142 Insider_WEB

Insider

142

MAY 2025

MAGAZINE OF THE SELF STORAGE ASSOCIATION OF AUSTRALASIA

DESIGN & CONSTRUCTION Three major pitfalls to avoid when developing SURGE IN SUPPLY

2024 Industry Award Finalists & Winners Celebrating women in self storage MEMBER UPDATES | OPERATIONS AND COMPLIANCE | TRADE DIRECTORY | DEAR HELPDESK

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We would love to receive your feedback and your expressions of interest. Please contact Sonja Becke on 0419 560 022 or email sonja.becke@visy.com.au for further information.

boxesandmore.com.au

CONTENTS | 3

20

10 SSAA BOARD OF DIRECTORS

Chairman – Michael Alafaci Storage King Group, New South Wales Aaron Alsweiler Safe Store Self Storage, New Zealand Ned Coten City West Storage, Victoria Brent Hayes Store and More Self Storage, Victoria Sam Kennard Kennards Self Storage, New South Wales

8 SSAA CONVENTION 2025 10 THE ART STORAGE DESIGN

Anthony Regis Regis Built, Victoria Elizabeth Rutland Monash Self Storage, Victoria

12

Thomas Whalan Rent a Space, New South Wales Adrian Wylde All-Bay Mini Storage, Queensland

LIFETIME MEMBERS

38

16

Jon Perrins

REGULARS

20

Mark Snooks

6

CEO’S REPORT

22

of mental health in Australasia’s self storage industry

24

Mark Bateman

Sam Kennard

Frank Cooney

Paul McFadzien

David Blackwell Elaine Coote Liz Davies

Dallas Dogger

John Eastwood Simone Hill

Neville Kennard

14

Bob Marsh Jim Miller

Phil Robbie

4

Michael Tate

40 OH&S – The importance

Richard Whalan

SSAA STAFF

Makala Ffrench Castelli CEO Sandra Evans Office Manager

Priscilla Lee Member Relations

Anna Mortimer Marketing Communications Manager Cover image courtesy of Storco.

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!

CHAIRMAN’S REPORT

41 HR – HR Legislative

updates and reminders

42 LEGAL – Design and construct

43 DEAR HELP DESK

44 TRADE DIRECTORY 46 NEW MEMBERS

47 NEW SERVICE MEMBER

Why great facilities are built like five-star hotels

INTERNATIONAL WOMEN’S DAY Exceptional women shaping self storage today THREE PITFALLS WHEN DEVELOPING What to avoid when developing your next facility STATE OF THE INDUSTRY Surge in supply set to reshape key markets BUILDING FOR THE FUTURE Storage King Morayfield IS BIGGER BETTER? The rise of larger self storage facilities ACCESSIBILITY IN STORAGE Smart access systems provide significant benefits for people with disablilities

SSAA AWARDS FOR EXCELLENCE WINNERS

EXCELLENCE IN INNOVATION 29 FINALISTS 32 WINNER FACILITY OF THE YEAR UP TO 150- 500 UNITS 35 FINALISTS 38 WINNER

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 2025 | INSIDER 142

4 | CHAIRMAN’S REPORT

Michael Alafaci Chairman SSAA

W

e move confidently through 2025 off the back of another strong year in self storage. The supply pipeline is robust, with more than 250 projects forecast in the coming years. Development and construction across the sector looks healthy, with investor confidence continuing to drive market growth and consolidation. Larger operators in particular are contributing to this growing footprint, and

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

INSIDER 142 | MAY 2025

with significant investments in greenfield and brownfield opportunities this trend looks set to continue. The record levels of self storage supply anticipated from 2025 to 2027 are set to reshape some market dynamics, though long term fundamentals and demand drivers remain strong.

Beyond big business, we’re seeing plenty of innovation from independent owners and operators, with many taking a sharper look at local market needs and designing specialised facilities to support local communities. The story of Bass Coast Boat and Caravan Storage on page 40 is a great example, underscored by their win at the SSAA Awards for Excellence 2024 presented

by VISY Boxes and More.

This issue of Insider sees much of the future-thinking from our 2024 Design and Construction edition come to fruition. There has been a noticeable shift in the integration of technology into facility design, with technology and automation now fully embraced as a design standard rather than aspiration, for forward thinking operators. The finalists and winners of the SSAA Award for Excellence in Innovation, highlighted in this edition, are all great examples of this new standard.

The following pages showcase the best in design and construction trends across self storage, offering insights and inspiration as you navigate your next development or expansion opportunity. As our industry continues to grow, so too do the opportunities to rethink and refine how we design, build, and operate self storage facilities.

I hope this edition inspires you to consider new ways of approaching the design fundamentals of self storage, to best position your business in a dynamic and evolving market. l

www.selfstorage.org.au

BUILT STRONGER TO LAST LONGER!

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6 | CEO’S REPORT

Makala Ffrench Castelli CEO SSAA

“

Self Storage Week promises an enriching program tailored for all those across our industry including developers, investors, owners, operators and suppliers.

FOR SALE SECURE A STRONG PORTFOLIO OF SELF STORAGE FACILITIES Quality Portfolio

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HIGHWAY FRONTAGE ARE SSAA MEMBERS

INSIDER 142 | MAY 2025

I

n this edition I'm thrilled to launch the inaugural Self Storage Week, which sees the expansion of our flagship industry convention into a week-long program at SYD25, set for 10–13 November 2025 at the Hyatt Regency Sydney.

Self Storage Week promises an enriching program tailored for all those across our industry including developers, investors, owners, operators and suppliers.

Attendees will hear from leading local and international experts, gaining insights into the latest industry trends and what's next in self storage. We're pulling together an engaging line up of industry insiders, global greats and some local legends, so stay tuned as we continue to release the program across the year.

Networking continues to be a key feature, with a not-to-be-missed welcome event sailing Sydney Harbour aboard The Jackson, plus industry breakfasts, trade show engagements and our highly anticipated SSAA Awards for Excellence gala evening.

Our largest trade show yet will showcase cutting-edge innovations from suppliers, while our ever-popular facility tours will provide exclusive insights from the operators, designers and builders behind some of Sydney’s most innovative self storage developments.

Whether you’re a seasoned industry leader or just getting started, SYD25 is designed to inspire, inform and connect. It's always a favourite on the self storage calendar, so be sure to secure your early bird offer for the self storage event of the year!

We look forward to welcoming you to Sydney for an unforgettable experience that will equip us all for the future of self storage. l

www.selfstorage.org.au

Hyatt Regency Sydney

Immerse yourself in engaging workshops, thought-provoking keynotes and dynamic networking events while experiencing everything Australia’s most cosmopolitan city has to offer.

Whether you’re a seasoned industry leader or just getting started, SYD25 is designed to inspire, inform and connect.

We’ll explore the latest trends, challenges and opportunities shaping self storage across Australasia, with sessions tailored for developers, investors, owners and operators.

Principal Partner

Platinum Sponsors

Major Partners

Gold Sponsors

NOV 10 – 13 2025

Event Program

TAKE ADVANTAGE OF EARLY BIRD SAVINGS NOW! Head online to learn more and register for the self storage event of the year at selfstorage.org.au/convention25 Early bird offer closes 31 August 2025

10 | THE ART OF SELFT STORAGE DESIGN

BEYOND 1 FOUR WALLS: The art of self storage design

Why great storage facilities are built like five-star hotels

S

elf storage is no longer just about cold concrete and metal doors. In today’s competitive market, the best facilities are designed with the same attention to detail as high-end hotels, focusing on accessibility, security and a seamless customer experience.

We chatted with Hayden Gage, National Sales Manager at Janus International Australia, about why he believes self storage design is an art form.

“A well-designed facility is more than just a place to store belongings. It’s a space that maximises revenue potential, offers convenience and creates a premium experience for the customer,” Hayden said.

As pioneers in modern self storage design, Janus is known for strategic thinking and innovation. We take a closer look at Hayden’s key design considerations, why bigger isn’t always better, how to plan for profit, and why first impressions count.

INSIDER 142 | MAY 2025

Designing for the VIP experience

In luxury hotels, seamless check-ins, clear signage and well-lit spaces create an inviting atmosphere.

These same principles should guide self storage facility design. Customers want convenience, accessibility and ease of use.

“By focusing on the customer journey from entry to exit, operators can create a stress-free experience that transforms first-time renters into loyal clients.”

– Hayden Gage

Key design consideration

When designing unit layouts, one key element is ensuring accessibility. Larger, higher-priced units are typically placed on the ground level or closest to lifts, making them easily accessible to customers. Addressing customer needs throughout the design process creates a more logical, efficient flow within the facility, enhancing both the experience and revenue.

2

The psychology of space: Bigger isn’t always better

A great hotel room feels spacious even if it’s compact, and the same can be said for self storage.

The key is smart design. Well-placed lighting, high-contrast colours, and a strategic layout can make even a small space feel open and welcoming. Using vertical space effectively and incorporating sleek finishes can elevate the overall aesthetic of the facility, attracting higher paying tenants.

Smart access and automation

Incorporating technology is crucial to creating a seamless and automated experience for customers.

Keyless entry and exit into the facility, for instance, adds convenience, while reducing the need for additional staff boosts operational efficiency. www.selfstorage.org.au

3

Optimising space for maximum profit

Just as five-star hotels maximise every square metre of space with features like lobby lounges or rooftop bars, self storage facilities should optimise space for profitability. Mixed unit sizes, including locker-sized units for city dwellers, meet a range of customer needs.

By focusing on efficient space planning, facilities can cater to diverse customer requirements, and incorporating automation, like smart entry and remote access, turns the facility into a 24/7 revenue-generating space. This strategy not only maximises space usage but also minimises operational costs, allowing for higher returns.

Space planning

“It’s important your design team prioritises efficient unit space planning. By focusing on layout and design from the start, you can maximise the lettable space yield, creating an environment that delivers both practicality and profitability.” – Hayden Gage

4

First impressions matter

A hotel’s first impression matters – a polished exterior, clear signage, and a welcoming entryway set the tone for the entire experience. The same goes for self storage. Investing in high-quality design elements, such as a clean, modern exterior and professional signage, builds trust with potential customers and justifies premium pricing.

The importance of unit sizes

Standard unit sizes play a significant role in the design process. These sizes must align with customer needs and integrate seamlessly with other building elements, like structure and corridor widths. By accounting for these factors early in the design process, the development www.selfstorage.org.au

process then becomes more streamlined and efficient, leading to better outcomes for both the facility operators and their customers.

Build to impress, design to succeed

Great self storage facilities aren’t just functional boxes; they are businesses designed to succeed. By borrowing concepts from the hospitality industry, self storage operators can create spaces that feel premium, operate efficiently, and generate higher revenue.

“At the end of the day, when your facility is built like a five-star hotel, customers will keep checking in – and never want to check out.” – Hayden Gage l

MAY 2025 | INSIDER 142

12 | INTERNATIONAL WOMEN’S DAY

INTERNATIONAL WOMEN’S DAY 2025

“

By sharing stories and experiences we can inspire, motivate and hold each other accountable for continued success in the industry.

Women in Storage at GC24 presented

by Storage King.

INSIDER 142 | MAY 2025

J enni Lewandowski

I

nternational Women’s Day provides a valuable platform to celebrate the social, economic and cultural achievements of women. At a local industry level it’s also a time to celebrate success. SSAA CEO Makala Ffrench Castelli said she was thrilled to see the growing number of women across a wide range of roles within the self storage sector year after year.

“Women have long made a lasting impact in self storage. IWD provides a great opportunity to shine a light on some exceptional women shaping self storage today.”

We asked three inspiring women what advice they would give others looking to build a career in self storage, who inspires them and how the industry can create more opportunities and drive positive change.

Jenni Lewandowski from Bass Coast Boat and Caravan Storage was the winner of Facility of the Year (150-500 units) in the 2024 SSAA Awards for Excellence, presented

by VISY Boxes and More.

Jenni said her 10 acre familyrun business near Phillip Island is built on passion, hard work and dedication. “Our facility offers safe, convenient and affordable storage for boat and caravan owners. We are living proof that you don’t need to be a big player to make a big impact,” she said.

“Built from the ground up, this win celebrates the belief that anyone can succeed with grit and heart, and we hope to inspire other owner operator facilities to pursue their dreams.”

When asked which women had shaped and influenced her career, Jenni said that attending the past three self storage conventions had allowed her to connect with a variety of inspiring women in the industry.

“At my first conference, it was challenging to find many women, but seeing the growing presence of women at last year’s event was truly exciting,” she said.

“I’ve had the privilege of building connections with many women in self storage, particularly with husbandand-wife teams who successfully collaborate in growing their businesses.

These experiences have been incredibly motivating and kept me striving for more success within our own business.”

www.selfstorage.org.au

Tara W hi te Facility Manager at Keep Safe Storage, Tara White was the recipient of ‘Manager of the Year’ in the 2024 SSAA Awards for Excellence. Recognised for her financial performance and exceptional customer service, Tara is known for her personal touch in customer retention and after-hours support. Her ability to lead with empathy and actively engage the Group through professional development and training helped her get the gong in last year’s awards.

When asked what advice she would give to women looking to build a career in the self storage industry today, Tara said it was important to take a personal approach.

“Your customers are all human, with some even going through messy situations. Be kind and make their day,” she said.

Kate R i c h a r ds o n

Kate Richardson, Administrative Director at Alarmquip Security Systems has been in self storage for almost 20 years. She loves the security industry and is known for working closely with owners and leaders, who harness her knowledge of technology, process, people and data to ensure strategic security solutions for their businesses.

When asked what career advice she would give her younger self, Kate said she would tell herself to focus on the bigger picture. “It’s worth working towards what you truly want, regardless of what others may say or think,” She said.

“Confidence isn’t about being perfect, it’s about showing up and trying, even when it’s uncomfortable. You’ll regret not trying more than any mistakes you make along the way.”

In conversation: Three inspiring women in self storage Which women have influenced and shaped your approach to work in the self storage industry?

“From a supplier viewpoint, Sonja Becke, National Account Manager at Visy Boxes & More. Sonja’s attitude is truly inspiring because she embodies resilience, innovation, and a customer-first mindset that drives positive change. Another exceptional influence would be Sharon Dorward, Regional Operations Manager at Storage King Group. Sharon is without a doubt outstanding, due to her unique skills, leadership, dedication, and ability to consistently exceed expectations.” Kate Richardson “Sounds cliche but my Mum (who I am lucky enough to work with each day). My Mum is a machine in the workplace, working so hard but more importantly she is so loved by her customers.” Tara White

This year’s IWD theme is March Forward.

How do you think the self storage industry can ‘March Forward’ to create more opportunities for women and drive positive change?

“Improving the customer experience and breaking barriers; many women in self storage focus on enhancing the customer experience by offering a more personalised, compassionate service. They understand the importance of building strong relationships with clients, offering flexible storage options, support and providing clear communication in a rapidly evolving industry.” Kate Richardson www.selfstorage.org.au

“To be honest, I think the self storage industry is extremely suited for women and is one of the few industries that does “suit” women. It is the perfect career choice for ladies needing a 9-5 career and for those who want the opportunity to move-up the corporate ladder.” Tara White “Hosting workshops or a day retreat specifically for women in self storage would be a great way to foster growth and empowerment. Creating more networking opportunities would help women build valuable connections and share insights. By sharing stories and experiences we can inspire, motivate and hold each other accountable for continued success in the industry.” Jenni Lewandowski

If you could give your younger self one piece of career advice, what would it be?

“Confidence and positivity is key to any job. Whatever you put your mind to you can and will do it, so go for it!” Tara White “If I could give my younger self one piece of career advice, it would be to buy a self storage business instead of my first house, haha! More seriously, I’d surround myself with driven, like-minded individuals, stay focused on my goals and write them down at the start of every month – then hold myself accountable for achieving them. I’d also advise finding a unique niche in the market that no one is tapping into, and to avoid following the herd mentality.

That approach would really help set me apart and drive long-term success.” Jenni Lewandowski l

MAY 2025 | INSIDER 142

14 | THREE PITFALLS WHEN DEVELOPING

THREE MAJOR PITFALLS TO AVOID WHEN DEVELOPING YOUR NEXT FACILITY

O

nce you’re committed to developing your next self storage facility it can be tempting to want to break ground as quickly as possible so you can get your doors open sooner.

However, as with any major project, more time spent in the planning stages means you’ll be less likely to fall afoul of costly delays in the construction process.

But how do you know what you don’t know? We’ve spoken with the experts who’ve done it all before to develop this guide. It highlights some of the common hidden pitfalls you could experience in the development process – and a few tips on how you can prepare for them.

Layout and design

Getting an expert involved in your facility design early might seem like overkill, but a clear set of drawings helps establish the tenor for your entire project. A comprehensive layout is critical for feasibility studies, as even small changes to your unit mix can have knock-on effects for your bleed period and overall lifetime projected returns.

A comprehensive layout is also critical for ensuring all your project specialists are working from the same starting point. It clearly defines the scope of the project, ensuring the quotes you receive are more accurate and that there’s as little ambiguity as possible. Even something as simple as door colours, the quantity of

INSIDER 142 | MAY 2025

downpipes, or species of shrubs can impact material ordering, approvals processes, and construction time. ______

Developer, regional NSW: “If you build the entire

complex out of three by threes you’d make a fortune compared to having six by threes sitting there. In a lot of the three-by-threes, people just put their stuff In and leave it forever. We’d look at our unit makeup critically before we went ahead and just maximise what we think is an ideal unit.” ______

Jerry Garton, Storco Business Development:

“An optimised unit layout is absolutely critical. Even a 1% gain on a 2,000m² footprint means an additional 20m² of lettable area.”

Tips for a successful layout

l Get a design expert involved in your project early. A small amount for a quality layout early will save you delays, heartache, and expensive revisions later on. l Aim over an average lettable area of 70%. This allows for maximised lettable space while still providing for enough navigable areas such as corridors, loading docks, and stairwells. l As a rule of thumb have units no smaller than 3×3m on the ground floors and no larger than 4.5×3m on upper floors. www.selfstorage.org.au

Give yourself enough time for DA

Local councils aren’t known for their speed when it comes to building approvals. But it’s easy to forget just how long this process can take when you’re in the throes of planning and feasibility studies.

Development applications for self storage facilities take on average between six and eight months.

Queensland, South Australia, and Western Australia tend towards the shorter timeframes – averaging four months – where NSW and Victoria sit higher at seven months on average. The floor area also impacts application times; floor areas over 8,000m² are more likely to attract longer times for application reviews. ______

Developer, regional NSW: “Our development

application was dragging and dragging and I ended up writing a letter to the bloke at Council. I pointed out we weren’t a big multinational, we’re a little family company trying to do this one small thing and it was costing a fortune every day he dragged it on. Credit to him, he approved it the next day.”

Tips for avoiding DA/RC delays

l Engage a local town planner 2-3 months before submitting your development application. These local experts know the specific people in your council who are responsible for applications and can streamline your application process. l Give yourself enough time to have your application comprehensively reviewed by council – including allowing time for council Requests for Information (RFI).

The average is six months, but this will vary depending on the complexity of your project.

Plan for on-site delays

More than any other large-scale project, commercial construction is at the mercy of factors beyond your control. Bad weather, material availability, and labour shortages can affect first-timers and seasoned developers alike. You won’t avoid it, say, a highly infectious disease suddenly spreads across the globe and closes construction sites for weeks on end, but good planning can at least help mitigate the damage.

Establish clear and effective communication with your suppliers early. Positive relationships are the difference

between a team that’s backing you to the hilt and one that’s putting the minimum possible effort.

Make sure you spend the time checking the contracts from each of your suppliers, particularly when it comes to the specific exclusions from the scope of works.

There’s a world of difference between a pallet of material delivered to the side of the road and one that’s carefully unloaded on the second storey of your site. ______

Matt Wynn, Storaway Self Storage Somersby: “You’ve

got to have good communication between each trade and bring it all together. On our site we had so much rain – it rained for six months – so the timeline got blown out massively. In the end, they did big days, but once they got the roof on and the boys started the internal fit-out, it all just flowed.” ______

Cédric Bézamat, Storco Construction Manager:

“Clients often underestimate the impact trades staging has. Driveways are often poured after the building is completed to avoid it being marked by truck tyres. While this is fair, it can also cost weeks of delay: bad weather impacts the ground stability, meaning equipment can’t access the site. This negative impact can easily be prevented by staging the work a different way, pouring the driveways before the building work starts.”

Planning for delays on site

l Carefully read the proposals and contracts from service providers for what’s included and, importantly, excluded from the scope of works. l Ensure your finances are sufficient to cover contingencies such as construction delays, changes in interest rates, and extended build periods. l Have a plan for the secure storage of construction materials if weather or other external factors delay construction. l www.selfstorage.org.au

MAY 2025 | INSIDER 142

SUPPLY INSIGHTS | SSAA State of the Industry 2024

16 | SURGE IN SUPPLY

SUPPLY INSIGHTS | SSAA State of the Industry 2024 SUPPLY INSIGHTS | SSAA State of the Industry 2024

er rates of supply were recorded for Auckland (three facilities) and Adelaide facility). No new facilities will be added to the Canberra market in 2024.

SURGE IN SUPPLY SET TO RESHAPE KEY MARKETS Lower rates of supply were recorded for Auckland (three facilities) and Adelaide

Lower rates ofis supply were recorded for Auckland facilities) and ge expected in 2025, 62tofacilities forecast for seeuptick in completions (one facility).

No new facilities will bewith added the(three Canberra market in Adelaide 2024. see next year,(one No 164+ new facilities willinbe added to theacross Canberra market in 2024. ery withfacility). a further facilities the pipeline Australia A large uptick in completions is expected in 2025, with 62 facilities forecast New Zealand.A large uptick in completions is expected in 2025, with 62 facilities forecast for for delivery next year, with a further 164+ facilities in the pipeline across Australia delivery next year, with a further 164+ facilities in the pipeline across Australia

and New Zealand. three East Coast capital cities have the highest number of andAustralian New Zealand. posed facilitiesThe in the pipeline at Australian 125 facilities.

46 cities of these are three East Coast capital havefacilities the highest number of The threeinEast Coast Australian capital cities have the highest number of ected to be delivered 2025. proposed facilities in the pipeline at 125 facilities. 46 of these facilities are proposed facilities in the pipeline at 125 facilities. 46 of these facilities are expected to be delivered in 2025. expected to be delivered in 2025.

31

28

28 28

16

Sydney

Proposed self storage supply by capital city Proposed self storage supply by capital city

20 20

20

16

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16 16

10 10

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More than half the projects are still in planning

Canberra

2026+

R

INSIDER 142 | MAY 2025

4 4

3 3

0 Auckland Auckland

ecord levels of self storage supply are anticipated from 2025 to 2027 and beyond.

This strong supply pipeline sets the stage for a shift in market dynamics, especially in capital city markets where supply forecasts are the projects in the the highest. eline are still in planning Research from SSAA State of the the Industry 2024 revealed 35 self storageinfacilities tly under construction the majorwere completed ncilities planning each inacross Brisbane and markets in 2024. Whilst 60 major ee in Sydney and each inthan what was forecast thisone is lower for delivery in 2024 (38 facilities), in the major it is above the 30 facilities that s within major markets, e and the seven These are considered were deliveredtoin 2023. Brisbane 50 ach inprojects saw the highest level of new supply in 2024, with 16 facilities completed. facilities) is DA approved. These or markets, SydneyConstruction was expected to see but not guaranteed. sidered d difficultytoobtaining finance are seven new facilities in 2024, while40 s that have yet to commence.

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tes

the pre-pandemic average of circa 2-3% growth per annum.

Most of the new supply added this year was in Brisbane, which accounted for more than half of the new supply added. Over the next 18 months, 46 additional self storage facilities are expected to be added to the East Coast city market. This is approximately 15% above the 2022 figure.

The East Coast markets remain the fastest-growing metropolitan areas in Australasia.

Proposed self storage supply by capital city

31 31

The self storage development pipeline in major markets is expanding, with 164 proposed SUPPLY INSIGHTS | SSAA State of the Industry 2024 facilities across seven key locations.

SUPPLY INSIGHTS | SSAA State of the Industry 2024 However, supply remains uncertain due to construction delays, rising costs, labour shortages and financing hurdles.

Currently, 23 facilities are under construction, with seven each in Brisbane and Melbourne, four in

31 31

Metro markets set to see the 31 majority of new supply

The majority of forecast new supply is concentrated in the capital cities along the east coast of Australia.

The self storage market grew by approximately 5.6% in terms of Net Storage Area in 2024, which is above

Proposed No. Facilities (by stage)

60

Proposed No. Facilities (by stage) 50 7 40

3 7

7

20

14

14

30 17

3

7

20

17 10

13

1 1

13

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15

20

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6 6

5

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12

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12

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7

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7

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4 2 2 8

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8

1 www.selfstorage.org.au Perth

Canberra

32

the major markets tnof projects. has emerged, due to are being undertaken by major Emerging investors/developers have a reasonable share of ors. shortages, bour finance proposed projects, however not all of these projects will advance. arkets are being undertaken by major n the rise, stors/developers have a reasonable share of All proposed self storage developments have been s known certain. ects, however not of these projects will advance. ing undertaken byall major categorised based on share their likelihood of completion, with regard to rs have a reasonable of development stage, owner/funder's track record and level of osed self storage developments have been ot all of these projects will advance. commitment. ased on their likelihood of completion, with regard to iods has emerged, due to asonable of e tolabourshare sts, shortages, finance stage, owner/funder's track record and level of ge developments have been e projects will advance. nance Of the 164ofprojects within theregard seven major markets, 18% are jects. elihood completion, with to underway, with a further 24% committed and expected to proceed. nder'shave track record and level of ments been re being undertaken by major ects within the seven major markets, 18% are each Perth, threetoin Sydney, and one ompletion, with regard y major 20% of these projects are considered to betolikely, whilst over one hrecord a further 24% committed and expected proceed.

Auckland and Adelaide. These andin level of hird (38%) are uncertain, and may not proceed. seven major markets,representing 18% are projects, 14% of the erojects a reasonable share of to be likely, whilst over one are considered committed and expected to proceed. certain to pipeline, are considered Excluding uncertain projects, there are 92 proposed self storage f uncertain, these projects will advance. e and markets, 18% aremay not proceed. proceed. vance. acilities to in major markets, with one the majority concentrated in East 38% sidered be likely, whilst over and expected to further proceed.

38% of projects elopments have beenare24% Coast cities of A Australia. ertain there 92 proposed selfare storage d may projects, not proceed. committed and expected to djor ofmarkets, completion, with regard to majority concentrated in East egard likely, whilstwith overthe one to ftrack all new completes, more than 1.3 million sqm of net storage 34% (55 facilities) record and level while of Australia. there aresupply 92advance, proposed self storage oceed. of area will be added to the market. have obtained DA approval but are h the majority concentrated in East notmore guaranteed due to potential ly completes, than 1.3 million sqm of net storage proposed self storage majorto markets, 18% areand operational barriers. dded the financial market. ty concentrated in East tted and expected to proceed. more than 1.3 million netof storage More sqm thanofhalf the pipeline roceed. ket.

(86 projects) is still in the planning d to be likely, whilst over one million sqmphase. of net storage Historically, not all planned not proceed. one

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catchments to drive and deliver demand. With more than 160 proposed facilities in major markets, competition in some areas is expected to intensify, particularly in areas already experiencing high development activity. While demand for self storage continues to grow, the market impact will be felt most in regions where new supply outpaces local demand, leading to pricing pressures and increased marketing efforts by operators.

In the SSAA State of the Industry 2024, members reported that success in self storage remains largely market-driven, with key constraints to activity including

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projects come to fruition, particularly

constraints. It is currently estimated that 38% of the proposed projects may not proceed.

Despite these challenges, if all planned supply is delivered, the market will see over 1.3 million square metres of new net storage space.

The majority of development activity continues to be concentrated in East Coast cities, though Adelaide and Perth are experiencing notable increases, with 30 projects currently in planning or under construction between them.

While major operators dominate the current development pipeline, new entrants are emerging.

The strong supply pipeline is set to reshape markets at a local level, as self storage is fundamentally a local business reliant on nearby

24

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land availability, development costs, and catchment saturation. As more projects move through the pipeline, developers will need to carefully34 assess site selection and demand dynamics to avoid oversupply in certain areas. Established operators with strong brand presence and digital capabilities may have an advantage, while new entrants will have to be focused to achieve occupancy targets in highly competitive markets.

These evolving market dynamics will demand strategic positioning, local market insight and strong operational execution to thrive in this new self storage landscape. l

Aviso

Marine & Logistics

20 | BUILDING FOR THE FUTURE

BUILDING FOR THE FUTURE: STORAGE KING MORAYFIELD

A

s Australia’s urban landscape continues to evolve, the demand for high-quality self storage facilities is surging. Nowhere is this more evident than in Morayfield, one of the nation’s fastest-growing regions.

Recognising this need, Total Construction recently completed the Storage King Morayfield project – an innovative, multi-level facility that sets a new benchmark for self storage developments.

Meeting demand with innovation

Spanning 9,458m² across four levels, Storage King Morayfield is a testament to intelligent design and strategic planning. Constructed for Abacus Storage King, this project showcases how meticulous execution can deliver a high-performing asset on time and within budget while incorporating long-term operational efficiencies.

From the outset, the project faced challenges. Extreme weather conditions, including unprecedented rainfall, led to an 18-day delay in scheduled concrete pours. However, through adaptive project management and close collaboration with subcontractors, Total Construction not only recovered lost time but ultimately delivered the facility ahead of schedule and under budget.

Located in a high-traffic area, site access was a significant hurdle. A carefully crafted traffic management plan was essential to ensure the smooth flow of deliveries and construction operations. Additionally, ongoing roadworks by Moreton Bay Regional Council required continuous coordination to prevent disruptions.

One of the most complex elements of the build was the reconstruction of a stormwater trunk main within the property’s easement. Using mass concrete blinding pads,

INSIDER 142 | MAY 2025

“

This project marks the 17th successful collaboration between Total Construction and Abacus Storage King – an enduring partnership.

Total Construction executed the deep reconstruction works efficiently, maintaining safety and compliance with regulatory requirements.

Smarter construction for long-term savings

Understanding the long-term costs associated with operating a self storage facility, Total Construction implemented a series of innovative cost-saving measures. The facility was designed with energy efficiency in mind, incorporating natural ventilation, low-cost lighting solutions, and high-performance solar panels. Performance low-E glass and insulated external cladding further enhance thermal performance, reducing energy consumption and operating expenses.

A major cost-saving decision was the strategic use of pad footings instead of traditional bored piers.

This choice alone resulted in an estimated saving of $380,000 without compromising structural integrity.

Additionally, a post-tensioned slab and reinforced concrete columns provided a robust yet economical foundation for the building.

Delivering a project of this scale requires not only technical expertise but also a commitment to precision.

From the perfectly aligned blockwork lift shafts to the sleek, durable finishes, every detail of Storage King Morayfield was executed to the highest standards. www.selfstorage.org.au

The facility was built in full compliance with the National Construction Code, ensuring durability and optimal performance for years to come.

A benchmark for the future of self storage

Storage King Morayfield is more than just a building – it’s a symbol of what’s possible when expertise, innovation, and commitment come together. Through overcoming environmental challenges, implementing cost-saving strategies, and pushing the boundaries of design and construction, Total Construction has delivered a facility that not only meets today’s needs but is built for the future.

This project marks the 17th successful collaboration between Total Construction and Abacus Storage King – an enduring partnership founded on trust, quality, and shared vision. For self storage operators looking to develop their next facility, Storage King Morayfield is proof that with the right construction partner, anything is possible. l

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22 | IS BIGGER BETTER?

IS BIGGER BETTER?

The rise of larger self storage facilities

T

he self storage industry is seeing a clear shift towards larger facilities, driven by market confidence and finance economics.

Over the past seven years, the average size of a self storage facility in an East Coast Australian capital city has grown by 8%, and projections indicate a further 10% increase by 2026. With an average of over 4,000 sqm of net storage area in the current supply pipeline, the trend towards bigger facilities is set to continue.

Where once the average self storage facility may have been two levels, there are now a number of facilities under construction in metro markets with six or seven floors.

Several factors are contributing to growth in facility size. One of the primary drivers is the increasing dominance of major operators and institutional investors in the development of new facilities.

Unlike independent operators, larger developers tend to build at scale, naturally increasing the average size across sample markets. This shift is further reinforced by rising land and

INSIDER 142 | MAY 2025

“

Several factors are contributing to growth in facility size. One of the primary drivers is the increasing dominance of major operators and institutional investors in the development of new facilities. construction costs, making larger facilities more viable in the long term.

Land prices in key urban areas continue to rise, requiring operators to maximise their footprints and net lettable area to achieve financial feasibility. At the same time, operating costs have increased, making efficiency a top priority.

Larger facilities can also benefit from economies of scale, allowing operators to spread costs across a greater number of units and achieve better margins.

Those on the supplier side of the building and construction industry will remind developers that building

today is cheaper than waiting for the future, given increases in construction and labour costs.

The recent strong operating performance seen across the sector has also given investors and developers the confidence that demand exists for additional storage units, further reinforcing the move towards bigger developments.

While this trend towards larger facilities is expected to continue, it also raises strategic considerations for operators. The shift may lead to greater competition in high-growth areas, requiring careful site selection and market analysis.

However, bigger isn’t always better. The right facility size depends on the market. In outer suburban, regional and rural areas, smaller self storage developments may still be the best fit based on local demand. While larger facilities can offer operational efficiencies, not every market requires a ‘super store’! Understanding the balance between size, market need and future demand will be key for operators looking to optimise their investments and ensure sustainable growth. l www.selfstorage.org.au

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24 | ACCESSIBILITY IN STORAGE

ACCESSIBILITY IN SELF STORAGE T

he SSAA is committed to helping developers, owners and operators ensure that self storage facilities are accessible and safe for everyone, including people with disabilities.

As part of this commitment, the SSAA is working with advisors to prepare an Accessibility in Self Storage statement. This guidance is being prepared to provide the practical self storage context for developers, consultants, planners and certifiers when considering the application of the National Construction Code (NCC) and Disability Standards for self storage developments and planning for inclusive facility operations.

Whilst the application of the NCC and certifier preferences may continue to see site-specific performance solutions required, it is hoped this guidance will provide the foundation for such site-specific solutions.

INSIDER 142 | MAY 2025

The SSAA is seeking the views of members on the following key areas and proposed positions for accessibility in self storage.

Usage and design considerations

In self storage developments, while unit sizes may vary throughout the facility, it is a generally accepted design practice to have a comparable selection of varying unit sizes on both ground and upper levels. The primary design distinction between floors is the availability of drive-up units, which provide direct vehicle access and are typically located only on the ground level.

Beyond this, the types and sizes of units offered on upper floors generally mirror those on the ground level. There is no inherent advantage to selecting an upper-floor unit, as all storage units – regardless of location – are afforded the same

level of security and environmental protection. In practice, many customers prefer ground-floor units for ease of access, as they eliminate the need to transport goods via lifts or stairways.

Unlike residential or commercial properties, self storage units do not offer views or other aesthetic benefits or amenities that would make an upper-floor location more desirable. As a result, customer demand tends to favour groundlevel access for its convenience and efficiency.

Emergency considerations

Individuals with mobility impairments face increased risks when accessing upper-level storage units during emergencies such as fires, where rapid evacuation is required. In such situations, lifts and hoists typically used to reach upper floors become inoperable due to safety protocols, leaving stairwells as the only means of exit. Navigating stairs quickly and independently may not be feasible for those with limited mobility, placing them at a higher risk.

This risk is further compounded by the operational model of many self storage facilities, which allow www.selfstorage.org.au

customer access outside of staffed hours. During these periods, there may be no employees or other customers present on site to provide assistance or raise an alarm in an emergency. Without immediate support, people with disabilities could face significant danger, as their location may be unknown to emergency responders, delaying evacuation efforts.

Exemptions under the Code

The National Construction Code Part D4 Access for people with a disability (D4D5) outlines the following areas are not required to be accessible: a) An area where access would be inappropriate because of the particular purpose for which the area is used. b) An area that would pose a health or safety risk for people with a disability. c) Any path of travel providing access only to an area exempted by (a) or (b).

“

Smart access systems in self storage facilities provide significant benefits for people with disabilities by improving accessibility, convenience and security.

The SSAA considers that both sections (a) and (b) are relevant to most self storage facilities. Given that ground-floor units offer the same, if not better, level of service and convenience as upper-level units, and accounting for additional risks in emergency scenarios, it is proposed there is no practical reason for a person with a disability to require access to upper floors.

As such, the SSAA considers that restricting access to these areas would be an appropriate performance solution.

While the likelihood of such risks may be considered low, they are entirely avoidable. Since upper-level units provide no distinct advantage over ground-floor units, restricting access to upper floors effectively minimises unnecessary risks. This approach ensures a safer environment for customers with disabilities, staff and first responders, while maintaining equitable access to self storage services without disadvantage.

Smart access systems

Smart access systems in self storage facilities provide significant benefits for people with disabilities by improving accessibility, convenience and security. Traditional storage access methods, such as manual padlocks and physical keypads, can be challenging for individuals with limited mobility, dexterity issues or vision impairments.

Smart access technology, which includes Bluetooth-enabled locks, mobile/smartphone app entry and

26 | ACCESSIBILITY IN STORAGE

automated gates, eliminates these barriers by allowing customers to access their units seamlessly through their smartphones or key fobs. These systems can also integrate with voice commands and assistive technologies, enabling a more inclusive experience for all users.

Beyond ease of entry, smart access systems also enhance safety and independence for customers with disabilities. Features such as automated doors, motion-activated lighting and remote access controls reduce the need for physical effort and provide a more user-friendly environment. By adopting smart access solutions, either for specific units or across a facility, self storage operators can create more inclusive facilities that cater to the needs of all customers while also improving overall operational efficiency.

Facility operations

The rationale for restricting access to upper floors for individuals with mobility impairments is based on having suitable storage units available at ground level. To achieve this, operators should implement a management solution that provides for ground-floor units in various sizes to be accessible for customers with disabilities.

These units should be positioned near driveways or loading areas

to minimise travel distances and enhance ease of access. By ensuring that ground-floor units are at least equivalent, if not superior, to those on upper levels, customers with mobility impairments can access storage without any disadvantage.

Operators should note these designated units must be offered at the same price as equivalent units on upper floors, ensuring that customers are not financially disadvantaged for requiring accessible storage.

This management approach ensures that individuals with disabilities receive equal access to self storage services while maintaining their safety within the facility.

If a facility offers unique features only available on upper floors, such as climate controlled storage, an alternative solution may be required.

While variations exist between self storage facilities, SSAA data demonstrates that only a small number of self storage facilities in Australasia would present challenges that could not be effectively addressed through this structured accessibility approach.

Assistive technologies

Operators may wish to offer or advise customers about the availability of assistive technologies for accessing self storage. Such technologies and devices may include:

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l Smart access systems, as outlined above l Automatic door openers l Hands-free sensors l Extension arm kits and longer ropes for roller doors l DDA compliant door hardware for swing doors l Motion-activated lights to improve visibility inside the unit l DDA compliant locking solutions for doors – either traditional padlock or Bluetooth-enabled padlocks

Customer service

People with a disability may require additional assistance throughout their self storage experience.

Operators should consider how this assistance may be offered and the associated processes documented for staff training and record keeping purposes.

Further information

The SSAA and the industry at large support the implementation of these codes to enable inclusive and equitable access to self storage for people with disabilities. To add your insights or provide feedback on the proposed positioning and guidance notes for accessibility in self storage, please email membership@selfstorage.com.au.

The final statement is due for release in late 2025. l

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AWARDS FOR EXCELLENCE | 29

Excellence in Innovation

FINALIST R6 Digital

R

6 Digital has redefined self storage operations through innovative AI integrations across three flagship products: StorApp, RapidStor and Reporting Dashboards. These enhancements including two world firsts, streamline operations, elevate customer experiences and empower facility owners with actionable insights.

Overview of the innovation

The innovation emerged from addressing key industry challenges through AI: l StorApp: Introducing AI Vision to automate unit vacancy: • Verification via photo analysis, cutting manual labour.

• Heat mapping, powered by Bluetooth, tracks customer movement for improved navigation and security.

• AI-driven ID verification via Stripe Identity ensures secure, remote access. l RapidStor: Enhanced personalisation segments customers into personas, tailoring offers for a more relevant booking experience. www.selfstorage.org.au

Sponsored by

l Reporting Dashboards: AI-driven insights identify critical trends, simplifying data-driven decision-making.

Business challenges addressed

Manual tasks such as unit vacancy checks, customer navigation assistance and ID validation, are time-consuming and error-prone.

AI was leveraged to automate these processes, improving efficiency, accuracy and customer satisfaction.

Development and delivery

Development involved customer feedback and rigorous testing. R6 Digital’s approach to AI is not to use AI for the sake of it. The team focus on where they can use AI to solve real problems for self storage operators that have been identified from customer feedback.

These implementations aim to remove challenges in transitioning to remote management models, increasing sales conversion rates and improving the ability to use data driven insights.

Impact on business and industry

These AI-powered solutions have transformed operations: l Efficiency: Automation reduces staffing costs and speeds processes.

l Support: Empowering support staff with information that helps them offer a better customer experience remotely. l Marketing: Personalised offers drive higher engagement and revenue. l Insights: Data trends allow focused, efficient management.

Potential for broader application R6 Digital’s innovations have global potential, enhancing self storage operations worldwide. They enable facilities to modernise operations, aligning with the industry’s move towards remote management and improved efficiency.

Sustainability and ROI

By integrating AI into existing products, these features will be delivered at no additional cost to customers.

Operators report reduced staffing expenses, increased profitability, and time savings through automation. R6 Digital’s focus on rigorous testing and ongoing support ensures long-term success and adoption.

R6 Digital’s use of AI to address practical challenges sets a benchmark for self storage innovation. Their commitment to advancing operational efficiency and customer experience positions them as a deserving finalist for Excellence in Innovation. l

MAY 2025 | INSIDER 142

30 | AWARDS FOR EXCELLENCE

Excellence in Innovation

Sponsored by

FINALIST

National Mini Storage

N

ational Mini Storage has always prioritised safety and innovation in its operations. While the company’s new multi-storey facilities feature modern fire protection systems including smoke detectors and sprinklers, five garage-style locations presented a unique challenge. The facilities were constructed before the current safety standards and lacked contemporary fire protection systems. Recognising the need for improvement, National Mini Storage partnered with the team at Self Storage Security (SSS) to research retrofitting solutions. Over a year-long collaboration, they sought a system that balanced functionality, cost-efficiency and ease of implementation.

Business challenge or opportunity?

The need for urgent action was underscored last year when a fire broke out at the Takanini branch, one of the older facilities built in 1994.

A customer inadvertently stored a hot barbecue, igniting a fire that destroyed ten units. Passing motorists spotted the flames and alerted emergency services, but the event highlighted a critical vulnerability in the facility’s fire safety. Beyond the financial and reputational damage, the incident drove home the need for a robust fire protection system to mitigate risks and protect customer belongings.

The innovation: Ajax Fire Monitoring System

SSS introduced National Mini Storage to Ajax, a wireless fire monitoring system that proved to be a game-changer. Unlike traditional fire safety systems that rely on extensive cabling and lack modern management tools, Ajax offers a completely wireless solution managed through an

INSIDER 142 | MAY 2025

app. It integrates seamlessly with existing alarm systems, monitors temperature and smoke levels in real time, and codes each device to specific locations for swift responses.

Additional features, such as an app-based panic alarm, enhance staff and customer safety. Designed for scalability, the system is future-proof and can be adapted easily for future requirements.

Business benefits and operational impact

Since adopting Ajax, National Mini Storage has revolutionised its approach to fire safety. The system’s real-time monitoring and app-based management have significantly reduced response times. Multiple staff members can access the system for enhanced oversight, while SSS provides additional remote monitoring to address issues promptly. Beyond fire protection, Ajax includes intrusion detection, video surveillance, water leak monitoring, and smart automation – features that simplify operations and improve productivity.

Industry impact and broader potential

A solution like Ajax has great potential across the sector, particularly given the age and build profile of many early generation facilities. The system’s wireless design and ease of installation make it ideal for retrofitting.

Ajax has demonstrated improvements in fire safety for National Mini Storage, improving safety, boosting customer confidence and enhancing the industry’s reputation.

Return on investment

The financial impact of the Takanini fire was substantial, for the business and for customers alike. In contrast, the Ajax system’s average installation cost was approximately $30k per facility. The system delivers significant

benefits, including reduced fire risk, enhanced safety, and operational efficiency, far outweighing its initial investment.

Sustainability and future-readiness

Ajax’s app-based platform ensures easy updates and ongoing enhancements. Its wireless setup easily supports facilities as they expand, while its user-friendly interface requires minimal training.

Combining fire safety with additional features, the system ensures sustainability and long-term adaptability.

National Mini Storage’s partnership with SSS and the adoption of Ajax highlight its commitment to safety and innovation. This initiative not only addresses a pressing challenge but also sets a benchmark for the self storage industry. l www.selfstorage.org.au

32 | AWARDS FOR EXCELLENCE

Excellence in Innovation

Sponsored by

WINNER

StorAxxS®

S

torAxxS, an Australianowned company based in Brisbane, is transforming the self storage industry with its groundbreaking access control ecosystem.

This innovative solution, designed with cutting-edge technology, allows operators to enhance customer experiences, streamline operations and significantly reduce operational costs. Since the first live facility installation in 2022, the StorAxxS hard-wired system has gained local and international traction, earning its position as a Winner in Excellence in Innovation.

Innovation at the core

The key to this innovation is a pioneering ecosystem that combines in-unit cameras, motion sensors and the StorAxxS Smart Lock. This unique blend of hardware is complemented by a proprietary cloud platform, offering touchless customer experiences and remote facility management. StorAxxS is leading the way in technological advancements in self storage access control with this system.

StorAxxS launched after three years of extensive research and development, including numerous prototypes and feedback from industry operators and customers.

The result is a modular, plugand-play design that simplifies maintenance, reduces operational costs for facility managers, and offers an intuitive, user-friendly experience for customers.

The inspiration behind StorAxxS

The idea for this innovation stemmed from a conversation with an industry expert, who recognised the potential of in-unit cameras in self storage.

Market research revealed several gaps in the industry, highlighting three main areas for improvement:

INSIDER 142 | MAY 2025

l Customer expectations: There was a demand for more advanced technological solutions in self storage. l Technological obsolescence: Existing systems were outdated and heavily reliant on lithium-ion batteries. l Data underutilisation: Valuable insights from facility data were not being fully leveraged. These findings motivated StorAxxS to create a technology-driven solution that could: l Exceed customer expectations with advanced features. l Provide operators with actionable data to enhance operations. l Deliver significant cost savings by optimising operations and reducing the Total Cost of Ownership.

Design, development and delivery

StorAxxS was carefully designed with a focus on sustainability, functionality and value for operators: l Modular & hard-wired design: The plug-and-play nature of the system ensures ease of maintenance and simple component replacements, reducing operational downtime.

Using a hard-wired design eliminates the issues caused by battery-powered access control systems. l Sustainability: StorAxxS minimises environmental impact by removing lithium-ion batteries, reducing installation materials and optimising energy efficiency. l Advanced features: The system includes in-unit cameras for real-time monitoring, motion sensors for improved security and a user-friendly app for remote management.

Business benefits and impact

The StorAxxS system has revolutionised operations for self storage facilities by automating manual processes, boosting productivity and enhancing the customer experience: l Automation: Tasks such as checking unit status, identifying maintenance issues and managing overlocking procedures are automated, reducing the need for manual labour and improving efficiency. l Operational Cost Savings: The system’s modular design and plug-and-play servicing allow for remote facility management, cutting operational and maintenance costs. l Enhanced Customer Experience: Touchless access and advanced technology meet modern customer demands, ensuring a seamless and convenient experience. l Actionable insights: The system’s data collection features provide operators with valuable insights into facility usage, enabling data-driven decision making. www.selfstorage.org.au

Return on investment

Raising industry standards

StorAxxS is transforming access control and elevating the global profile of Australian engineering and innovation. The system demonstrates how self storage operators can use technology to meet the needs of the future and provide customers with an experience that aligns with modern expectations. While StorAxxS remains focused on achieving success in the Australian market, there has been significant international interest, with enquiries spanning five continents. www.selfstorage.org.au

StorAxxS boosts ROI for self storage facilities by combining automation, AI-driven insights and enhanced safety features, to reduce costs, increase revenue and improve tenant satisfaction: l Efficiency and Cost Reduction: Automation tools like remote monitoring and movement heat maps streamline operations and minimise the need for on-site personnel. These systems reduce labour costs while predictive maintenance tools lower repair expenses. l Security Enhancements: Advanced surveillance and real-time snapshots access logs reduce risks like theft and unauthorised access, lowering insurance premiums and losses.

Automated overlocking for delinquent units ensures efficient payment management. l Revenue Growth: Facilities equipped with smart features attract tech-savvy tenants, enabling premium pricing.

Upselling services such as real-time alerts and enhanced security adds income, while faster unit turnover and delinquency management secure steady cash flow. l Customer satisfaction: Tenants enjoy a modern experience with mobile-based access, personalised notifications and safety features, increasing retention and reducing churn.

For operators, the ability to manage facilities with fewer resources

while maintaining high service standards makes StorAxxS Pro™ an invaluable asset.

Sustainability at the core

Sustainability has been a key focus throughout the design and development of StorAxxS. Key sustainability measures include: l Eliminating lithium-ion batteries to reduce environmental impact. l Reducing installation materials to cut waste and resource consumption. l Optimising energy efficiency to lower both operational costs and the environmental footprint.

The Future is bright

StorAxxS is paving the way for future technological advancements that will further improve facility operations. The system is designed to adapt to emerging technologies, ensuring its relevance in a rapidly changing industry.

With its innovative approach, StorAxxS is poised to lead the self storage sector into a new era of technological sophistication and operational excellence.

As the Excellence in Innovation award recipient, StorAxxS exemplifies how technology can address industry challenges, reduce costs and enhance customer experiences.

Through continuous innovation and a commitment to sustainability, StorAxxS is shaping the future of self storage, both in Australia and globally. l

MAY 2025 | INSIDER 142

AWARDS FOR EXCELLENCE | 35

Facility of the Year 150-500 Units

Sponsored by

FINALIST

StoreLocal Pacific Pines

S

toreLocal Pacific Pines, located at 180 Heslop Road, at Gavin in Queensland, is a standout self storage facility that exemplifies innovation, customer focus, and sustainability. Owned

by Greg and Kimberley Seymour and Glynn Sinclair, this modern facility offers an exceptional storage experience while deeply engaging with its local community.

StoreLocal Pacific Pines opened in August 2022 and was designed with customer convenience in mind.

Stage two launched in December last year, adding an additional 830 units, taking the total to 1310 units.

This facility is one of the largest self storage sites on the Gold Coast and boasts advanced features such as multi-level vehicle access, wide hallways, and super-wide driveways for seamless navigation. Its eco-conscious design incorporates sustainable materials and energy-efficient systems, demonstrating the company’s commitment to sustainability.

Focus on customer experience

StoreLocal Pacific Pines centres its operations around three key pillars: ease of move-in, customer service, and security. The facility’s digital-first approach simplifies the move-in process, allowing customers to complete their rentals online in less than 90 seconds with no paperwork required. Clear online pricing, sizing guides, and seven-day support further enhance the convenience of the customer journey.

Feedback is actively gathered through email surveys and strategic phone calls, while regular mystery www.selfstorage.org.au

shopping ensures consistently high standards. The facility’s transparent operations and dedication to customer satisfaction have consistently increased occupancy rates above 90%.

State-of-the-art security

Security is a top priority at StoreLocal Pacific Pines. The facility features 24/7 surveillance, advanced access control, and keyless entry systems for all access points.

Community engagement

StoreLocal Pacific Pines takes pride in its strong ties to the local community. The “Local Partners” program exemplifies this commitment by offering financial support, free storage, and assistance to organisations like the Pacific Pines Football Club. Sponsorships, particularly those promoting female football participation, highlight the facility’s focus on fostering meaningful local connections beyond its core business.

Marketing and sales excellence The facility employs a robust marketing strategy designed to connect with customers actively seeking storage solutions. Using a mix of organic and paid search, Google Display ads, and social

media, the marketing approach focuses on storytelling and community engagement.

Transparent pricing and an easy online booking process build trust and attract high-quality leads.

StoreLocal Pacific Pines prioritises customer care in every interaction, offering guarantees on unit sizing and adjustments at no additional cost. This transparent, customer-first approach has fostered loyalty and positioned the facility as a leader in the self storage industry. l

MAY 2025 | INSIDER 142

36 DINK

36 | AWARDS FOR EXCELLENCE

Facility of the Year 150-500 Units

Sponsored by

FINALIST

U Can Store It

L

ocated at Varsity Lakes on Queensland’s Gold Coast, U Can Store It is a family-run self storage facility that has proudly served the Gold Coast community for more than 20 years.

Managed by Patsy Tierney, the facility stands out for its exceptional customer service, innovation, and community engagement. With a high occupancy rate of 97.8%, it has built a strong reputation as a trusted local storage provider.

A legacy of excellence

Since opening in June 2000, U Can Store It has become a key player in the self storage industry. It spans 4,918 sqm of net lettable space, with 472 units and 48 outdoor vehicle spaces. A covered circular driveway allows for seamless access to both double-storey and single-storey sections. Designed with extra-high clearance and bordered by a lush wetland reserve, the facility combines functionality with aesthetic appeal.

Customer-focused operations

U Can Store It’s philosophy is simple: “making storage easy.” From competitive pricing to an intuitive online sign-up process, customer convenience is paramount.

New customers can complete the rental process online, but the team personally meets clients to hand over access codes and ensure a warm welcome. This blend of digital efficiency and personal interaction caters to all customers, particularly older clients who value face-to-face service.

The team goes beyond standard customer service.

Whether offering after-hours assistance, a refreshing bottle of water on a hot day, or a reassuring voice on the phone, they consistently strive to create a positive experience.

Security and safety

Security is a top priority, with 24/7 digital CCTV surveillance, individually pin-coded access systems, and monitoring by an on-site resident manager. A unique feature of U Can Store It is Rosie the Cavoodle, a beloved team member who, while not a traditional guard dog, alerts staff to after-hours activity and provides comfort to visitors.

Community engagement

The facility’s community-first ethos is reflected in its active involvement with local schools, charities and businesses. Patsy Tierney’s engagement with fitness groups and local organisations extends this connection, positioning U Can Store It as a trusted community partner. Collaborations with removalists further strengthen referral networks.

Achievements and legacy

A standout aspect of U Can Store It is its multigenerational operation. Patsy’s children, who grew up at the facility, now contribute as casual staff. Long-term customers fondly recall seeing them as babies and are now greeted by them at reception, reinforcing the family-friendly atmosphere.

Marketing excellence

Relying heavily on word-of-mouth referrals, U Can Store It benefits from strong local partnerships, a solid social media presence and active participation in community events. By blending innovation, family values and community spirit, U Can Store It has carved out a unique place in the self storage industry, making it a deserving finalist for Facility of the Year. l

INSIDER 142 | MAY 2025

www.selfstorage.org.au

Celebrating 80 Years of Excellence with Southwell Lifts and Hoists Thank You for Your Support!

This year marks a significant milestone for Southwell Lifts and Hoists. 80 years of providing cutting-edge lifting solutions, and we want to take this moment to express our deepest gratitude to you, our valued customers. Your trust and loyalty have been fundamental to our success, and it’s because of you that we’ve made it this far and achieved this milestone.

Since our inception in 1945, we’ve remained dedicated to offering safe, reliable, and efficient lifting equipment tailored to meet the unique needs of industries. As we celebrate our 80th anniversary, we’re proud to reflect on the advancements we’ve made in lifting technology.

Transforming Self-Storage with Innovative Lifting Solutions As more people and businesses seek efficient ways to manage their belongings, the need for space-saving lifting solutions has never been greater. Our self-storage lifts and hoists are engineered to provide customers with easy, safe, and reliable access to their stored items, whether it’s in a multi-level storage facility or a large-scale warehouse. These lifts allow for smooth vertical transport, reducing the strain on customers while maximising space efficiency. No longer do people need to rely on stairs or heavy lifting to store and retrieve their items.

Our self-storage lifts and hoists make the process simple and convenient, saving time and effort.

Why Choose Southwell for Self-Storage Lifts and Hoists?

With 80 years of experience behind us, we understand the unique challenges that self-storage operators face. That’s why we design with durability, ease of use, and minimal maintenance in mind. We take pride in delivering products that ensure safety, reliability, and efficiency — all crucial elements for the success of any self-storage operation.

We offer a range of self-storage lift solutions, from compact models ideal for smaller facilities, to high-capacity lifts for large-scale storage centres, fully customisable so they can be tailored to your specific needs.

For more information on Southwell Lifts & Hoists, phone +61 2 4655 7007, email sales@southwell.com.au or visit southwell.com.au

Thank You for 80 Years of Trust and Partnership We couldn’t have reached this remarkable 80-year milestone without the support of our customers.

It’s your continued trust in our products that motivates us to innovate and improve year after year. From self-storage lifts to a wide array of lift and hoist solutions for different industries, we are dedicated to meeting your needs with the highest level of service and quality.

As we look to the future, we remain dedicated to advancing the vertical lifting industry with greater speeds, smoother rides, and enhanced safety.

Thank you for being part of our journey. Here’s to another 80 years of lifting success!

38 | AWARDS FOR EXCELLENCE

Facility of the Year 150-500 Units WINNER

Bass Coast Boat and Caravan Storage

I

n the ever-growing world of self storage, achieving recognition as ‘Facility of the Year’ is no small feat.

This year, Bass Coast Boat and Caravan Storage proudly claimed the prestigious award for the 150–500 units category. Their story is one of passion, resilience, and dedication – a true testament to the power of community and family effort.

A facility built on passion

Nestled strategically along the Bass Highway in Glen Forbes, Victoria, this family-run 258-unit facility offers boat and caravan owners secure, affordable and convenient storage solutions across 153,000 sqm.

Situated just 4 km from Grantville and 18 km from Phillip Island, the facility is perfectly positioned near some of the State’s most beloved holiday destinations, making it a top choice for both locals and tourists.

Spanning an impressive 40 acres, the facility offers a range of storage options: l Extensive outdoor parking. l Premium undercover bays. l Secure shipping container storage.

A proud history of resilience and community involvement

The Lewandowski family’s journey began in 2017 – with husband and wife team Dean and Jenni at the helm. Despite its official opening that year, the major construction milestones were achieved in 2020, thanks to Dean’s hands-on role as owner-builder.

What sets this facility apart is its design simplicity and impressive scale: l Each shed measures 60 metres in length, 16 metres in width and 4.2 metres in height, providing up to 40 undercover positions per shed. l Built in collaboration with skilled local friends and family, the project not only saved costs but also fostered a deep sense of community pride.

This hands-on approach showcases the Lewandowski’s dedication, blending cost-effective construction with high-quality output to create a facility that’s both functional and personal.

l Comprehensive fire prevention measures, including extinguishers and hoses, ensure maximum safety. l A secure location away from urban congestion minimises risks, further bolstered by CCTV surveillance and regular inspections. l On-site residence adds an additional layer of overnight protection.

Customer-focused management

Outstanding features and operational excellence

Operating as an owner-managed facility, the team is small but mighty. With just two staff members, the business operates with agility and attentiveness, ensuring every customer receives personalised care.

Whether it’s assisting with parking, inflating tyres, or offering maintenance tips, Bass Coast Boat and Caravan Storage goes above and beyond for its patrons.

Bass Coast Boat and Caravan Storage places customer peace of mind at the forefront: l Automatic gated access operates daily between 7 am and 7 pm.

The facility boasts an occupancy rate of 95%, reflecting strong demand for its services. A steadily increasing rate per sqm makes Bass Coast a shining example of strategic growth.

Safety and security

INSIDER 142 | MAY 2025

Occupancy and expansion

www.selfstorage.org.au

Sponsored by

Customer-centric pricing and loyalty programs

Bass Coast’s pricing strategy reflects its commitment to fairness and value: l Regular competitive analysis ensures their rates remain attractive without compromising profitability. l Strategic discounts, including 10% off for multiple-item storage or discounted annual payments, add value for long-term customers. l A referral program rewards loyal customers with one month of free storage for every new customer they bring.

This approach not only enhances customer satisfaction but also reinforces a sense of loyalty and community.

A facility with a vision

The Lewandowskis are driven by a clear operational focus: expansion and customer satisfaction. The ongoing application for new storage sheds illustrates their proactive response to increasing demand. However, growth does not come at the cost of quality.

Jenni Lewandowski emphasises their philosophy: “Our focus remains on providing high-quality service. As we grow, we want every customer, old and new, to feel valued and well-cared for.”

Plans for expansion are already underway, with applications submitted for three new sheds and additional external storage areas. This forward-thinking approach highlights the Lewandowskis’ commitment to meeting growing community needs.

Awards and recognition

The hard work and dedication of the Bass Coast team have not gone unnoticed. Recent accolades include: l Winning Business of the Year at the Bass Coast Business Awards. l Receiving the Marketing and Communications Award & People’s Choice Award in 2023. l Being a finalist in the 2024 SSAA Awards.

These achievements underscore the facility’s impact not only as a storage provider but also as a key contributor to the local economy and community.

Marketing with heart

Effective marketing has played a pivotal role in Bass Coast Boat and Caravan Storage’s success. Their strategy is a blend of digital and traditional approaches: l Active presence on Facebook and Instagram, managed by social media professionals. l Distribution of flyers at local hotspots and strategic collaborations with caravan and boat service centres. l Sponsorships for local events like the Tidal Fishing Festival.

This comprehensive approach ensures visibility while fostering strong community ties. www.selfstorage.org.au

Community engagement: More than just storage

Bass Coast Boat and Caravan Storage is deeply ingrained in its community. From supporting local football clubs to collaborating with business associations and women’s networking groups, the Lewandowskis ensure their business is a pillar of the local area.

Their involvement extends beyond storage, turning their facility into a hub of connection and support for residents and travellers alike.

A journey to excellence

Bass Coast Boat and Caravan Storage’s success story is a shining example of what’s possible with vision, dedication and a deep sense of community. Their journey from humble beginnings to award-winning recognition serves as an inspiration to owner-operators everywhere.

By combining top-tier service, innovative marketing and a commitment to customer satisfaction, they have set a new standard for storage facilities in the region.

As Dean and Jenni look ahead, their passion for excellence remains steadfast. With expansion plans in motion and a loyal customer base by their side, the future is undoubtedly bright for this standout facility.

Bass Coast Boat and Caravan Storage is living proof that heart, hard work, and a clear vision can turn a family dream into an industry leader. Congratulations to the entire team for their well-deserved recognition as Facility of the Year (150–500 Units). l

MAY 2025 | INSIDER 142

40 | OH&S

The importance of mental health in Australasia’s self storage industry

A

ustralasia’s self storage sector has experienced significant growth in recent years, driven by urbanisation, increasing population density, and evolving consumer needs. While much of the industry’s attention has been focused on physical safety and operational efficiency, one critical area remains under-addressed: employees’ mental health.

Employees in self storage facilities often operate in high-traffic environments, assisting customers with physically demanding tasks like lifting heavy items, organising storage units, and managing customer expectations. These tasks, combined with the daily pressures of the job, can contribute to stress and burnout, which, if not managed effectively, can negatively impact employee wellbeing and job performance.

Australia’s Work Health and Safety Act 2011 (Cth) clearly obligates employers to safeguard workers’ physical safety and psychological wellbeing. The legislation specifically addresses the risks associated with work-related stress, burnout, and bullying – issues that are prevalent in high-pressure environments.

Additionally, employees often find themselves in emotionally charged situations, such as assisting customers through personal life transitions like moving homes or

INSIDER 142 | MAY 2025

“

The demanding nature of the industry, including long hours, weekend shifts, and the physical aspects of the job, can result in work-life imbalance and feelings of isolation. dealing with loss. These emotionally taxing interactions can lead to compassion fatigue and stress, further contributing to mental health concerns. The Workplace Health and Safety Regulations 2017 (Cth) require employers to assess and manage psychosocial risks like these to ensure a supportive and safe work environment.

The demanding nature of the industry, including long hours, weekend shifts, and the physical aspects of the job, can result in work-life imbalance and feelings of isolation. The combination of physical exertion disrupted sleep patterns, and fast pace of work can lead to burnout, making mental health support vital. Under the Fair Work Act 2009, employees are entitled to a safe and respectful workplace, which includes access to flexible work arrangements

that can be highly beneficial in assisting workers in achieving a better work-life balance.

High turnover rates are another challenge in the industry, often resulting from a lack of access to mental health support. Recruitment and training on mental health risks and support for new staff can be both costly and time-consuming, but employers can mitigate these issues by providing robust mental health resources such as Employee Assistance Programmes (EAPs), counselling services, and regular check-ins. Additionally, managers and supervisors must be equipped with the skills to identify early signs of mental health distress, such as burnout, anxiety, or depression.

Creating a supportive work environment where employees feel safe discussing mental health is vital for both individual and business success. It doesn’t have to be complicated. By following the simple guidelines in the legislation and focusing on mental health in the workplace, operators can ensure regulatory compliance while building an engaged and resilient team.

Plenty of easy-to-follow resources are published by organisations including SafeWork, WorkSafe and Beyond Blue, to help businesses understand how they can help.

Focusing on mental health in the workplace leads to a healthier workforce and a more productive industry, benefiting everyone. If you need support or guidance, don’t hesitate to reach out to Action OHS – they are here to help! l

The OH&S Help Desk has been established by SSAA to support members with safety questions and concerns. Call 1800 067 313 (AU) or 0800 444 356 (NZ) or email membership@selfstorage.com.au to access the OH&S Help Desk. www.selfstorage.org.au

DINK 41 HR | 41

HR Legislative updates and reminders Six months on: Ensuring compliance with CEIS requirements

February 2025 marked six months since the August 2024 changes to casual employment laws under the Australian Fair Work Act, which introduced stricter requirements for providing the Casual Employment Information Statement (CEIS).

What is the CEIS?

The CEIS outlines casual employment rights, including conversion options for casual employees to become permanent.

The CEIS improves transparency and ensures casual employees are aware of their rights, particularly regarding casual conversion to permanent employment. The August 2024 changes require more frequent distribution to ensure employees understand their rights.

Employer obligations at the six-month mark

For businesses with 15 or more employees, the CEIS must be provided: l At the start of employment. l At six months of employment. l At 12 months, then annually thereafter.

For small businesses (fewer than 15 employees): l At the start of employment. l After 12 months of employment.

Non-small-business employers must now ensure that casual employees hired before August 2024 receive their second CEIS notification. Non-compliance could result in penalties under Fair Work regulations.

Casual employees can receive the CEIS in various ways, including in person, by mail, by email, by sending www.selfstorage.org.au

a link to the relevant page on the company website, by providing a link to a copy available on the employer’s intranet, by fax, or through another suitable method. While there is some flexibility in how it is distributed, it is important to demonstrate that employees have been prompted to review the document, even if it is simply through an email reminder directing them to the resources area.

Upcoming legal changes – new work Health and Safety obligations in Queensland

From 1 September 2024, Queensland businesses must take proactive steps to prevent sexual and genderbased harassment in the workplace.

By 1 March 2025, all employers must have a Prevention Plan in place.

Business must: l Identify risks of harassment in the workplace. l Implement prevention policies and provide staff training. l Consult employees and safety reps to refine risk management strategies. l Monitor effectiveness and update policies as needed.

Employers must have a documented plan that includes: l Identified risks: A clear list of workplace risks related to harassment. l Preventative measures: Steps taken to mitigate risks. l Employee involvement: Evidence of staff participation in developing the plan. l Ongoing updates: A process for reviewing and improving the plan.

With the deadline approaching, you should act now to ensure compliance.

Cath Nicholson, Chief Communications Officer, HR Central.

Reminders on Pay and Employment Law Changes from 1st January 2025

Effective 1 January 2025, 37 modern awards have been updated to: l Limit how long employees can stay in introductory classifications. l Implement new rules and pay rates for entry-level roles.

For more details, please call the SSAA Helpline number for further information.

Western Australia – State Employment Law Reforms

From 31 January 2025, WA introduced changes under the Industrial Relations Legislation Amendment Act 2024, including an increase in casual loading from 20% to 25%, raising minimum casual pay rates.

Example: Casual hourly rate for adults (21+) is now $30.22.

These updates primarily affect small businesses, sole traders, and unincorporated entities covered

by WA’s industrial relations system, rather than those covered by the national Fair Work Act. Reach out if you would like further information and guidance regarding these changes and what your obligations are, and what you can do to easily stay on top of these regulations. l

If you would like any further information call the SSAA

HR HELP DESK 1300 01 SSAA / 1300 017 722

MAY 2025 | INSIDER 142

42 | LEGAL OWNER DESIGN AND CONSTRUCTION MAIN CONTRACT

CONTRACTOR SUBCONTRACTS

CONSULTANT

SUPERINTENDENT SUPPLY AGREEMENT

SUBCONTRACTORS

SUPPLIERS

Design and construct

T

o streamline communication and accountability from concept to completion, prospective developers or current facility owners wishing to expand may opt for a ‘design and construct’ approach when planning and building their storage facility. The principle of ‘design and construct’ is a project delivery model where the contractor handles a project’s ‘design’ and ‘construction’. This is an alternative form of contract to a typical construction contract that requires the involvement of multiple parties, increasing the risk of a communication breakdown.

Simply, the model is broken down so that: l A consultant prepares preliminary designs; and l A contractor then completes the project, taking full responsibility for the development and execution of construction.

The design and construct model is typically used for large-scale industrial, commercial and infrastructure projects but can also be implemented in smallerscale projects with great success.

Key roles in the design and construct model

l Design consultants: first point of contact to complete preliminary designs and prepare functionality briefing for the project. l Contractor: next engaged to undertake the eventuation of the project requirements by completing the designs and construction of the building.

This could include additional consultants to assist with developing further designs and documentation of the project.

INSIDER 142 | MAY 2025

l Superintendent: engaged at the same time as design consultants and contractors to administer and oversee the project’s development.

Legal responsibility and accountability

The design and construct model makes the contractor singularly accountable for the completion of the project. Responsibility rests with the contractor for the design, suitability, functionality, performance and repair of the completed works to a reasonable degree.

Traditionally, liability is divided as the contracting parties are engaged separately and are treated separately as the ‘designer’ and the ‘construction contractor’. The consultants and suppliers fall under the contractor, meaning there is increased accountability with the contractor throughout the process and for the final result.

What are the benefits

There are many advantages of using a design and construct model, including the following aspects: l Cost-effective as the project design, consultation and delivery budget are aligned. This can prevent excessive costs. This is a result of the designer and builder working collaboratively to identify cost efficiencies to fit the overall project budget. l Variations are minimised, as the contract scope includes particulars relating to the design and phases of collaboration. l Time-saving as the combined model follows a milestone timeline, with fast-tracked phases, and sign-off for certain risks and defects are consolidated at preliminary stages.

Tony Raunic.

l Single-point responsibility removes the requirement of assessing whether a default occurred in either the design or construction phase. The guarantee is owed by the contractor regardless of fault. This is a large risk reduction eliminated from the process.

Issues that may arise

l Lack of control as the owner has less authority and involvement in the project. To mitigate this risk, owners may wish to set clear performance standards in the initial project brief to ensure a clear understanding of the criteria to be met. l Contract fees may be a higher figure combined as the sum can be inflated to cover contractor risks that may potentially arise. l Standard form contracts are typically used in a design and construct model and need to be adapted to the project’s particulars. This means that compatibility issues may arise where the standard terms do not fit the project scope, and the contractor has attempted to reconcile the project matter to fit the standard form contract best.

It’s important to seek legal advice when considering design and construct contracts. 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.

www.selfstorage.org.au

HELP DESK | 43

Dear Help Desk

Real questions from members – along with answers from the SSAA Help Desk Team.

Q

What is the purpose of an Alternate Contact Person (ACP) and what rights do they have?

The SSAA recommends operators include an ACP in their Standard Self Storage Agreement. This should be someone the Storer trusts to manage their account and possessions in their absence. It’s an important role that carries responsibility, so it’s a good idea for the Storer to discuss this with their nominated ACP. Disclosure of Personal Information The latest SSAA Standard Self Storage Agreement stipulates that the Storer has consent to disclose the ACP’s personal information to the Facility. However as a courtesy, we suggest storers speak with their ACP to ensure they understand that their contact details will be shared.

Right to Make Legally Binding Decisions The Agreement outlines that the ACP is authorised to act as the Storer’s agent, making legally binding decisions related to the Agreement. The Facility is permitted to discuss any matters related to the Agreement with the ACP. In situations where the Storer is absent, unwilling or unable to remove their goods from storage, the facility can allow the ACP to access the space and remove the goods under terms agreed upon between the facility and the ACP. This provision applies if the Storer is in default, incarcerated, or hospitalised. However, this clause does not apply if the Storer is deceased.

In cases where the Storer is in default and uncontactable, the Facility should first ask the ACP if there are alternative contact details or any other way of reaching the Storer.

The Facility can also arrange for the ACP to pay any arrears if the ACP is willing. Alternatively, the Facility may allow the ACP to remove the goods without payment, depending on the business decision.

For all your printing needs • Standard Storage Agreements

• Envelopes

• Managed Storage Agreements

• With Compliment slips

• Truck/Trailer Hire Agreements

• Invoice sheets and books

• PIN Access cards

• Receipt books

• Door Tags

• Brochures

• Business cards

• Presentation folders

• Letterheads

• Name Badges

Free delivery for SSAA members anywhere in Australia

Q

I have a customer who is 12 months overdue, what should I do?

Managing arrears effectively is crucial for keeping the financial health of your facility in tip top shape! We recommend a proactive approach and to support this, the SSAA provides a Standard Default Process flow chart and a variety of arrears management resources.

These tools are designed to help facilities keep track of timelines and manage arrears efficiently.

Even with the best-laid plans, there can be times when things fall between the cracks. Whether it’s busy season, the acquisition of a new facility or a change in management or systems, there are steps you can take to smooth the path.

Conduct Internal Audits Conducting regular internal audits can help businesses identify potential issues early. These audits should be built into your ongoing operations and focus on high-risk processes and procedures to ensure internal controls are effective. Regular audits can detect errors, fraud and non-compliance, allowing for timely corrective actions.

Review the Customer Agreement and Provide Notice When dealing with aged arrears, the first step should always be to review the Customer Agreement. Based on the SSAA Standard Self Storage Agreement, if a Storer is more than 42 days in arrears, the Facility has the right to proceed with the sale of the stored goods. This action should be seen as a last resort and is contingent upon providing the Storer with reasonable notice, typically 14 days. If the Facility hasn’t sent a recent formal notice to the Storer they should do so. We recommend sending something similar to the SSAA 28 day notice, which includes a demand for payment, total amount to be paid and intention to commence default action. l

Member Since 1999

112 Wollongong Street, Fyshwick ACT 2609 PO Box 115 Fyshwick ACT 2609 t 02 6299 4500 e printing@homesteadpress.com.au www.homesteadpress.com.au

44 | TRADE DIRECTORY ACCESS CONTROL, FIRE & SECURITY

Sentinel Storage Security Jason Keane T: 1300 852 117/+61 3 9988 2035 E: sales@storagesecurity.com.au www.storagesecurity.com.au

DESIGN & CONSTRUCTION

T: +61 7 3865 1600 E: sales@janusintl.au www.janusintl.au/noke

Trilect Automation Ltd T: +64 9 271 2493 E: sales@trilect.co.nz www.trilect.co.nz

STORCO STORAGE SYSTEMS

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

ANCILLARY SERVICES

PTI SECURITY SYSTEMS

T: Sales: 1300 798 860 Support: 1300 159 473 E: sales@ptistoragesecurity.com.au www.ptistoragesecurity.com.au

NOKĒ™ SMART ENTRY

AlarmQuip Security Systems Evan Richardson T: 1300 552 520 E: admin@alarmquip.com.au www.alarmquip.com.au

Cobra Security Electric Fencing Matthew Golland T: +61 413 901 007 E: sales@cobraelectricfencing.com.au www.cobrasecurityelectric fencing.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: 1800 428 111 E: ausales@ict.co www.ict.co Millennium Technology David Hore T: 0800 724 376 E: info@millenniumtechnology.co.nz www.miltech.co.nz

OpenTech Alliance T: +44 7825 557 826 E: ANZSales@opentechalliance.com www.opentechalliance.com QueAccess Pty Ltd Mike Bristol T: 1300 783 222 E: office@queaccess.com.au www.queaccess.com.au

Security Vision Networks T: 1300 500 606 E: sales@secvision.com.au www.secvision.com.au/self-storage

Self Storage Security Ltd T: +64 22 493 7700 E: mark@selfstoragesecurity.nz www.selfstoragesecurity.nz

INSIDER 142 | MAY 2025

StorAxxS T: +61 7 3088 8091 E: support@storaxxs.com www.storaxxs.com

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

LOGISTICS IAS Logistics P/L Kingsley Mundey T: +61 2 8988 7507 E: kmundey@iaslogistics.com.au www.iaslogistics.com.au

PACKAGING VISY BOXES & MORE

Sonja Becke T: 13 84 79 E: vbm_vic@visy.com.au www.boxesandmore.com.au Branches across AUS and NZ

PRINTING Homestead Press T: +61 2 6299 4500 E: printing@homesteadpress.com.au www.homesteadpress.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

JANUS INTERNATIONAL AUSTRALIA Stephen Boxall T: 1300 991 321 E: sales@janusintl.au www.janusintl.au

Jonathan Layton T: +61 2 6391 2800 E: sales@storco.com.au www.storco.com.au

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 Datum Group Constructions John Clarke T: +61 2 9789 1018 E: services@datumgroup.com.au www.datumgroup.com.au Gliderol Garage Doors Tom Ainscough T: +61 8 8360 0000 E: sales@gliderol.com.au www.gliderol.com.au

Indecon Pty Ltd T: +61 8 6209 5432/+64 7 809 4003 E: info@indecon.com.au www.indecon.com.au Regis Built 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 Storcon NZ Stephen Fitzgerald T: +64 21 547 078 E: stephen@storcon.nz Storform Pty Ltd Oscar Keddy T: +61 407 271 212 E: oscar@storform.com.au www.storform.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 Steve Taylor T: +61 2 9746 9555 E: stevet@totalconstruction.com.au www.totalconstruction.com.au

www.selfstorage.org.au

HELP TRADE DIRECTORY | 45 DIGITAL SERVICES Big Budda Boom Pty Ltd Andy Pudmenzky T: 1300 660 937 / +61 412 630 064 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

Jigsaw Ensemble Pty Limited Chinthaka Mampitiya T: +61 413 440 086 E: chinthaka@jgsw.com.au www.jgsw.com.au R6 Automate Curt Dogger T: +61 7 3889 9822 E: info@storapp.io www.r6automate.com

R6 Digital Michael Dogger T: +61 7 3889 9822 E: sales@r6digital.com.au www.r6automate.com

StorNow Digital Gavin Koorey T: +61 2 9432 2880 E: gavin@stornowdigital.com www.stornowdigital.com StorTrack Angela Kilkenny T: +1 650 539 2480 E: angela@stortrack.com www.stortrack.com

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

VerifiMe Digital Services T: +61 2 7208 7799 E: zoe.mckeough@greengatefintech.com www.verifime.com/selfstorage

INSURANCE SERVICES AON Risk Services Darren Clauscen E: darren.clauscen@aon.com T: +61 2 9253 8350 www.aon.io/4iiNlnY

AON Risk Services New Zealand Jeffery Nathan E: jeffery.nathan@aon.com T: 0800 266 276 www.aon.co.nz

Aviso Marine & Logistics T: +61 2 9007 2491 E: info@avisoml.com.au www.avisoml.com.au/storeprotect 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

Self Storage Insurance Australia (SSIA) Jackson Wall T: 1300 47 7662 E: storesafe@ssia.au www.ssia.au/facility-approval Howden Group Simon Keenan T: 0800 500 510 / +64 9 358 7233 E: simon.keenan@howdengroup.com www.howdengroup.com

Storage Secure Joel Morrell T: +61 475 744 111 E: Joel.morrell@avisospecialty.com.au www.avisospecialty.com.au

LIFTS & HOISTS

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

GoingUp Elevators Derek Dixon T: 1800 855 127 E: sales@goingup.com.au www.goingup.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

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

Pioneer Performance Leigh Thewlis T: 1300 857 903 E: admin@pioneerperformance.com.au www.pioneerperformance.com.au

Storage King Management Services Martin Richards, Australia/ New Zealand T: +61 2 9460 6660 E: martin@storageking.com.au www.storageking.com.au

StorEdge Solutions Andrew French T: +61 497 178 283 E: solutions@storedge.com.au

StoreLocal Mark Greig T: +61 499 110 599 E: partners@storelocal.com.au www.storelocal.com.au

StorKeeper Apryl Hawker T: +61 439 367 032 E: info@storkeeper.com.au www.storkeeper.com.au

PROFESSIONAL SERVICES Action OHS Consulting Pty Ltd Tim Callinan T: 1300 101 647 E: Tim.Callinan@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

Commonwealth Bank of Australia Franky Cheng T: +61 436 664 753 E: franky.cheng@cba.com.au www.commbank.com.au

Forpoint Solutions Australia Pty Ltd T: 1300 795 564 E: info@forpoint.com.au www.forpoint.com.au

Gallagher Accountants Michael Gallagher T: 1300 263 260 E: michael@gallagheraccountants.com.au www.gallagheraccountants.com.au

HR Central Cath Nicholson T: 1300 717 721 E: cath.nicholson@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 Ewen Fletcher T: +61 3 5338 7100 E: ewen@sharpac.au www.sharpaccounting.com.au Storage Finance Co. Mick Kuzmanoski T: +61 402 653 733 E: mick@sfco.au www.storagefinance.com.au Suncorp Bank Steve Hammond T: +61 459 836 982 E: steven.hammond@suncorpbank.com.au www.suncorpbank.com.au The Brokerage Troy Williamson T: +61 476 767 626 E: troy@thebrokerage.au www.thebrokerage.au

(continued next page) www.selfstorage.org.au

MAY 2025 | INSIDER 142

46 | TRADE DIRECTORY (continued) NEW MEMBERS REAL ESTATE & VALUERS

CBRE Dylan Adams T: +61 401 274 866 E: dylan.adams@cbre.com www.cbre.com.au/services/propertytypes/alternatives/self-storage CBRE Limited Sam Scott T: +64 9 355 3333 E: sam.scott@cbre.com www.cbre.co.nz/services/industries/ self-storage Collins & Associates Malcolm Collins T: +61 412 476 554 E: malcolm@malcolmcollins.com www.malcolmcollins.com Cushman and Wakefield Dominic Morley T: +61 458 728 660 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: +61 411 880 054 E: matt@highwayfrontage.com.au www.selfstoragerealestate.com.au 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 Savills Valuations Pty Ltd Chris Noseda T: +61 422 473 044 E: chris.noseda@savills.com.au www.savills.com.au/services/ valuation-and-advisory.aspx Self Storage Advisory Australia Stefan Kulas T: + 61 478 900 416 E: stefan@selfstorageadvisory.com.au www.selfstorageadvisory.com.au

SOFTWARE SOLUTIONS STORMAN SOFTWARE PTY LTD T: Sales: +617 4440 0006 Support: 1300 669 020

STORMAN NEW ZEALAND T: +64 9 280 3393 E: sales@storman.com www.storman.com Alyta Pty Ltd Adrian Cassimaty T: +61 3 8740 1146 E: info@alyta.com www.alyta.com

INSIDER 142 | MAY 2025

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 4243 4182 E: support@sitelinksoftware.com.au www.sitelinksoftware.com.au Storeganise Miles Davison T: +61 7 3608 5351 E: hello@storeganise.com www.storeganise.com

Storesync Nick Scanlen T: 1300 786 914 E: sales@storesync.com.au www.storesync.co

STORAGE CONTAINERS STELLAR STORAGE CONTAINERS

Shay McQuade T: +61 438 256 541 E: shay.m@stellarstoragecontainers.com www.stellarstoragecontainers.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: sales@boxwell.co www.boxwell.co

Contained Australia Pty Ltd Rob Williscroft T: +61 430 073 522 E: rob@containedaustralia.au www.containedaustralia.au

Portable Storage Box Company Al White T: +1 800 264 161 E: alan@portablestoragebox.com www.portablestoragebox.com

Qingdao Greevel Industry CO. LTD. T: +86 0532 80758668 E: contact@greevel.com www.greevel.com

United Rentals Australia Pty Ltd T/A Royal Wolf Trading Craig Baker T: 1300 135 808 E: APACReleases@ur.com www.royalwolf.com.au

NEW MEMBERS AUS ADDITIONAL LOCATION

Kennards Self Storage Rosebud 14 Colchester Rd ROSEBUD VIC 3939 rosebud@kss.com.au Kennards Self Storage Rosebud 28 Colchester Rd ROSEBUD VIC 3939 rosebud@kss.com.au

Roomia Self Storage St Marys ST MARYS NSW 2747 stmarys@roomia.com.au St Leonards Boat and Caravan Storage ST LEONARDS VIC 3223 info@slbcs.com.au

AUS ADDITIONAL R6 Automate BRISBANE CITY QLD 4000 +61 7 3889 9822

AUS ADDITIONAL OVER 50 Guardian Self Storage Kallangur 2 6 Russell Street KALLANGUR QLD 4503 Roomia Self Storage Springfield AUGUSTINE HEIGHTS QLD 4300 hello@roomia.com.au Storage King Braemar BRAEMAR NSW 2575 braemar@storageking.com.au

AUS FACILITY OVER 50 Highlands Self Storage MITTAGONG NSW 2575 katejohnson@mcgrath.com.au Locbox Storage LAVERTON NORTH VIC 3026 admin@locbox.com.au

AUS FACILITY UNDER 50 Bicheno Self Storage Units BICHENO TAS 7215 info@bssu.com.au

AUS PROVISIONAL Kelvin Chua kelvinchua@extraspaceasia.com

Rosamund Stobie rosmelanomahunter@gmail.com

AUS SERVICE-INDUSTRY Chapter and Co SYDNEY NSW 2000 stuart@chapterandco.com

Checkpoint Constructions Pty Ltd FORTITUDE VALLEY QLD 4006 craig@checkpointconstructions.com.au

AUS SERVICE-SUPPLIER Forpoint Solutions Australia Pty Ltd SOUTH YARRA VIC 3141 info@forpoint.com.au StorEdge Solutions ROLEYSTONE WA 6111 solutions@storedge.com.au

NZ ADDITIONAL LOCATION Safeguard Self Storage Mangawhai Limited MANGAWHAI NORTHLAND 0505 mangawhai@sgss.co.nz

NZ PROVISIONAL Mark Mayston TAURANGA BAY OF PLENTY 3172 mark@maniaroa.co.nz

Ros Jennings CHRISTCHURCH CANTERBURY 7016 ros.jennings2018@gmail.com

www.selfstorage.org.au

NEW SERVICE MEMBER | 47

New Service Member: VerifiMe

I

n today’s fast-paced digital world, the storage industry faces numerous challenges, from ensuring the security of stored items, to knowing who their customers are, and maintaining efficient operations.

VerifiMe is an innovative software platform which handles customers identity information and allows verified credentials to be shared with businesses.

VerifiMe offers a transformative solution for the storage industry by providing a secure, efficient, and compliant way to verify client identities. VerifiMe ensures that storage facilities are not dealing with customers with fraudulent identities, but instead can believe a customer is who they claim to be. By enhancing security, streamlining operations, improving customer experience, facilitating compliance, and reducing costs and liability risk, VerifiMe empowers storage facilities to operate more effectively and confidently.

As the storage industry continues to evolve, adopting innovative solutions like VerifiMe will be crucial for staying ahead of the competition and meeting the demands of modern clients who will be required to transact their identity information more regularly than in the past.

The Sydney-based founders of VerifiMe share deep expertise in compliance, governance and technology across the banking, corporate and financial services sectors. Born from their experience in the evolving Know Your Customer (KYC) landscape and seeing the opportunity for a customer-centric solution, VerifiMe is on a mission to revolutionise how personally identifiable information is managed and shared.

As a member of the Self Storage Association of Australasia, VerifiMe is excited about partnering with businesses to enhance security, streamline operations and improve the customer experience, all while reducing costs and liability risks. l

RELIABLE, HIGH SECURITY RELIABLE, FOR PADLOCKS HIGHCUSTOMERS SECURITY YOUR RELIABLE, PADLOCKS FOR HIGH SECURITY YOUR CUSTOMERS PADLOCKS FOR Lock Distributors have been YOURand CUSTOMERS distributing developing

Your Customer's Journey with Sarah meets with the storage facility to discuss renting a space.

Sarah receives a link or QR code from the facility to create her VerifiMe wallet & is then taken through a verification process.

Sarah adds her ID documents to the wallet and completes a liveliness check. All PII used for verifying is encrypted & held offline.

The storage facility provider can see Sarah’s consent to

them and that her ID assessments & verification status are all in order.

The storage facility refers Sarah to a colleague with another facility inter-state when she lets them know she requires

more space. Sarah permissions her verified identity to this business as well.

For the new facility, Sarah’s token is assessed against their

ID rules and compliance obligations are managed & recorded.

Sarah has completed onboarding with both businesses and

finalises the process without having to constantly retrieve and send her personal information.’

Contact: Zoe McKeough / +61 2 7208 7799 zoe.mckeough@greengatefintech.com www.verifime.com/selfstorage

1 2 3 4 5 6 7

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Your trusted partner - from concept to completion Successful self storage projects don’t just happen. They’re the result of the hours, days, and weeks of effort that you invest to make them successful.

At Storco, we’ve seen almost every way a self storage project can be developed, so we know the players and we know the pitfalls. That’s why when you choose Storco, you’re not just getting a fit out manufacturer - you’re getting a partner who can bring your project to life.

Orange | Sydney | Melbourne | Whangārei

Our expertise extends throughout the entire life of your project, from design to delivery.

Plus, our extensive network of industry experts means you’re never far away from getting the right advice.

Make sure your time and effort is spent wisely. For the right people, the right products, and the right advice, there’s only one name you need to know: Storco.