145 Insider_WEB

Insider REAL ESTATE

145

NOVEMBER 2025

MAGAZINE OF THE SELF STORAGE ASSOCIATION OF AUSTRALASIA

This could be your last issue.

Renew your membership by 30 November 2025

A case for sustainability

FUNDING OUTLOOK SSAA Annual Report 2025

2024 Industry Award Winners

Crime & security MEMBER UPDATES | OPERATIONS AND COMPLIANCE | TRADE DIRECTORY | DEAR HELPDESK

EXPERTS IN SELF STORAGE MAINTENANCE BEFORE

AFTER

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CONTENTS | 3

SSAA BOARD OF DIRECTORS

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

14

8

Anthony Regis Regis Built, Victoria

14 SUSTAINABILITY

Keepsafe Storage Joondaloop

Adrian Wylde All-Bay Mini Storage, Queensland

Sam Kennard

Frank Cooney

Paul McFadzien

David Blackwell Elaine Coote Liz Davies

Dallas Dogger

John Eastwood Simone Hill

Neville Kennard

Bob Marsh Jim Miller

Jon Perrins

Phil Robbie

Mark Snooks

Michael Tate

Richard Whalan

SSAA STAFF

Makala Ffrench Castelli CEO Sandra Evans Office Manager

Priscilla Lee Member Relations

16 RISE IN CRIME

26 REGULARS

4 CEO’S REPORT 38 DEAR HELP DESK

E: admin@selfstorage.com.au Connect with us online!

Protecting the value of your assets

25 WHEN TO SELL

When is the right time to sell?

28 EXTERNAL SELF STORAGE CONTAINERS

41 HR

Legislative updates and reminders

44 TRADE DIRECTORY 46 NEW MEMBERS

T: +61 3 9466 9699 Address: Unit 4/2 Enterprise Drive, Bundoora Vic 3083

Unlocking market insights

22 ASSET MANAGEMENT

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

40 OH&S

COVER: Rent A Space Casula, SSAA Facility of the Year 2024 (>500 units)

TOLL FREE – NZ: 0800 444 356

19 SELF STORAGE DATA

26 TRANSACTIONS

42 LEGAL

TOLL FREE – AUS: 1800 067 313

Changing patterns and emerging threats

Real questions from members

Anna Mortimer Marketing Communications Manager

www.selfstorage.org.au

In conversation with Troy Williamson from The Brokerage Global self storage spotlight.

Thomas Whalan Rent a Space, New South Wales

Mark Bateman

FUNDING OUTLOOK

10 SSAA 2025 ANNUAL REPORT 12 GLOBAL TRENDS

Elizabeth Rutland Monash Self Storage, Victoria

LIFETIME MEMBERS

22

Buying or selling a self storage facility

Self storage: Its very own asset class Thinking big? Start small

SSAA AWARDS FOR EXCELLENCE 2024

29 FACILITY OF THE YEAR UP TO 150- 500 UNITS FINALISTS / WINNER 34 MANAGER OF THE YEAR FINALISTS / WINNER

39 NEW SERVICE MEMBERS

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.

NOVEMBER 2025 | INSIDER 145

4 | CEO’S REPORT – SPECIAL EDITION

I

Makala Ffrench Castelli CEO SSAA

n this edition we share the CEO’s Report from the SSAA 2025 Annual Report.

FY25 saw advocacy and regulatory engagement at the top of the agenda. In 2024, the SSAA was approached by the Australian Competition and Consumer Commission (ACCC) as part of a review into the self storage sector. We welcomed the opportunity to work collaboratively with the regulator, addressing matters at an industry level in the spirit of good governance and with a commitment to continually lifting standards.

The insights shared by the ACCC provided a valuable opportunity to improve clarity, communication, and customer experience across key areas of self storage operations.

A major outcome of this process was the release of the 2025 Self Storage Agreement Suite – an updated version for Australia and a new standard for New Zealand.

Engagement Industry engagement between members and suppliers was at an all time high this year. GC24 broke records as 420 self storage enthusiasts descended upon Surfers Paradise over three

dynamic days. Industry leaders gathered to explore the themes of innovation, elevation and integration through keynotes, panels and hands-on insights.

The biennial Ski Summit in Queenstown saw Aussies and Kiwis come together on the slopes for a few days of focused presentations and inspiring keynotes, with plenty of time for networking over a drop of New Zealand’s finest.

To round out the year, we hosted four sellout networking events and facility tours across Auckland, Adelaide, Brisbane and Melbourne, bringing local operators and suppliers together to share ideas.

Intelligence Industry intelligence remains a critical pillar for the SSAA. Development of StorIntel – an industryowned platform – has progressed, with a launch anticipated in the first half of 2026. StorIntel, delivered in collaboration with the Queensland University of Technology (QUT) and the Building 4.0 CRC, will equip members with deeper insights into market trends, operational benchmarks and emerging opportunities. (continued on page 6)

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6 | CEO’S REPORT – SPECIAL EDITION

QUT has also contributed to the development of the SSAA AI-ChatBot, designed to enhance the member portal experience and improve response times. The ChatBot will also drive efficiencies through automation and reduce the Association’s enquiry-based workload.

The SSAA’s purpose-built database, StorerCheck, has expanded its reporting capabilities and now captures Facility Incident reporting. This enhancement allows incidents to be recorded and shared at the facility level – rather than only by individual storer – helping operators stay ahead of emerging risks.

Resources Member resources remain the backbone of our offering and this year we continued our efforts to support members in operational efficiency.

In April we launched a monthly webinar series, SSAA Unlocked. The program, which has been well received, is designed to equip operators with the knowledge and tools they need to manage risk and enhance operational performance.

Our member portal has also continued to expand in response to both regulatory change and evolving operator needs. In FY25, we released a comprehensive Arrears Management Guide, new Battery Guidelines and updated Facility Rules to further support day-to-day facility management.

The SSAA team is proud to have delivered an impactful program of work for members over the financial year. Many of the investments made in FY25 will continue to benefit members well into the future. Importantly these achievements have all been delivered while continuing to strengthen the financial sustainability of your Association.

These achievements would not be possible without the support of our industry. In particular, we acknowledge the investment and contribution of our dedicated directors, Principal Partner Janus International Australia, all our Major Partners and our dedicated SSAA team for their significant contribution across the year.

Most importantly, we thank our members – Your continued support allows us to build a stronger future for the self storage sector. l

Aviso

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Market and Mana e Self storage, Caravan sites & anything in between. www.alyta.com

8 | FUNDING OUTLOOK

Troy Williamson, Partner, The Brokerage.

Funding Outlook: In conversation with Troy Williamson from The Brokerage We chat with Troy about what the funding environment looks like for operators planning to expand.

How would you describe the funding environment for self storage at the moment?

The non-bank sector continues to view self storage as a stable and attractive asset class, with significant capital available for deployment. Major banks are showing signs of renewed credit appetite, supported by a softening interest rate environment. Overall, lenders remain positive, though they are more selective and focused on fundamentals than they were a year ago.

What funding options are most active in the market right now?

Major banks are maintaining a steady appetite for funding, particularly for stabilised assets with strong occupancy. They remain cautious about projects in the lease-up phase. Non-bank lenders, on the other hand, are more flexible and willing to fund greenfield developments, including those with trade-up periods. The key factors influencing lender decisions are the operator’s experience and the asset’s location.

INSIDER 145 | NOVEMBER 2025

What are the main funding challenges for small and mid-tier operators?

Smaller operators often face challenges related to perceived management risk. Without a corporate office or centralised systems, they may be seen as overly reliant on individual operators. Many also lag in technology adoption, requiring physical presence at sites, whereas larger operators can manage remotely. These factors can limit access to competitive funding.

How do the funding dynamics change for larger or multi-site operators?

Larger and multi-site operators benefit from the ability to leverage existing assets and revenue streams, which provides lenders with greater confidence. Their scale and operational infrastructure offer comfort around management capability and cash flow support during the trade-up phase of new developments.

With construction costs still elevated, how are operators approaching new builds versus acquisitions or conversions?

New builds are generally preferred due to their simplicity and reduced risk of cost overruns. They also allow for the integration of modern technology and compliance with current fire safety standards.

In contrast, refurbishing older facilities can introduce unforeseen challenges and expenses.

Are you seeing new or more creative deal structures emerging in the sector?

Yes, particularly among larger operators. Some are entering into pre-sale agreements with developers, which helps those developers secure high-leverage funding. There is also a trend toward roll-up strategies, where larger players acquire small to mid-tier facilities to expand their footprint.

These deals often involve joint ventures or equity partnerships that align interests and share risk.

How are lenders and investors assessing risk in self storage this year?

Lenders are focused on location, demand drivers and the sponsor’s track record. They are closely evaluating lease-up assumptions and exit strategies. Investors are prioritising operational upside and the resilience of cash flows, particularly in the context of interest rate fluctuations.

Looking ahead, what advice would you give operators who are planning to expand in 2026?

Start early and be well-prepared.

Lenders expect detailed feasibility studies, realistic assumptions, and a clear path to profitability. A medium to long-term strategy is essential, with a strong emphasis on location, customer retention, and management capability.

Building strong relationships with capital partners and maintaining transparency throughout the process will be key to securing funding. l www.selfstorage.org.au

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10 | SSAA ANNUAL REPORT

SSAA 2025 ANNUAL REPORT The full report is available on the SSAA Member Portal

Membership

The SSAA had 901 members at 30 June 2025 (FY24: 890) representing 1511 facilities (FY24: 1440) across Australasia. This represents an increase in membership of 1.24% on FY24, despite ongoing industry consolidation.

During FY25, SSAA welcomed 120 new members and increased its supplier membership by 12.5%.

Across FY25, 69 members resigned and 50 let their membership lapse (uncontactable/ no payment).

Revenue

$2.39M FY24: $2.1M

Financials

Total Revenue for FY25 increased by 13.63%. This relative increase in revenue can be attributed to the increase in Convention Income.

Expenses increased by 7.93%, demonstrating prudential financial management.

Net assets grew by 7.08% reflecting the Net Profit for 2025.

As a non-profit entity, the SSAA seeks to invest the majority of available funds into projects and services for the benefit of members.

A profit of $144,580 has been retained for future requirements.

Expenses

$2.24M FY24: $2.08M

Governance

The SSAA continues to benefit from the expertise of industry leaders, independent advisors and operational specialists who serve on its Board and Committees.

Their guidance and oversight were pivotal throughout FY25, particularly in progressing the 2023–2025 SSAA Strategic Direction and advancing development of the new Self Storage Agreement Suites.

At the Annual General Meeting, Thomas Whalan was re-elected as Large Operator Representative and will serve a further three-year term.

The Board and the Audit, Finance & Risk Committee each met four times in FY25 ensuring effective governance and oversight. The Board held an additional workshop

INSIDER 145 | NOVEMBER 2025

in November at GC24. The Audit, Finance & Risk Committee continues to meet and oversee the Association’s strong financial performance.

Regulatory engagement remained a key focus for the Board. In 2024, the ACCC approached the SSAA as part of its review into the self storage sector, highlighting the importance of maintaining strong advocacy and compliance frameworks. With the Board’s support, the Association secured a positive outcome for members.

In FY25 the SSAA executed a contract for the sale of its Bundoora office in Melbourne for $840,000 (excluding GST), with settlement anticipated in FY26.

Following a move to remote working in 2021 the SSAA sublet the office space, generating $26,000 annually in rental income.

The Board determined the office was surplus to SSAA’s needs and in light of market conditions, proceeded to sale. The Board will undertake an investment strategy refresh ahead of settlement, to ensure funds are managed for long-term benefit.

Net Profit

$144K FY24: $22.9K

Net Assets

$1.77M

Valued Partners

The SSAA acknowledges the ongoing support of industry, including principal partner Janus International Australia and major partners VISY Boxes & More, Southwell Lifts & Hoists, Storman, Storco, Stellar Storage Containers and PTI Security, Convention sponsors, advertisers and all those who contributed their expertise for the benefit of members throughout the year.

FY24: $1.5M

www.selfstorage.org.au

Member benefits

FY25 saw the delivery of new resources, events and services designed to strengthen member success. Some highlights included: Responded to more than 1,260 member enquiries by phone and over 360 via the SSAA Help Desk, providing timely legal and operational support.

Facilitated more than 162k checks and reported over 1,260 new incidents through StorerCheck, strengthening industry security and transparency.

Advocated on behalf of members and industry through ongoing engagement with the ACCC.

Expanded StorerCheck’s reporting capabilities to include facility-level insights.

Connected 222 local owners, operators, and suppliers across four cities through networking events and facility tours.

Delivered our largest Convention to date, welcoming 420 delegates to GC24 and 74 at our Ski Summit in New Zealand.

Published the latest industry news and thought leadership through six editions of Insider magazine, 11 issues of STOReFLASH and regular blog posts.

Bolstered industry resources and tools with the release of Battery Guidelines, updated Facility Rules and a comprehensive Arrears Management Guide.

Released the 2025 updated AU and new NZ Self Storage Agreement Suites to ensure compliance with the latest industry standards.

Designed a ChatBot to improve user experience in the member portal and reduce enquirybased workload.

Monitored sector performance and delivered critical market intelligence through the State of the Industry 2024.

Worked in collaboration with QUT and the Building 4.0 CRC to progress StorIntel industry intelligence platform.

Launched SSAA Unlocked, a webinar series designed to equip operators with the tools they need to manage risk, drive operational efficiency and uphold best practices.

Released the 2025 Supplier Guide – your go-to industry resource for connecting with our top self storage suppliers.

Looking forward SYD25

Convention www.selfstorage.org.au

STORINTEL

Data Analytics

SNAPSHOT

2025 Industry insights

ON TOUR

International tours NOVEMBER 2025 | INSIDER 145

12 | GLOBAL TRENDS

GLOBAL SELF STORAGE SPOTLIGHT Fresh from a busy season on the global self storage circuit, Linda Sharkey, Managing Director at Four Leaves Property, reflects on the global trends shaping the industry and what lessons the Australasian market should take home.

A

fter attending two major conventions this year, SSA in Las Vegas and FEDESSA in Dublin, I was somewhat comforted by the fact that we are all talking about the same challenges, opportunities, and advancements. While the conversations are similar, the focus varies slightly. These differences tell a story not just of market size and maturity, but of mindset. Each region offers lessons for how the Australasian self storage market can continue to mature, innovate, and compete on a global scale.

The US market: scale, systems and sophistication The United States remains the benchmark for scale and operational sophistication. We all know how huge the US market is. Some groups (Extra Space Storage and Public Storage) each have more assets that we have in our entire ANZ market! The market is deeply competitive, and margins are tight. So much so that major groups in the US are focusing on the “dollars and cents” – incremental operational and sales improvements that drive continued revenue growth.

These groups represent the pinnacle of operational excellence. They are highly advanced in data analysis and their use of management software functionality.

Nothing appears to be manual. For example, some platforms calculate the most cost-effective time to clean units in bulk - prompting a group clean based on unit availability. Their websites are designed much like an Amazon checkout, prioritising ease of use and

INSIDER 145 | NOVEMBER 2025

incorporating clever upsell features such as: “people like you usually get a lock” or “are you sure you don’t need extended access for only $9/month?” Yes, in the US, they charge for everything.

From a capital perspective, the US market is dominated by large private equity groups. The share of private capital acquiring assets has risen from 45% to 60% of the buyer pool over the past 10 years. The secondlargest investment group is the REIT sector. Capitalisation rates remain sensible, averaging 6.50% across the market, having softened around 30 basis points from the market peak in 2022. This adjustment has contributed to an approximate 14% reduction in average sale price per square foot over the same period.

The most interesting take away from the States:

the largest user group is Millennials, aged 29-44, representing around 38% of all users. Interestingly, this cohort expressed a preference for having access to an on-site manager.

The European market: fragmented and immature, but fast-evolving Europe presents a fascinating contrast. It’s a younger, smaller, and more fragmented market, but one that’s full of opportunity; although stakeholders there seem somewhat restrained. They don’t appear to trust their newfound asset class as much as we do. While the

www.selfstorage.org.au

urbanisation of much of Europe presents strong potential, conversations about land and planning constraints dominate. Smaller units tend to be preferred, and conversions of inner-urban warehouses, basements, and retail spaces are common.

Perhaps the most noticeable difference in Europe is the advancement of technology. Wandering through the trade show, there was an impressive range of remote access control systems, smart security products, and AI-driven revenue management platforms. This supports the rise of smaller, unmanned, and hybrid facilities, encouraging creative, leaner operating models.

Whilst the market remains diverse with a mix of familyowned businesses, local operators, and cross-border investors, institutional capital from across the globe has accelerated into Europe over the past five years.

However, there was discussion that capital had recently tightened, with pricing viewed as overvalued and transaction activity stalling in response to tariff announcements and interest rate expectations. Several major transactions have reportedly fallen over in the UK and European markets.

Existing investors are instead focusing on expanding and upgrading their current portfolios, particularly through technology upgrades and retrofits. Sentiment remains positive overall, but there is talk that the market has largely normalised to pre-COVID levels. The major investors in the European market are private equity groups (59%) and fund managers (17%).

The most interesting take away from Europe:

marketing efforts in most markets outside the UK are still focused on creating awareness rather than competing with other facilities. Only around 4% of the European population currently uses self storage, compared to 12.6% in the US. A dramatic contrast was discussed: it is expected that up to 90% of American households know what self storage is, compared to just 30% of Europeans. For context, US awareness was at a similar level back in the 1980s.

What Australasia can learn

From both markets, several lessons emerge for Australasia, particularly around mindset and focus.

From the US, we can take inspiration from their datadriven precision and relentless pursuit of operational www.selfstorage.org.au

“

Regardless of where you go, the self storage industry is remarkably friendly, collaborative, and inclusive.

––––––––

LINDA SHARKEY MANAGING DIRECTOR, FOUR LEAVES PROPERTY

efficiency. The way large operators use technology to refine every process, from cleaning schedules to pricing, from digital customer journeys to revenue management, shows how marginal gains can add up to significant performance advantages, particularly within larger portfolios. As we evolve into an advanced and competitive market, the opportunity lies in embedding that same analytical discipline at all levels of operation.

From Europe, the lessons are more about innovation through constraint. The challenges of planning, space, and cost have driven creativity in design, automation, and adaptive reuse. For Australasian markets, where land values and planning frameworks can also be restrictive, this focus on flexible design and hybrid operating models will become increasingly relevant.

Both markets also highlight the growing role of technology. Sophisticated access control, online sign ups, and AI-assisted pricing are becoming essential to compete and scale efficiently.

Both conventions reinforced that self storage demands operational excellence, creativity, adaptability, and strategic thinking, all while prioritising the customer experience.

A global community

One final reflection from both conventions: regardless of where you go, the self storage industry is remarkably friendly, collaborative, and inclusive. Conversations flow easily, ideas are shared freely (particularly at the bar!), and genuine relationships form across borders and brands. It’s a sector built on people; one where shared success lifts the whole industry.

That spirit of openness and community is perhaps the most valuable lesson of all and will continue to drive the growth of self storage around the world. l

NOVEMBER 2025 | INSIDER 145

14 | SUSTAINABILITY

A CASE FOR SUSTAINABILITY Joondalup stacks-up for KeepSafe Storage, offering a blueprint for operators considering their next move in sustainability.

R

ising energy costs, growing community demand for sustainable operations and a desire to lead on ESG were the drivers behind KeepSafe Storage Joondalup’s bold investment in renewable energy. What began as a response to a cost challenge has become one of the sector’s most ambitious sustainability projects, and it’s already delivering measurable results.

The Perth facility has installed a 100kW solar PV system paired with 100kWh of battery storage and advanced three-phase smart inverters. This design powers the entire building, including three high-speed lifts and core

PROJECT HIGHLIGHTS

INSIDER 145 | NOVEMBER 2025

CUTS GRID RELIANCE BY

90%

building operations across five levels, cutting grid reliance by more than 90%. In practical terms, the system produces around 180,000 kWh of clean energy each year, saves approx $48,000 in annual power costs and eliminates an estimated 80 tonnes of carbon emissions.

KeepSafe Storage Managing Director, Shaun Bain, said the initiative sets a benchmark for the sector, lifting environmental standards while giving customers and staff the benefits of a visibly greener facility. “This is a development model that protects us from rising energy prices, delivers strong financial returns and shows our community and investors that we are serious about ESG,” he said.

PRODUCES

160,000 kWh OF CLEAN ENERGY

ELIMINATES

800t OF

CO2 EMISSIONS

www.selfstorage.org.au

The project was developed with a certified solar contractor who conducted a full energy audit and tailored the system to the site’s high load profile.

Installation was completed during the construction phase and battery storage was included to maximise capture and use of solar energy. Advanced monitoring systems now give KeepSafe Storage real-time visibility over performance, efficiency and safety.

ROI

26%

PROJECT PAY BACK

< 4 years

Early results have been compelling. Power bills are down 91%, with a projected return on equity of 26%. The $172,000 system is forecast to pay back in less than four years, while boosting the facility’s valuation by around $700,000. Battery capacity also provides peak-load shaving, reducing demand charges and ensuring the facility can continue operating seamlessly during blackouts.

Shaun said that from day one, KeepSafe Storage has incorporated solar into its projects, and with battery technology now more cost effective, the business is expanding its renewable mix. “We’re excited to roll this out across all future projects,” Shaun said. “Whether it’s a regional or metro setting, the same principals apply.”

The Joondalup project also highlights the importance of integrating sustainability into broader business strategy.

For operators weighing up their next move, it demonstrates how ESG can be embedded in daily operations and capital planning.

Across Australasia, the uptake of sustainability has been mixed. Many operators have embraced measures like LED lighting, motion sensors and digital operations, but largescale solar and battery systems are still uncommon.

Globally, there are signs of where the sector could head. In the UK, operators like Sheeplands Self Storage are demonstrating that renewable energy can be harnessed www.selfstorage.org.au

“

This is a development model that protects us from rising energy prices, delivers strong financial returns and shows our community and investors that we are serious about ESG. ––––––––

SHAUN BAIN, MANAGING DIRECTOR, KEEPSAFE STORAGE

in creative, site-specific ways. This award-winning facility has gone carbon negative through a mix of rooftop, ground-mounted and floating solar systems on an on-site reservoir. The installation, which produces more than 160,000 kWh annually, is supported by biomass boilers that provide heating and lighting.

Shaun said KeepSafe Storage Joondalup proves the economics stacks-up in Australia too, with integrated energy solutions delivering long-term returns. “When customised and properly implemented, renewables are commercially compelling - with short payback and clear environmental benefits,” Shaun said. l

NOVEMBER 2025 | INSIDER 145

16 | CRIME & SECURITY

RISE IN CRIME

Changing patterns and emerging threats We speak with Sentinel Security’s Chat Bandaranayake about the rise in crime across self storage and practical strategies to strengthen security.

C

rime against self storage facilities is on the rise, and the patterns are changing.

You only need to turn on the news or scroll through your neighbourhood Facebook group to read the daily reports of attempted break-ins, armed robberies, car thefts and more.

Chat Bandaranayake, Chief Operating Officer at Sentinel Security, said reports of criminal activity at storage facilities have

INSIDER 145 | NOVEMBER 2025

reached levels unlike anything he has seen before. “We estimate that up to 250 incidents a year occur in self storage facilities across Australia and New Zealand, and the vast majority of these go unreported to authorities.”

Self storage facilities have also become more visible in recent years, with new high-value developments drawing the attention of organised offenders and opportunistic thieves.

For operators of older sites, the pressure to upgrade security is intensifying.

Sentinel has seen a marked increase in facilities installing additional cameras, retrofitting individual alarms, enabling virtual monitoring, and even introducing electric fencing to strengthen defences.

“In the past, much of the criminal activity at storage facilities was an ‘inside job’. Someone overhears a Storer talking about high value goods and a theft ensues,” Chat said. “What we’re seeing now is planned and often sophisticated criminal activity.”

A shifting crime landscape

All major cities across Australia and New Zealand are experiencing a sharp rise in thefts and burglaries.

At the top of the list in Australia is Victoria, where Victoria Police reported the number of criminal incidents last year (to June 30 2025) were up 18.3%, from 408,930 incidents recorded in the same period in 2024.

This surge has included a wave of apartment storage-cage thefts and multi-unit break-ins at self storage facilities, many of which have been widely reported in local media.

Across the Tasman, New Zealand Police data shows Auckland and Christchurch continue to record the highest burglary rates. Both metro areas present the greatest exposure for self storage operators, with repeated smash-and-grab incidents reported in business districts.

Chat said the types of incidents he has seen hitting storage operators are diverse. Break-ins and burglaries remain the most common, particularly in established facilities on the outskirts of metro areas where growth is rapid and www.selfstorage.org.au

“

What we’re seeing now is planned and often sophisticated criminal activity.

––––––––

CHAT BANDARANAYAKE CHIEF OPERATING OFFICER AT SENTINEL SECURITY

oversight can be limited. Hard stand spaces are increasingly targeted, with caravans and boats representing easy pickings for offenders prepared to cut fences or exploit surveillance blind spots.

Recent, high profile cases illustrate the scale of the problem.

“Offenders no longer seem satisfied with isolated break-ins, instead targeting dozens of units in a single run,” Chat said. “They breach perimeters through fences, roofs or doors, then move systematically row by row using bolt cutters or angle grinders.”

A Melbourne facility reported more than 70 – 80 units burgled over a matter of days. In Perth, 30 units were broken into after offenders exploited blind spots and the absence of individual unit alarms. In another case, more than 10 caravans were accessed after offenders cut holes in perimeter fencing.

Tailgating is also on the rise, with offenders slipping in behind authorised vehicles to access gated facilities. Once inside, they act quickly, cutting padlocks or mesh and removing bikes, tools and small appliances – trends that police report are increasing sharply each year.

Self storage build sites have become increasingly vulnerable to theft. Criminals target items that can be stripped quickly and resold, such as copper wiring, building materials and contractor equipment.

Criminal syndicates also remain a concern. Reports continue of units being used to stash contraband as part of larger organised-crime operations. Across Australia, commercial raids tied to illicit tobacco networks regularly include searches of storage premises alongside shops and warehouses. www.selfstorage.org.au

Vulnerabilities

Offenders are becoming increasingly sophisticated and often exploit weaknesses they identify in a facility.

They study blind spots, observe staffing patterns and customer movements, and arrive well prepared with tools, lookouts and getaway vehicles. In many cases, they are masked and gloved, making detection and identification even more difficult.

Three common vulnerabilities Perimeter and

fence security 1 Fences that are weak, poorly

maintained or easily cut, along with gates that can be forced or accessed through tailgating.

Surveillance gaps and

camera quality 2 poor Blind spots in coverage,

unclear footage, and delayed or minimal monitoring leave offenders undetected.

Lighting and visibility

lit areas or parts of 3 Poorly the site not visible from the

office, guard position or street, creating opportunities for offenders to operate unnoticed.

Measures to prevent and deter crime

Chat explains the top six measures operators should consider to secure their premises: l Secure the perimeter: Install strong fencing with anti-climb features, monitored gates and bollards to guard against vehicle entry or ram-raids. l Increase visibility: Use highresolution CCTV, motion sensors and effective lighting to eliminate blind spots; AI-driven analytics can detect breaches or loitering in real time. l Control access: Maintain strict entry and exit protocols with secure gates, credential management that logs every movement, and vigilance against tailgating. l Fit individual unit alarms: Equip each unit with its own alarm, creating an early-warning “tripwire” and preventing offenders from moving freely once inside.

Tech to watch in self storage security VIRTUAL BRIDGE MONITORING:

A new generation of video control panels links CCTV feeds directly to alarm events, creating “verified alarms.”

Operators or monitoring centres can see in real time what triggered an alert, conduct virtual patrols, and quickly triage incidents without unnecessary call-outs.

SMARTER CAMERA TECHNOLOGY:

Modern cameras are shifting from passive recording to active deterrence. Features like built-in audio, number-plate recognition and AI-driven alerts allow operators to intervene in real time, track suspicious movements, and strengthen accountability across a facility. l Prepare incident response: Establish clear workflows for breaches or fires, preserve evidence such as CCTV and lock records, and conduct regular lock audits. l Run vulnerability assessments: Engage reputable security specialists to identify and address weaknesses before they can be exploited. l Know your Storers: Storer ID verification is your first line of defence. SSAA members have access to free tools such as the StorerCheck platform, which can help operators identify fraudulent customers and spot geographic crime patterns, allowing them to better manage security and reduce risk. l

NOVEMBER 2025 | INSIDER 145

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SELF STORAGE DATA | 19

Unlocking market insights

Landmark partnership redefines data-driven decision making.

A

strategic partnership between Self Storage Advisory Australia and global data provider StorTrack is set to reshape how the industry uses data and market intelligence.

In an industry first, the crossborder collaboration will deliver sophisticated analytics tailored to the Australian and New Zealand markets, from local pricing dynamics to regional supply-and-demand trends. Access to accurate, realtime intelligence is expected to strengthen investor confidence, refine feasibility assessments and drive operational excellence across the board.

Previously the domain or large multi-facility operators who track their own data in-house, this offering will see global-grade data made accessible to operators of all sizes.

Managing Director of Self Storage Advisory Australia, Stefan Kulas, said the partnership represented a significant step-change for the sector. “For the first time, operators across Australia and New Zealand will have access to the same quality of intelligence that has driven growth and competition in the U.S. market,” he said.

StorTrack, already widely used across the United States and other international markets, has built a reputation for providing data intelligence to the sector. Its platform tracks millions of self storage pricing www.selfstorage.org.au

“

For the first time, operators across Australia and New Zealand will have access to the same quality of intelligence that has driven growth and competition in the U.S. market.

––––––––

STEFAN KULAS MANAGING DIRECTOR, SELF STORAGE ADVISORY AUSTRALIA

data points daily, helping operators optimise revenue and manage performance in real time.

The two companies began discussions earlier this year, recognising a shared vision for raising the standard of data and decision-making across the domestic self storage market.

Stefan said the sector’s continued maturity had heightened demand for sharper data and greater transparency. “Talking with clients, I could see the gap in regionalspecific market intelligence to drive insights and assist with benchmarking – whether it be measuring performance against

competitors or anticipating shifts in demand,” he said.

“From our very first conversations with StorTrack, it was clear that we shared a common goal: empowering self storage operators with the tools and insights they need to compete in an increasingly datadriven market.”

The new offering will provide access to data sets on new supply, existing supply and demographic profiles. Operators will now be able to track competitor pricing in real time, identify opportunities for revenue growth, and apply datadriven strategies that were once out of reach for smaller players.

Investors and developers are also expected to benefit, with feasibility studies and valuations informed by richer data sets that reduce reliance on anecdotal evidence and increase confidence in new projects.

Importantly, the partnership is not a simple import of a global product but a process of localisation. The two companies are working together to ensure the platform reflects the unique dynamics of Australian and New Zealand markets.

“We see this as an opportunity not just to import a solution, but to localise it,” Stefan said. “Together with StorTrack, we’re making sure the platform reflects the realities of our market – from local pricing dynamics to regional supply-anddemand trends. l

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22 | ASSET MANAGEMENT

PROTECTING THE VALUE OF YOUR ASSETS We chat with Anthony Logiudice at Janus International about his fresh take on asset management and maintenance in the self storage sector, and how the company has shifted its customer service approach to drive positive change.

I

n the self storage industry, real estate performance is often measured by occupancy rates and rental returns, but it’s how you maintain the physical assets that can underpin the value of a portfolio. From roofing and roller doors to fencing and façades, the ongoing care of a facility is what generates new business, keeps storers safe, investors confident and valuations strong.

When Anthony Logiudice joined Janus International as National Service Manager 12 months ago, he brought with him more than 15 years of precisiondriven engineering experience within the service industry. Having worked on everything from large-scale installations to intricate service work, his solutions-based approach, technical rigour and engineering mindset was a natural fit for Janus.

Over the last year, Anthony has observed the industry, and after listening to clients concerns and gathering feedback, Janus International decided to rebuild its asset management department with a fresh, practical outlook.

“From a service provider perspective, the sector is very reactive – we’re seeing break-ins and roller door jams that need urgent attention,” he said. “It was clear that we needed to create an adaptable service model that could keep up with the day-to-day demands of running a facility and respond quickly when things go wrong.”

Across Australia, the challenges differ but the risks remain consistent. In Victoria, operators are investing heavily in security measures as crime rates rise. In New South Wales, recent weather events are testing guttering, roofing and drainage systems. Further north in Queensland, cosmetic upgrades are top of the list as older facilities compete with a new wave of builds.

INSIDER 145 | NOVEMBER 2025

“

Neglected issues can quickly escalate and turn into lost revenue, dissatisfied storers and diminished asset value.

––––––––

ANTHONY LOGIUDICE NATIONAL SERVICE MANAGER, JANUS INTERNATIONAL

Anthony said Janus International now prioritise work daily and have made a commitment to respond to break-ins or security issues as a matter of urgency. “Our key goal is to make sure the customer and the store are secure in a reasonable time frame.”

The team has gone on to build a service delivery model that strikes a balance between reactive work and proactive planning to protect the long-term value of the asset.

From a customer perspective, processes have also been aligned with the reporting requirements of self storage service desks, operations teams and area managers. Clients now receive formal written quotes, with flat-rate service and installation pricing, clear communication throughout, and completion reports for every job. “We’re still testing the waters with our offering, but adaptability is key,” Anthony said. www.selfstorage.org.au

Maintenance checklist FIVE QUICK WINS TO PROTECT YOUR FACILITY’S VALUE

1

Inspect roofs and gutters: Regular checks prevent water ingress that can lead to costly structural damage and lost rental space.

2

Service roller and shutter doors: Faulty doors can compromise security and inconvenience hundreds of storers at once.

3

Keep the exterior sharp: Fresh paint, landscaping and glazing maintain curb appeal and help facilities stay competitive.

During a recent site walk-through, Anthony and his team identified a significant number of units marked as ‘unrentable’ and sitting vacant for over a month due to leaks and roller door failures. With a quick assessment and fast onsite turnaround, Janus was able to restore all affected units back to full operation, boosting rental yield and getting more customers into the facility.

Anthony identifies three key areas where regular maintenance makes a real difference in self storage operations: l Visual appeal & presentation: Fresh paintwork and façade upgrades can help maintain a professional look, boost curb appeal, and build customer confidence. l Security infrastructure: Keeping perimeter fencing, access gates, and especially roller and shutter doors in top condition is essential. A single failure can compromise access to dozens or even hundreds of units, putting customer belongings at risk. l Operational safety & functionality: Roofing, guttering, drainage, and flooring must be regularly maintained to protect the building structure, stored goods, and ensure safe access for both customers and staff.

Janus is now processing over 100 jobs a month, ranging from lock cuts through to unit fitouts. But Anthony said the biggest wins come when relationships evolve into longterm partnerships. l

Secure the perimeter: Strong fencing,

and lighting deter criminal activity 4 gates from the outside in.

5

Do regular walk-throughs Spot issues and vulnerabilities before they arise.

Maintenance healthcheck

For asset or portfolio managers, preventative maintenance directly builds customer and investor confidence, which ultimately supports stronger valuations and better resale outcomes.

Despite its importance, Anthony said maintenance is often one of the most overlooked aspects of asset management. “Neglected issues can quickly escalate and turn into lost revenue, dissatisfied storers and diminished asset value,” he said.

“Self storage facilities benefit most when maintenance is approached holistically - We like to take a regular walkthrough with facility owners and managers and spot issues and vulnerabilities before they arise.”

When you do an inspection of the whole site, from the roof through to the interiors and perimeter, you can build a comprehensive report and regular maintenance schedule.

One of the most important maintenance considerations is everyday high traffic zones like loading areas, roller doors and shutter doors, which in the case of disrepair, could impact hundreds of storers. www.selfstorage.org.au

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WHEN TO SELL | 25

When is the right time to sell?

Deciding when to sell your self storage facility is one of the most significant decisions an owner will make. It’s not just about waiting for the market to peak or reacting to the latest round of sales figures – it’s about aligning timing with your personal goals, operational readiness, and a clear plan for the future.

M

att Walsh from Highway Frontage, says the best outcomes he had seen were from those who took a strategic approach to the sale of their business. “Even if a sale is years away, building a game plan today can add considerable value tomorrow,” Matt said.

Market signals vs personal readiness

There’s no shortage of market commentary about demand in self storage – whether it’s new investors entering the sector, operators expanding their footprint, or institutions seeking scale. While these signals are important, they shouldn’t be the sole driver of your decision.

The right time to sell is when market conditions intersect with your own objectives. Retirement planning, capitalising on strong performance, or simply a desire to reallocate resources all play a part. Owners who are clear about their reasons for selling are far better positioned to negotiate with confidence.

Why planning ahead pays off

Selling a facility is not an overnight process. The most successful sales often begin six to twelve months before the property even goes to market. Matt suggests owners use this preparation window wisely to: www.selfstorage.org.au

l Benchmark value accurately l Review operations and strengthen areas that buyers will scrutinise l Organise financial records, occupancy histories, and compliance documentation l Develop a compelling narrative about the facility’s strengths and opportunities Addressing these factors in advance reduces delays during due diligence and gives buyers fewer reasons to negotiate the price.

Every facility has a unique story, and so does every owner. That’s why there’s no one–size–fits–all approach. A considered game plan typically includes: l Valuation and benchmarking: Understanding where your facility sits in the market l Operational review: Identifying strengths, gaps, and value–add opportunities l Buyer targeting: Recognising which groups are most likely to pay a premium and why l Exit timing: Balancing immediate opportunities with longer–term positioning “Owners who start this process early gain control of their timeline, rather than being rushed into decisions from external pressures,” said Matt.

“Self storage is a distinctive asset class. It combines real estate fundamentals with operational

“

The question isn’t just “Is now the right time to sell?” but rather “Do I have a clear plan in place for when the time is right?”

––––––––

MATT WALSH HIGHWAY FRONTAGE

and business complexities that generalist property advisors may overlook. This is where a specialist makes the difference,” Matt says.

Experience shows the most effective transactions are those where the agent anticipates buyer behaviour, understands market sentiment, and prepares for the nuances of negotiation unique to self storage. Matt said these are the areas he encourages clients to consider well before they take their facility to market.

Whether that moment is imminent or years away, preparation and strategy are your most powerful tools. By taking control of the process early, you position yourself to move with confidence when opportunity and readiness align. l

NOVEMBER 2025 | INSIDER 145

26 | TRANSACTIONS

SELF STORAGE:

Its very own asset class CBRE’s Alternative Asset Directors, Dylan Adams and Emily Quick, walk us through the current self storage landscape and the accelerating demand they are seeing for self storage as a standalone asset class.

I

n an ever-changing landscape, some asset classes falter, some go quiet, others fluctuate or ride a wave, yet one asset class in particular continues to thrive. From strength to strength, the self storage asset class continues to command attention.

Consequently, the sector is experiencing its strongest demand to date, attracting new entrants and old faithfuls alike, with plenty of others knocking on doors to find their path in.

While the self storage sector is no stranger to institutional capital, it was not always the case. If we only take a short look back to 2017, the sector had just three major players, of which two were regularly acquiring to grow their portfolio. Skip ahead just a few years to 2020 and the sector experienced its first major show of institutional capital with the potential takeover of National Storage REIT (NSR). While ultimately this did not come to fruition, it can be viewed as the catalyst for the opening of the flood gates.

2020 – 2024: Sustained demand

Over the course of the next four years, the sector experienced a period of sustained demand. CBRE is of the opinion that there were several key milestones which shaped the investment landscape of the sector between

INSIDER 145 | NOVEMBER 2025

2020 to 2024. New entrants in the shape of Blackstone, a large private equity firm from the US, and StorHub, backed by Warburg Pincus south-east Asian arm, made their presence known with record portfolio transactions. Blackstone acquired the Victorian Fort Knox portfolio for circa $400 million in 2021 and StorHub acquired a portfolio of three Sydney assets for circa $110 million in 2024.

Domestic operators also pursued aggressive growth strategies. Established stakeholders such as Abacus and National Storage REIT (NSR) continued to expand their portfolios through both development and acquisitions.

Some notable acquisitions over the period included NSR’s acquisition of the Frys Portfolio in 2020 for circa $110 million and Abacus’ acquisition of a portfolio of five Sydney assets for $160 million in 2021.

Other institutional offshore capital were more creative with their entrance strategies, partnering with established operators. These include Partners Group, a Swiss-based private equity firm, who partnered with StoreInvest in 2022 and Singapore’s GIC joint venture with NSR in 2024.

Perhaps the most significant event over the period was the de-stapling / establishment of Abacus Storage King REIT (ASK) in 2023 with now two dedicated Australian self storage REITs. www.selfstorage.org.au

“

We could see the biggest year on record for portfolio activity since the industry’s inception in the 1970s.

––––––––

EMILY QUICK, CBRE

2025: A record-setting year

Which leads us to 2025 – the strongest year yet – the year almost every record has been broken. In the first six months of 2025, there were four major milestones alone and the momentum does not appear to be slowing. Let’s look at some key transactions from the year to date:

→ APRIL 2025: A surprise move saw ASK’s largest

existing shareholder, Ki Corporation, partnering with US-based Public Storage REIT, one of the top 10 largest global REITs, in an effort to acquire ASK. ASK announced the bid by the consortium to acquire all stapled securities for $1.47 per security which was formally rejected in May. Subsequently, a second bid was lodged in July at $1.65 per security at which time a six-week due-diligence period was granted.

However, following this the offer was retracted in August 2025. Although this did not come to fruition, it highlights the appeal of the Australian and New Zealand markets to global operators and shines a light on both Australian REITs as prime takeover targets.

→ MAY 2025: The world’s largest asset manager,

Standalone transactions

While portfolio transactions have been the primary focus for many owners as they attempt to gain scale in a highly fragmented market, strong demand has also been evident for single assets with two notable transactions so far. In Sydney’s South West, NSR acquired an existing facility within its initial trade-up period for circa $40 million reflecting a market yield of sub 5% – a record for a standalone transaction in metropolitan Sydney. BlackRock, through its management platform StoreLocal, acquired an existing asset in the Gold Coast region for circa $65 million also reflecting a market yield of sub 5%. Not only is the yield a record for a standalone self storage transaction in Queensland, it also represents the highest value paid for a single asset within Australia’s self storage history.

What’s next?

2025 has already delivered a staggering $1bn+ in transactions across the sector. Fuelled by significant demand, CBRE is aware of a small number of other portfolios which are either currently being marketed or are mooted to come to the market soon. Should these be executed, we could see more portfolio transactions across a single year, than in the history of the self storage market since its inception in the 1970s.

There is no doubt the sector has evolved considerably over recent years and we appear to be in the midst of its newest evolution, with the current wave of activity resetting the standards. Increased competition will continue to fuel capital growth and yield compression over the short to medium term. While CBRE is optimistic about the industry’s future, one thing remains certain for now: self storage is well and truly its own asset class and one we are glad to be a part of. l

BlackRock, announced it had entered into the Australian self storage market through the acquisition of the controlling interest in StoreLocal.

The transaction which was in excess of $450 million includes 24 self storage facilities under the StoreLocal brand and 13 third-party managed sites across Australia.

→ JULY 2025: Kennards Self Storage announced the

acquisition of National Mini Self Storage portfolio in New Zealand which represents the largest portfolio transaction in New Zealand’s history. National Mini Self Storage was the largest independent operator within Auckland and the portfolio consisted of 13 trading facilities and a development site.

→ JULY 2025: Also in July, the sector saw its second

new entrant for the year with Barings, a global asset manager, announcing it had acquired a 95% stake in Swift Storage. The deal, valued at approximately $200 million, gives Barings control over Swift’s operations and its portfolio of self storage facilities, along with a pipeline of new developments across Queensland and Western Australia.

www.selfstorage.org.au

NOVEMBER 2025 | INSIDER 145

28 | EXTERNAL STORAGE CONTAINERS

Key takeaways

Thinking big?

Start small

Less risk and more control by growing with demand Trial new sites or layouts without overcommitting

Adding external storage containers, one MOQ at a time.

I

f you’re a small or independent self storage operator in Australasia, you may be wondering how to expand your business without overextending your resources.

The good news? You probably already have space to do it without buying more land or breaking ground.

As Australasia’s self storage industry continues to evolve, many operators are rethinking what expansion looks like. It doesn’t always mean building big – increasingly, they’re turning to external storage containers as a phased, flexible solution. With tighter budgets, planning approvals and shifting demand, starting small can be the smartest way to test a market, add capacity and unlock hidden revenue potential without overcommitting.

External storage containers are shipped flat-packed in shipping containers. A Minimum Order Quantity (MOQ) is

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INSIDER 145 | NOVEMBER 2025

Handle seasonal demand and reconfigure as needed Expand when revenue supports it

By Rod Bolls, Boxwell www.boxwell.co typically set to accommodate the number of units that fit inside, usually around 10 units. This low MOQ provides operators with an affordable and low-risk way to scale.

Most sites already have enough space to accommodate an MOQ. Consider these options: l Park it: Place units in unused car bays or overflow areas. l Extend it: Cap the ends of existing buildings. l Turn it: Position units along fences or narrow driveways.

External storage containers require minimal site preparation, allowing you to transform underutilised areas without lengthy approvals or costly construction.

A phased approach allows you to grow at your own pace while maintaining a predictable cash flow. Start with one container of units, rent them quickly, then reinvest revenue into the next order. Each expansion funds the next, minimising upfront costs and reducing reliance on debt.

Storage needs vary. Students often need smaller units, while regional customers require larger ones. Traditional builds lock in a mix, but external storage containers let you adapt. Start with a six-metre base, partition as needed, track demand and adjust future orders accordingly.

External storage containers need only level ground.

No foundations, utilities or grading are required. Units ship flat-packed to keep freight costs low and can be assembled in 30 minutes with a small team. With just a forklift, you can transition from delivery to rent-ready in just a few days.

Real-world results in action

ABC Storage put this model to the test by transforming a vacant lot in Athens, Georgia into a 542-unit facility using 308 external storage containers. By choosing containers, they cut costs nearly in half, secured fast approvals and had units rent-ready in just six months. With strong kerb appeal, durability, and 150 leases signed within four months, the project proved that external storage containers rival traditional builds in terms of quality, speed, and cost savings – so much so that ABC has since replicated the model across multiple sites.

The smartest growth is strategic

In today’s market, external storage containers help you unlock land, test demand and control costs. One container is a smart, scalable start – big growth begins small, and the best time is now. l www.selfstorage.org.au

AWARDS FOR EXCELLENCE | 29

Facility of the Year (Over 500 Units)

Sponsored by

FINALIST

KeepSafe Storage Welshpool, WA

K

eepSafe Storage Welshpool has earned its place as a finalist in the SSAA Facility of the Year Award (Over 500 Units) category, showcasing an unwavering commitment to excellence in the self storage industry.

Located at 46 Railway Parade, Welshpool, Western Australia, KeepSafe Storage Welshpool opened in March 2018. Since then, it has grown to feature 718 units and 74 outdoor spaces, spanning a net lettable area of 8,236 square metres. This state-of-the-art facility continues to operate at an impressive 95% occupancy.

The facility’s design reflects a deep understanding of customer needs, combining functionality, security, and aesthetics. Highlights include a multi-storey layout centred around customer convenience and environmental sustainability. Features such as oversized commercial lifts, wide corridors, and a climate-managed environment enhance the customer experience while improving operational efficiency.

The expansive ground floor includes a nine-metrewide drive-through tunnel with a 4.5-metre clearance, accommodating all road-legal vehicles. This area also houses premium drive-up units, a trolley bay, forklift access, and a washdown area, providing a seamless experience for commercial and residential customers.

Drive-up units are designed with high ceilings, and select units incorporate mezzanine levels, offering flexibility for diverse storage needs.

KeepSafe Storage Welshpool prioritises safety and security, ensuring peace of mind for its customers.

The facility features 2.4-metre-high fencing with razor wire, 24/7 remote security monitoring, and individually alarmed units. Access is controlled via pin-coded swing gates, commercial lifts, and strategically placed keypads.

A motion-detection video surveillance system and access-controlled lighting further enhance security while minimising energy consumption.

Customer satisfaction is at the heart of KeepSafe Storage Welshpool’s operations. The facility’s open-plan office layout fosters a welcoming environment, while its website facilitates online, contactless move-ins to cater to modern customers. Staff are trained to deliver empathetic and personalised service, addressing customers by name and even offering cold refreshments during loading and unloading.

Special touches like ambient music played throughout the facility create a relaxed and inviting atmosphere. The www.selfstorage.org.au

“

KeepSafe Storage Welshpool prioritises safety and security, ensuring peace of mind for its customers. facility also provides branded directional maps and clear signage, ensuring customers can easily navigate.

KeepSafe Storage Welshpool employs a dynamic and data-driven pricing strategy. The facility maintains fair and competitive pricing while maximising revenue by analysing factors such as facility occupancy, local demographics, and competitor rates. Regular rate reviews and automated pricing systems enable swift adjustments, ensuring alignment with market conditions.

Despite consistent rate increases, occupancy grew from 87% to 94%, reflecting the facility’s ability to deliver value. Small, fixed-term discounts are strategically offered to optimise occupancy while maintaining profitability.

The facility is managed by a full-time manager and an assistant manager and are supported by a robust performance review system. Initiatives such as a preventative maintenance program and the introduction of a casual cleaner have improved the facility’s appearance and operational efficiency, allowing staff to focus on customer-centric activities.

In FY24, the facility saw continued success, with 43.5 move-ins per month on average and occupancy milestones achieved within planned timelines.

A worthy finalist for Facility of the Year (Over 500 Units), KeepSafe Storage Welshpool exemplifies excellence in self storage, showcasing its dedication to delivering an unparalleled customer experience while maintaining operational and financial success. l

NOVEMBER 2025 | INSIDER 145

30 | AWARDS FOR EXCELLENCE

Facility of the Year (Over 500 Units)

Sponsored by

FINALIST Roomia Self Storage Butler, WA

R

oomia Self Storage Butler was a finalist for SSAA Facility of the Year Award (Over 500 Units). With its state-of-the-art features and commitment to innovation, Roomia Butler has quickly positioned itself as a premier storage destination in Western Australia.

Opened in October 2023, Roomia Butler offers 557 units across two levels, catering to a diverse range of storage needs. The facility’s standout features include drive-up units for easy access, dedicated undercover storage for caravans, RVs, and vehicles, and a range of unit sizes designed to accommodate both personal and business storage requirements. Located within the Brighton Business Centre, its prime visibility from the Mitchell Freeway enhances its accessibility and brand presence.

Roomia Butler is proud to be Western Australia’s first Nokēenabled facility, introducing advanced smart access and security features to the region.

Customers can remotely manage their storage with ease, sharing access securely with trusted individuals. The facility is equipped with 24/7 CCTV surveillance, individually alarmed units, and sensor lighting for added security and convenience.

INSIDER 145 | NOVEMBER 2025

The use of cutting-edge technology has not only elevated customer confidence but also streamlined operations, positioning Roomia Butler as a leader in the self storage industry. The collaboration with Janus International, a provider of advanced storage solutions, underscores Roomia’s commitment to setting new industry standards.

The facility’s design prioritises customer comfort and convenience.

A spacious, open-plan office area welcomes visitors, creating a relaxed and supportive atmosphere.

Understanding that storage often coincides with life transitions – the Roomia team ensures that each customer feels valued and supported.

A unique physical unit display helps customers visualise their storage requirements, making decision-making easier. The on-site box shop provides packing materials and moving supplies, enhancing the overall customer experience.

Roomia Butler also integrates sustainability into its operations, exceeding environmental standards with features such as solar power systems, LED lighting with motion sensors, and water conservation measures. Native landscaping further reflects the facility’s commitment to environmental stewardship.

In less than a year of operation, Roomia Butler has achieved an impressive 92.2% occupancy rate, supported by its competitive pricing strategy and customercentric approach. The facility reached capacity in just nine months, prompting the early commencement of its second stage – which will add 1,580 square metres of lettable space.

Roomia’s pricing strategy is dynamic and tailored to customer needs, offering long-term storage discounts and promotional rates during its fill-up phase. These initiatives, combined with superior customer service, have garnered 116 five-star reviews in its first ten months – a testament to its exceptional service and facilities.

Roomia Butler actively engages with the local community through partnerships with businesses and charities, offering discounted storage solutions to support their operations. Its free move-in van service provides customers convenience and enhances the facility’s visibility as the branded van moves through the community.

With the upcoming expansion and a focus on maintaining high occupancy levels, Roomia Butler continues to raise the bar for self storage facilities. l www.selfstorage.org.au

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32 | AWARDS FOR EXCELLENCE

Facility of the Year (Over 500 Units)

Sponsored by

WINNER

Rent a Space Casula, NSW

R

ent a Space Self Storage Casula is the winner of the prestigious SSAA Facility of the Year Award (Over 500 Units) for 2024 – a recognition of its cutting-edge design, customercentric approach, and exceptional operational performance. Opened in January 2024, the Casula facility combines advanced storage solutions, sustainable practices – and a passionate team – to redefine the standards for self storage in Australia.

Strategically located at 653 Hume Highway, Casula, NSW, the facility features 651 storage units spread across a net lettable area of 6,500 square metres. It offers unparalleled convenience with 50 driveway units, large awnings for weather-protected loading and unloading, and three rapid goods/passenger lifts for easy access to the mezzanine and upper floors.

Overcoming challenges to deliver excellence

The journey to completing the Casula facility was not without challenges. Construction began in January 2022, but the project faced a major setback in May 2023 when the principal contractor entered administration – leaving 35% of the build unfinished.

Rent a Space quickly responded by establishing its own construction company, taking control of the project and ensuring completion within eight months. This proactive approach delivered the project on time and achieved a high-quality finish – blending industrial and retail design elements with sustainable features.

The facility boasts modern, brightly lit storage units flooded with natural light, enhanced by sleek and elegant building lines visible

INSIDER 145 | NOVEMBER 2025

“

The team at Casula operates with a clear focus on building occupancy, maintaining competitive rates, and delivering exceptional customer service.

from all elevations. Its design has transformed the perception of self storage – combining functionality and aesthetics to create a practical and visually appealing space.

Sustainable and customercentric features

Sustainability is at the core of the Casula facility’s design. It incorporates energy-efficient materials, water capture and bioretention systems, passive daylighting, and solar panels, which collectively produce 22 MWh of solar power annually – saving 18 tonnes of CO2 emissions. Ecolandscaping with native plants further enhances the facility’s environmental credentials.

The facility provides customers a bright, welcoming office and Box Shop, a complimentary airconditioned meeting room with amenities, and a children’s activity station. These thoughtful additions reflect Rent a Space’s commitment to creating a supportive environment for customers navigating life transitions.

The facility also prioritises safety and security, featuring highquality construction materials, fully enclosed storage units, individual unit alarms, and comprehensive CCTV coverage. Access is controlled through pin pads, electronic sliding

doors, and RFID systems for staff areas – ensuring customers and their belongings are protected at all times.

Customer experience at the forefront

At Rent a Space Casula, customer experience is a key focus. Led by Facility Manager Jodie Hill, the team goes above and beyond to ensure every interaction is positive and memorable.

Jodie and her team are renowned for their empathy and practical support. Whether it’s offering refreshments, helping unload a truck or providing emotional encouragement, the team’s customer-first values create a welcoming and stress-free environment.

A standout example of their dedication is a customer who became overwhelmed during her move. Jodie personally stepped in to provide assistance and reassurance – turning a stressful experience into a positive memory. This level of care is reflected in the facility’s perfect 5.0 Google star rating, far exceeding the industry benchmark of 4.7.

The team also actively engages with the local community, addressing concerns about traffic and noise during construction – www.selfstorage.org.au

and educating neighbours on the low-impact nature of the facility. This proactive approach has fostered strong relationships and enhanced the facility’s reputation within the community.

Strategic marketing and pricing

Rent a Space Casula leverages its prime location and prominent visibility to drive awareness and attract customers. Situated along a major arterial road, the facility benefits from 55,000 vehicles passing daily – with its striking grey cladding, orange roller doors, and vertical strip lighting creating a modern, professional impression.

The marketing strategy combines digital and traditional tactics, including Google Ads, SEO, social media campaigns, and in-store signage.

The facility’s free move-in truck service doubles as a mobile billboard – enhancing brand visibility while providing added value to customers.

Rent a Space offers time-limited promotions during the initial fill-up phase and maintains transparency about pricing – to achieve strong unit rates without relying on heavy discounting.

Operational excellence

The team at Casula operates with a clear focus on building occupancy, maintaining competitive rates, and delivering exceptional customer service. This focus is underpinned by rigorous training programs, seamless teamwork, and a commitment to operational excellence.

Rent a Space’s online resources and storage calculator videos help educate customers – ensuring they feel confident and informed.

The team’s proactive approach to customer care includes offering tailored solutions, such as unit size transfers, to meet evolving needs.

The facility’s management also prioritises cleanliness and presentation – ensuring the site is always secure, well-maintained, and welcoming. Regular safety checks and the use of advanced technology, such as the RAS Tech

Stack for productivity and decisionmaking, further enhance operational efficiency.

Results and achievements

Since opening in January 2024, Rent a Space Casula has achieved remarkable results. Despite opening during a challenging market environment, the facility has maintained a rapid let-up in occupancy and rates.

The team’s dedication has earned widespread customer praise, exemplified by glowing reviews such as this one: “Thank you to Jodie for her amazing customer service the other day. She was so understanding and flexible.

The whole team took me on board and worked around my needs, and I cannot stress this enough—it helped me massively! Thank you, and I will definitely be recommending this storage space to all of my friends and community.”

Setting a new standard in self storage

Winning the SSAA Facility of the Year Award (Over 500 Units) is a testament to Rent a Space Casula’s excellence in design, sustainability, customer service, and operational performance. The facility embodies the company’s vision of transforming self storage into a seamless, customer-focused experience – that goes beyond simply renting space.

From its innovative response to construction challenges – to its cutting-edge features and community engagement – Rent a Space Casula represents the future of self storage in Australia.

This award recognises the team’s achievements – but also reinforces their role as leaders in driving the industry forward. l www.selfstorage.org.au

NOVEMBER 2025 | INSIDER 145

34 | AWARDS FOR EXCELLENCE

Manager of the Year

Sponsored by

FINALIST Kim Latu

Roomia Self Storage Truganina, VIC

K

im Latu has earned her place as a finalist for the prestigious SSAA Manager of the Year Award. As the manager of Roomia Self Storage Truganina, Kim has demonstrated exceptional leadership, operational excellence, and a customer-focused approach, driving the success of the facility and setting new standards for self storage management.

In just 14 months, Kim has achieved remarkable results, including a $27,325 increase in rent roll and an 8.1% rise in occupancy, despite a competitive market.

Her ability to balance rental rates with occupancy through strategic pricing adjustments and targeted promotions has solidified Roomia’s presence in a market dominated by established players.

Kim played a vital role during the transition from Storage King to Roomia Self Storage, ensuring a smooth market entry for the brand.

Her careful planning and attention to detail minimised disruptions, maintained customer trust and set a benchmark for other facilities undergoing the same change.

Kim’s customer-centric approach has been instrumental in building Roomia’s reputation. She recognises that storage is often required during challenging life events and ensures every customer interaction is handled with empathy and care.

Her personalised recommendations and follow-ups have resulted in numerous glowing reviews, with the facility achieving a 4.7-star rating based on 80 customer testimonials.

One customer remarked: “Kim was welcoming like a friend, helped us with every detail, making it easy.”

INSIDER 145 | NOVEMBER 2025

“

Through proactive engagement, Kim has not only fostered strong customer loyalty but also enhanced Roomia’s online presence, further strengthening the brand.

Another shared: “Kim’s remarkable professionalism and kindness made a stressful situation much easier to handle.”

Through proactive engagement, Kim has not only fostered strong customer loyalty but also enhanced Roomia’s online presence, further strengthening the brand.

Kim’s leadership extends to fostering a positive and collaborative team environment. She has maintained a 100% retention rate within her team and has contributed to a 91% retention rate across the company. Her open-door policy and supportive nature encourage transparent communication, creating a workplace where team members feel valued and empowered.

As a mentor, Kim regularly shares best practices and supports her team’s professional development, ensuring they are equipped to deliver exceptional service and operational excellence.

Kim’s ability to handle challenges with grace was exemplified when a colleague was hospitalised for three months. Kim took on additional responsibilities, ensuring operational stability while providing a supportive environment for her colleague’s return. Her commitment to maintaining both team morale and operational success during this period highlighted her resilience and dedication.

Kim Latu’s exceptional leadership, customer-focused approach, and operational expertise have significantly impacted Roomia Self Storage Truganina. Her ability to inspire her team, drive business success, and create a welcoming customer environment makes her a standout finalist for the SSAA Manager of the Year Award.

Kim embodies the values of professionalism, empathy, and excellence, setting a high standard for self storage management and earning her recognition as a leader in the industry. l www.selfstorage.org.au

WHAT SELF FOR STORAGE EXCELLENCE DATA TELLS US 36 | AWARDS

Manager of the Year

This year the judges awarded Manager of the Year jointly – a rare but well-deserved decision reflecting two outstanding people whose achievements were equally exceptional yet uniquely different.

WINNER

Tara White

KeepSafe Storage Balcatta, WA

T

ara White is known for her exceptional commitment and capability within the self storage industry, showcasing a blend of customer service excellence, strategic expertise, and financial acumen – over the past five years as Facility Manager at KeepSafe Storage Balcatta, Western Australia.

Tara has honed her skills, combining industry insights with her previous decade of retail management experience. Her dedication to delivering superior customer service, maintaining high-quality facilities, and driving solid financial performance has positioned her as a standout leader in her field.

Promoted to Senior Facility Manager in 2023, Tara assumed additional responsibilities, including overseeing printed advertising and marketing materials, supporting the onboarding and training of new staff, and managing the daily operations of all facilities in the absence of the General Manager.

Her strong work ethic, reliability, and empathetic leadership style have made her an indispensable asset, garnering respect and recognition from colleagues, customers, and stakeholders alike.

Tara manages KeepSafe Storage which has 630 units and three outdoor spaces, maintaining a team of two staff members. Her dedication to operational excellence is evident in the results she has achieved.

Occupancy has consistently remained at an impressive 95% over the past year, even with significant increases in new customer pricing and rent reviews for existing customers. Her strategic approach to rate reviews resulted in a 9%

INSIDER 145 | NOVEMBER 2025

“

Tara has honed her skills, combining industry insights with her previous decade of retail management experience. increase in total income, while her careful delinquency management has kept it at an average of just 0.6%. Additionally, Tara has boosted ancillary income to 4.2% of total revenue – 62% higher than the KeepSafe Storage group average.

Tara’s innovative marketing strategies have further contributed to her success. She introduced community fundraising initiatives offering “Free Storage” vouchers valued at up to $1,000 to local charities, schools, and clubs.

These vouchers are auctioned at fundraising events, benefiting the community and increasing the facility’s brand visibility. This initiative has attracted new customers, many extending their stays beyond the free period or generating referrals. Internally, Tara has also implemented creative advertising solutions, such as eye-catching A4 clip frames displayed in high-traffic areas, which promote ancillary services and foster a welcoming environment.

Her approach to customer service is equally outstanding. Tara ensures that her facility is immaculately maintained, creating a positive first impression for new and returning customers. Using the StorLogix Gate System, she personalises customer interactions by greeting them by name and addressing any issues or opportunities. Tara proactively contacts customers planning to vacate, often retaining them through thoughtful negotiations, such as offering smaller units or adjusted pricing for longer stays. Her exceptional service is reflected in glowing Google reviews, demonstrating her ability to build lasting customer relationships.

In challenging situations, Tara’s leadership and composure shine.

During a fire caused by an e-scooter explosion, she was the first staff member on-site, coordinating emergency services and ensuring customer safety. She communicated promptly and effectively with affected customers, providing reassurance and maintaining trust at a difficult time.

Tara’s proactive approach extends to team morale, where she fosters positivity and mentors staff, contributing to a collaborative and supportive work environment. With her dedication, strategic thinking, and customer-focused mindset, Tara continues to elevate operational performance and set a high standard within the self storage industry. l www.selfstorage.org.au

Sponsored by

WINNER

Farag Marey

Rent a Space Self Storage Girraween, NSW

F

arag Marey’s 15-year journey in the self storage industry reflects exceptional leadership, unwavering commitment, and heartfelt dedication to customers and his team. As the manager of Rent a Space Self Storage Girraween, New South Wales, Farag has driven remarkable business growth while fostering a welcoming, customer-centric environment. Under his guidance, the facility has achieved significant milestones, including recordbreaking occupancy rates and a stellar Google rating that highlights his commitment to service excellence.

Farag’s innovative strategies, such as personalised follow-up procedures and tailored storage solutions, have greatly enhanced customer satisfaction. For instance, he checks in with newly moved-in storers to ensure a smooth transition and proactively suggests suitable unit adjustments to meet individual needs. Additionally, Farag introduced an efficient inventory management system to optimise unit demand and supply, further elevating operational performance.

Before joining the self storage industry, Farag built a successful career in operations and logistics, earning degrees in microwave and radar engineering and petrochemicals. His achievements include serving as Maintenance Superintendent for six oil fields and managing 360 staff, earning him the prestigious “President’s Award for Services to Country” in 1989. After migrating to Australia in 1992, Farag established and ran his own product design

www.selfstorage.org.au

and manufacturing company before joining Rent a Space in 2008. His extensive experience in management, logistics, and customer service has seamlessly translated into self storage, enabling him to excel as a knowledgeable and compassionate facility manager.

Since becoming the dedicated manager of Rent a Space Self Storage Girraween in 2020, Farag has built strong connections with the local community, making the facility feel like a second home for many. Managing 520 units and 10 warehouse spaces along the Great Western Highway, he thrives on daily interactions with customers, blending professionalism with warmth and humour to create memorable experiences. His genuine care is evident in customer testimonials, such as one describing him as “an absolute gem” for his kindness and attentiveness.

Farag’s commitment to personal and professional growth is reflected

“

Farag’s commitment to personal and professional growth is reflected in his training over the past two years.

in his training over the past two years. He has undertaken courses in sales, customer service, and operations through the Rent a Space learning platform and independent resources, enhancing his ability to build rapport and convert inquiries into agreements. His focus on continuous improvement has yielded impressive results, with revenue growing 7.2% in FY2024 and occupancy rates peaking at 98%. Farag also maintains 100% occupancy for the facility’s warehouses, further showcasing his expertise.

Farag’s dedication extends to local engagement initiatives. He facilitated a collaboration between the Rent a Space marketing team and his warehouse clients, providing tailored digital marketing advice to boost their businesses. This proactive approach strengthened client relationships, enhanced their marketing strategies, and bolstered community ties.

Farag’s ability to handle challenges with compassion and composure is another hallmark of his leadership. In one instance, he helped a family store their belongings after a house fire, providing much-needed support during a difficult time. With his customer-first philosophy, strategic mindset and dedication, Farag continues to set a high standard in the self storage industry. l

NOVEMBER 2025 | INSIDER 145

38 | HELP DESK

Dear Help Desk

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

Q

A storer came into our facility filming with a GoPro. Can we stop them?

Yes, Storers are not permitted to film within the Facility without express permission from Facility staff. Additionally, if others appear in the footage, the Storer must obtain their consent to film.

The Facility has the right to request that any filming cease. If the Storer refuses, this may constitute trespass, as they’ve gone beyond the lawful purpose of their entry under the storage agreement.

If a Storer continues filming despite being asked to stop, staff can: l Ask them to leave the premises. l Remove them from the Facility if they fail to comply. l Rely on their authority to enforce reasonable conduct rules.

SSAA Policy & Rules

While there’s no specific filming clause in the SSAA Standard Agreement, it does require Storers to follow Facility Rules and reasonable staff directions. The Rules also expect respectful behaviour toward others, which may be compromised by unauthorised filming.

A facility may even consider placing clear signage around your Facility stating: “Filming is not permitted without the express consent of Facility management.” This helps set expectations and gives staff a practical way to support compliance.

Q

A Storer wishes to transfer their agreement to someone else

From time to time, a Storer may ask if their self storage licence agreement can simply be transferred into another person’s name. While this is possible in practice, it must be handled correctly under the Standard Self Storage Licence Agreement.

A key point to remember is that agreements are personal to the Storer and cannot be directly transferred. Furthermore, the Agreement expressly prohibits transfer or assignment without the Facility’s written consent.

The correct approach is to end the existing agreement and enter into a new one with the incoming Storer.

Here’s the SSAA’s recommended process:

1. Terminate the original Agreement

• The current Storer must provide the required notice under their Agreement as specified in the Schedule.

• All outstanding fees must be settled.

• The unit must be cleared and cleaned, or the current Storer must provide written confirmation that any remaining goods will be the responsibility of the new Storer (or may be disposed of).

2. Complete a new Agreement with the incoming Storer • The incoming Storer must sign a new Standard Self Storage Licence Agreement (Schedule, Full Terms, Privacy Policy, and Specific Terms if relevant).

• All personal details, Alternative Contact Person and payment information must be completed by the new Storer.

3. Handover

• Once the original Agreement is finalised, the Facility can grant access to the new Storer under their own Agreement. l

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NEW SERVICE MEMBERS | 39

Welcome new SSAA Service Members Trusted by leading self storage businesses across 19 countries, Kinnovis has established itself as a reliable partner for operators seeking both operational efficiency and exceptional customer service. The platform is designed to bring together every aspect of facility management into one practical solution.

Kinnovis provides operators with the tools they need to focus on growth while the platform manages operational complexities. Whether launching a first facility or overseeing multiple locations across the Australasian market, the system scales to match each stage of the business journey.

Consistent revenue growth is supported through the Kinnovis Booking Portal, which enables customers to make reservations 24/7 and set up automated recurring payments. At the same time, intelligent automation streamlines daily tasks – from comprehensive reporting to interactive facility mapping and customer databases.

The Kinnovis Customer Portal enhances tenant experience by allowing them to manage their own units and access permissions, reducing staff workload and improving satisfaction – a direct and immediate boost to operational performance.

Kinnovis also delivers award-winning innovation through JaneAI, an advanced AI chatbot that provides instant, personalised quotes and unit recommendations at any time. More than just answering questions, JaneAI actively converts enquiries into bookings.

For operators who need more than basic management software, Kinnovis offers a fully connected system that unites all operational touchpoints. It is this practical technology and proven results that drive operators across the globe to continue choosing Kinnovis as their trusted growth partner. l info@kinnovis.com www.kinnovis.com

Under the leadership of owner Ewen Fletcher, Progress Accounting has recently joined the SSAA as a Service Member, bringing a valuable mix of industry knowledge and practical business expertise. Ewen is not only a qualified business advisor and accountant but also the owner of a self storage facility, giving him firsthand insight into the challenges and opportunities that operators face every day.

With a focus on helping business owners move beyond the daily grind, Progress Accounting provides tailored advice designed to unlock growth and create long–term value. Ewen understands that the skills required to establish a successful business are not always the same as those needed to scale it further. That’s why his approach centres on guiding clients through the critical next stages – whether that means improving cash flow, building wealth while minimising tax, or preparing for a future sale or succession plan.

Progress Accounting offers more than compliance and reporting. Ewen and his team provide accountability, strategic planning, and access to a trusted network of advisors in areas such as legal, finance, HR, and financial planning.

This holistic approach ensures clients are supported at every step, from everyday operations to major transitions.

By combining his professional expertise with real–world experience as a storage owner, Ewen is uniquely positioned to support SSAA members.

His practical perspective, coupled with a commitment to quality advice, makes Progress Accounting a welcome addition to the Association’s service network. l Ewen Fletcher +61 3 4344 4322 efletcher@progressaccounting.au www.progressaccounting.au

www.selfstorage.org.au

NOVEMBER 2025 | INSIDER 145

40 | OH&S

Setting safety direction

Leading people safely in an era of rapid technology and psychosocial risk. By Tim Callinan.

I

n self storage, culture is the backbone of safe and productive operations. When leaders show clarity, consult their teams and act consistently, safety becomes part of everyday work rather than an afterthought. As technology accelerates, artificial intelligence (AI) becomes widespread, and regulators sharpen their attention on psychosocial hazards, the focus on leadership becomes even more important.

Setting direction, removing barriers and rewarding the right behaviours builds trust and engagement. When teams see leaders consult on changes, act on feedback and follow through, reporting and learning improve.

“

Across SSAA members, the most effective cultural shifts happen when expectations are clear and supported by simple tools that fit day-to-day operations.

Psychosocial hazards to watch Work overload or underload Ambiguity in roles or decision-making Poor change management Lack of consultation or feedback Inadequate recognition or support

INSIDER 145 | NOVEMBER 2025

Across SSAA members, the most effective cultural shifts happen when expectations are clear and supported by simple tools that fit day-to-day operations.

The current challenge

Automation and AI are transforming tasks, decision making and workflows – from electronic access and surveillance analytics to digital scheduling. These changes bring efficiency but also create new risks: system complexity, role ambiguity, workload spikes and change fatigue.

Each of these can become a psychosocial hazard if left unmanaged. Leaders who succeed treat technology adoption like any other risk project – they consult early, assess impacts on people, and invest in training and support before implementation.

Psychosocial risk in focus

All jurisdictions are now sharpening their focus on psychosocial hazards.

Victoria is introducing specific regulations from 1 December 2025 that will require businesses to identify, control and review psychosocial risks with the same rigour as physical hazards.

Aligning your systems now will not only ensure compliance but also strengthen workforce wellbeing and retention.

Four practical actions for leaders

l Make psychological safety visible: Encourage open conversations, model helpseeking and track proactive indicators such as hazard reports closed and coaching conversations held. l Manage technology change as a risk: Document task changes, consult workers and Health and Safety Representatives, and complete a short risk assessment that includes cognitive load and workload impacts.

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

l Clarify roles and balance workload: Confirm decision rights, remove duplication and adjust rosters during change periods. l Equip managers to lead the climate: Provide short, practical learning on coaching and tough conversations, reinforced through toolbox talks and simple checklists.

Where to start

A simple first step is a quick pulse check. Consult your team, list the top psychosocial hazards, confirm existing controls and prioritise two improvements.

For support in meeting your legal requirements around psychosocial risk management, contact Action OHS Consulting. 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

HR | 41

Careta Marmarinos HR Consultant, HR Central.

Key HR law updates HR laws in Australia have moved quickly. From privacy reforms to obligations for casuals and a fresh right to disconnect, these changes affect how you manage people, data and communication. Careta Marmarinos, provides a quick, plain-English guide.

Right to disconnect

The right to disconnect, already in force for large employers, has now been extended to all businesses.

It allows employees to ignore work calls, emails or messages outside usual hours – unless refusing would be unreasonable.

Jordan clocks out from the self storage site at 5 pm and turns off the work phone. At 10 pm, the manager emails about a new unit rental. Unless it’s a real emergency, like a break-in or alarm, or Jordan is paid to be on call, a reply can wait until the next shift without penalty.

Employers should review communication processes, update contracts and policies, agree on what counts as “urgent,” and train managers to handle out-of-hours issues respectfully.

Privacy law reform

Amendments to the Privacy Act allow employees to sue for serious invasions of privacy. This may include intrusive surveillance (hidden cameras or unnecessary location tracking) or misuse of personal information (such as payroll data sent to the wrong person).

Employers can be held responsible, with damages up to www.selfstorage.org.au

$478,550 per claim plus costs. Review how you collect and store personal data, check any monitoring tools in use, and train managers in proper handling of employee information.

Ensure you’ve updated your privacy policy using the latest SSAA 2025 Privacy Policy template as a guide.

Casual Employment Information Statement (CEIS)

Employers must provide the CEIS to casual employees when they start

work. It must also be reissued during the employment relationship: l For small business employers (fewer than 15 staff), this is after 12 months. l For all other employers, it is after six months, 12 months, and then every 12 months.

Check if a reissue is due and confirm you are using the latest version of the CEIS. These updates show how quickly HR laws can shift. By updating policies, training managers and keeping processes current, you’ll stay compliant and protect both your people and your business. l

If you would like any further information call the SSAA

HR HELP DESK 1300 01 SSAA / 1300 017 722

Access the SSAA Help Desks for support across: › Operations › Legal / Storage Agreement › Human Resources › Workplace Health & Safety › Public Relations Contact us: Login via the Member Portal, email at membership@selfstorage.com.au or call on AU: 1800 067 313 NZ: 0800 444 356

NOVEMBER 2025 | INSIDER 145

42 | LEGAL

Buying or selling a self storage facility

So, it’s time to sell? Or maybe you’re just starting out?

Whatever your circumstances may be, understanding the legal landscape for the sale or purchase of a self storage facility is crucial. Ellorie Mercer, Viv Williams and Zhara Bedewi-Hayes explain.

I

n this article, we’ll walk through some of the essential things to consider when buying or selling a self storage facility, helping you jump the initial hurdle of “where do I start?”.

Steps in a property transaction

In a property transaction, there are key pre–settlement and post–settlement steps to understand and undertake, some of which are listed below.

Pre–settlement steps for a vendor include:

l drafting the contract of sale (including special conditions and licence agreements); l compiling and preparing the vendor statement (section 32 statement); l recovering any outstanding debts for units in arrears; and l paying any outstanding taxes or other liabilities.

A purchaser’s pre–settlement steps include:

l reviewing the contract of sale; l carefully considering the vendor statement;

l undertaking due diligence; and l conducting property enquiries.

Ellorie Mercer.

Post–settlement, a purchaser should be mindful of any required: l duties or commercial and industrial taxes; l notices of acquisition to local council and water authorities; and l notices of acquisition to existing storers regarding the new ownership.

Legal and contractual considerations

Vivienne Williams.

For a vendor, key considerations include the vendor disclosure statement, vendor’s warranties, and any special conditions the vendor may want included. Further considerations for the vendor may include their rights to terminate the contract of sale, or their rights where the purchaser terminates.

For a purchaser, it is important to understand the vendor’s obligations and duties and the purchaser’s various rights under the contract of sale.

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Self storage due diligence

When purchasing a self storage facility, undertaking due diligence is a crucial step before signing a contract of sale. While vendors have considerable disclosure obligations, purchasers must always have “buyer beware” in mind.

Self storage–specific additions to your usual due diligence checklist should include (but are not limited to): l an occupancy report to understand the facility’s performance and revenue potential; l reviewing the facility’s financial records for up to 3 years; l reviewing debtor lists regarding any delinquent accounts; l considering planning certificate restrictions, including any limitations to future expansion; and l reviewing the existing self storage agreements.

As a vendor, it is important to be mindful of the documents that should be provided to prospective purchasers to assist in the due diligence process.

Assigning contracts / licence agreements

The contract of sale of the self storage facility should include a provision for the assignment of any

“

For a purchaser, it is important to understand the vendor’s obligations and duties and the purchaser’s various rights under the contract of sale. licence agreements in place over the self storage units.

Customers of the facility will likely continue to use their unit, despite the change in ownership. Therefore, a vendor and purchaser should enter a Deed of Assignment to confer the vendor’s (assignor’s) rights and obligations under any licence agreements or contract to the purchaser (assignee). It is also important to consider any consents that may be required from storers.

Ultimately, navigating the sale or purchase of a self storage facility can feel overwhelming. It is important to not only turn your mind to the abovementioned factors, but also to seek more comprehensive legal and conveyancing assistance. 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

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WHAT SELF DIRECTORY STORAGE DATA TELLS US 44 | TRADE ACCESS CONTROL, FIRE & SECURITY PTI SECURITY SYSTEMS

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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

Rhombus T: +44 7 5453 47323 E: sales@rhombus.com www.rhombus.com

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

INSIDER 145 | NOVEMBER 2025

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

Sentinel Storage Security Jason Keane T: 1300 852 117/+61 3 9988 2035 E: sales@storagesecurity.com.au www.storagesecurity.com.au StorAxxS T: +61 7 3088 8091 E: support@storaxxs.com www.storaxxs.com Trilect Automation Ltd T: +64 9 271 2493 E: sales@trilect.co.nz www.trilect.co.nz

ANCILLARY SERVICES CLEANING PEDY Property Services Pty Ltd Yasemin Ozbey T: +61 3 9650 0348 E: y.ozbey@pedypropertyservices.com.au www.pedypropertyservices.com.au 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

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

STORCO STORAGE SYSTEMS Jonathan Layton T: +61 2 6391 2800 E: sales@storco.com.au www.storco.com.au Akura Luke Irwin T: +61 2 6338 1900 E: admin@akura.com.au www.akura.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 Patterson Building Group Pty Ltd Gary Heald T: +61 2 9662 6522 E: garyh@pattersonbuild.com.au www.pattersonbuild.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

www.selfstorage.org.au

HELP TRADE DIRECTORY | 45 Storcon Stephen Fitzgerald T: +64 21 547 077 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

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: +27 216 713 233 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 Pty Ltd 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: hello@verifime.com.au www.verifime.com/selfstorage

INSURANCE SERVICES

MANAGEMENT SERVICES

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

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

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

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

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 www.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

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NOVEMBER 2025 | INSIDER 145

WHAT SELF DIRECTORY STORAGE DATA TELLS (continued) NEW US MEMBERS 46 | TRADE Progress Accounting Pty Ltd Professional Services Ewen Fletcher T: +61 3 4344 4322 E: efletcher@progressaccounting.au www.progressaccounting.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

REAL ESTATE & VALUERS @realty Phillips Ung T: +61 478 800 700 E: phillips@atrealty.com.au www.atrealty.com.au

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

INSIDER 145 | NOVEMBER 2025

Hoolihan Property Consulting Pty Ltd Felicity Hoolihan +61 412 639 543 hoolihanproperty@bigpond.com

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

R6 Group Pty Ltd Dallas Dogger T: +61 7 3889 9822 E: sales@centreforceit.com.au www.centreforceit.com.au Kinnovis T: +1 707 633 3479 E: info@kinnovis.com www.kinnovis.com

Sitelink Michael Dogger T: +61 7 3889 9822 E: support@sitelinksoftware.com.au www.sitelinksoftware.com.au Stora Limited T: +1 332 213 1714 E: hello@stora.co www.stora.co

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.com.au

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

EZ Self Storage 1 Hazelwood Drive MORWELL VIC 3840 T: +61 3 410 0869

General Self Storage - Southport 2a Industrial Avenue MOLENDINAR QLD 4214 E: southport@generalselfstorage.com.au

KeepSafe Storage Coburg North 211 Newlands Road COBURG NORTH VIC 3058 E: coburgnorth@keepsafestorage.com.au T: +61 3 8677 2211 Maxima Storage Units 99-101 Alexanders Road MORWELL VIC 3840 T: +61 3 5133 9122

Princess Drive Storage Units 73-79 Princess Drive MORWELL VIC 3840

Storage Choice Yeppoon 6 Fred Lawn Drive YEPPOON Qld 4703 E: yeppoon@storagechoice.com.au T: +61 7 4892 9933

Tenant Inc sales@tenantinc.com www.tenantinc.com/

www.selfstorage.org.au

Storage King Knoxfield 1 Gilbert Park Drive KNOXFIELD VIC 3180 T: +61 3 9801 2299

Storage King Lawnton 836 Gympie Road LAWNTON QLD 4501 E: lawnton@storageking.com.au T: +61 7 3187 8670

Storhub Self Storage North Lakes 16 Mineral Sizer Court NARANGBA QLD 4504 Swift Storage Gympie 9 Langton Road GYMPIE QLD 4570 E: hello@swiftstorage.com.au T: +61 7 2497 5072

AUS FACILITY OVER 50 BJ's Express Moving & Storage 202 Southwood Road STUART QLD 4811 E: enquiries@bjs-express.com.au T: +61 400 677 594

Kawana Caravan & Boat Storage 27 Technology Drive WARANA QLD 4575 E: admin@kcbstorage.com.au T: +61 7 3077 6355 Store Eezy Condon 847 Riverway Drive CONDON QLD 4815 E: henry@hnwilliams.com.au T: +61 7 3240 8420 Streaky Bay Self Storage 6 Bellenger Way STREAKY BAY SA 5680 E: jcguidera@bigpond.com T: +61 8 8626 1190

West Coast Transport Storage 580 South Western Highway BYFORD WA 6122 E: info@wctransportstorage.com.au T: +61 418 921 256

AUS FACILITY UNDER 50 Grays Bendigo 128 Victoria Street EAGLEHAWK VIC 3556 E: office@graysbendigo.com.au T: +61 3 5446 1414

Self Storage Coolum 32 Access Crescent COOLUM BEACH QLD 4573 E: selfstoragecoolum@outlook.com T: +61 434 581 550

AUS PROVISIONAL Emil Bulum E: emil.bulum@proequity.com.au

Jack Dwyer E: dwyerequipment@outlook.com Rohan Gibbs E: rohancgibbs@gmail.com

Scott Black E: wouldja@scottblacksolar.com

AUS SERVICE-SUPPLIER Akura 3 Rider Boulevard RHODES NSW 2138 E: admin@akura.com.au T: +61 2 6338 1900

Hoolihan Property Consulting Pty Ltd 10/49 Mountain Road AUSTINMER NSW 2515 hoolihanproperty@bigpond.com T: +61 412 639 543

Kinnovis Heinrich Bablik-Straße 17 BRUNN AM GEBIRGE WIEN 2345 E: info@kinnovis.com T: +1 707 633 3479

Patterson Building Group Pty Ltd Suite 2, Level 7/189 O'Riordan Street MASCOT NSW 2020 E: garyh@pattersonbuild.com.au T: +61 2 9662 6522

PEDY Property Services Pty Ltd 20 Franklin Street MELBOURNE VIC 3000 E: y.ozbey@pedypropertyservices.com.au T: +61 3 9650 0348 Tenant Inc E: sales@tenantinc.com

NZ FACILITY OVER 50 Bream Bay Storage Limited 50 Cove Road WAIPU NORTHLAND 0510 E: raelekinsella@gmail.com T: +64 21 239 5214

NZ FACILITY UNDER 50 Easy Enzee Storage 358a West Coast Road AUCKLAND 0602 E: info@easyenzeestorage.co.nz T: +64 27 255 3350

NZ PROVISIONAL

Sun City Storage 5-6 Selby Place WEBBERTON WA 6530 E: webberton@extra-room.com.au T: +61 8 6185 2939

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Sue McLaughlin PO Box 76114 CHRISTCHURCH CANTERBURY 8548 E: sue@astorage.co.nz T: +64 27 4328 142

security for self-storage Lock Distributors have been Lock Distributors have been since 1986. distributing and developing distributing and developing Protect your business and lock security security for for selfself-storage storage since 1986. into profits using our top quality Lock Distributors have been since 1986.

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48 | WHAT SELF STORAGE DATA TELLS US

Better spaces from design to handover

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