internationally, often not meeting green standards.

Steve also highlighted waste management as a concern, prompting a call for improved recycling practices across the construction landscape.

Hayden acknowledged the global importance of sustainability, sharing Janus International’s proactive measures, particularly in the UK, where ESG considerations hold sway. Adopting practices like linseed paint on panelling, the company plans to extend these eco-friendly initiatives to Australia to reduce its global environmental footprint.

Javier pointed out councils’ increasingly frequent incorporation of sustainability conditions into approval processes. Anthony cited the rising popularity of rain gardens, designed to filter water runoff from facility roofs, and the installation of solar panels as additional measures gaining traction in the industry.

What’s in store

Ultimately, our expert panel shared an optimism for the future of the self storage industry, with communication, collaboration, and innovation as the key drivers for the sector advancement.

“Innovation begins right at the start of design and works its way through the entire project,” said Gerry, urging developers in the room to collaborate with a trusted team well-versed in storage. The panel echoed the sentiment, reinforcing the significance of open communication and due diligence.

“You don’t want to put ten million dollars into a project and get it wrong,” said Hayden. l www.selfstorage.org.au

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16 TOTAL CONSTRUCTION

EMERGING TRENDS AND INNOVATIVE APPROACHES SHAPING THE FUTURE OF SELF STORAGE

F

or three decades, Total Construction (TOTAL) has been at the forefront of the design and construction of self storage facilities Australiawide. Witnessing an evolution driven by increased competition for development sites, shifting customer needs and sustainability imperatives, TOTAL has continuously adapted practises to meet these dynamic demands. In this article, we will explore the emerging trends and innovative approaches shaping the future of self storage.

Growing urbanisation, limited land availability and increasing land valuations are forcing self storage construction to go vertical. In our experience an ideal self storage site requires a minimum net lettable area of 8,000m2 for it to be feasible. That generally means that to optimise land use, the development needs to be constructed over multiple levels. The result is the emergence of up to eight-storey-high iconic buildings in gateway locations.

Enhanced accessibility generally translates to greater returns for operators. We anticipate that self storage facilities will do more to incorporate covered loading areas, wide aisles, on-site amenities and increasing drive up truck access. Drawing inspiration from the Singapore model, ramp access will also extend from two levels to five or more levels.

Many multi-level self storage facilities adopt a phased fit-out approach, adapting remaining spaces to the evolving needs of customers. Offering various sized spaces, more self storage facilities are attracting small businesses, who can kickstart operations with monthly rentals instead of committing to long term leases, typical of industrial park units.

TOTAL invested and delivered The Vault Rouse Hill in NSW which showcases a blend of mixed-use industrial development including self storage and strata storage.

INSIDER 136 MAY 2024

In addition to offering a diverse range of unit sizes, the development includes showrooms, ground-floor warehouses, upscale conference facilities and larger units featuring mezzanine office spaces and outdoor terraces.

We predict the mixed-use trend of combining self storage facilities with retail, residential and other commercial spaces will continue to gain traction. This strategy provides flexibility on the type of sites that can be developed and maximises the utility of properties while creating synergies between different uses. Kennards Self Storage has demonstrated this with a recent development converting a large industrial building to a mixed-use site with retail and self storage spaces.

The adoption of technology will continue to play a crucial role in modern self storage facilities. We have seen advancements in online reservation systems, remote surveillance and management. Much debate remains around the effectiveness of new technology in locking systems, with many operators opting to retain traditional padlock systems.

Driven by environmental consciousness, regulatory requirements and economic advantages, sustainability has become a crucial consideration in self storage design and construction. Increasingly, eco-friendly features and construction methods are being adopted.

Whilst not the largest consumers of energy, self storage facilities can implement various measures to reduce consumption. These include the use of sensor LED lighting, known for their energy efficiency and durability.

Additionally, appropriate insulation, particularly in roofs and walls facing north and west, can significantly reduce the reliance on heating and cooling systems.

Furthermore, implementing optimal cross-ventilation design and air filtration systems not only improves air quality but also lowers the usage of heating, ventilation, and air conditioning systems. www.selfstorage.org.au

STORHUB GROUP EXPANDS 17

StorHub Group launches in Australia

S The Vault, Rouse Hill.

“

Growing urbanisation, limited land availability and increasing land valuations are forcing self storage construction to go vertical.

TOTAL has implemented robust measures to mitigate our contribution to waste. We collaborate closely with demolition companies to ensure comprehensive reporting on recycling ratios and how materials are being reused from the loads removed from site. This shift in waste management is achieving recycling rates as high as 95% for all our construction waste. Utilising prefabricated building components is another method to integrate to reduce construction waste which can also streamline construction processes.

Embracing greener concrete is another initiative TOTAL is actively pursuing, allowing us to repurpose existing concrete materials. Concrete removed from our sites is sent to recycling plants and reintroduced as fill material. As suppliers of this service become more accessible and costeffective, TOTAL will explore this recycling application further.

TOTAL prioritises water conservation by retaining and reusing water on sites. Low-flow plumbing fixtures are integrated to aid in water conservation efforts. The addition of drought-resistant landscaping minimises water usage and enhances the sustainability of the site.

With self storage becoming widely identified as an attractive investment, competition for development sites near urban areas has intensified. We are witnessing an increase in high-risk investments in sites with low gross floor area and reused sites with pre-existing issues, potentially leading to cost overruns due to contamination or other latent conditions.

As expert self storage construction partners, TOTAL has explored and implemented various strategies to address the modern demands of the industry. TOTAL’s guidance remains consistent: Simple yet effective design and sound construction practices are the keys to a successful project. Additionally, conducting thorough due diligence before investing is crucial for risk mitigation and minimising potential impacts. l www.selfstorage.org.au

torHub Group, Asia’s leading self storage owner and operator, recently announced its expansion into the Australian market with the launch of StorHub Australia, backed by a USD300 million (AUD460 million) equity commitment. The platform in Australia is seeded with five quality assets in Sydney, Melbourne, and Canberra, with a combined Gross Floor Area (GFA) of 56,210 sqm.

Founded in 2019 by Warburg Pincus, StorHub has emerged as APAC’s largest multi-country self storage platform through a buy-and-build strategy. StorHub boasts an end-to-end integrated platform with capabilities to source, convert/acquire, and operate.

Simon DeGaris, CEO of StorHub Australia, commented, “I am excited about the opportunity to lead StorHub in Australia. StorHub is already a dominant player in Asia’s self storage industry and it’s a natural step for StorHub to expand into and grow in Australia. With the conviction of the industry’s growth prospects, support from Warburg Pincus and our strong value proposition to customers, we believe StorHub Australia is well poised to become one of the leading self storage platforms in the country,” Simon said.

StorHub Group was launched in 2019 by Warburg Pincus. This leading global growth investor has played a critical role in driving the growth and expansion of StorHub Group across the region, delivering an eightfold increase in GFA over the past four years. As one of APAC’s largest real estate investors with over USD8 billion of capital across 70 investments, Warburg Pincus has a proven track record of quickly and effectively scaling regional real estate platform businesses. l

MAY 2024 INSIDER 136

The One Solution For Unit Security

Introducing PTI’s cutting-edge ProEdge Bluetooth smart latch. Launching Q3 2024.

The ProEdge Smart Latch simplifies door security for both operators and tenants with its next-generation Bluetooth technology that provides keyless access, automated rental possibilities, and overlocking functionality. This one latch is all that is needed to accommodate left and right-hand doors and is designed for both flat and corrugated doors. Tenants just need to swipe left on the app to unlock the latch. ● BLUETOOTH CONNECTIVITY Tenant access controlled through a next generation Bluetooth connection via the StorID mobile app. ● TAMPER RESISTANT BREAKAWAY TAB A breakaway tab, with onboard accelerometer, mitigates forced entry efforts and notifies both tenant and owner in real-time.

● STORLOGIX CLOUD INTEGRATION StorLogix Cloud connectivity through a robust mesh network provides operators with information on tenant access and overlocking capabilities. ● 3-YEAR BATTERY PERFORMANCE A single lithium manganese dioxide battery performs up to three years. A “wake” function extends the battery life so the unit is not always “listening.”

Pre-order ProEdge on +61 3 9014 1444 or at sales@ptistoragesecurity.com.au Learn more on ProEdge by contacting PTI Storage Security

| ptistoragesecurity.com.au | +61 3 9014 1444 | sales@ptistoragesecurity.com.au

STORMAN 19

MANAGING A STORAGE FACILITY IN AUSTRALIA FROM INDIA

I

n the heart of Emerald, Queensland, sits a family-run 41-unit, self storage facility, Emerald Rent-a-Shed. Noel and Lynne Knox have run this facility for over twenty years. In 2022, daughter Melinda Chettri and her husband took over the day-to-day running of the facility when her parents decided to take a step back.

But there was a twist – they were based in India. This presented a unique challenge, as the goal was to sustain and grow the business remotely.

The challenge:

The biggest hurdle for the Chettri family was the antiquated manual operation system. Living predominantly overseas, Melinda and her husband required a streamlined, online process to manage their business efficiently.

They prioritised modernising operations, saving time, and maintaining control without hefty outsourcing costs.

“

A seamless transition to Storman transformed our business operations, allowing us to sail ahead with confidence and control.

- Melinda Chettri, Emerald Rent-a-Shed commendable. Despite initial challenges, the investment in training and support paid dividends.

From the company’s viewpoint, Storman has empowered them to be self-sufficient, saving time and money. Melinda’s sentiment echoes the sentiment of a satisfied client, underscoring the positive impact Storman has had on their business.

Melinda advocates Storman wholeheartedly. Its user-friendliness and exceptional support make it a standout choice for any storage

facility management needs. The ability to manage remotely has been a game-changer for them.

In the evolving landscape of storage facility management, Emerald Rent-a-Shed stands as a testament to the transformative power of embracing innovation.

With Storman at its helm, the Chettri family continues to succeed in Queensland while residing in India.

Proving that with the right tools, even the smallest businesses can achieve greatness. l

Main objectives:

l Remote management capability. l Ownership over outsourcing. l Time efficiency. l Online integration for competitiveness.

Melinda found the solution in Storman software, and since 2022, Storman has been their trusted software provider. Storman’s Australian origin, inclusive GST payment system, and local support won them over, unlike other platforms they considered.

Melinda’s favourite feature, the online sign-ups, revolutionised their remote management capabilities.

Incorporating Storman into their business was seamless, with tasks like customer sign-ups and payments becoming effortless. The investment was unequivocally worth it.

From the client’s perspective, the onboarding process was www.selfstorage.org.au

MAY 2024 INSIDER 136

20 AWARDS FOR EXCELLENCE

Facility of the Year – 150-500 units Sponsored by Visy Boxes & More

FINALIST

Bass Coast Boat and Caravan Storage, Glen Forbes, Victoria

B

ass Coast Boat and Caravan Storage, was announced as a finalist in the 2023 SSAA Awards for Facility of the Year in the 150500 unit category. This facility stands out as it is a safe, convenient, and affordable storage solution for boat and caravan owners.

Located strategically on the Bass Highway, just 4km from Grantville and 18km from Phillip Island, the facility provides direct access to holiday hotspots, making it an ideal choice for those seeking secure storage while enjoying nearby attractions.

The facility, built on January 1, 2017, boasts impressive statistics, with 230 units, a net lettable space of 40,468 square metres, and 112 outdoor spaces, all within a vast land area of 153,781 square metres. Owner-operators manage the facility and focus on expanding and enhancing access control to streamline day-to-day operations.

The owners, a husband and wife team, take immense pride in two key aspects of their build: design simplicity and impressive scale and capacity. The sheds, built by the owner with local skilled friends and family, span an impressive 60 metres in length and 16 metres in width and stand at a height of 4.2 metres, accommodating up to 40 undercover units each.

With a current occupancy of 90.46%, Bass Coast Boat and Caravan Storage has demonstrated strong performance in the market. The facility’s approach to pricing revolves around fairness, value, and customer satisfaction, offering strategic discounts and loyalty programs to enhance the customer experience.

Safety and security are top priorities; measures include fire prevention, secure fencing, extensive CCTV

INSIDER 136 MAY 2024

surveillance, automatic gate access, and the owners’ residence on-site, providing additional protection. These measures ensure a secure environment for customers’ valuable assets.

While operating without additional staff, the facility’s success is reflected in customer satisfaction, with numerous positive reviews and testimonials. The referral reward program, rewarding current customers for recommending the facility, has also been a successful incentive.

Bass Coast Boat and Caravan Storage’s comprehensive marketing strategy incorporates digital media, print media, marketing cooperatives, word of mouth, campaigns, and search engine optimisation.

Active community participation, a user-friendly website, and local advertising contribute to the facility’s visibility.

The sales and customer service approach is rooted in honesty, attentiveness, and a genuine desire to meet customers’ needs. The owners view each interaction as an opportunity to build and improve the site, ensuring customer satisfaction and earning a reputation reflected in their numerous 5-star reviews.

Encouraging more community members to use self storage involves active community participation, an online presence, referral programs, and local advertising.

The facility achieved notable success by securing the 2023 Bass Coast Shire “Marketing & Communications Award” and being honoured with the prestigious “Business of the Year” accolade, marking a significant accomplishment. They were runners-up in the 2022 Bass Coast Shire “Marketing & Communications” Award category.

SSAA Judges noted this facility is grounded in its unwavering commitment to excellence, customer satisfaction, innovative facility design, and active community involvement. The facility is a testament to the owners’ dedication to providing a top-notch storage solution for their community. l www.selfstorage.org.au

DINK 21

FINALIST

StoreLocal Pacific Pines, Gaven Queensland

S

toreLocal Pacific Pines, located on Heslop Rd, Gaven Queensland, stands out as a trailblazing, eco-forward self storage facility, making it a finalist in the 2023 SSAA Awards for Facility of the Year (150-500 unit category)..

This multi-level site, a novelty in Queensland, offers vehicular access to both floors, championing eco-friendly features such as natural illumination, solar energy, and hydraulic innovation. Overlooking the Pacific Motorway (M1), it serves as a beacon for 170,000 daily commuters, accessible via Heslop Rd from both the north and south lanes.

With 487 units, a net lettable space of 4,328.43 square metres, and 7 outdoor spaces, the facility demonstrates a commitment to innovation and sustainability. Managed by a third-party operator, StoreLocal Pacific Pines has a staff of two and opened its doors in August 2022.

One of the facility’s key highlights is its advanced security measures, integrating technology and architectural innovation to ensure safety and ease of access for clients. The environmentally conscious building materials underscore a commitment to sustainability, while the strategic unit layout maximises space efficiency. The facility has super wide driveways, driveway access to both upper and lower levels, access from a highway arterial road, and state-of-the-art security technology, contributing to a seamless and secure storage experience.

With a current occupancy percentage in the 90’s, StoreLocal Pacific Pines has proven its competitiveness in the market. The facility’s approach to pricing emphasises transparency and value, avoiding extensive discounts and focusing on quality service, convenience, and security.

Operational focus centres on three key areas: ease of move-in, customer service, and security. Initiatives prioritising simplicity in moving in, personalised customer service, and continuous innovation, including the introduction of the StoreLocal app and the first In-Store Kiosk, showcase a commitment to customer satisfaction and operational efficiency.

www.selfstorage.org.au

Safety and security at StoreLocal Pacific Pines is paramount, with 24/7 surveillance, advanced access control, Global Entry Smart Locks, and on-site staff providing assistance and monitoring. The facility’s focus on security includes, regularly reviewing video footage, customer access logs, and permissions to minimise security risks. Staff members play a crucial role in day-to-day operations, ensuring a welcoming environment and contributing to high levels of customer satisfaction. The facility’s two on-site managers actively engage with customers, adding value to the business and supporting local initiatives.

StoreLocal Pacific Pines employs a diverse marketing strategy, including online advertising, community partnerships, billboard placements, social media, and occasional radio. Emphasis is placed on lead generation and brand building through targeted campaigns and authentic storytelling.

The approach to sales and customer service revolves around an unwavering customer focus, avoiding overbearing sales drives and prioritising genuine interactions. The facility ensures transparency in pricing, consistent support seven days a week, and a commitment to customer feedback and improvement.

Encouraging community members to use self storage involves local partnerships and community engagement.

The vision is to integrate self storage facilities into everyday life, supporting local communities through various life events.

StoreLocal Pacific Pines’ nomination for Facility of the Year reflects its commitment to innovation, sustainability, customer satisfaction, and community engagement. The facility’s achievements and ongoing initiatives set a new benchmark for the self storage industry in Queensland, making it a worthy contender for the award. We look forward to their completion of stage 2 construction by December 2024 adding an additional 830 units, which further exemplifies its dedication to growth and service excellence. l

MAY 2024 INSIDER 136

22 AWARDS FOR EXCELLENCE

Facility of the Year – 150-500 units Sponsored by Visy Boxes & More

WINNER

StorageX, Melbourne Australia

S

torageX is a cuttingedge facility nestled in the Southeastern suburbs of Melbourne that redefines the self storage experience for both residential and commercial clients.

This facility has garnered local recognition but has also been acclaimed as the SSAA Facility of the Year for 2023, cementing its status as a trailblazer in the self storage industry. This prestigious accolade adds another layer of distinction to StorageX’s already impressive list of achievements.

Boasting 262 units and an impressive net lettable space of 2262 square metres, StorageX stands out as a beacon of innovation and security in the industry.

One of the facility’s unique features is the secure walk-in vault, accredited by Victoria Police for

INSIDER 136 MAY 2024

handgun storage, attesting to the commitment to top-tier security. The drive-thru and a spacious 7-metrewide driveway ensure seamless accessibility, complemented by an oversize lift facilitating easy access to the 1st level.

The transformation of the facility, originally a taxi depot, into a state-of-the-art storage space was completed on December 15, 2022, with its official opening on February 1, 2023. The conversion was a remarkable journey, creating a facade that includes a drivethru, high-visibility units, and neon signage promoting the brand.

The retail space within StorageX resembles a high-end cafe, providing a unique and inviting atmosphere for customers.

In the face of adversity, StorageX embodies the Australian entrepreneurial spirit, pivoting

from the challenges faced by P2P Transport Ltd (ASX Listed) due to COVID19. Despite lacking prior experience in the self storage industry, the owners conducted thorough research and converted their Melbourne Taxi Depot into StorageX, earning recognition as the Rising Star in the City of Monash.

The Rising Star Award recognises it as the most innovative business in the City of Monash. This acknowledgment reflects the dedication to excellence and forward-thinking approach that sets StorageX apart in the competitive self storage landscape. The facility’s involvement in the Monash Business Community has been paramount with opportunities to be a keynote speaker, further promoting self storage awareness.

The let-up rate has seen steady growth from February to July, indicating a positive trajectory for the business and has achieved 90% occupancy in ten months.

StorageX’s pricing strategy is focused on delivering value without resorting to discounting.

The emphasis is on creating a sustainable business model and maintaining respect for neighbouring competitors, without engaging in price competition.

Operated by its owners, StorageX places a priority on achieving occupancy levels of 93% or higher while providing exceptional service.

Safety and security are paramount, with features like a solid brick building, Sentinel security system, 24/7 monitored alarms, CCTV with dual backups, and advanced security measures in the walk-in vault. The facility closes at 10:00 pm, ensuring a secure environment for stored items.

The commitment to customer service extends to daily inspections, a concierge parcel service, mail www.selfstorage.org.au

“

To encourage community engagement, StorageX actively participates in local events, sponsors the local football club, and provides educational content online. receipt, and a complimentary Barista coffee for customers. The staff are well-trained, regularly attending industry conferences and undergoing extensive customer service and sales training.

The team’s dedication to staying informed on industry trends through conferences in Australia and overseas contributes to the facility’s success.

StorageX’s marketing strategy is comprehensive, encompassing online and offline channels. The facility leverages a well-designed website, SEO, Google AdWords, realestate.com.au, and direct mail to homes, businesses, and professional associations within a 10km radius. www.selfstorage.org.au

Sponsorship of the local football club, participation in local events, and social media engagement further enhance brand visibility.

Sales and customer service are at the forefront of StorageX’s operations. With a motto emphasising the importance of excellent customer service, the team ensures immediate attention to enquiries and meticulous attention to detail. Leveraging over 30 years of sales experience from one of the directors, StorageX is committed to providing unparalleled customer service.

To encourage community engagement, StorageX actively participates in local events, sponsors the local football club, and provides educational content online.

In just a few months, StorageX has achieved outstanding lease-up, proving the viability of the business model. Expansion plans are already on the horizon, with assessments for both the current site and potential future acquisitions. StorageX is a testament to resilience, innovation, and the pursuit of excellence in the dynamic self storage landscape a worthy winner of Facility of the Year. l

MAY 2024 INSIDER 136

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

AWARDS FOR EXCELLENCE 25

Excellence in Innovation Sponsored by PTI

FINALIST TAXIBOX

A

s finalists in the 2023 SSAA Awards for Innovation, Fetch by TAXIBOX has emerged as a groundbreaking solution, revolutionising the self storage experience.

Launched in September 2023, this innovative service introduces a unique approach, allowing customers to collect, fill, and transport their TAXIBOX unit independently using specially customised mini trucks.

The bespoke nature of Fetch by TAXIBOX addresses a significant business challenge by providing a flexible and last-minute storage solution. While TAXIBOX’s existing online booking system allows scheduled deliveries, real-life situations often demand immediate storage or delivery. This service acts as a ‘get out of jail card,’ offering the same security as regular TAXIBOX storage with the added flexibility of accommodating customers’ schedules.

Fetch Trucks offer a distinct advantage over move-in vans, sometimes offered by traditional self storage companies. Customers can load their storage unit directly from their doorstep, eliminating the need to unload and restack belongings at the facility. This innovative approach saves customers 50% of the effort, streamlining the storage process.

www.selfstorage.org.au

The innovation contributes to raising industry standards by increasing on-demand capacity and enabling customers to fill their TAXIBOX at multiple locations within the same day. It enhances the customer experience, aligning with TAXIBOX’s commitment to providing convenient and efficient storage solutions.

The potential for applying this innovation across the wider self storage industry, as well as in other industries or communities, is significant. The service addresses logistical barriers, particularly for urban populations without access to cars. It serves as a flexible and efficient alternative between mobile storage and traditional storage, presenting untapped potential for the industry.

Early indicators suggest positive returns on investment for Fetch by TAXIBOX. Careful analysis of online booking flow analytics guided the development of this service, strategically addressing customer preferences and improving delivery availability. With an established technology infrastructure, the implementation costs are limited to adapting the trucks, aligning with successful past services introduced by TAXIBOX. Sustainability is a key consideration in the implementation of Fetch by TAXIBOX. The phased release of the service ensures that operational and logistical processes, coupled with technology integration, meet demand while offering a flawless user experience. This deliberate approach reflects TAXIBOX’s commitment to sustainable innovation.

Fetch by TAXIBOX stands out as a transformative solution in the self storage industry. Its unique approach, addressing real-life storage needs and providing unmatched flexibility, makes it a worthy finalist for the SSAA Awards for Innovation. The service’s potential for broader application, positive returns on investment, and commitment to sustainability further underscore its significance in reshaping the industry landscape. l

MAY 2024 INSIDER 136

26 AWARDS FOR EXCELLENCE

Excellence in Innovation Sponsored by PTI

WINNER

StoreLocal

S

toreLocal emerges as the triumphant winner for Innovation in the 2023 SSAA Awards, celebrating its pioneering innovations that elevate the self storage customer experience.

With a significant investment, StoreLocal introduced the ‘Virtual Experience,’ redefining unmanned storage facilities without compromising on service quality. The StoreLocal App, a groundbreaking firstto-market product, facilitates seamless access and management through a mobile phone. Synced with the storage management system, it enables payment, access codes, and keyless entry.

Complementing this, the In-Store Kiosk enhances the Virtual Experience, providing 24/7 customer interaction via a live touch screen and video connection to the support

INSIDER 136 MAY 2024

centre. A step beyond QR code functionality, this kiosk allows customers to independently browse, book, and pay on a large interactive screen, with an option for faceto-face video communication with the support team.

Designed with customer-centricity in mind, both the StoreLocal App and the In-Store Kiosk underwent meticulous phases of development and implementation.

The App’s design stems from customer feedback, focusing on simplicity and convenience. Rolled out gradually, it now serves as a cornerstone platform for future customer features. Similarly, the In-Store Kiosk, envisioned to enhance on-site interaction, underwent iterative development and staged implementation, bridging the gap between technology and personal support.

www.selfstorage.org.au

DINK 27

“

StoreLocal’s commitment to sustainability is evident in its energy-efficient operations, digital transformation, and sustainable server management.

Driven by the need to meet customer demands for simplicity and efficiency; these innovations respond to challenges and opportunities in the self storage industry.

The StoreLocal App significantly reduces administrative tasks, increases productivity, and enhances customer experience. The In-Store Kiosk revolutionises unmanned facilities, maintaining high service standards.

Beyond self storage, these innovations set new industry standards, demonstrating the potential for application in diverse sectors. The sustainable approach, focusing on energy-efficient operations, digital transformation, and sustainable server management,

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aligns with StoreLocal’s commitment to minimising environmental impact.

These innovations have already shown promising returns on investment, with up to a 25% reduction in customer support calls due to the App’s digital guidance. The kiosk consolidates staffing to the support centre, proving cost-efficiencies and facilitating the rollout of unmanned facilities.

StoreLocal’s commitment to sustainability is evident in its energy-efficient operations, digital transformation, and sustainable server management.

These measures align with the company’s dedication to a greener future.

StoreLocal’s win for Innovation Award is a testament to its innovations, setting new industry standards, providing a positive image for the sector, and offering potential applications beyond self storage. The return on investment, sustainability measures, and commitment to customer-centric solutions make StoreLocal a deserving winner for innovation in the self storage industry. l

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28 R6 DIGITAL 30 YEARS

Dallas at first SSAA meeting.

PTI Site Tour 1996.

Early Install NZ 2003.

30 YEARS AND STILL COUNTING:

A legacy of innovation and transformation

A

s the team at R6 Digital celebrates 30 years of supporting the self storage industry, let’s take a moment to look back at their path to success. Beginning as a vision of Dallas Dogger, R6 Digital has expanded beyond recognition from where it first began. Starting as several different businesses that followed the passions of Dallas, they eventually evolved into the R6 Digital that we know today.

The genesis of a vision

Dallas Dogger’s brainchild, which would eventually become R6 Digital, emerged from a deep understanding of the self storage sector’s untapped potential. The businesses most significantly reshaped facility management by adapting innovative software solutions and commercialising and localising US-based software for local operators. This was an imposing challenge, given the size of the Australian self storage industry. Dallas has never been happy simply keeping up with technological advancements and has driven the company to achieve milestones that have made significant impacts on technology trends within the industry.

Trailblazing technologies

R6 Digital’s journey into storage facility management software (FMS) began with Storman, which Dallas and his team initially grew in Australia. However, in the pursuit of continued growth, Dallas looked to the global self storage industry to understand how he could further improve upon software solutions to the local market. As a result, Dallas pivoted to become the international reseller of the world's leading FMS, Sitelink.

While representing Mini Storage Plus, PTI, developing the market for them highlighted the challenges of aligning

INSIDER 136 MAY 2024

US-based software with the unique needs of Australasian self storage facilities. Dallas played a pivotal role in adapting these products and Storman for local use, and by 2007, realised the necessity of partnering with US heavyweight SiteLink. This partnership with SiteLink resulted in a localised software solution backed by significant US investment - the first time any software company took the local market seriously. At the same time, the online world was developing quickly and websites for self storage first appeared. Dallas’s eldest son and current CEO of R6 Digital, Michael Dogger, believes that launching this management software was a defining moment for R6 and set them on the path to sustained excellence.

Navigating challenges

Much like other firms that survived the past decade and a half, R6 Digital’s path was strewn with obstacles like the introduction of Microsoft Windows in 1995, the 2008 Global Financial Crisis, and the COVID-19 pandemic.

These enormous cultural and economic changes caused innumerable businesses to shut their doors, but R6 utilised innovation and diversification to secure their continued growth and longevity.

Dallas Dogger’s leadership saw the company aim toward new markets and technologies. “The self storage industry is fundamentally changing and technology is leading the industry to a great future.” Dallas underlines the company’s enduring dedication to pioneering advancements and securing long-term success.

“We push our tech limits while blending them with the standout brand and customer experiences. As we’ve taken up this mantle, we’ve seen remarkable growth and local self storage operators are early adopters of this tech. Mike taking over has played a crucial role in amplifying our growth and reach. www.selfstorage.org.au

Dev meeting Sitelink 2008.

Witnessing the transition from Dallas to Mike, I’ve seen how the baton of innovation has been passed on, yet Mike has infused it with a fresh perspective and initiative that has taken R6 to heights that we never could have imagined,” shares Jake, Chief Design Officer at R6 Digital.

Personal insights and interviews

Dallas reminisces about the early days in which each hurdle faced was not just an obstacle but a stepping stone, paving the way to greater achievements. “It was a time of intense learning and innovation, and I am very proud of the part I played.”

Mike confesses that collaborating with his dad has been an invaluable experience. “His guidance in navigating the intricacies of running a company has been instrumental, yet equally important is his openness to my fresh perspectives. He strikes a great balance, granting me the autonomy to explore new ideas while ensuring a safety net to prevent missteps.”

“Our company has been truly gifted with the staff who form our senior management team, who not only remain today, but who have grown into an incredibly talented bunch.” says Dallas, “My other two sons, Brad and Curt, have joined Michael, and together they bring a wellrounded set of invaluable skills to the team.” Reflecting on their journey, the Dogger boys reminisce about growing up with the business and witnessing firsthand the dedication and passion their father invested.

Brad shares a more personal angle, “Being part of R6’s journey has been more than just a professional experience; it has been a family legacy. From handassembling Storman manuals at the dinner table when we were kids to brainstorming sessions in the office, we’ve seen the business evolve, adapt, and lead in an ever-changing industry.”

Curt, speaking to the culture at R6 Digital, notes, “The environment we’ve cultivated here goes beyond just developing technology. It’s about building relationships, understanding our client’s needs, and creating solutions that exceed their expectations.”

These personal reflections paint a bright picture of R6 Digital’s journey. They underscore the importance of visionary leadership, a dedicated team, and a culture www.selfstorage.org.au

Sitelink User Conference Vegas 2014.

that values innovation and customer focus, which have collectively propelled the company to the forefront of the self storage industry.

Envisioning the future of self storage

Looking ahead, R6 Digital continues to pioneer in automation and digital solutions, consistently setting industry trends as evidenced by their most recent innovation StorApp, which is already proving to be a global success. Their vision is to lead in automation, harnessing digital solutions to prepare R6 Digital and the industry for the future.

A legacy of leadership

R6 Digital’s journey is a narrative of ambition, innovation, and leadership. With Dallas Dogger, his sons, and a dynamic team at the helm, the company is poised to explore new horizons in the self storage industry. As we celebrate this milestone, we recognise R6 Digital’s pivotal role in transforming the industry, marking three decades of carefully considered progress and congratulate them on three decades of progress and leadership. l

L-R: Jake Hart, Brad Dogger, Gavan Stilgoe, Stephen Hughes, Michael Dogger, Curt Dogger, Dallas Dogger at SSAA M23.

MAY 2024 INSIDER 136

30 STORCO

L-R: Ian Hudson, Executive Director Industry Capability Network, Michael Sharpe, AUKUS Forum Director, Timothy Hanlon, Storco Marketing Coordinator, Louis Funnell, Storco Sales and Marketing Manager, David Norris, Regional Manager Central West & Orana Industry Capability Network.

STORCO DEMONSTRATE MANUFACTURING EXCELLENCE AT AUKUS FORUM

S

torco was recently invited to present at the AUKUS Forum Speaker Series held at the UTS Botany campus. The AUKUS Forum is a collaborative memberled organisation of supporters across industry, academia, researchers, government and defence to stimulate the economy, while strengthening our collective commitment to national security.

The Speaker Series provides a platform for Australian manufacturers to share their capability and expertise with experts representing a wide cross-section of Australian industry. The AUKUS Forum aims to take advantage of the increased appetite for defence spending by connecting government

INSIDER 136 MAY 2024

with industry, demonstrating local expertise, and increasing Australia’s sovereign manufacturing capacity.

Storco’s Sales and Marketing Manager Louis Funnell was at the forum to showcase Storco’s manufacturing versatility and history of driving innovation and skills development in regional Australia.

“It’s our people who drive innovation and change,” says Louis.

“Exciting new ideas don’t come from the newest tools or the biggest factory – they come from building a culture of innovation that empowers everyone in the organisation from the ground up.”

Louis shared Storco’s four decades of development with the Forum’s attendees, highlighting the business’ growth in both headcount and manufacturing capabilities.

“Our core strengths lie in sheet steel manipulation. Through cutting, punching, and bending we can manufacture products as diverse as corridor wall panelling to high strength fencing,” says Louis.

“We’ve invested millions in cutting edge machinery to ensure Storco can serve clients from a range of industries.”

“We’ve invested in our people too.

Our headcount has grown by 80% in just over two years; our people represent talent from a huge range of industries, including agriculture,

construction, industrial design, government, and mining.”

There were two other presenters at the Forum. One was Evert van Schuppen from AVT Australia, a gimbal and imaging developer based in Melbourne, whose technology can already be seen on civil and defence craft across the world. The other was Josh Hacko from NH Mirco, a luxury watch manufacturer who have turned their expertise at machining at the sub-micron level to scientific and medical research. The reality that such a diverse group of people were in a single room speaks to the diversity of talent that exists, largely unsung, in Australian manufacturing.

“It’s about bringing people and industry together,” says AUKUS Forum Director Michael Sharpe. “We’re faced with an incredible opportunity to showcase the amazing talent that exists across the country, to connect industry with government, and make Australia a hub for manufacturing expertise.”

Michael cited manufacturing success stories, including Boss Agriculture expanding into North America, Eilbeck Cranes replacing foreign cranes with locally made ones, and Quantum Brilliance working on cutting edge quantum computing technologies.

The Forum concluded with a tour of the UTS Botany campus, www.selfstorage.org.au

“

It’s our people who drive innovation and change,” says Louis.

“Exciting new ideas don’t come from the newest tools or the biggest factory – they come from building a culture of innovation that empowers everyone in the organisation from the ground up.

L-R: David Norris, Regional Manager Central West & Orana Industry Capability Network, Mark Layton, Director Storco, Lisa Emerson, NSW Modern Manufacturing Commissioner, Investment NSW, Michael Sharpe, AUKUS Forum Director, Rhonda Taylor, Economic Development Manager Department of Regional NSW, Jonathan Layton, Director Storco.

where attendees saw first-hand the practical work being done by the university’s commercial and research partners in global positioning, low-earth orbit satellites, and fibre-optic communications.

This isn’t the first time Storco has participated in the AUKUS Forum.

The business played host to Forum attendees late in 2023, when Michael Sharpe visited Orange as part of a tour of manufacturing facilities based in regional NSW.

Insurance. Uncomplicated.

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1300 306 571 midlandinsurance.com.au

He visited Storco’s 7,000m² factory, along with David Norris from the Industry Capability Network, and Lisa Emerson, the Modern Manufacturing Commissioner from Investment NSW. The group saw first-hand the investment Storco has made in its people and equipment, including the automatic laser and turret punch and the largest automatic panel bender in the southern hemisphere.

The next forum will be held in May 2024 in Dubbo, NSW. l

32 INSURANCE

Insurance and security for self storage businesses

T

he self storage industry has seen significant growth over the past decade. Despite this growth, the industry has experienced challenging insurance conditions. This has necessitated a more robust approach to insurance and security, ensuring that both business and customers are adequately protected.

The SSAA has recently provided an update on a range of insurance and customer protection solutions for the industry. Here, we go back to basics and explore how insurance and security work together in self storage.

Understanding the risks

Insurance is crucial for self storage businesses, offering protection against unexpected events and assurance to clients. Key policies to consider are set out in the table below.

INSIDER 136 MAY 2024

Insurance: More than just a safety net

Insurance is vital for self storage businesses, providing a safety net and instilling confidence in clients. These policies should be tailored to the specific needs and risks of the self storage business, considering factors like location, size, and services offered.

Implementing effective security measures

Physical and digital security measures are essential in protecting the facility, its customers, and its data.

Implementing robust security practices enhances the trustworthiness and reliability of the business.

Physical enhancements

l Surveillance systems: High-definition CCTV cameras should cover all facility areas, including entrances, exits, and individual storage units, where applicable.

www.selfstorage.org.au

gap. Conversely, top-notch security can lower insurance premiums by reducing claims. This synergy highlights the need for a holistic risk management approach where insurance and security complement each other.

Training and awareness

Effective systems require human oversight. Staff training on security protocols, emergency response, and customer service empowers them to act responsibly.

Educating clients on best practices for packing and storage mitigates risks.

For Australasian self storage businesses, a comprehensive approach to insurance and security builds trust and a reputation for reliability. Understanding risks, investing in appropriate insurance, implementing security measures, and prioritising training ensure longterm success in a competitive market. l

“

Insurance is vital for self storage businesses, providing a safety net and instilling confidence in clients.

Thanks to Midland Insurance Brokers, for this contribution.

Contact a specialist broker: E: storage@midlandinsurance.com.au T: 03 9340 0100 www.midlandinsurance.com.au

l Access control systems: Implementing electronic gate access or keycard systems ensures that only authorised individuals can enter the premises.

Individual unit alarms can also add an extra layer of security. l Lighting: Adequate lighting is a simple yet effective deterrent against unauthorised access and theft.

Ensure all areas of the facility are well-lit, especially during the night .

Digital security practices

l Data protection: Secure online payment systems and encrypted databases are essential for protecting customers’ personal and financial information. l Two-Factor Authentication (2FA): Implement 2FA for accessing internal systems to add an extra layer of security beyond just passwords. l Regular software updates: Keeping software and security systems updated is crucial to protect against the latest cyber threats. l Employee cybersecurity training: Regularly train employees on cybersecurity best practices, such as identifying phishing emails, secure password policies, and safe internet usage, to minimise the risk of internal threats.

The synergy of insurance and security

The synergy between insurance and security is paramount. Security measures decrease incidents, while insurance provides a recovery path for unforeseen events, forming a comprehensive safety net. For instance, while security systems deter theft, they can’t prevent natural disasters. Insurance fills this www.selfstorage.org.au

If it matters to them, it matters to you... and us!

We understand self storage and we’ve been working with SSAA members for two decades.

Our advice protects you and your business Contact us today to find out how.

T: 03 8602 9200 hunthunt.com.au

MAY 2024 INSIDER 136

34 NZ BORDER FORCE

HELP PROTECT OUR BORDERS

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llicit drugs are causing significant harm to families and communities throughout New Zealand and Australia. People within the self storage industry are ideally placed to help identify activities that may detect and disrupt the importation of drugs and other harmful goods.

The New Zealand Customs Border Protect Team and the Australian Border Watch Team are working collaboratively with the self storage industry to educate people on how to recognise signs of suspicious activity.

You can help protect our borders by being alert and reporting anything you think is suspicious and could be related to imported goods.

Dean O’Callaghan, Chief Customs Officer of the New Zealand Customs Border Protect Team, says that people within the self storage industry are key partners who can identify suspicious activity either before or after an importation has occurred.

“These could include concerns regarding a person who is renting a unit to receive imported goods, or identifying a potential drug importation after a storage unit has been vacated.”

Dean says, “past referrals from industry partners have led to significant seizures of illicit drugs, tobacco and other prohibited goods, and have made our

“

Storage facility employees are uniquely placed to report on unusual behaviour.

INSIDER 136 MAY 2024

communities safer, while also saving millions of dollars in social harm.”

Signs of a suspicious importation may include, but are not limited to: l Storage units being rented by an individual to receive large quantities of imported goods (or smaller quantities of unusual goods) l Foreign passport holders with short-term leases under unusual or suspicious circumstances or people opening storage lockers with interstate identification (e.g., Drivers licences for a state different to storage locker location) l Cash payments for the rental by a commercial business, or large cash payments made for a personal locker l Difficulties contacting the unit holder, or all communications are made with a person based overseas l Abandoned, damaged or discarded goods that may have been used to conceal drugs l New tools and equipment that is abandoned l Nervous or evasive behaviour l Avoiding CCTV in the area (covering up with hats/ sunglasses etc.), parking down the road and walking into the facility to avoid number plate recognition/ collection l Noises or activities that indicate goods are being cut open or interfered with Angela Amos, Director of the Australian Border Watch program for the Department of Home Affairs, says “Storage facility employees are uniquely placed to report on unusual behaviour.” www.selfstorage.org.au

You know what normal looks like.

If you come across a situation that is not normal or if you are in doubt about anything, please report it. You never know, your information could be the missing piece of a puzzle.

You can report confidentially using: NEW ZEALAND:

Border Protect

0800 WE PROTECT (0800 937 768) or using an online form: customs.govt.nz/report AUSTRALIA:

Border Watch

1800 06 1800 or using an online form: abf.gov.au/borderwatch Abandoned storage unit containing a transformer that had been used to conceal imported drugs. The unit was rented by a foreign national who left the country after receiving the goods. The transformer had been broken apart and various new equipment, including a chain saw and heat sealer, were abandoned.

CASE STUDY 1 Operation Manta In 2019 a Canadian visitor rented a storage unit for approximately six weeks and during that time he received a large piece of imported machinery that contained controlled drugs. After vacating the storage unit, he left a new pallet mover and a hand trolley. Soon afterward, another Canadian national rented a storage unit and received a large piece of imported electronic equipment. When he vacated the storage unit, he left the electronic equipment which had now been opened and damaged, and a range of new tools including a chain saw and vacuum packer. These importations were part of a wider investigation that resulted in New Zealand Customs seizing over 500kgs of methamphetamine.

CASE STUDY 2 In 2023, a storage unit was rented by a person who was overseas in order to receive a container load of imported goods. All communication was by phone and email, and foreign identification was used. The person claimed that they would travel to New Zealand once the goods had been cleared by Customs and delivered to the storage unit. The person provided a date that they would be onsite at the storage unit but once the shipment was received at the unit they never attended the site and communication stopped.

New Zealand Customs had earlier examined the shipment and intercepted a significant quantity of methamphetamine. l www.selfstorage.org.au

Considering selling now or in the future?

Call for a confidential chat regarding the potential realisation level of your self storage facility.

■ Financial ■ Property

■ Compliance ■ Upside

Matt Walsh

Highway Frontage Real Estate

0411 880 054 156 Bay Street, Port Melbourne, VIC 3207

matt@highwayfrontage.com.au www.selfstoragerealestate.com.au HIGHWAY FRONTAGE ARE SSAA MEMBERS

MAY 2024 INSIDER 136

36 OH&S

Things to think about Revolutionising Health and Safety considerations when designing and safety constructing self storage facilities. By Tim Callinan.

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reating a self storage facility involves more than just bricks and steel – it’s about safeguarding lives, protecting property, and ensuring a smooth operation.

Understanding health and safety requirements is crucial whether you’re an investor, developer, or owner. Here are some of the key considerations throughout the lifecycle of building a self storage facility:

1. Designing out risk: A holistic approach

Designing for safety begins at the conceptual stage and extends throughout the building’s life. By proactively addressing potential hazards, we can create a safer environment for staff and customers. Here’s how to minimise risks: l Early intervention: Start risk assessment during the design phase. Identify potential hazards related to construction, materials, and usage. l Collaboration: Involve architects, engineers, and safety experts.

Consider fire safety, structural integrity, and accessibility. l Materials selection: Choose fireresistant, non-toxic, and durable materials – prioritise safety over cost. l Traffic flow: Plan clear pathways, emergency exits, and vehicle access points.

2. Site selection: Greenfields vs modifying established sites

l Greenfield sites: These fresh canvases offer flexibility but may harbour hidden risks, such as soil contamination. Assess historical land use to determine if Asbestos, heavy metals, or other contaminants may be present. l Established sites: Modifying an existing site may also harbour the risk of hazardous materials that may be costly to remove and remediate.

3. Selecting a Principal contractor to construct the facility l Principal contractor: Appoint a competent PCBU (Person

INSIDER 136 MAY 2024

Conducting Business or Undertaking) to oversee the project and confirm that they understand their duties. This includes providing a WHS Management Plan before work commences, including responsibilities, consultation arrangements, and incident response.

4. Fire protection and insurance requirements

l Building Code Compliance: Ensure your facility meets the requirements of the Building Code of Australia (BCA). Fire safety measures include sprinkler systems, fire exits, and fire-resistant materials. l Insurer requirements: Insurers often have specific fire protection standards that may exceed BCA requirements. Compliance ensures coverage.

5. Identifying and eliminating hazards during design and construction

l Manual handling: When designing the facility, consider process flows to eliminate any manual handling that staff, contractors who service the facility and tenants may be required to complete. Provide trolleys and ergonomic equipment for use. l Hazardous substances: Eliminate the need for hazardous substance storage on-site by prohibiting customers from storing hazardous materials. l Slips, trips, falls: Maintain clean and dry floors. Install non-slip surfaces. Minimise the use of steps by using ramps. l Psychosocial hazards: Address staff-tenant interactions with designs to minimise the potential for violence to escalate. l Fire hazards: Ensure emergency provisions are in place to plan for the worst-case scenario (first aid, extinguishers, hose reels, sprinklers, smoke detection). l Site security: Implement access controls, surveillance, and alarm systems.

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 for global organisations in the manufacturing, construction, and logistics industries.

l Mould and mildew: Ensure proper ventilation to prevent moisture buildup. l Traffic management: Conduct risk assessments and develop traffic management plans.

Remember, investing in safety during the design and construction phases pays off exponentially. Identifying hazards during the design phase is far less expensive than addressing them after construction is complete and operations have commenced.

Prioritise health and safety – it’s the foundation of a successful self storage business in Australia.

Action OHS Consulting are experts in providing solutions for self storage businesses that will not only ensure compliance for your organisation, but can improve overall business performance. 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

HR 37

Cath Nicholson, Chief Communications Officer, HR Central.

Constructing appropriate agreements in your workplace: Employee VS Contractor

By Cath Nicholson.

C

onstructing appropriate workplace agreements involves correctly classifying workers as either employees or contractors. This determination has significant legal and financial implications. Misclassification, where an employee is erroneously designated as a contractor, can lead to liabilities under the Fair Work Act (2009). It’s essential to understand that the mere stipulation in an agreement does not definitively establish the nature of the relationship; instead, the actual work practices delineate it.

An employee is typically engaged on a permanent or part-time basis, performing an ongoing specific role within the organisation. Employers cover various employee practicalities, including superannuation, payroll tax, and leave entitlements. In contrast, a contractor is generally a self-employed individual or firm contracted by a business to provide specific services or labour for an agreed price and duration.

Contractors usually work on a project basis or to accomplish particular tasks and operate independently, submitting invoices for payment rather than being on an employer’s payroll.

Independent contractors operate under commercial laws and are often responsible for managing their superannuation contributions and tax payments. However, exceptions exist, such as when a www.selfstorage.org.au

contractor is primarily engaged for labour, the responsibility for superannuation payments may fall on the hiring party.

Determining the nature of the relationship involves examining various indicators. Key questions include whether the individual operates as a separate business entity and works for themselves or as part of another business.

Misclassification poses significant risks for both employers and workers.

Employers may face contraventions of industrial relations legislation, including breaches of the National Employment Standards, minimum wage requirements, and terms of modern awards or enterprise agreements. The consequences could include back payments, superannuation contributions, and tax implications. Additionally, misclassification denies workers entitled benefits, such as access to leave, minimum pay rates, superannuation contributions, protection from unfair dismissal, and job security.

Certain types of jobs, particularly those involving unskilled labour and extended periods of engagement, heighten the risk of misclassification. Contractors engaged in ongoing service roles, where tasks involve regular maintenance and they assume minimal commercial risk, may find their relationship with the hiring party resembling that of an employee,

especially if they closely align with the organisation’s operations.

Sham contracting, where an employer deliberately disguises an employment relationship as an independent contractor agreement, presents further legal risks. Such practices are unlawful and can lead to severe penalties.

Employers should periodically review contractor relationships to mitigate risks to ensure they remain distinct from employment arrangements. Seeking expert advice and utilising resources such as checklists can aid in correctly categorising workers and maintaining compliance with relevant laws and regulations.

For further assistance and resources, including the Employee Versus Contractor Checklist and clarification on National Employment Standards, employers can access support from the SSAA HR Helpdesk.

This service guides navigating employment relationships and ensuring legal compliance within the workplace. l

If you would like any further information call the SSAA

HR HELP DESK 1300 01 SSAA / 1300 017 722

MAY 2024 INSIDER 136

38 IWD

International Women’s Day 2024: Being inspired and inspiring others

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‘

nspire Inclusion’ was the 2024 theme for International Women’s Day (IWD), focused on a sense of belonging, relevance and empowerment. This mission has evidently already been a priority for many of our members and serves as a reminder to support the ongoing changes that create workplaces that value and understand inclusion and thrive on equitable opportunities for all.

SSAA’s two-part feature shone a spotlight on six dynamic women in self storage who are passionate about inclusivity and excellence, making them worthy role models to current and future women in storage. Each took time out of their busy schedules to share some of their greatest wins, challenges and encouragements with us this International Women’s Day. Here they share their advice for businesses looking to inspire inclusion and build supportive workplaces:

ELIZABETH RUTLAND MONASH SELF STORAGE CENTRES

“Embrace differences, encourage authenticity and lead with kindness, inviting others to share.”

SAMANTHA KIRBY JANUS INTERNATIONAL AUSTRALIA

“To businesses looking to inspire inclusion, I would encourage them to foster a culture of openness, respect, and equal opportunity for all employees, regardless of gender or background. This can be achieved through initiatives such as implementing diversity training programs, creating mentorship opportunities for underrepresented groups, and actively promoting inclusive hiring practices… Ultimately, embracing diversity and inclusion not only enhances employee morale and engagement but also fosters innovation and drives business success in the long run.”

JULIA OVENS FORT KNOX SELF STORAGE

“Develop a clear Diversity and Inclusion strategy which embraces the four pillars of Diversity, Equity, Inclusion, and Belonging (DEIB). Additionally, consider partnering with a diversity and inclusion specialist to benchmark your business and provide training for your leadership team as they play a critical role in setting the tone for inclusiveness… Start small with understanding who is in your team and embrace them. Nurture your team to recognise and celebrate diversity. Develop a social calendar to celebrate diverse backgrounds, cultures, and perspectives within your team. Consider hosting cultural events, incorporating diverse imagery and symbols within your company through newsletters, training, materials, and social media posts.”

INSIDER 136 MAY 2024

ROSEMARY ANGYASY JIM’S SELF STORAGE

“To inspire inclusion in 2024 and beyond, businesses must cultivate a culture of diversity, equity, and belonging. Prioritise creating inclusive policies and practices that celebrate differences, fosters equal opportunities, and ensures representation at all levels… Embrace flexibility in work arrangements to accommodate diverse needs. By valuing and integrating diverse perspectives, businesses not only enhance their creativity and innovation but also contribute to a more equitable and inspiring workplace for all.”

PRIYA KHATRI RENT A SPACE SELF STORAGE

“Businesses can promote and inspire inclusion through promoting diversity in leadership and ensuring women have equal opportunities for advancement and representation. Implement policies that are inclusive and treat all employees equal regardless of their gender. Programs should be designed to provide mentorship to women by pairing junior female staff to experienced mentors.

Encourage open communication and feedback to ensure women feel empowered to voice their ideas and concerns. This investment in training and education on diversity and inclusion for all employees can help raise awareness of unconscious biases, and promote empathy and understanding… [Ultimately leading to] greater innovation, productivity and success.”

BRITTANY WILE SAFE ‘N’ SOUND SELF STORAGE

“Managers should be keeping an open mind about the types of people that you employ. There is no cookie cutter for a great self storage employee. We have had so many wonderful employees over the years that have been young women, people that had retired and returned to the workforce and people that come from all different walks of life. Don’t forget how important your involvement is in shaping a great employee!”

Part One of our IWD feature explores practical words of wisdom from our featured guests and individual reflections on persevering to accomplish impressive career milestones. In Part Two, we learnt more about who inspires these women in industry and beyond.

Thanks to these incredible women for taking the time to share their insights. l To read the SSAA IWD feature in full visit www.selfstorage.org.au/industry-news www.selfstorage.org.au

DEAR HELP DESK 39

Dear Help Desk Q

What should I charge as a late fee?

A late payment fee is a one-off charge meant to cover the cost of recovering the late payment, such as the cost of telephone calls, stationery and postage. Late payment fees are legally permissible if they are a genuine pre-estimate of the loss likely to be suffered by the Facility.

Late payment fees cannot: l be out of all proportion to the loss likely to be suffered; or l be so high that they act to punish storers for failing to make payments on time (ie, they cannot be a penalty).

Ultimately, the Facility will need to be able to justify any amount being charged as a late payment fee.

Q

Can a Facility refuse storage to a new storer if they do not consent to a search of StorerCheck or other applicable credit reporting agency?

The Facility may refuse storage if a storer does not consent to a credit check or a search of StorerCheck. The Facility may prefer that all new storers are searched against the StorerCheck database to reduce the likelihood of signing up a new storer who, for example, has a history of being in default, missing payments, or abandoning goods.

Accordingly, refusing storage to a new storer who does not consent to a credit check helps to avoid a risk to the Facility and is not for an improper reason.

Q

Do I have to do an inventory before I send goods off to auction?

An inventory of goods is recommended for two reasons. First and foremost, an inventory is your written evidence of what was in the space when you opened it and supports the video or photo evidence you record at the time of entering the space. Your inventory will be important evidence if the storer claims items are missing from the space, for example in a tribunal challenge. Experience shows that being able to produce both video footage taken when the space has the lock cut off and is entered AND a written inventory of what was in the space successfully rebuts many of these claims.

The second reason an inventory is undertaken if for the purpose of obtaining ‘best possible price’ for the goods. At common law, when we sell up a storer we must take ‘reasonable steps’ to secure the ‘best possible price’. In practice, and in tribunals, this has been interpreted as making sure those bidding for or valuing goods are well briefed as to what the goods are.

Taking a little extra time and care when selling up a storer minimises risk and bolsters protection for your business. 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.

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 jdillon@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.

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

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 Millennium Technology Shane Goodall T: 0800 724 376 E: info@millenniumtechnology.co.nz www.miltech.co.nz 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

Richmond Rolling Solutions Kristal Maio T: +61 3 9551 2233 E: sales@richmondau.com www.richmondau.com

INSIDER 136 MAY 2024

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 Self Storage Security Ltd David Bateman T: +64 22 493 7700 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 ATF Choice Energy Unit Trust 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

LOCKS Lock Distributors Australia Martin Coote T: 1800 28 77 24 E: sales@lockdistributors.com.au www.lockdistributors.com.au

Rubik Sebastian Kerekes T: 1300 852 117 (AU) or 0800 746 311 (NZ) E: sales@storagesecurity.com.au www.rubikapp.com

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 Group Dan Willis T: 1300 086 695 E: info@pichagroup.com.au www.pichagroup.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 DG Building Concepts John Clarke T: +61 431 402 843 E: john@buildingconcepts.net.au www.buildingconcepts.net.au

www.selfstorage.org.au

TRADE DIRECTORY | 41 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 RegisBuilt 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

DIGITAL SERVICES Big Budda Boom Pty Ltd Andy Pudmenzky T: 1300 660 937 E: info@bigbuddaboom.com.au www.bigbuddaboom.com.au Digital First Robbie Cameron T: +27 216-713233 E: info@digitalfirst.co.uk www.digitalfirst.co.uk

R6 Digital Michael Dogger T: +61 7 3889 9822 E: sales@r6digital.com.au www.r6digital.com.au

Unwired Logic Aaron Farney T: +81 034 588 4511 E: info@unwiredlogic.com www.unwiredlogic.com/en

INSURANCE SERVICES

MANAGEMENT SERVICES

AON Risk Services Darren Clauscen E: darren.clauscen@aon.com T: +61 2 9253 8350 www.business-insurance.aon. com.au/insurance-for-otherprofessionals/self-storage-insurance

Kennards Self Storage Management Services Fiona Harding T: +61 2 9764 9815 E: fiona@kss.com.au www.kss.com.au

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

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 Lifts & Hoists 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

PROFESSIONAL SERVICES Action OHS Consulting Pty Ltd Craig Salter T: 1300 101 647 E: craig.salter@actionohs.com.au www.actionohs.com.au 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 HR Central Cath Grawe T: 1300 717 721 E: cath.grawe@hrcentral.com.au www.hrcentral.com.au Hunt & Hunt Lawyers Tony Raunic T: +61 3 8602 9200 E: traunic@huntvic.com.au www.hunthunt.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

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MAY 2024 INSIDER 136

42 TRADE DIRECTORY (continued)

NEW MEMBERS

REAL ESTATE & VALUERS

SOFTWARE SOLUTIONS

CBRE Limited Peter Hamilton T: +64 9 355 3333 E: peter.hamilton@cbre.co.nz www.cbre.co.nz

STORMAN SOFTWARE PTY LTD

CBRE Dylan Adams E: dylan.adams@cbre.com www.cbre.com.au/people-andoffices/corporate-offices/brisbane Colliers Andrew Collins T: +61 2 9017 6910 E: andrew.collins@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 Four Leaves Property Linda Sharkey T: +61 3 9070 2979 E: info@fourleaves.property www.fourleaves.property

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 Norling Consulting Pty Ltd Jon Norling T: +61 7 3236 0811 E: jon@norling.com.au www.norling.com.au Urbis Valuations Pty Ltd Shane Robb T: +61 2 8233 7627 E: SRobb@urbis.com.au www.urbis.com.au

INSIDER 136 MAY 2024

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 Sitelink Michael Dogger T: +61 7 3889 9822 E: support@sitelinksoftware.com.au www.sitelinksoftware.com.au Storeganise Miles Davison T: +1 416 639 0873 E: hello@storeganise.com www.storeganise.com Storesync Nick Scanlen E: sales@storesync.co www.storesync.co

STORAGE CONTAINERS UNIVERSAL STORAGE CONTAINERS (USC)

Shay McQuade T: +61 438 256 541 E: shay.mcquade@universalstorage containers.com www.universalstoragecontainers.com AIM Quickbuild Jason Dillon T: +61 3 9720 4455 E: jdillon@aimhire.com.au www.aimsitesolutions.com.au Boxwell T: +1 303 317 5850 E: karah@boxwell.co www.boxwell.co

Portable Storage Box Company Al White T: 1800 264 161 E: alan@portablestoragebox.com www.portablestoragebox.com

United Rentals Australia Pty Ltd T/A Royal Wolf Trading Craig Baker T: +61 2 9482 3466 E: removals@royalwolf.com.au www.royalwolf.com.au

AUS ADDITIONAL OVER 50

Loxon Storage Morayfield 43 Morayfield Road MORAYFIELD QLD 4506 E: morayfield@loxonstorage.com.au T: +61 7 3523 7427 –––––– Loxon Storage Yatala 29 Gassman Drive YATALA QLD 4207 E: yatala@loxonstorage.com.au T: +61 7 3523 7474 –––––– Mammoth Storage Hervey Bay 34 Southern Cross Circuit URANGAN QLD 4655 E: hello@mammothstorage.com.au T: 1300 136 851 –––––– Public Self Storage Scoresby 12 Koornang Road SCORESBY VIC 3179 E: scoresby@pss.com.au T: +61 3 9689 8222 –––––– Storage King Currumbin 1 Stewart Road CURRUMBIN WATERS QLD 4223 E: currumbin@storageking.com.au T: +61 7 3081 5710 –––––– Storage King Woolloongabba 179 Logan Road WOOLLOONGABBA QLD 4102 E: woolloongabba@storageking.com.au T: +61 7 3214 7010

AUS FACILITY OVER 50 Alliance Self Storage 25 Steel Street FAIRY MEADOW NSW 2159 E: admin@storageteam.com.au T: +61 2 4285 2666 –––––– WA Self Storage 6 Piggott Drive AUSTRALIND WA 6233 E: info@waselfstorage.com.au T: +61 439 340 406

AUS FACILITY UNDER 50 Figtree Caravan Storage Pty Ltd 9 Lolands Road SALISBURY PLAIN SA 5109 E: info@figtreecaravanstorage.com.au T: (+61) 433 547 993 –––––– Secure Storage Solutions 2 Bowyer Road WINGFIELD SA 5013 E: nina@snjsa.com.au T: +61 438 822 182 –––––– Super Safe Storage Pty Ltd 26 Charlotte Street SMITHFIELD SA 5114 E: arremovalssa@gmail.com +61 413 237 231

www.selfstorage.org.au

DINK 43 NEW SERVICE MEMBER 43 AUS PROVISIONAL Daniel Cavanagh CABLE BEACH WA 6726 E: accounts@kimberleyplaster.com –––––– John Konstantinou YARRALUMLA ACT 2600 E: john@changed.cc –––––– Vicki Bojanic PO Box 543 KENSINGTON NSW 2112 E: vicki@apgd.com.au

SSAA Welcomes New Service Member – Boxwell

AUS SERVICE-INDUSTRY Growthpoint level 18/101 Collins Street MELBOURNE VIC 3000 E: spatel@growthpoint.com.au T: +61 479 140 2136

AUS SERVICE-SUPPLIER Four Leaves Property 470 St Kilda Road MELBOURNE VIC 3004 E: linda@fourleaves.property T: +61 3 9070 2979 –––––– Richmond Rolling Solutions 590 Clayton Road CLAYTON SOUTH VIC 3169 E: sales@richmondau.com T: +61 3 9551 2233

NZ FACILITY OVER 50 General Storage Limited 38a Bouverie Street LOWER HUTT WELLINGTON 5012 E: jack@generalcontainers.co.nz T: +64 27 750 1711

NZ FACILITY UNDER 50 Securestore Limited 76552 State Highway 2 DANNEVIRKE MANAWATU-WHANGANUI 4977 E: securestore0800hjstor@gmail.com T: +64 800 457 867

Self storage owners: Take a look around your facility. Do you have unused or underutilised land?

Boxwell designs, manufactures, and installs relocatable units for portable and self storage businesses. Since 2014, they have operated with one goal: to help clients maximise profit by working closely with storage companies, providing an unparalleled product matched only by their service.

These state-of-the-art storage units are portable, customisable, and long-lasting. To keep freight costs low, they’re shipped flat-packed. Once delivered to your site, assembly is fast and easy — place units virtually anywhere - vacant land, parking lots, fence lines, and more. Boxwell relocatables are easily maneuvered into tight spaces with a forklift. Site prep is minimal as units don’t need a foundation and work on grass, dirt, gravel, or asphalt.

You can take advantage of Boxwell’s extensive services and warranties.

Their team will review your project to identify unique needs. Plus provide custom unit mock-ups, site layouts, shipping coordination, and more.

You can assemble the units on-site or opt for the white glove installation service. Once the units are in use, enjoy peace of mind knowing extensive warranties back them.

If you’re ready to maximise your self storage facility, contact Boxwell today. We look forward to uncovering hidden revenue opportunities for your business!

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.

NO BUILDING? NO WORRIES Have you got empty, under-performing land at your facility?

Introducing the Smartshed: the storage solution that goes where a building can’t.

Smartsheds are designed to turn unused space into lettable area. When easements, time, or cost prohibit constructing a full-sized storage facility, Smartsheds step in.

You can’t rent a building that doesn’t exist. But with Smartsheds you can rent without building.

Learn more and start your order: storco.com.au/smartshed