150 Insider_WEB

Insider

150

SEPTEMBER 2026

MAGAZINE OF THE SELF STORAGE ASSOCIATION OF AUSTRALASIA

2026

INDUSTRY AWARDS OPEN

OPERATIONAL EXCELLENCE Shifting operating models Pest control Third party management

2025 Industry Award Winners MEMBER UPDATES | LEGAL | OH&S | HR | TRADE DIRECTORY | ACCOUNTING | HELP DESK

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CONTENTS | 3

22 SSAA BOARD OF DIRECTORS

Chairman – Michael Alafaci Storage King Group, New South Wales Aaron Alsweiler Safe Store Self Storage, New Zealand Brent Hayes Store and More Self Storage, Victoria

12

Ivor Morgan Jim’s Self Storage, Victoria Sam Kennard Kennards Self Storage, New South Wales

8

Anthony Regis Regis Built, Victoria

10

Elizabeth Rutland Monash Self Storage, Victoria

12

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

LIFETIME MEMBERS Mark Bateman David Blackwell Frank Cooney Elaine Coote Liz Davies Dallas Dogger John Eastwood Keith Edwards Simone Hill Neville Kennard

Sam Kennard Bob Marsh Paul McFadzien 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

Anna Mortimer Marketing Communications Manager

www.selfstorage.org.au TOLL FREE – AUS: 1800 067 313 TOLL FREE – NZ: 0800 444 356

T: +61 3 9466 9699 Address: Unit 4/2 Enterprise Drive, Bundoora Vic 3083 E: admin@selfstorage.com.au Connect with us online!

16

25

18

REGULARS

20

4 CHAIRMAN’S REPORT 6 CEO’S NOTE 28 HELP DESK 38 OH&S: Blending traditional

foundations with emerging technology 39 ACCOUNTING: Is this the year to hand over the baton?

40 LEGAL: Getting termination right: Know your options 41 HR: Attracting great employees

22

25 26

42 NEW SERVICE MEMBERS

32

43 TRADE DIRECTORY 46 NEW MEMBERS

35

Building trust the right way

SSAA STRATEGIC DIRECTION 2006 – 2009 CUSTOMER GOODS PROTECTION STAY IN THE ROOM Why your hardest customer conversations are also your biggest loyalty opportunity 2025 INDUSTRY SNAPSHOT: The changing shape of the operating model PEST MANAGEMENT IN SELF STORAGE New rodenticide rules bring added responsibilities STORERCHECK INCIDENT REPORTING A better way to report facility incidents THIRD-PARTY MANAGEMENT COMES OF AGE A new breed of specialist operators are helping self storage owners CLEANING UP WITH AUTOMATION TEAM TRAINING REFRESH Discover free online courses built for self storage FACILITY OF THE YEAR – MULTI-SITE OPERATOR FINALISTS / WINNER MANAGER OF THE YEAR FINALISTS / WINNER

Insider is published and edited by: Social Ties / E: vforbes@socialties.com.au Designed by: Keely Goodall / E: keely@itsallgood.net.au Printed by: Homestead Press / E: printing@homesteadpress.com.au

Insider magazine (Insider) is published bi-monthly by the Self Storage Association of Australasia Limited (ABN 23 050 341 725). This publication may not be reproduced or transmitted in any form, in whole or in part, without the express, prior written permission of the publisher. While every care has been taken in the preparation and publication of Insider, none of the Insider’s publisher, editor nor any of the publisher’s employees, subcontractors or contributors give any warranty as to the completeness or accuracy of the publication’s content, nor do any of them assume any responsibility or liability for any loss, damage or expense which may result from, or arise in connection with, any inaccuracy or omission in the publication. The views or opinions expressed in Insider are not necessarily those of Insider’s publisher or editor. Furthermore, Insider has the right to accept or reject any editorial and advertising material. All letters addressed to Insider will be regarded as ‘for publication’ unless clearly marked ‘Not for Publication’. All submissions to Insider may be edited for reasons of space or clarity and opinions expressed in letters published in Insider are those of the author, not of Insider’s publisher or editor.

SEPTEMBER 2026 | INSIDER 150

4 | CHAIRMAN’S REPORT

Michael Alafaci Chairman SSAA

T

he self storage sector continues to change, and the businesses operating within it are changing too.

The traditional image of a facility managed entirely from an onsite office no longer reflects the full range of operating models across our industry.

Today, operators are combining onsite service with remote support, automation, centralised functions and customer self service.

We are also seeing the growth of specialist third party management providers. Their emergence reflects a maturing industry, where owners can access additional capability without necessarily building a larger internal team.

These developments sit within a much broader ambition for our sector. The SSAA’s Strategic Direction for 2026 to 2029 sets out what we are working towards together: a professional, trusted and sustainable industry that is well equipped to respond to changing customer expectations, emerging risks and new opportunities.

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Operational excellence is central to that ambition.

It requires sound systems, capable teams, strong leadership and a willingness to keep improving.

It also deserves to be recognised.

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I encourage every operator to consider the achievements within their own business and nominate for this year’s Awards before entries close on 30 September. Recognition matters. It celebrates the people behind our industry and gives us the opportunity to share examples that others can learn from.

Together, these stories help define the standards and aspirations of a modern self storage sector. l

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6 | CEO’S NOTE

O

Makala Ffrench Castelli CEO SSAA

ur Operational Excellence issue is always a useful reminder of the many practical resources available to SSAA members to support day-to-day operations.

From guidance notes and legal updates to industry research, technology insights and our extensive library of online training, members have access to the information and support needed to operate with confidence. I encourage you to explore these resources, revisit those relevant to your business and make them part of your team’s ongoing training and development.

It is also a good time to remind all operators that they should now be using the 2025 Standard Self Storage Agreement Suite, which came into effect 12 months ago. These agreements reflect current legal requirements and industry practice and should form the basis of your relationship with every new storer.

Using the current agreement ensures the rights and responsibilities of both the facility and the storer are clearly documented. It also supports consistent processes, helps reduce the risk of disputes and gives operators a stronger foundation when managing arrears, defaults or other difficult

“

Join us at The Star Gold Coast from 10 to 12 November for three days of learning, practical insights and connection with the self storage community from across Australasia.

situations. If you are experiencing any challenges implementing the updated agreements, please reach out to our friendly team for assistance.

There is also plenty happening across the remainder of the year. Join us at The Star Gold Coast from 10 to 12 November for three days of learning, practical insights and connection with the self storage community from across Australasia.

Entries are also open for the 2026 Awards for Excellence, closing on 30 September. The Awards are an important opportunity to showcase your team, share your achievements and recognise the people and businesses making a valuable contribution to our fantastic industry.

I look forward to seeing your entries and welcoming many of you to the Gold Coast. l

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8 | STRATEGIC DIRECTION

SSAA STRATEGIC DIRECTION 2026 – 2029 Supporting the industry’s next chapter

The self storage industry is evolving fast.

The SSAA's new Strategic Direction 2026–2029 sets out how the Association plans to keep pace.

T

he self storage industry is changing. Its operators, ownership structures and operating models are becoming more diverse, while technology, investment and evolving customer expectations continue to reshape the sector.

Developed through a strategic planning workshop with the SSAA Board earlier this year, the SSAA’s Strategic Direction 2026–2029 sets out how the Association will respond. Built around advocacy, insights, support and engagement, it provides a clear framework for helping members navigate change, make informed decisions and operate with confidence.

The strategy builds on more than 35 years of industry leadership while sharpening the SSAA’s focus on the issues, resources and connections that will matter most in the years ahead.

A changing landscape

Created by industry for industry, the SSAA exists to support our members to succeed by providing advocacy, insights, resources and connection. As the peak body for the sector, the SSAA seeks to lead and support a dynamic and resilient self storage industry that creates value and operates responsibly.

The self storage industry continues to evolve – sustaining demand, balancing new supply and unlocking new opportunities for growth. Strong transaction activity reflects investor confidence and accelerates consolidation, while operating performance has stabilised and technology is set to transform the sector.

Our key pillars ADVOCACY

We advocate for the industry at large and on behalf of our members

INSIDER 150 | SEPTEMBER 2026

INSIGHTS

We support a wellinformed industry through relevant data, insights and intelligence

SUPPORT

We support members by building capability, sharing knowledge and embedding best practice

ENGAGEMENT

We connect, inform and nurture a collaborative self storage industry

www.selfstorage.org.au

FINANCIAL

GOVERNANCE

Prudential financial management ensures long term viability and enables continued investment in member value and strategic initiatives

Strong governance underpins our operations and supports both organisational effectiveness and industry leadership

Our foundations

RESOURCING An optimised resourcing model balances internal capability with external expertise

TECHNOLOGY Investments in technology enhance member experience and enable staff to focus on value creation

A FIT-FOR-PURPOSE AND SUSTAINABLE ASSOCIATION

Focus for 2026 - 2029

The SSAA’s 2026–2029 strategy builds on strong foundations, while responding to the changing needs of industry. It reflects a continued commitment to supporting our members, together with an increased focus on industry leadership, insights and long-term sustainability. Through this strategy, we aim to support a resilient, well-informed and connected self storage sector that is well positioned for sustainable growth.

An evolving member base

Our membership is becoming more diverse, reflecting the evolving nature of the self storage industry.

Larger and more sophisticated operators are engaging strategically, seeking data and insight to inform decisions, while smaller and independent operators continue to value practical guidance and operational support.

Engagement is increasingly purposeful and flexible, with members accessing support at key decision points and through a mix of on-demand and in-person channels. Suppliers are also seeking more meaningful ways to connect, with a growing focus on content, positioning and partnership.

Key shifts:

l A more diverse membership base with varying needs and expectations, from independent operators to portfolio businesses and institutional owners l More targeted, value-driven engagement, focused on solving problems and supporting key decisions l Increasing demand for both strategic insight and practical, operational support

A clear direction for the years ahead

The Strategic Direction provides a clear foundation for the SSAA’s work through to 2029, but its success will ultimately be measured by the value it creates for members and the industry.

By strengthening advocacy, building industry intelligence, expanding practical support and creating more meaningful opportunities to connect, the SSAA will continue to respond to the needs of a changing sector.

Underpinned by sound governance, sustainable resourcing and investment in technology, the strategy positions the Association to support a capable, informed and connected self storage industry that is ready for what comes next. l

Our priorities ADVOCACY A resilient, selfregulated and respected industry that operates with confidence and integrity Lead targeted advocacy on regulatory, policy and compliance matters that impact the sector Strengthen industry standards through guidance that supports consistent and responsible operating practices Protect and enhance the reputation of the industry by addressing emerging risks

INSIGHTS An informed industry that uses data and insights to guide decision-making Deliver timely and relevant industry insights that support informed decision-making at a local and national level Continue to evolve industry intelligence, enabling benchmarking, forecasting and market analysis Translate industry data into clear, accessible insights that reflect changing demand, supply and operating conditions

SUPPORT

ENGAGEMENT

A capable and professional industry that delivers consistent, high-quality self storage experiences

An engaged and connected industry that values participation and shared success

Enhance industry capability through practical resources that support day-to-day operations Provide timely legal and operational support, complemented by clear guidance on emerging risks and industry developments Support members in adapting to changing operating environments, including automation, technology and evolving customer expectations

Create value for our members through relevant and targeted engagement across multiple channels Deliver industry events that foster connection, knowledge sharing and collaboration Facilitate meaningful connections between members to strengthen relationships across the sector

Download the full 2026 - 2029 Strategic Direction on the SSAA Member Portal www.selfstorage.org.au

SEPTEMBER 2026 | INSIDER 150

10 | INSURANCE

Customer Goods Protection: new alternatives now and for the future

H

ighlighting the importance of protection for customers’ goods has always been a fundamental part of operating a responsible self storage business.

Recent fires, severe weather events and other significant loss incidents across the industry have reinforced just how important it is for operators to regularly review their insurance and customer goods protection arrangements and ensure they remain fit for purpose.

The insurance landscape has changed considerably over the past few years, with regulatory changes, insurers reassessing their appetite for certain risks and operators needing to adapt to a rapidly evolving market, including the recent withdrawal of StoreProtect from Australia. While these changes have presented challenges, they have also highlighted the importance of having a resilient industry that is prepared for future market shifts.

The SSAA is pleased to advise that members now have access to StoreReady, a new customer goods protection solution developed specifically for the Australian self storage industry.

StoreReady is an optional extension to the SSAA 2025 Standard Self Storage Agreement that enables participating operators to accept liability for loss of or damage to customers’ goods up to the replacement value declared by the customer, subject to the product terms, conditions and exclusions.

INSIDER 150 | SEPTEMBER 2026

“

The availability of a new product is an important step forward.

Our focus remains on ensuring the industry is resilient and prepared for future market shifts.

It provides customers with a simple, transparent way to protect their stored goods while giving facilities a consistent framework for managing customer goods protection.

Backed by Lloyd’s of London insurers with extensive experience supporting the self storage industry, StoreReady is offered through GSA Insurance Brokers (GSA). To support implementation, GSA has prepared a comprehensive implementation guide, including customer communications templates, FAQs and tools to help facilities introduce the product with confidence. Visit www.gsaib.com.au for more information.

StoreReady is an important addition to the market and bolsters access to customer goods protection across the industry.

The SSAA continues to encourage operators to carefully review the options available for their business and ensure their chosen solution aligns with their operating model, customer base and risk profile.

For facilities that prefer a directto-customer insurance model, Self Storage Insurance Australia (SSIA) remains available as an alternative option that customers can arrange online at www.ssia.au.

Importantly, SSAA remains committed to exploring industryled solutions to ensure the long-term viability of customer goods protection. Earlier this year, more than 100 facilities contributed operational data and insights to an industry-wide feasibility study examining future customer goods protection models. This collaborative work has provided valuable information about industry needs, risk profiles and potential market structures.

The next phase of this work will focus on governance and the development of an industry-led framework that could support the sector should market conditions change again in the future. Rather than responding to immediate product constraints, this work is designed to ensure the industry is better prepared, with appropriate governance, market structures and evidence-based options already in place should they be required.

Finally, members are reminded that any insurance or customer goods protection solution should be supported by current contractual documentation. Members should ensure they are using current agreements and supporting documentation including facility rules and letter templates across their business.

Customer goods protection will continue to evolve as the market changes. The SSAA remains committed to monitoring developments, working with brokers supporting the sector, advocating for sustainable long-term solutions and providing members with the guidance and resources needed to help members navigate this important area with confidence. l Disclaimer: The information provided is general advice only and has been prepared without taking into account any specific personal or business objectives, financial situation or needs.

Please seek professional, independent advice as appropriate for your circumstances.

www.selfstorage.org.au

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12 | LOYALTY OPPORTUNITIES

STAY

IN THE ROOM

A framework for the moments that matter

Psychologist Evelina Bereni explains why your hardest customer conversations are also your biggest loyalty opportunity.

I

need to tell you about a vet because it has everything to do with the self storage industry.

I arrived at a veterinary clinic I’d never been to before, thirty minutes before closing with my dog Louis. I didn’t have an appointment.

Both of us in distress and the clinic had every reason to turn us away, but that didn’t happen.

The vet saw us immediately. He took his time and conducted a thorough examination rather than a quick-look-and-refer. His tone was warm and caring as he explained our options, but he didn’t beat around the bush.

When I needed space to have my feelings, he gave it to me. And when it came time for the procedure that neither of us wanted to do, he didn’t move Louis to the back room where these things usually happen. He let us stay exactly where we were, even though that meant more work for him afterward.

Louis died in a room where he felt safe with me. And I left that clinic feeling, of all things, grateful. A total blithering wreck, but grateful.

It was the best “customer” experience I’ve ever had, in one of the most terrible moments of my life.

I have since recommended the Plus One Vet Sunnybank practice to every person I care about.

That’s the kind of advocacy you cannot buy with a discount,

INSIDER 150 | SEPTEMBER 2026

a loyalty card, or a first-monthfree promotion. It was earned in thirty minutes, by a person who understood something most businesses don’t: that when someone is in the middle of the hardest thing, how you treat them is all they will remember.

Here’s what that has to do with your self storage business.

Self storage sits at the intersection of life’s biggest disruptions - the four Ds; Death, Divorce, Downsizing and Dislocation. These are the demand drivers that fill your units, and they are also, by definition, among the most emotionally loaded circumstances a human being can navigate.

The person standing at your counter or on the phone isn’t just moving a couch. They might be clearing a parent’s belongings three weeks after a funeral. They might be splitting a household in the middle of a divorce that hasn’t been filed yet. They might be downsizing from a family home into something smaller, carrying grief that nobody named but everyone in the room can feel.

They might be displaced through job loss, relationship breakdown, financial shock, and your storage unit is the only stable thing in a life currently in freefall.

Your units hold more than furniture. They hold the material evidence of lives in transition. And

“

Self storage sits at the intersection of life’s biggest disruptions – the four Ds; Death, Divorce, Downsizing and Dislocation. These are the demand drivers that fill your units, and they are also, by definition, among the most emotionally loaded circumstances a human being can navigate. the person renting them is almost always carrying something invisible along with the boxes.

Most operators intuitively know this. It shows up in the way good facility managers describe their work. The pride they take in being steady for someone who has very little steadiness right now.

But knowing you’re operating in emotionally loaded territory is not the same as knowing what to do inside it. And the gap between those two things is costing self storage businesses customers, referrals, and reviews they will never know they lost. www.selfstorage.org.au

What your customers’ brains are actually doing Nobel Prize-winning psychologist Daniel Kahneman spent decades studying how human beings remember experiences.

What he found should influence the way you think about every interaction you have with a customer who is going through one of the four Ds. We don’t remember experiences as an average of every moment.

We remember them based on two things:

l the most emotionally intense point (the peak), and l how the experience ended.

That’s it. Eighteen months of smooth, consistent service can be undone by a thirty-second move-out interaction handled badly. And a difficult situation like a rate rise, a delayed access, a distressing move-in, can produce a MORE loyal customer than if nothing had gone wrong, if it’s handled with genuine skill and care.

That second finding has a name in the research literature: the service recovery paradox. The operators who handle the hard moments well don’t just retain customers. They manufacture advocates.

There’s a second mechanism at play, and it’s even more immediate.

Research published in the Academy of Management Journal demonstrated that customers unconsciously “catch” the emotional state of frontline staff, a phenomenon called emotional contagion.

When a customer arrives at your facility in the middle of a divorce, carrying the psychological weight of a life coming apart, the emotional state of the person who greets them doesn’t just affect the quality of the transaction. It neurologically shapes the customer’s experience of their own distress.

A calm, present, genuinely warm interaction doesn’t just feel nice.

It regulates. A distracted, rushed, purely transactional one makes everything worse.

Kahneman’s research also shows that people remember negative experiences more vividly than positive ones. That means that in a context where your customers are already emotionally raw, the stakes of getting this wrong are asymmetrically high.

The sequence that can change everything

So what does “getting it right” actually look like? Research on complaint handling and service recovery consistently points to the same finding: the sequence of your response matters as much as the content of it. Specifically that validation must come before problem-solving.

When someone is in an emotionally activated state, the part of their brain responsible for rational processing is partially offline. They literally cannot absorb a solution until they feel understood. Jumping straight to answers, even correct, helpful, efficiently delivered answers lands on a system that isn’t ready to receive them. It registers as dismissal, not assistance.

The vet got this. He didn’t immediately tell me what was wrong with Louis. He first let me feel like someone was genuinely with me in the situation. And THEN he gave me the information I needed to make a decision.

The same sequence works here.

What I’m proposing isn’t a script.

Scripts are the enemy of genuine connection and experienced customers can smell them from a distance.

What I’m proposing is a framework for how you and your team think about and prepare for the moments when a customer brings one of the four Ds through your door. I’ve called it STAY, borrowed directly from the most important thing the vet did that night. He stayed.

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14 | LOYALTY OPPORTUNITIES

S

ee the D behind the transaction

Before you do anything else, get curious. The customer in front of you is not just moving a couch or clearing a unit. Something brought them here. A quick, “What would be most helpful for me to understand before we get started?” - costs you nothing. You are not a therapist. You don’t need their whole story. You just need enough to know whether you’re dealing with a transaction or a transition.

T

one before task

Your tone of voice, your pace, your body language travel faster than your words. Research on emotional contagion shows the transfer happens in seconds, largely outside of conscious awareness.

Before you solve anything, check your own emotional state. Are you rushing? Distracted? Holding the weight of your last interaction? That will arrive in the room before you do.

Slow down. Lower your vocal register.

Be physically present.

A

cknowledge before you answer

The most powerful two-step in a charged customer interaction: 1) name what you’re observing, 2) then ask permission to help.

“It sounds like there’s a lot going on right now, can I take a moment to make sure I’ve got the full picture?” You are not required to fix their grief, their marriage, or their financial situation. You are required to signal that you see them as a human being, not just a booking reference. That simple act of acknowledgement is what activates the rational brain and makes everything that follows easier for everyone involved.

Y

our ending is everything

Kahneman’s peak-end rule tells us that the final moment of an interaction carries disproportionate weight in memory.

So engineer it consciously. Don’t let the conversation dissolve into logistics. Give the customer something to leave with. That might be a clear next step, an expression of care, a human moment before

INSIDER 150 | SEPTEMBER 2026

A note on what this is NOT asking you to do STAY is not asking you to become a counsellor. It is not asking you to spend forty-five minutes with every distressed customer, or to take on the emotional weight of other people’s crises, or to eliminate efficiency from your operation.

It is asking you to be human first and operational second, for the duration of the moments that matter. The vet saw me for thirty minutes.

That’s all. He didn’t follow me home. He didn’t call to check in (though the practice did send a card, which I still have). He simply gave me thirty minutes of complete presence at the moment when that was the only thing that would have counted.

I’ve recommended that practice to every person I care about. That’s the ROI of getting this right.

the transaction closes. Ask yourself at the end of every one of these conversations: what did I just give them to walk out with?

Because they WILL walk out with something. The only question is whether you chose it.

Where to start

You don’t need a training program or a policy document to begin implementing STAY. Instead: l Talk about the four Ds explicitly with your team. Name the categories. Give people the language. Role-play a scenario for each one so that they’ve thought about these moments before they’re inside them. Emotional preparation is a real and documented performance lever.

l Map your peak and end moments. For each of the four Ds, ask: where does the emotional intensity peak in this customer journey? And where does it typically end? Those are the two moments to deliberately design.

Everything in between can be systematised and automated without significant cost to loyalty.

Those two moments cannot. l Make the STAY sequence visible. Put it somewhere your team will see it as a prompt to orient before a charged interaction: See. Tone.

Acknowledge. Your ending. Four words. Thirty seconds of mental preparation. Potentially years of customer loyalty and future referrals.

Your customers’ brains are not recording the transaction. They’re recording the peak and the end.

They’re absorbing your emotional state the way a room absorbs light.

They’re deciding, in the space of a single interaction, whether you are the kind of business they will tell people they care about to use.

The way you treat someone in the hardest moment is the only version of your business they will ever really remember. STAY in the room. l

About the author

Evelina Bereni is a registered psychologist, keynote speaker and facilitator based in Queensland.

She works with organisations on leadership, culture and sustainable high performance. www.selfstorage.org.au

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16 | SHIFTING SANDS

2025 Industry Snapshot:

The changing shape of the self storage operating model Technology and automation are reshaping how self storage businesses operate, with the traditional model giving way to a more flexible mix of onsite service, remote support and customer self service.

D

ata from the SSAA’s Industry Snapshot 2025 provides a new benchmark for operating models across the sector. Findings show more than one in three facilities, or 35%, now incorporate remote operations, while 65% remain fully staffed.

A hard labour market, rising wage pressure and growing customer demand for a fully digital journey have been key drivers in this change. In response, operators are adopting a broader range of models that combine people, technology and centralised support in ways that better suit their business and customers.

Internationally the shift is even more pronounced.

The 2025 FEDESSA and CBRE European industry report identified continued growth in remotely managed stores, supported by the spread of online transactions, smarter access systems and digital customer service. Almost half of European operators now offer customers the ability to reserve, book and pay entirely online. Sweden remains a leader in remotely managed operations, while smaller facilities in markets including Germany and Austria are increasingly adopting lean operating models.

In the deeply competitive United States market, tight margins are pushing operators to extract more from every part of the business. Larger groups are using connected systems, centralised support and real-time data to sharpen pricing, reduce manual work and improve consistency across extensive portfolios.

OpenTech’s 2026 white paper, which draws on activity across more than 15,000 facilities in North America, Europe, the UK and Australasia, points to a clear shift towards integrated operating models. Access control, payments, customer support, security and other functions are increasingly working as part of a connected ecosystem rather than in isolation. Routine transactions are moving towards self service, while human support remains important for sales, more complex enquiries and interactions that influence conversion and retention.

Its call centre data, which is not broken down by region, found 44% of service calls were routine and potentially automatable, while 56% were higher-value interactions requiring human support.

Together, these trends point to a more flexible future for self storage operations.

Why the model is changing

Labour remains one of the largest operating expenses in self storage, with rising business costs, changing customer expectations and increasingly competitive markets adding further pressure.

The Industry Snapshot 2025 found average staffing levels remained relatively stable at 0.33 full-time equivalent employees per 1,000 sqm of net storage area. Larger facilities generally recorded lower staffing ratios due to scale, systems and operational efficiencies, while smaller facilities tended to require more hands-on support where automation or remote management had not been fully adopted.

Most operators are not forecasting major reductions in their workforce. In fact, 69% expect staffing requirements to remain unchanged, while 40% expect wage costs to increase. This suggests technology is more likely to change the work performed by employees than remove people from the business entirely.

Hybrid operations: The new norm 14% fully staffed onsite

use partial/remote models

2%

n Fully staffed on site n Remote management

8%

– full service

n Remote management

11%

– assisited service

65% expect stronger financial performance

increasing automation in operations

INSIDER 150 | SEPTEMBER 2026

n Remote management – self service

n N/A or other

www.selfstorage.org.au

SELF STORAGE OPERATING MODEL SPECTRUM

1 FULL SERVICE

2 ASSISTED SERVICE

3 SELF SERVICE

Staff available onsite

Remote support with periodic onsite staffing

Customers complete almost all interactions independently

Human interaction drives the experience

People help with the rest

Staff support operations remotely

Digital tools support efficiency

Technology automates parts of the journey

Technology replaces most routine tasks

MORE HUMAN-LED SERVICE

From one model to many

The R6 Automate Remote Management Guide places operating models on a spectrum from full service through assisted service to self service. Understanding where a facility sits on that spectrum can help operators identify practical ways to introduce more remote capability without overhauling the entire business.

The full-service model remains closest to the traditional operating model. Staff are available onsite or immediately accessible during most business hours and human interaction drives the customer experience.

Technology supports the operation, but employees continue to manage much of the customer journey and day-to-day workload.

At the other end of the spectrum, a self-service facility enables customers to complete almost all interactions independently. Digital systems manage enquiries, bookings, agreements, identification, payments, access and account administration, with staff supporting the operation remotely and attending the property when required.

Between these two models is assisted service, which combines automation and remote support with periodic or targeted onsite staffing. This is where many operators are likely to sit today. Some facilities may operate remotely outside peak periods. Others may centralise enquiries and administration while retaining staff onsite for inspections, customer appointments, maintenance and sales.

The move towards hybrid models reflects the growing number of ways operators are distributing work between people, customers and technology. www.selfstorage.org.au

MORE AUTOMATION AND CUSTOMER SELF SERVICE

Small shifts, practical gains

For operators considering a shift, the first step does not need to be dramatic. Moving one or two routine tasks away from the front counter can reduce workload and extend service without changing the broader customer proposition.

Online bookings, automated payment reminders, digital agreements, remote call handling and cloud-based access control can all introduce elements of remote management while onsite staff remain in place.

A useful starting point is to identify tasks that are repetitive, time-sensitive or frequently handled after hours.

These are often the easiest to automate or manage remotely. Work that depends on judgement, reassurance or a physical presence may still be best handled by people.

Any change should also be considered across the full customer journey. Online booking alone does not create a seamless self-service model. Booking platforms, facility management software, payments, access control and customer communications need to work together, with clear instructions and support available when customers need it.

Operating by design

Remote management is not one technology or a single destination. A premium facility may retain a full-service model as a point of difference. Another may combine remote administration with regular onsite attendance.

Portfolio operators may centralise sales and support while maintaining local teams across their facilities.

The strongest model will be the one matched to the facility, its customers and its market. The question is no longer simply whether a site is staffed or remote, but how effectively the operator allocates work across its people, systems and customers. l

SEPTEMBER 2026 | INSIDER 150

18 | PEST MANAGEMENT IN SELF STORAGE

New rodenticide rules bring added responsibilities Rodent control is one part of a broader pest management program and recent regulatory changes mean operators should review how it is being managed at their facilities.

P

est management is an important part of maintaining a clean, safe and professionally operated self storage facility. Rodents and other pests can damage customer goods, buildings, equipment and infrastructure, while also creating health, safety and reputational risks.

A good rodent management program should be documented and specific to the facility’s layout, access points and risk profile, with regular inspection, monitoring and service records.

What has changed

In March 2026, the Australian Pesticides and Veterinary Medicines Authority suspended the registration of all products containing second generation anticoagulant rodenticides, commonly known as SGARs. These include products containing brodifacoum, bromadiolone, difenacoum, difethialone and flocoumafen.

The suspension followed an extended review into the environmental effects of anticoagulant rodenticides.

SGARs can accumulate in the livers of poisoned animals and remain there for extended periods, making them hazardous to predators and scavengers that consume affected rodents. Residues have been detected in Australian native species including raptors, quolls, possums and reptiles.

INSIDER 150 | SEPTEMBER 2026

The suspension is not currently a complete ban. Existing stock may still be possessed and used under a deemed permit, but stricter legally binding conditions now apply.

These changes affect both licensed pest managers and operators who manage their own baiting programs.

The 35-day rule

One of the most significant changes is the introduction of a 35-day treatment limit. SGAR products must not be used continuously for more than 35 consecutive days without a formal evaluation of the infestation and the effectiveness of the treatment.

This is a meaningful shift from previous practice, where bait stations were often replenished routinely over an extended period. It requires a more deliberate and documented approach to rodent management.

For self storage operators, the change presents a particular operational challenge. Facilities that place SGAR baits inside individual units can no longer leave them unchecked beyond the 35-day period. Given the average length of stay for self storage customers and the limited access operators may have to occupied units, this approach may no longer be practical.

Other conditions now apply to where and how SGAR products can be used. These include restrictions on outdoor mouse control, requirements for outdoor rat bait www.selfstorage.org.au

What to check with your pest manager Which rodenticide products are currently used at the facility?

––––––––– Are any subject to the SGAR suspension?

––––––––– How will the 35-day evaluation be managed and documented?

––––––––– Do existing bait station locations and types remain compliant?

––––––––– Do service reports record products used, treatment locations, quantities, dead rodents collected, disposal methods and evaluation outcomes?

stations to be placed within two metres of a building and the use of tamper-resistant, weather-resistant bait stations fixed to the ground or a structure.

Dead rodents and uneaten bait must also be searched for and disposed of at every service visit. The SSAA’s member guidance sets out the changes, together with affected products and active constituents.

The current suspension is an interim measure while the APVMA continues its broader reconsideration of anticoagulant rodenticides. It is anticipated that SGAR products may become Restricted Chemical Products in 2027, or possibly sooner.

If SGAR products are declared Restricted Chemical Products, operators managing their own baiting programs will no longer be able to purchase and apply them unless they are appropriately trained and authorised.

The case for professional pest management

The changes strengthen the case for working with a licensed professional pest manager.

Effective rodent management has always involved more than placing bait stations and waiting. It requires a site-specific understanding of how rodents move, where they harbour, prevention methods and in the case of infestation, what is driving the behaviour.

A professional pest manager can develop a written program tailored to the facility’s layout, access points and risk profile. They can also advise on product selection, placement and maintenance of bait stations, service frequency and the use of non-chemical measures.

Integrated pest management measures may include physical exclusion, habitat modification and mechanical trapping alongside an appropriate baiting program.

In a self storage setting, this may include sealing gaps around roller doors and service penetrations, managing drainage and landscaping and reviewing waste storage practices.

These measures can reduce rodent pressure and complement chemical treatment where required. www.selfstorage.org.au

“

The new regulatory requirements make a professional, documented approach to rodent management increasingly necessary.

Working with a licensed pest manager can also help operators manage the new compliance requirements.

Regular service visits should include proper inspection, collection and disposal of dead rodents and uneaten bait and written service records. Where required, the pest manager should complete a formal evaluation at the 35-day point and document the outcome, or prepare an appropriate, compliant and site-specific management plan.

Operators already working with a professional provider will also be better placed if SGAR products become restricted, as authorised pest managers will retain access to products that may no longer be available to unlicensed users.

What operators should do now

Operators already working with a licensed pest manager should discuss the changes at their next service visit.

The guidance recommends confirming which rodenticide products are currently being used, whether any are subject to the suspension and how the 35-day evaluation process will be managed.

Operators should also ask whether existing bait station locations and types remain compliant, particularly outdoor stations. Service reports should record the products used, treatment locations, quantities, dead rodents collected, disposal methods and any evaluation outcomes.

For facilities not already working with a licensed pest manager, now is a good time to engage one. Operators should confirm that the provider is familiar with the APVMA suspension and its requirements and can provide a written pest management program specific to the site.

The Australian Environmental Pest Managers Association recommends using an AEPMA member pest manager.

The regulatory changes provide a timely opportunity to review rodent management as part of the facility’s broader pest control program. Operators should understand what products are being used, who is responsible for the program, how activity is monitored and how service and treatment decisions are recorded.

A planned and professionally managed approach will help facilities respond to the new requirements while continuing to protect customer goods, infrastructure and the reputation of the business. l Members can scan the QR code to access the full Rodent Management in Self Storage guidance, including the regulatory conditions, affected products, available alternatives and further questions to discuss with a qualified pest manager.

SEPTEMBER 2026 | INSIDER 150

20 | STORERCHECK INCIDENT REPORTING

A better way to report facility incidents

StorerCheck’s expanded reporting capability gives operators a practical tool to document safety, security and operational incidents at their facility.

H

as your facility experienced a break-in or ram raid?

Has a storer been caught harbouring illegal goods in their unit? Perhaps there has been a serious near miss, a workplace injury, a flood or an incident involving police.

These are the types of events operators should be reporting through StorerCheck.

StorerCheck is the SSAA’s purpose-built industry database, helping members identify and report problematic storers before entering into a storage agreement. Members use the platform to check whether a potential storer has previously been linked to issues such as payment defaults, abandoned goods, dangerous items or illegal activity.

Operators can also receive alerts about incidents reported within selected geographic areas.

The SSAA has now expanded StorerCheck with a comprehensive Facility Incident Report, giving operators a more practical way to document significant incidents, near misses and suspicious activity at their own site.

The new capability builds on the facility incident reporting feature introduced last year. Operators could already record incidents against a facility, rather than linking

INSIDER 150 | SEPTEMBER 2026

“

StorerCheck is the SSAA’s purpose-built industry database, helping members identify and report problematic storers before entering into a storage agreement.

every report to an individual storer.

The latest development takes this further by guiding users through the information required and generating a formal incident report for the facility’s own records.

The tool has both a security and workplace safety focus. It can be used to record attempted breakins, access breaches, suspicious behaviour, assaults, prohibited goods and organised crime indicators. It also covers slips, trips, falls, manual handling injuries, plant or equipment malfunctions, vehicle incidents and chemical exposure.

Property and environmental events can also be captured, including flooding, fire, structural damage, power outages, pest incidents and spills. Interactions with

law enforcement, including requests for information, search warrants and raids, can be recorded in the same consistent format.

The reporting process prompts operators to document what happened, where it occurred, who was involved and the severity of the outcome. It can also capture first aid or medical treatment, witness details, notifications to authorities and whether the event may meet a notifiable workplace safety threshold.

Operators can record the immediate response, corrective actions, responsibilities and timeframes, as well as how they will confirm the action taken has been effective. Supporting evidence such as photographs, CCTV, access logs, maintenance and training records, witness statements and official documentation can also be attached.

Once completed, StorerCheck generates a structured, confidential Facility Incident Report that can be retained by the operator. This creates a clear internal record of the incident, its severity and the actions taken.

The broader value lies in consistent industry reporting. De-identified data can help the SSAA identify recurring hazards, emerging security threats and geographic hotspots, informing practical OHS resources, member guidance and engagement with law enforcement.

StorerCheck is only as useful as the information members contribute.

Operators are encouraged to report significant incidents, near misses and suspicious activity as they occur. l

StorerCheck Scan the QR code to access StorerCheck and report a facility incident.

www.selfstorage.org.au

1300 991 321

sales@janusintl.au

janusintl.au

22 | THIRD-PARTY MANAGEMENT

THIRD-PARTY MANAGEMENT COMES OF AGE A new breed of specialist operators are helping self storage owners run tighter facilities without sacrificing ownership or building teams.

T

he changing structure of the self storage industry has seen a new wave of specialist, mid-tier service providers emerge. Led by experienced operators, these businesses are offering independent and regional operators the kind of operational discipline the industry once associated with larger platforms.

From audit and strategy, to remote and regional management, bookkeeping, staffing relief, marketing support and day-to-day operational execution, third-party management is becoming a natural extension of the self storage operational mix.

Insider spoke with Andrew French of StorEdge Solutions, Trent Lewis of Lock & Lead and Apryl Hawker of StorKeeper. These three founders and self storage entrepreneurs have built their services around gaps they have seen in the market first-hand.

While their businesses support different parts of the operating model, their views point to a common shift, with owners increasingly seeking experienced support without necessarily building a larger internal team or joining a big brand.

Andrew French, founder of StorEdge, believes the profile of the self storage operator has changed significantly over the past five years, with more investors entering the sector, alongside established owneroperators who want to improve performance without taking on more of the operational burden.

INSIDER 150 | SEPTEMBER 2026

“

Running a successful facility requires wearing many hats, and not every owner or investor wants to take on those responsibilities themselves or build a team around it.

––––––––

ANDREW FRENCH FOUNDER, STOREDGE SOLUTIONS

“Owners are looking for industry expertise they can access without having to build those skill sets internally or join a larger operating group,” Andrew says.

“That can mean accessing experienced operational management while retaining ownership, building equity in their own brand and creating long-term value in the business and asset.”

Trent Lewis has seen a similar broadening of the market through

Lock & Lead, with more investors, developers and owners seeking passive investments entering the sector.

“Many understand property and investment fundamentals but do not necessarily want to manage the daily operational demands of a storage facility,” Trent says.

There are also more complex customer expectations. Storers now expect online bookings, automated payments, modern access control and fast responses, but in some markets they also still want to speak with someone who understands the facility and can resolve issues quickly.

While technology has improved across access control, payments, management software and digital marketing, the number of customer interactions has also increased across phone, email, SMS and online channels, creating a more complex operating environment.

“We’re seeing a clearer separation between owning the asset and operating the business,” Trent says.

“From our perspective as owners, operators and third-party managers, the strongest results come when investment strategy, operational systems and customer service are treated as equally important.”

Apryl Hawker, founder of StorKeeper, says rising customer expectations are putting pressure on operators.

“As a result, many owners are looking beyond traditional staffing models and are embracing specialist operational support that gives them access to expertise without expanding their internal teams,” Apryl says. www.selfstorage.org.au

The biggest operational gaps, they agreed, are often the everyday disciplines that influence revenue, occupancy and customer experience, and can easily slip when an owner is busy, a team is stretched or a facility is managed from a distance.

Andrew has seen many operators embrace online bookings, access control and remote or staffless management, but he believes the real value comes from having the right processes and experience driving those systems.

“Technology has made the industry more efficient and improved data visibility, but it does not replace the need for experienced operators making good commercial decisions,” Andrew says.

For Trent, one of the biggest misconceptions in the industry is that introducing software or automation automatically creates an efficiently managed facility.

“Technology is an important tool, but it still requires experienced people to configure it correctly, monitor it and act on the information it produces,” he says.

Apryl says the same principle applies to the back office and business management functions

“

The strongest results come when investment strategy, operational systems and customer service are treated as equally important.

––––––––

TRENT LEWIS MANAGING DIRECTOR, LOCK & LEAD

www.selfstorage.org.au

“

For smaller and mid-tier operators, independent support can provide confidence and capability without the cost of employing another full-time manager.

––––––––

APRYL HAWKER FOUNDER, STORKEEPER

that sit behind a facility’s day-to-day performance.

“Technology has transformed the way facilities operate, but only when it is supported by strong operational knowledge,” she says. “Having great technology but only using 10% of its capabilities will not create a competitive advantage.”

The strongest operators, she says, are proactive. “They continually refine processes, analyse performance and look for ways to improve. But no one can be an expert in every part of the business.”

For smaller and mid-tier operators, Apryl says independent support can provide confidence and capability without the cost of employing another full-time manager.

As competition increases, all three expect ownership and operating models to continue evolving. More owners will need to assess whether they have the time, experience and appetite to operate a self storage business themselves, or whether specialist support will produce a better result.

Apryl believes the industry will continue to see a greater separation between ownership and operations as it matures.

“Just as outsourced marketing and accounting have become widely accepted, operational support is becoming another specialist service that allows businesses to access experienced, consistent and scalable support without increasing their staffing costs,” she says.

“As competition increases, flexibility and access to specialist expertise will become an even greater competitive advantage, allowing businesses to scale more effectively.”

Trent believes this will be particularly important in regional markets, where a relatively small increase in new supply can quickly place pressure on occupancy, pricing and enquiry volumes.

In those environments, local knowledge, disciplined decisionmaking and responsive customer service can make a significant difference.

He also expects more outsourced and hybrid models to emerge. Some owners may retain responsibility for capital works and strategic decisions while outsourcing customer service, unit maintenance, administration, pricing, arrears or revenue management. Others may choose a more comprehensive third-party management structure.

Andrew says the biggest change will be owners becoming more focused on choosing the right operating model for their business.

“Running a successful facility requires wearing many hats, and not every owner or investor wants to take on those responsibilities themselves or build a team around it,” he says.

For owners who do not want to become part of a larger operating group, experienced third-party management provides another option, giving them access to industry knowledge, proven processes and operational support while retaining ownership and control of the asset.

For independent, regional and growing operators, that shift may offer a more flexible path to operational excellence, one that combines the value of ownership with the discipline, systems and experience needed to compete in a more sophisticated self storage market. l

SEPTEMBER 2026 | INSIDER 150

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STORAGE UNIT CONSTRUCTION

CLEANING AUTOMATION | 25

Cleaning up with automation

Sweepers Australia is helping one Melbourne facility maintain more than 600 units while freeing staff to focus on customers, security and day-to-day operations.

K

eeping corridors clean and dust-free can be a constant maintenance challenge in self storage, particularly at facilities with long hallways and drive-up access.

Dust, leaves and debris are quickly tracked through common areas, making regular sweeping a timeconsuming task for staff.

One Melbourne facility has turned to automation to help manage the workload, introducing a commercialgrade autonomous floor sweeper that operates overnight while the site is largely unoccupied, with little disruption to customers.

The facility comprises 640 storage units across three levels.

Vehicle access into parts of the facility meant significant amounts of dust were entering the ground floor corridors, creating an ongoing maintenance challenge.

The robotic sweeper now cleans these areas automatically as part of a programmed overnight schedule.

Its software has also been integrated with the building’s lift system, allowing it to navigate the facility’s main corridors independently, travel between all three levels and complete its cleaning schedule without human assistance.

During the day, staff can switch the machine to manual operation to clean individual storage units and smaller spaces between tenancies where autonomous navigation is less practical.

The technology has significantly reduced the amount of time www.selfstorage.org.au

PUDU MT1: an advanced AI-powered robotic sweeper from Sweepers Australia.

“

Operators can access remote ‘proof of clean’ reporting.

The system records which areas have been cleaned, confirms task completion and provides data on movement patterns throughout the facility.

staff spend sweeping. Instead of dedicating several hours each week to corridor cleaning, team members can focus on customer service, security, inspections and other operational responsibilities.

Operators can also access remote ‘proof of clean’ reporting.

The system records which areas have been cleaned, confirms task completion and provides data on movement patterns throughout the facility.

While autonomous cleaning equipment is becoming more common across large commercial and industrial buildings, its use within self storage facilities is still relatively new. The operational benefits are becoming increasingly apparent, particularly for larger facilities where maintaining site presentation can require

considerable labour, or satellite sites that operate with minimal onsite staff.

Cleanliness plays an important role in the customer experience.

Prospective customers often form an impression of a facility within moments of arriving, and well-maintained common areas help reinforce perceptions of professionalism, organisation and care. Clean accessways and reduced dust also give customers greater confidence in the environment in which their belongings are stored.

Automation won’t replace staff entirely. The machine still requires routine maintenance and supervision, and manual operation in areas that aren’t easily accessed. However, by taking over repetitive cleaning tasks, autonomous sweepers allow staff to spend more time on higher-value activities that directly support customers and day-to-day operations.

As labour costs continue to rise and technology becomes more accessible, robotic cleaning is likely to become an increasingly attractive option for larger self storage operators looking to improve operational efficiency while maintaining consistently high presentation standards.

For this Melbourne facility, the sweeper demonstrates how a relatively straightforward use of automation can deliver meaningful improvements in maintenance, staff productivity and the customer experience. l

SEPTEMBER 2026 | INSIDER 150

26 | TEAM TRAINING REFRESH

Learn more, run better

Mentally healthy workplace

Discover the SSAA's free online courses built for self storage

W

hether you’re onboarding new staff, sharpening your team’s skills or meeting compliance obligations, the SSAA’s online training library has something for every member.

A confident, capable and wellsupported team is better equipped to deliver strong customer service and manage day-to-day operations.

Consider setting aside dedicated learning time each month to help staff work through the courses most relevant to their role. Courses include a certificate on completion, making it easy to demonstrate your team’s commitment to professional development.

Sales training Developed by self storage sales expert Christel Land, this six-module course is one of the most practical tools available to your team. It covers the four customer types, the Sales Spiral of Trust–Ask–Suggest– Close, handling objections and selling additional products.

Whether your team is new to sales or looking to convert more enquiries, this course delivers techniques staff can action immediately to lift revenue and improve the customer experience.

Legal: Australia & New Zealand Understanding your agreements is the backbone of a well-run facility. This six-module course, available in separate Australian and New Zealand versions, walks your team through the storage relationship, how to use the SSAA Agreement Suite correctly, the sign-up process for personal storers and businesses, and when and how to apply addendums. Essential for frontline staff and managers, it reduces legal risk and gives your team the confidence to handle signups correctly every time.

Managing difficult conversations From frustrated customers to grieving families, self storage staff encounter emotionally charged situations every day. This course covers five practical areas, including conflict and negotiation, managing challenging behaviour, supporting grieving clients and leading hard conversations with confidence. Ideal for frontline staff and facility managers, it builds the skills to de-escalate, respond with empathy and protect both your team and your customer relationships.

Ready to get started? Members can access these and other SSAA training courtses anytime through the SSAA Member Portal.

Scan the QR code to get started.

INSIDER 150 | SEPTEMBER 2026

With psychosocial risk regulations reshaping employer responsibilities across Australia, owners and managers need to understand how these risks apply in the workplace. Developed with Action OHS, this 30 minute sixmodule course covers how to identify and manage risks such as high workloads, unclear roles, bullying and aggressive customer behaviour. It is designed for owners, managers and team leaders who want to meet their obligations and support their team’s wellbeing.

Domestic and family violence Domestic and family violence can intersect with the workplace in ways that are not always obvious, whether through staff experiencing violence at home or customers in vulnerable situations. This four-module course helps staff recognise the signs, support affected colleagues and sensitively guide customers towards appropriate assistance.

Module three is specifically designed for business owners and managers looking to develop a meaningful organisational response.

OHS (Occupational Health and Safety) Developed with Action OHS, this six-module course covers everything owners and managers need to know to meet their safety obligations in Australia and New Zealand. From the legal framework and hazard management through to incident reporting, safety inductions and injury management, the course uses real self storage scenarios to make the content practical and relevant. It is a valuable starting point for anyone with safety responsibilities within a facility.

www.selfstorage.org.au

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28 | HELP DESK

Dear Help Desk

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

Why PPE matters when conducting unit inventories

Q

A recent unit clean-out resulted in an accidental drug exposure. What should facilities be doing to protect staff undertaking inventories?

Exposure to hazardous substances during unit entry and inventory is a very real risk in self storage operations.

From a work health and safety perspective, facilities have a duty to provide a safe working environment for staff. This includes recognising non-obvious hazards and ensuring reasonable controls – such as Personal Protective Equipment (PPE), procedures, and training – are in place.

Facilities occasionally encounter units containing unknown substances, including drug residue, contaminated materials, chemicals, mould, or biohazards.

In some cases, substances such as methamphetamine residue can become airborne during disturbance, creating a risk of inhalation or skin absorption, even where no obvious illegal items are visible.

Q

This is why appropriate PPE is critical when staff are required to enter a unit, conduct an inventory, or clean out goods.

Key risks during inventories may include: l Inhalation of airborne contaminants (e.g. drug residue, dust, mould) l Skin contact with contaminated surfaces or materials l Needle stick injuries or sharp objects hidden within goods l Exposure to unknown powders, liquids, or waste Recommended PPE may include: l Disposable gloves l Respirator masks l Eye protection l Protective clothing or coveralls l Closed footwear PPE should be selected based on a risk assessment, and staff should be trained to stop work immediately if

they encounter anything suspicious, unsafe, or beyond their level of training. In those circumstances, it may be appropriate to cease the inventory entirely and engage specialist contractors or notify relevant authorities.

Takeaway:

Unit inventories are not just an administrative task and can present genuine health risks. Treat them as a controlled activity, equip staff appropriately, and never assume a unit is safe simply because it looks ordinary.

The SSAA encourages members to review their internal procedures and ensure PPE considerations are embedded into arrears management, entry, and disposal processes.

If in doubt – pause, protect your people, and seek advice. l

What happens when a storage agreement hasn’t been signed?

One of the most important principles in self storage is ‘no agreement, no storage’. Without a signed storage agreement, a facility may lose many of the protections normally relied upon to recover unpaid fees or deal with goods left behind.

The storage agreement is what gives a facility the contractual right to charge fees, deny access in default situations, and ultimately sell or dispose of goods after the required arrears process has been followed. Without that agreement, the facility’s position becomes much more complicated.

In Australia, each State and Territory has different laws dealing with uncollected or abandoned goods. In some jurisdictions, facilities may be required to hold goods for an extended period

INSIDER 150 | SEPTEMBER 2026

after default, advertise notices in newspapers, or comply with prescribed disposal procedures before any sale or disposal can occur. These processes can be time consuming and costly compared to relying on the contractual rights contained in the SSAA Storage Agreement.

New Zealand facilities face similar challenges. As the goods stored do not belong to the facility, the facility does not automatically have the right to sell, remove, or dump the goods simply because fees remain unpaid. Unless there is a signed agreement providing those rights, the facility generally requires the owner’s permission before disposing of goods.

While there are laws relating to abandoned goods, proving

abandonment can be difficult.

In a legal sense, abandonment requires evidence that the owner intended to completely give up ownership of the goods.

Simply failing to pay or ceasing communication may not always be enough. The facility will need to carefully assess the circumstances and retain clear records of all contact attempts and correspondence.

The best protection is prevention.

Facilities should ensure every storer signs a compliant storage agreement before any goods are moved into storage. As the CSA Guidelines state, without a signed agreement, the facility may have “no legal right to seek payment for use of a Space, or to sell items if payment is not made.” l www.selfstorage.org.au

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Expect big ideas, practical insights and plenty of opportunities to connect with the self storage community from across Australasia. Through keynotes, workshops and industry conversations, we’ll explore the trends and opportunities shaping the future of self storage.

Head online to learn more and register for the self storage event of the year at www.selfstorage.org.au/convention26

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32 | AWARDS FOR EXCELLENCE

Facility of the Year – Multi-Site Operator FINALISTS

Roomia Self Storage Butler, WA

R

oomia Self Storage Butler showcases the brand’s commitment to modern facility design, technology-driven operations and an outstanding customer experience. Opened in 2023 as the first purpose-built Roomia facility, the site marked a significant milestone in the company’s national expansion and demonstrates how integrated development, design and operations can deliver consistency and innovation across a growing multi-site portfolio.

The facility offers 640 units across 7,122 sqm of net lettable area, along with 60 outdoor caravan and vehicle bays. Spread across two levels and three buildings, the site includes a diverse range of options, from compact lockers through to enterprise units and undercover drive-up spaces designed to suit varying customer needs.

A standout feature is its position as Western Australia’s first Nokē-enabled facility. Every unit offers keyless, mobile-based access with remote sharing capability, creating a seamless and secure customer experience aligned with Roomia’s technology-driven model.

The site also incorporates wide concrete driveways, weather-protected loading areas, high-clearance access and sensor-activated lighting to improve safety and convenience. Sustainability initiatives include rooftop solar, rainwater tanks, low-flow fixtures, motion-sensor LED lighting and native landscaping.

Strong occupancy growth has been a defining achievement, with Stage 2 accelerated ahead of schedule and further expansion already planned. Supported by hyperlocal marketing, strong branding and a customer-first team culture, Roomia Butler reflects a modern, scalable and service-led approach to self storage development and operations. l

INSIDER 150 | SEPTEMBER 2026

StoreLocal Port Kennedy, WA

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urpose-built to meet the evolving needs of businesses and the local community, StoreLocal Port Kennedy combines modern self storage with flexible workspace solutions. Since opening in 2024, the facility has established itself as an innovative development and has been recognised as a finalist for its thoughtful design and customer-focused approach. The facility showcases StoreLocal’s ongoing commitment to delivering modern, technology-enabled centres that meet evolving customer expectations while supporting local business communities.

The facility provides more than 800 units across over 7,000 sqm of net lettable area with broad undercover access. A standout feature is its 26 premium, high-clearance commercial units ranging from 43 to 146 sqm. Designed for trades, e-commerce operators and small businesses, these secure, powered spaces provide flexibility for dayto-day operations and future growth without the constraints of traditional commercial leases.

A defining element of the development is the inclusion of WorkLocal spaces – hot desks and meeting rooms created in place of additional storage units. These shared spaces encourage collaboration, flexible working and professional meetings, reinforcing the facility’s role as a local business hub.

The facility operates under a digital-first model, with remote support from StoreLocal’s 24/7 Customer Experience team. Customers can book online and receive immediate access credentials, creating a streamlined onboarding process.

Security features include high-definition CCTV, PIN-coded gate entry and bright LED lighting throughout the site. Supported by strong occupancy growth, targeted digital marketing and community partnerships, StoreLocal Port Kennedy demonstrates how a modern multi-site operator can successfully combine storage, workspace and communityfocused design. l www.selfstorage.org.au

Sweepers, Scrubbers and Cleaning Sponsored by

KeepSafe Storage Joondalup, WA

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eepSafe Storage Joondalup has been recognised as a finalist for its modern design, strong operational systems and customerfocused approach. Opened in April 2025, the facility represents a strategic expansion of the KeepSafe network and reflects the group’s commitment to delivering premium-quality storage supported by experienced leadership and a highly engaged team.

The multi-level, 9,221 sqm facility offers 975 units and has been purpose-built to create a seamless customer experience. A standout feature is the 9-metre-wide undercover drive-through, complete with drive-up units, oversized commercial lifts, trolley bays, bins and a washdown station. Wide foyers, generous corridors, directional signage and ambient music further enhance convenience and comfort.

Security is a key strength of the site, with 24/7 PIN-coded entry, PTI access control, motion-detection CCTV, individualunit alarms, and after-hours lock-down roller doors.

Commercial lifts restrict customers to authorised levels only, strengthening privacy and safety.

Sustainability has also been prioritised, with a 100 kW solar and battery storage system reducing electricity consumption by up to 95%. LED lighting, climate-managed airflow and thick insulation contribute to lower operating costs and improved environmental performance.

The facility also focuses heavily on customer comfort, offering amenities such as Wi-Fi, waiting lounges, refreshments and charging stations. Supported by proactive staff, robust maintenance systems, and a detailed management review framework, KeepSafe Storage Joondalup demonstrates the qualities of a modern, futureready multi-site operator. l

SWEEPERS, FLOOR SCRUBBERS AND CLEANING MACHINES

SUPPLYING & SERVICING AUSTRALIA SINCE 1991 RCM Brava 800 Walk Behind Vacuum Sweeper

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We supply, service, and support Australia wide with offices and agents all over Australia.

info@sweepersaustralia.com.au

1800 358 770

www.sweepersaustralia.com.au www.selfstorage.org.au

MEMBERS OF THE SSAA FOR 20 YEARS

34 | AWARDS FOR EXCELLENCE

Facility of the Year – Multi-Site Operator

Sponsored by

WINNER

Rent a Space Oran Park, NSW

W

inning this category, Rent a Space Oran Park exemplifies the strengths of a well-executed multi-site operation.

Since opening in August 2024, the facility has combined customerfocused design, advanced digital systems and operational excellence to become a flagship destination within the Rent a Space portfolio.

Located on Northern Road in Sydney’s rapidly expanding southwest corridor, the four-level facility benefits from exceptional visibility and strong local growth linked to the future Western Sydney Airport precinct. Premium architecture, bold signage and practical functionality combine to create a facility that stands out both visually and operationally.

The centre features more than 750 modern storage units, including premium driveway-access units designed for convenience and efficiency. Its dual drive-through configuration allows customers to load and unload completely under cover, improving accessibility and reducing weather-related disruption.

Three rapid ride-on lifts minimise wait times and support customers moving large or bulky items.

Customer experience has been carefully considered throughout the facility. The reception area includes a fullservice box shop and a complimentary meeting room with hot and cold beverages, offering additional value for both business and residential customers. Architecturally, premium cladding, lighting and large roller-door displays create a strong street presence that functions almost like a permanent billboard.

Sustainability initiatives are integrated throughout the site, including rooftop solar and rainwater harvesting systems that improve long-term efficiency while reducing environmental impact. Construction was completed during a challenging period marked by supply chain

INSIDER 150 | SEPTEMBER 2026

disruptions, rising material costs and significant rainfall, with the development team delivering the project on schedule through disciplined project management and strong contractor collaboration.

Technology and automation are central to the facility’s operations. Rent a Space uses a fully integrated digital framework, including online move-ins, a customer app and a comprehensive CRM platform that streamlines workflows and ensures consistency across the network.

Features such as digital ID verification, electronic agreements, automated follow-up communications and AI-supported processes improve efficiency while allowing staff to focus on customer relationships.

Security is comprehensive, with individually alarmed units, back-to-base monitoring, personalised pin-code access, high-definition CCTV and direct-to-brigade fire monitoring providing strong protection for customers and their belongings.

Led by Store Manager Nicole Maher, the facility has quickly achieved strong occupancy and a 5.0-star Google rating, reflecting the team’s focus on customer service, consistency and operational performance.

Supported by local community partnerships and strong digital marketing, Rent a Space Oran Park demonstrates all the qualities of a high-performing and future-focused multi-site operator. l www.selfstorage.org.au

Manager of the Year FINALISTS

Bianca Hocking

B

ianca Hocking has been recognised as a finalist for Manager of the Year for her outstanding leadership and impressive operational results at Storage King Burwood. In just two years, she has transformed one of the region’s largest facilities into a high-performing, customer-focused operation while managing 840 units across four levels with a small team of just over two staff.

Bianca’s retail background has translated into a strong, customerfirst approach and her influence is evident across every aspect of the business. Over the past year, occupancy has increased by 6.1 per cent and rent roll has grown by 9.9 per cent – a reflection of her disciplined revenue management and proactive engagement with customers. Her tailored marketing

efforts, particularly campaigns targeting local businesses, residents and nearby universities, have also played a key role in driving growth and building local awareness.

Customer service is a clear strength. Bianca takes time to understand each customer’s

Jodie Hill

J

odie Hill has been recognised as a finalist for Manager of the Year for her exceptional leadership, customer-first ethos and outstanding operational performance at Rent A Space Casula. Since opening the facility in January 2024, Jodie has shaped it into one of the network’s strongest performers, earning nearly 200 fivestar reviews and a flawless 5.0 rating – a rare achievement in such a short timeframe and an indication of the trust she builds with every customer.

With 6.5 years in the industry, Jodie combines deep operational knowledge with genuine warmth.

Customers frequently reference her by name, praising her honesty, clarity and willingness to go above and beyond. Whether tailoring unit sizes, accommodating lastwww.selfstorage.org.au

minute changes or simply offering reassurance during stressful moves, Jodie ensures every interaction is personal, supportive and grounded in integrity.

Her leadership has directly driven Casula’s growth. Occupancy

Sponsored by

circumstances, provides clear guidance and consistently receives glowing feedback for her calm, solution-focused approach. Her ability to manage complex moveins, resolve issues quickly and maintain strong communication has resulted in lasting relationships and long-term leases.

Bianca is equally committed to developing her team. With both staff members new to the industry, she has created a supportive culture built on open communication, ongoing training and shared accountability. Her management during facility upgrades showcased strong resilience, ensuring customer experience never faltered despite operational challenges.

Dedicated, capable and highly respected, Bianca exemplifies the qualities of an exceptional facility manager – making her a deserving finalist for Manager of the Year. l

has risen steadily, ancillary sales remain strong and delinquency is exceptionally low. She works closely with the support team to refine unit mixes and optimise pricing, ensuring customers receive the right fit without unnecessary cost. Her commitment to presentation, safety and professionalism has established Casula as a benchmark facility – recognised with the 2024 SSAA Facility of the Year (Over 500 Units).

Jodie is equally dedicated to her own development, completing extensive training across customer service, sales, safety, emotional intelligence and leadership. She also plays a key role in training new team members, building capability and consistency across the network.

Warm, capable and highly respected, Jodie embodies excellence in modern facility management and stands as a deserving finalist for Manager of the Year. l

SEPTEMBER 2026 | INSIDER 150

36 | AWARDS FOR EXCELLENCE

Manager of the Year FINALIST

WINNER

M

S

Maria Boxall

aria Boxall has been recognised as a finalist for Manager of the Year for her exceptional leadership, operational expertise and unwavering commitment to customers at KeepSafe Storage Wangara, Western Australia. With eight years in the industry, Maria has become an indispensable asset to both her facility and the wider KBH Group, demonstrating consistent excellence across customer service, financial performance and operational management.

Over the past year, Maria has maintained occupancy between 86 and 92 per cent while increasing square metre rates by three per cent – an impressive achievement in a mature facility and a challenging post-COVID environment. She has kept delinquency to an average of just 1.1 per cent, reflecting her steady communication, fair negotiation and strong rapport with customers. Her outstanding Google reviews further demonstrate the trust and satisfaction she inspires.

Maria’s contribution extends well beyond day-today operations. Promoted twice in two years, she now serves as Regional Manager WA and assists the General Manager Operations. She has taken a leading role in rewriting and updating company policies and procedures, refining HR processes, and supporting new acquisitions across Waroona and Exmouth by rebuilding customer databases, establishing new Sitelink systems and overseeing transitions with accuracy and professionalism.

Her approach to customer service is personal, proactive and grounded in genuine care. Maria remembers regular customers by name, resolves issues quickly and ensures the facility is always clean, organised and welcoming. She actively drives ancillary revenue by refreshing merchandise displays, promoting services and designing social media campaigns.

Calm, capable and highly respected, Maria embodies what exceptional facility management looks like – making her a worthy finalist for Manager of the Year. l

INSIDER 150 | SEPTEMBER 2026

Simone Riviere

imone Riviere, Store Manager of StorHub Rouse Hill, has established herself as a standout facility manager in the Australian self storage sector. In just 2.5 years, she has transformed StorHub’s Australian foundation facility into a high-performing centre known for customer satisfaction, commercial discipline and community engagement. Her professionalism, warmth and operational insight make her an exceptional winner of Manager of the Year.

A people-first approach

Before entering self storage, Simone worked as a Talent Agent and Executive Assistant to a CEO overseeing 150 actors. These roles developed her skills in relationship management, prioritisation and problem-solving. Her experience as a Mortuary Technician and Assistant Funeral Director also strengthened her ability to remain calm, compassionate and respectful in sensitive situations.

This background helps Simone understand the emotional circumstances that often bring customers to self storage, including bereavement, separation, moving home, business pressure and financial stress.

Commitment to professional development

Over two years, Simone has invested in targeted sales training, role-playing workshops and coaching focused on challenging interactions, including delinquency and rental increases. This development has strengthened her ability to conduct difficult conversations, protect occupancy and support customers through complex decisions.

She has built a team environment centred on clear communication, customer understanding and retention wherever possible. By modelling calm and professional behaviour, Simone gives her team the confidence to manage difficult situations consistently.

Delivering measurable results

Simone’s commercial impact is a defining feature of her leadership. In the first half of 2025, she increased occupancy by 11.8%, representing 1,088 sqm. From January to August 2025, she added 1,163 sqm in eight months, demonstrating strong execution.

This growth was supported by close collaboration with the marketing team, stronger local visibility, increased enquiry volume, disciplined sales follow-up and improved enquiry-to-conversion rates. These actions lifted occupancy and revenue, positioning Rouse Hill as one of StorHub’s strongest-performing foundation locations.

Building a strong local presence

Recognising that StorHub was relatively unknown in the Hills Shire, Simone developed outreach activities for local www.selfstorage.org.au

Sponsored by

Supporting StorHub’s Australian growth

businesses, including tailored presentations promoting the facility’s Business Hub. She positioned StorHub as a flexible business partner capable of supporting changing operational needs. One notable result was the onboarding of a local staging company, which expanded to occupy 112.5 sqm and remains the facility’s largest customer. This relationship demonstrates Simone’s ability to turn local engagement into lasting commercial results.

Her work has also earned wider recognition. StorHub Rouse Hill won Best Self Storage in the Hills Shire and was named a finalist for Most Outstanding New Business in the 2025 Hills Shire Local Business Awards.

Customer service grounded in empathy

As Rouse Hill is StorHub’s foundation facility in Australia, Simone provides operational insight to senior leaders and investors, conducts facility tours and offers constructive frontline feedback. Her contribution has supported both the performance of Rouse Hill and the development of StorHub’s Australian operations.

Her commitment extends beyond the facility. In 2025, Simone independently became a Justice of the Peace to better support customers and the community. The role builds trust, brings additional visitors to the site and provides practical assistance to people navigating life changes and documentation requirements.

Simone’s achievements span commercial growth, customer service, team development, operational discipline and community engagement. She has built a local profile, delivered measurable business outcomes and helped establish StorHub’s reputation in Australia. Her blend of empathy, structure and strategic insight makes her a winner of Manager of the Year. l

FOR SALE KYENTON, VICTORIA Established business and property

MACEDON RANGES SELF STORAGE 6 Hoyle Court, Kyneton VIC 3444

Simone has created a customer experience that is structured and personal. The facility has received 66 fivestar Google reviews, with 21 naming Simone personally.

Customers recognise her friendliness, attentiveness and ability to make moving in straightforward and stress-free.

She takes time to understand each customer’s circumstances, recommends solutions that balance value and practicality, and guides first-time storers with clarity. Combined with high standards of site presentation, this approach has generated referrals, loyalty and a strong local reputation.

Leading a high-performing team

Simone leads with energy, positivity and clarity. She encourages open communication, provides constructive feedback and coaches team members to build their skills and confidence. Her team reflects her customer service standards, creating a consistent experience throughout the facility.

Her handling of a distressed long-term customer concerned about a rental increase demonstrates this balance. Simone listened carefully, explained the reasons for the change and worked with the customer to identify a suitable solution. The customer remained with StorHub, and the relationship was strengthened. www.selfstorage.org.au

 FULL OCCUPANCY | 145 UNITS | 1,737* SQM NLA  POTENTIAL FOR GROWTH THROUGH INTRODUCTION OF MARKETING

 LAND: 5,020* SQM

FOR FURTHER INFORMATION

MATT WALSH 0411 880 054

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

SEPTEMBER 2026 | INSIDER 150

38 | OH&S

Operational excellence in safety: Blending traditional foundations with emerging technology

I

n 2026, operational excellence in safety is increasingly defined by an organisation’s ability to anticipate and prevent harm rather than respond to incidents.

While emerging technologies are transforming how risks are identified and managed, the most successful organisations recognise that innovation must complement, not replace, the traditional safety practices that have underpinned workplace safety for decades.

Fundamental safety activities such as leadership engagement, workplace inspections, risk assessments, incident investigations, consultation, training and supervision remain critical. These practices establish the culture, accountability and workforce engagement necessary for any safety system to succeed.

Technology is most effective when it strengthens these foundations rather than operating independently.

Artificial intelligence (AI) is playing an increasingly important role in modern safety management.

By analysing information from inspections, hazard reports, maintenance systems and environmental monitoring, AI can identify trends and emerging risks that may otherwise go unnoticed.

This enables organisations to focus attention on critical risks and take proactive action before incidents occur.

Wearable technology is also gaining traction across many industries. Smart helmets, watches, vests and biometric devices can monitor fatigue, heat stress, ergonomics and worker location in real time. These technologies provide valuable insights that support decision-making and allow earlier intervention when workers may be exposed to elevated risk.

INSIDER 150 | SEPTEMBER 2026

Rachel Campbell OHS Consultant.

“

Artificial intelligence (AI) is playing an increasingly important role in modern safety management. By analysing information from inspections, hazard reports, maintenance systems and environmental monitoring, AI can identify trends and emerging risks that may otherwise go unnoticed.

Advances in computer vision, intelligent monitoring systems and drone technology are further enhancing workplace safety.

AI-enabled cameras can identify unsafe conditions and monitor compliance with critical controls, while drones can inspect elevated, remote or hazardous areas without exposing workers to unnecessary risk. Virtual and augmented reality technologies are also improving training effectiveness by allowing workers to practise responding to realistic scenarios in a safe, controlled environment.

However, technology alone does not deliver operational excellence. Strong leadership, visible commitment from management, worker participation and a positive reporting culture remain essential.

Regular toolbox talks, meaningful safety conversations, effective hazard reporting and continual learning from incidents continue to be among the most powerful tools available to safety professionals.

A critical success factor is data governance. As organisations collect increasing volumes of operational and personal data, they must ensure information is accurate, secure, transparent and used ethically. Clear protocols regarding privacy, access, retention and ownership help maintain workforce trust while maximising the value of technology investments.

To successfully harness emerging technologies, organisations should focus on solving specific safety challenges, trial solutions before wider implementation, and measure outcomes against established objectives. Technology should be integrated into existing safety management systems and aligned with organisational goals.

Operational excellence in safety is ultimately achieved through the effective integration of people, processes and technology. Organisations that combine proven safety principles with the thoughtful adoption of emerging technologies will be best positioned to create safer, more resilient and higher-performing workplaces. 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

ACCOUNTING | 39

Is this the year to hand over the baton?

F

or many self storage owners, their facility represents far more than a business. It reflects years – and often decades – of hard work, calculated risks and significant personal investment.

Yet while operators devote considerable time to growing their businesses, succession planning is often left until circumstances force the conversation.

With Australia’s self storage industry maturing alongside its owners, many operators are now approaching retirement age.

Whether the goal is to pass the business to the next generation, sell to an external buyer or simply step back from day-to-day operations, having a well-considered succession plan has never been more important.

This financial year also presents another reason to review those plans.

The proposed Federal Budget tax changes, expected to commence from 1 July 2027 if legislated, have prompted many business owners to reconsider whether their current structures remain appropriate. Potential changes to the Capital Gains Tax discount, discretionary trust taxation and the use of bucket companies could significantly alter the after-tax outcomes for many privately owned businesses.

While the legislation (in its entirety) is not yet law, many owners are asking whether waiting could prove costly.

Succession planning, however, is about much more than tax.

One of the biggest misconceptions is that succession planning is simply a legal or financial exercise. www.selfstorage.org.au

In reality, successful transitions involve people just as much as numbers.

If the intention is to keep the business within the family, honest conversations need to occur well before retirement. Does the next generation genuinely want to operate the business? Do they have the necessary skills and interest? Will family members be able to work together effectively?

These discussions are rarely easy, which is why many families benefit from involving an experienced independent adviser or facilitator.

Where a sale is being considered, early planning can be equally valuable. Buyers place considerable value on well-managed businesses with strong financial reporting, documented systems, clear governance and modern ownership structures. Addressing these areas well before a sale can improve both marketability and value.

Estate planning should also form part of the broader discussion.

Wills, powers of attorney, ownership structures and business succession arrangements should all work together to ensure the owner’s wishes can be carried out smoothly and efficiently.

Importantly, succession planning does not necessarily mean retiring tomorrow. For some owners, it may involve bringing family members into leadership over several years. Others may choose to restructure ownership, introduce external management or progressively reduce their involvement while retaining an investment interest. Every business will have different objectives, and every plan should reflect those individual circumstances.

Ewen Fletcher is the Director of Progress Accounting and a self storage facility owner. He and his team support self storage businesses with compliance, tax and reporting, cash flow management, business structure and business financial health checks. This work helps owners better understand performance, manage risk and plan for growth, transition or succession with confidence.

Australia’s self storage industry remains in a strong position, with continued demand and ongoing investor interest. That strength provides owners with opportunities to make decisions from a position of confidence rather than necessity.

The question many operators should be asking is not simply when they intend to exit, but whether their business is currently structured to achieve the best possible outcome when that time comes.

The proposed Budget changes have certainly brought succession planning into sharper focus. Even if selling or handing over the keys is still several years away, reviewing business structures, family arrangements and long-term objectives now may provide options that become more limited in the future.

Because when it comes to succession planning, the greatest cost is often not the advice received today, but the opportunities lost by waiting until tomorrow. l

Disclaimer: This article provides general information only and does not take into account your personal circumstances. Taxation outcomes vary depending on individual situations, structures and legislative changes.

You should seek advice from a qualified accountant or financial adviser before making any investment or structuring decisions.

SEPTEMBER 2026 | INSIDER 150

40 | LEGAL

Getting termination right: Know your options

Madelene Crispo.

By Madelene Crispo and Maya Magen-David, Property and Development Team.

C

hoosing the wrong termination pathway can have significant consequences for a facility.

Depending on the circumstances, the current Australian Standard Self Storage Licence Agreement (Agreement) provides several options to terminate the relationship. This article outlines the key termination pathways available to facilities under the Agreement.

Termination for cause

Where a storer engages in illegal activity, stores prohibited goods, or exhibits antisocial, behaviour, the facility may terminate immediately, without giving prior notice. It is strongly recommended that termination be confirmed in writing and the facility maintain a detailed file note.

The fixed period

If the above circumstances do not apply, a facility can still terminate an Agreement with or without reason once the initial fixed period expires.

The fixed period is the initial term of the Agreement, defaulting to 30 days where unspecified. Neither party may terminate during this period unless there is cause. Once the fixed period expires, the Agreement continues monthly until terminated.

Facilities should always specify the fixed period in the Schedule when signing up a new storer, to avoid uncertainty down the track.

INSIDER 150 | SEPTEMBER 2026

Termination without cause

Upon expiry of the fixed period, either party may terminate the Agreement by providing written notice equal to the termination notice period in the Agreement (defaulting to 30 days).

A storer vacating without formal written notice does not constitute valid termination. The facility should issue its own termination notice confirming the end date. Notice must be provided to all co-storers named in the Agreement.

Where a Storer vacates, ceases payment, or becomes uncontactable, the Agreement must still be formally terminated. Send the termination notice to the last known contact details of both the Storer and the Alternative Contact Person.

Termination for cause by payment default

Termination for non-payment requires the facility to follow the required notice process. Failing to follow this process may affect the facility’s right to sell or dispose of a storer’s goods.

Overlock the storer’s space as soon as fees become overdue.

Send the succession of overdue notices across a minimum 42-day period (day 7, day 14, day 21, day 28 combined overdue and termination notice, and day 42 entry notice).

Only after the storer has been continuously in arrears for 42 days, and all required notices have

Maya Magen-David.

been issued, may the facility enter the space and sell or dispose of the goods.

If a storer is in arrears, the facility should first attempt to contact the storer to try to resolve the issue.

Key reminders

All notices must comply with the Agreement’s requirements. Where a Storer has consented to electronic communications, notices may be sent by email or SMS. Where they have opted out, notices must be sent to their last known address with allowance of additional days for postal delivery.

For guidance on termination scenarios, visit the Members’ Portal, review the CSA Guidelines and template letters, or contact the SSAA Legal Help Desk for further 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

HR | 41

Attracting great employees

A

ttracting great employees is no longer just about offering a competitive salary. Today, job seekers across Australia and New Zealand are looking for workplaces where they feel valued, supported, and have opportunities to grow. Your business can improve its ability to attract and retain great people by building a positive workplace culture, supporting employee wellbeing, and creating an environment where people want to do their best work.

With skills shortages continuing across many industries, candidates often have more choice about where they work. This means your business needs to offer more than just a job. Building a strong employer brand that reflects your values, workplace culture, and commitment to employees can make a real difference. Businesses that invest in positive employee experiences are finding it easier to attract quality staff, improve engagement, and reduce turnover.

Building a strong workplace culture

A strong workplace culture is at the heart of attracting and keeping good people. Employees want to work in environments where they feel respected, trusted, and included. A culture built on good communication, recognition, and teamwork helps employees feel connected and motivated to perform at their best. When people enjoy where they work, they are more likely to share their experience with others, helping build your business’s reputation and attract future employees.

Meeting legal responsibilities

Across Australia and New Zealand, employers are placing greater www.selfstorage.org.au

“

Businesses that invest in positive employee experiences are finding it easier to attract quality staff, improve engagement, and reduce turnover. focus on meeting their legal responsibilities and creating fair workplaces. Paying employees correctly, following employment laws, and maintaining clear workplace policies all help build trust. Workplace health and safety has also expanded beyond physical risks, with greater attention now placed on psychological health and wellbeing. Many organisations are providing mental health support, employee assistance programs, manager training, and clear processes for managing workplace stress, bullying, harassment, and fatigue. These steps help meet legal obligations while creating healthier and more productive workplaces.

Diversity, inclusion and career growth

Diversity, equity, and inclusion are also becoming increasingly important when attracting and retaining employees. People want to work for organisations that welcome different backgrounds, experiences, abilities, and perspectives. Your business can attract a wider range of talented people by supporting fair recruitment practices, flexible work options, accessibility, cultural awareness, and strong policies against discrimination and harassment.

Careta Marmarinos HR Consultant, HR Central.

Keeping good employees requires more than hiring well. People want to know they have opportunities to learn, grow, and progress. Clear career pathways, regular feedback, transparent promotion processes, and development opportunities help employees feel valued and more likely to stay.

A competitive advantage

As competition for skilled employees continues across Australia and New Zealand, workplace culture has become a genuine competitive advantage. Your business can stand out by investing in safety, fairness, wellbeing, inclusion, and career development.

Being a good employer is no longer just about offering the highest salary. It is about creating a workplace where people feel respected, supported, and able to build a future. Businesses that prioritise their people are better positioned to become employers of choice and achieve long-term success.

If you’d like to learn more about best practices on attracting and retaining the best employees, or would like to learn more about how HR Central can assist your business in ensuring operational excellence, reach out to hrcentral.com.au/ contacthrcentral l

If you would like any further information call the SSAA

HR HELP DESK 1300 01 SSAA / 1300 017 722

SEPTEMBER 2026 | INSIDER 150

42 | WELCOME NEW SSAA SERVICE MEMBERS

Welcome new service members

A smarter approach to container ventilation

360 Products Australia is a branch of 360 Products North America, offering a suite of ventilation solutions, including the DRY-CON X. The DRY-CON X was developed in response to ‘container rain’ – condensation forming inside shipping containers and damaging stored goods. Lead engineer Ron Parry took on the challenge in his home workshop, working through multiple design iterations. Using traditional wind tunnel and smoke testing methods, the goal was to create an effective ventilation system without relying on moving parts, which are often a point of failure in turbine vents. The result is a venturi-based system, similar in principle to a carburettor in older motorcycles.

The DRY-CON X is supplied as a complete 20 ft kit. It features patented exhaust driver geometry, is designed to prevent rain ingress, includes screens to keep out pests, and uses a durable 3M double-sided tape for straightforward installation. A 40 ft option is also available, consisting of two 20 ft kits.

Performance testing by 360 Products North America compared the DRY-CON X to a standard turbine vent installed on a similar 20 ft container, which also included a louvred inlet vent. In wind speeds above 2 m/s, the DRY-CON X moved approximately twice the volume of air. In wind speeds below 0.5 m/s, it continued to demonstrate airflow, while the turbine vent showed none.

www.360products.com.au

Managing your self storage projects with confidence

Beyond Bayside PM is thrilled to join the Self Storage Association of Australasia as a new service member.

Based in North Sydney but operating seamlessly across the region, the company is a dedicated client-side project management and advisory firm.

What does that mean for you? It means they sit on your side of the table.

Upgrading, expanding or refurbishing a self storage facility is a complex, high-stakes endeavour. They are not builders or contractors – they are your strategic project partners. Their sole mission is to protect your interests, manage your risks and maximise the return on your capital investments.

The Beyond Bayside PM team brings proven, on-theground expertise to the self storage sector. They have successfully spearheaded complex industrial site upgrades across the Storage King portfolio, delivering critical modernisation projects across the country.

Because of this, they understand the unique operational demands of this industry – from maximising lettable area to ensuring minimal disruption to current tenants during construction.

Whether you are scoping a multi-site refurbishment, navigating the complexities of contractor tendering or needing an expert hand to drive a development from concept to handover, Beyond Bayside PM delivers certainty. They manage budgets, builders and timelines so you can focus on growing your core business.

They look forward to connecting with fellow members.

www.beyondbaysidepm.com

INSIDER 150 | SEPTEMBER 2026

www.selfstorage.org.au

TRADE DIRECTORY | 43 ACCESS CONTROL, FIRE & SECURITY PTI SECURITY SYSTEMS

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

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

Access 1 Security Systems Andrew Herrmann T: +61 417 907 061 E: andrew@access1security.com.au www.access1security.com.au AD-TECH Security Adrian Rostirolla T: 1300 306 090 E: adrian@ad-tech.com.au www.adtsecurity.com.au

ADT Security Australia Pty Ltd Chris Petrie T: 131 238 E: Christopher.Petrie@adtsecurity.com.au AlarmQuip Security Systems Evan Richardson T: 1300 552 520 E: admin@alarmquip.com.au www.alarmquip.com.au

Cobra Security Electric Fencing Matthew Golland T: +61 413 901 007 E: sales@cobrasecurityelectric fencing.com.au www.cobrasecurityelectricfencing. com.au Digital Surviellance Solutions Access Control, Fire & Security Brett Archer T: +61 3 8360 3055 E: brett@digitalss.com.au www.digitalss.com.au

Gallagher Group Limited T: +64 7 838 9800 E: sales.nz@security.gallagher.com www.security.gallagher.com Greene Security LTD T: +64 9846 7299 E: info@greenesecurity.co.nz www.greenesecurity.co.nz

Inside Out Security Brendon Neal T: +61 7 4243 6235 E: service@insideoutsecurity.com.au www.insideoutsecurity.com.au

Integrated Control Technology Limited T: 1800 428 111 E: ausales@ict.co www.ict.co Millennium Technology David Hore T: 0800 724 376 E: info@millenniumtechnology.co.nz www.miltech.co.nz

www.selfstorage.org.au

OpenTech Alliance T: +61 2 7229 0270 E: ANZSales@opentechalliance.com www.opentechalliance.com

PACKAGING

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

PRINTING

QueAccess Pty Ltd Mike Bristol T: 1300 783 222 E: office@queaccess.com.au www.queaccess.com.au

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 360 Products Australia T: +61 437 265 993 E: admin@360products.com.au www.360products.com.au 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 Astute Access Nick Mooyman T: +64 2191 0799 E: sales@astutesmartlocks.com www.astutesmartlocks.com

VISY SPECIALTIES

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

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

SIGNAGE Informe Global Pty Ltd T: Marcus Baker E: +61 3 8001 7175 marcus.b@in-forme.co www.in-forme.co

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.igdsolutions.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

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

STORCO STORAGE SYSTEMS

LOGISTICS

Akura Luke Irwin T: +61 2 6338 1900 E: admin@akura.com.au www.akura.com.au

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

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

Beyond Bayside Project Management T: +61 435 906 852 E: lance@beyondbaysidepm.com.au www.beyondbaysidepm.com

SEPTEMBER 2026 | INSIDER 150

44 | TRADE DIRECTORY (continued) Bruac Design Michael Bruton T: +61 416 352 057 E: admin@bruacdesign.com.au www.bruacdesign.com.au

CIP Construction T: +61 407 725 999 E: kellie.slowinski@cipconstruct.com.au www.cipconstruct.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 PROFECT1 Joel Ribbons T: +61 420 262 289 E: joel@profect1.com.au www.profect1.com.au

Regis Built Anthony Regis T: 1300 388 224 E: info@regisbuilt.com.au www.regisbuilt.com.au

Steel-Line Garage Doors Jim Tomlin T: +61 7 3717 6624 E: jtomlin@steel-line.com.au www.steel-line.com.au STORCAD Pty Limited Javier Rezzonico T: +61 447 566 988 E: info@storcad.com.au www.storcad.com.au Storcon Stephen Fitzgerald T: +64 21 547 077 E: stephen@storcon.nz www.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: +61 408 556 795 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

INSIDER 150 | SEPTEMBER 2026

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 Calcumate T: +61 412 349 566 E: info@calcumate.co www.calcumate.co

Jigsaw Ensemble Pty Limited Chinthaka Mampitiya T: +61 413 440 086 E: chinthaka@jgsw.com.au www.jgsw.com.au R6 Digital Michael Dogger T: +61 7 3485 0771 E: sales@r6digital.com.au www.r6digital.com.au

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

VerifiMe Digital Services Zoe McKeough T: +61 2 7208 7799 E: hello@verifime.com.au www.verifime.com/solution/ self-storage

INSURANCE SERVICES

AON Risk Services Darren Clauscen T: +61 2 9253 8350 E: darren.clauscen@aon.com www.aon.io/4iiNlnY AON Risk Services New Zealand Jeffery Nathan E: jeffery.nathan@aon.com T: 0800 266 276 www.aon.co.nz

Aviso Marine & Logistics T: +61 2 9007 2491 E: info@avisoml.com.au www.avisoml.com.au/storeprotect GSA Insurance Brokers T: +61 2 8274 8100 E: info@gsaib.com.au www.gsaib.com.au Howden Group Simon Keenan T: 0800 500 510 / +64 9 358 7233 E: simon.keenan@howdengroup.com www.howdengroup.com

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 477 662 E: storesafe@ssia.au www.ssia.au/facility-approval

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

Capstone Industries Pty Ltd Marty Rodgers T: 1300 247 786 E: marty.rodgers@capstone industries.com.au www.capstoneindustries.com.au GoingUp Elevators Derek Dixon T: 1800 855 127 E: sales@goingup.com.au www.goingup.com.au Loadmac Pty Ltd Chris Walker T: +61 431 281 108 E: chris.w@loadmac.com www.loadmac.com

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

MANAGEMENT SERVICES All Secure Group T: +61 406 662 495 E: info@allsecure.storage www.allsecure.co.nz Kennards Self Storage Management Services Fiona Harding T: +61 2 9764 9815 E: fiona@kss.com.au www.kss.com.au

Lock and Lead Self Storage Management T: +61 3 8402 9984 E: management@lockandlead.com.au

Storage King Management Services T: +61 2 9460 6660 www.storageking.com.au StorEdge Solutions Andrew French T: AU+61 497 178 283 / NZ +64 9 873 7919 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: +61 455 047 557 E: info@storkeeper.com.au www.storkeeper.com.au

www.selfstorage.org.au

TRADE DIRECTORY (continued) | 45 PROFESSIONAL SERVICES

REAL ESTATE & VALUERS

Action OHS Consulting Pty Ltd Tim Callinan T: 1300 101 647 E: Tim.Callinan@actionohs.com.au www.actionohs.com.au

CBRE Dylan Adams T: +61 401 274 866 E: dylan.adams@cbre.com www.cbre.com.au/services/propertytypes/alternatives/self-storage

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 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 Progress Accounting Pty Ltd Ewen Fletcher T: +61 3 4344 4322 E: efletcher@progressaccounting.au www.progressaccounting.au Red Deer Capital Vincent Marotta T: +61 400 974 144 E: vincent@reddeercapital.com.au www.reddeercapital.com.au/selfstorage-finance 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

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/valuation-advisoryservices/self-storage Four Leaves Property Linda Sharkey T: +61 3 9070 2979 E: info@fourleaves.property www.fourleaves.property

Highway Frontage Specialist Estate Agents Matt Walsh T: +61 411 880 054 E: matt@highwayfrontage.com.au www.selfstoragerealestate.com.au

m3property Jeremy Hoffman T: +61 7 3620 7900 E: Jeremy.hoffman@m3property.com.au www.m3property.com.au Norling Consulting Pty Ltd Jon Norling T: +61 7 3236 0811 E: jon@norling.com.au www.norling.com.au

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: +61 744 400 006 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 Curt Dogger T: +61 7 3889 9822 E: enquiry@r6automate.com www.r6digital.com.au

Sitelink Michael Dogger T: +61 7 4243 4340 E: support@sitelinksoftware.com.au www.sitelink.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: contact@storesync.com.au www.storesync.com.au Tenant Inc sales@tenantinc.com www.tenantinc.com

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

Eureka International Logistics and Containers T: +61 431 970 385 E: sales@eurekalogistics.com.au www.eurekalogistics.com.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

R6 Automate Curt Dogger T: +61 7 3889 9822 E: sales@r6automate.com www.r6automate.com

www.selfstorage.org.au

SEPTEMBER 2026 | INSIDER 150

46 | NEW MEMBERS AUS ADDITIONAL LOCATION Extra Space Storage East Wagga Wagga 232-236 Hammond Avenue EAST WAGGA WAGGA NSW 2650 E: jlmaher@hotmail.com T: +61 2 5954 9515 Hepworth Storge Goulburn 1 Hetherington Street GOULBURN NSW 2580 E: monaro1@iinet.net.au

Kennards Self Storage Meadowbrook 57-67 Ellerslie Road MEADOWBROOK QLD 4131 E: customerservice@kss.com.au T: +61 2 9888 6560 Loxon Storage Flagstone 1 Homestead Drive FLAGSTONE QLD 4280

Stax of Storage Korumburra 91 Victoria Street KORUMBURRA VIC 3950 Stax of Storage Long Gully 1 Wood Street LONG GULLY VIC 3550 Stax of Storage Robinvale 7-15 Moore Street ROBINVALE VIC 3549

Storage King Beresfield 73 Elwell Close BERESFIELD NSW 2322 E: beresfield@storageking.com.au T: +61 2 4091 9540

Storage King Wollongong 25-27 Denison Street WOLLONGONG NSW 2500 E: wollongong@storageking.com.au T: +61 2 4217 7190

Storage Park Gympie 5 Ray Street GYMPIE QLD 4570 E: hello@storageparkgympie.com.au T: +61 407 926 056

Storage Warehouse Bundaberg 15 Ashfield Road RUBYANNA QLD 4670 E: bundaberg@storagewarehouse.com.au T: 1300 478 673 Storage Warehouse Glen Iris 18 Olive Court GLEN IRIS WA 6230 E: gleniris@storagewarehouse.com.au T: 1300 478 673

Storage Warehouse Kalbarri 4 Atkinson Crescent KALBARRI WA 6536 E: kalbarri@storagewarehouse.com.au T: +61 8 9937 1421 StoreLocal Oakleigh 26 Connell Road OAKLEIGH VIC 3166 T: +61 7 3352 7454 StoreLocal Prestons 125 Kurrajong Road PRESTONS NSW 2170 T: +61 7 3352 7454

INSIDER 150 | SEPTEMBER 2026

StorHub Self Storage Braeside 316 Governor Road BRAESIDE VIC 3135 E: braeside@storhub.com.au T: +61 3 7503 7689

My lockup 5/52 Cottage Lane HACKHAM SA 5163 E: cnhengineering@hotmail.com T: +61 414 281 159

StorHub Self Storage Miranda 130-142 Parraweena Road MIRANDA NSW 2228 E: miranda@storhub.com.au T: +61 2 8515 4095

AUS PROVISIONAL

StorHub Self Storage Fyshwick 9 Pirie Street FYSHWICK ACT 2609 E: fyshwick@storhub.com.au T: +61 2 6109 8488

TAXIBOX Mobile Self Storage - Gold Coast 15 Blanck Street ORMEAU QLD 4208

TAXIBOX Mobile Self Storage - Wingfield 81 Wilkins Road WINGFIELD SA 5013

Spare Spaces 101 Old Pittwater Road BROOKVALE NSW 2100 E: trudyd@hannas.com.au T: +61 418 235 186

1990 EDKC Holdings Pty Ltd E: michael@1990edkc.com.au Fox’s Pantry 4224 Pty Ltd E: richardfox59@icloud.com

Kunal Rathod E: kunal@sageeducation.edu.au Matthew Andreadis E: mattandreadis@gmail.com

AUS FACILITY OVER 50

Moor Storage Lakes Entrance E: monica@moorstoragelakes entrance.com

Extra Space Melton 10 Glenville Drive MELTON VIC 3337 E: jlmaher@hotmail.com T: 1300 799 774

TF Investment Corp Pty Ltd E: yyfiona730@hotmail.com

EZ Self Storage 11 Hazelwood Drive Morwell VIC 3840 E: accounts@ezselfstorage.com.au T: +61 419 403 118

Indian Ocean Storage 348 Gibbs Road NOWERGUP WA 6032 E: bookings@indianoceanstorage.com.au T: +61 419 900 731 Storage X - Northcote 223 Separation Street NORTHCOTE VIC 3070 E: justin.norman@timeplace.com.au T: 1300 173 173 storYge Pty Ltd 438 Barry Road COOLAROO VIC 3048 E: admin@storyge.com.au T: 1800 822 260

Whitsunday Industrial and Storage Proserpine 2 Mann Street PROSERPINE QLD 4800 E: admin@airliebuilders.com.au T: +61 409 287 428

AUS FACILITY UNDER 50 Aussie Skip Bin Company Pty Ltd 128 Albatross Road SOUTH NOWRA NSW 2541 E: patrick@aussieskipbinco.com.au T: +61 493 899 005

Byron Storage Services 31 Pinegroves Road MYOCUM, BYRON BAY NSW 2481 E: byronstorageservices@gmail.com T: +61 2 6684 7938

Royal Automobile Club of Western Australia E: leigh.kruze@rac.com.au

The Lowe Family Trust E: bradlowe@murraycodelectrical.com.au

AUS SERVICE-SUPPLIER CIP Constructions Suite G02/19 Harris Street PYRMONT NSW 2009 E: kellie.slowinski@cipconstruct.com T: +61 407 725 999 Savills Valuations Pty Ltd. Level 25/1 Farrer Place SYDNEY NSW 2000 E: michael.duque@savills.com.au T: +61 422 473 044

NZ ADDITIONAL LOCATION All Secure Self Storage Queenstown 71 Industrial Place QUEENSTOWN OTAGO REGION 9302 E: queenstown@allsecure.co.nz T: +64 3 661 4305 Storage King Tauranga 31 Roxanne Place TAURANGA BAY OF PLENTY 3112

NZ FACILITY OVER 50 Wakefield Storage 25 Bird Lane WAKEFIELD TASMAN 7025 E: wakefieldstorage2026@gmail.com T: +64 21 203 9967

NZ FACILITY UNDER 50 Stackrite Self Storage 1 Carlyle Street CHRISTCHURCH CANTERBURY REGION 8023 E: info@stackrite.com T: +64 2 2023 5261

Markou Holdings Trust 11 Crowley Street PORT KENNEDY WA 6172 E: markouholdings@outlook.com T: +61 401 805 152

www.selfstorage.org.au

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