Issuu

Insider

151

NOVEMBER 2026

MAGAZINE OF THE SELF STORAGE ASSOCIATION OF AUSTRALASIA

REAL ESTATE.

Funding outlook Packaging a facility for sale

Container Criminals: Special Report

REPORT

CONTENTS | 3

12 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

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

8 12

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

26 REGULARS

4 CEO’S SPECIAL REPORT 29 HELP DESK 38 NEW SERVICE MEMBERS 39 OH&S: Safety and the value of self storage property

40 LEGAL: Tips for buyers and

sellers – due diligence and preparing your asset for sale 41 HR: What is a psychosocial hazard? 42 ACCOUNTING: Get the structure right before you buy

43 TRADE DIRECTORY 46 NEW MEMBERS

ANNUAL REPORT 2026 CRIMINALS: EXPLOITATION OF THE SELF STORAGE INDUSTRY 14 SELF STORAGE AND THE RACE FOR SCALE 16 BUILDING A CLEARER PICTURE SSAA’s partnership with Building 4.0 CRC and QUT 18 PACKAGING A FACILITY FOR SALE

FUNDING OUTLOOK Outlook for the self storage funding market into 2027 23 CONVERTING WAREHOUSES IN SELF STORAGE A three-step guide to getting it right 24 MASTERING THE ART OF SITE EFFICIENCY & MUAY THAI 26 TAXIBOX PARTNERS WITH BUNNINGS TO EXPAND NATIONAL GROWTH 28 THE OCCUPANCY ILLUSION 30 FACILITY OF THE YEAR – REGIONAL FINALISTS / WINNER 34 SERVICE MEMBER 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 Cover: Facility of the Year - Multi-site Operator: Rent a Space Oran Park Insider magazine (Insider) is published bi-monthly by the Self Storage Association of Australasia Limited (ABN 23 050 341 725). This publication may not be reproduced or transmitted in any form, in whole or in part, without the express, prior written permission of the publisher. While every care has been taken in the preparation and publication of Insider, none of the Insider’s publisher, editor nor any of the publisher’s employees, subcontractors or contributors give any warranty as to the completeness or accuracy of the publication’s content, nor do any of them assume any responsibility or liability for any loss, damage or expense which may result from, or arise in connection with, any inaccuracy or omission in the publication. The views or opinions expressed in Insider are not necessarily those of Insider’s publisher or editor. Furthermore, Insider has the right to accept or reject any editorial and advertising material. All letters addressed to Insider will be regarded as ‘for publication’ unless clearly marked ‘Not for Publication’. All submissions to Insider may be edited for reasons of space or clarity and opinions expressed in letters published in Insider are those of the author, not of Insider’s publisher or editor.

NOVEMBER 2026 | INSIDER 151

4 | CEO'S SPECIAL REPORT

Makala Ffrench Castelli CEO SSAA

n this edition we share the CEO’s report ‘The Year in Review’ from the SSAA 2025 Annual Report. In early 2026, the Board came together to help shape the Association’s 2026 - 2029 Strategic Direction, setting the foundations for the SSAA’s priorities and investment over the years ahead. The work delivered across FY26 reflected many of these priorities, with a strong focus on advocacy, industry insights, member support and engagement.

Advocacy

Industry protection became a major focus for the SSAA in FY26 as the sector responded to a changing security and risk environment. The Association established the Industry Protection Taskforce, bringing together a working group of 20 operators and suppliers. The Taskforce provides a coordinated industry approach to emerging security risks, connecting members with government and enforcement agencies to strengthen prevention and practical protection measures. The group progressed work on intelligence sharing, staff awareness, layered security and the development of an industry protection framework and self-assessment tool. Collaboration also continued with Australian Border Force, the Australian Criminal Intelligence Commission and state police agencies, with SSAA presenting at a NSW Police Intelligence conference. Work to strengthen incident reporting through StorerCheck also formed part of the Taskforce program.

“

Industry engagement remains at the heart of our organisation and FY26 was another record breaking year for member participation. Alongside this work, the SSAA also responded to significant change in the customer goods protection market. Following StoreProtect’s withdrawal from the Australian market, the Association moved quickly to explore a sustainable solution for members. During FY26, the SSAA commenced a feasibility study into a potential industry mutual fund, with member data supporting legal, actuarial and insurance assessment of its viability and structure.

Engagement

Industry engagement remains at the heart of our organisation and FY26 was another record breaking year for member participation. In November, SYD25 brought the industry together for our inaugural Self Storage Week. Sydney delivered the Association’s largest Convention to date, welcoming 500+ attendees for four packed days of keynotes, workshops, trade show and an engaging social program. In March, the SSAA launched its first NZ Exchange, a dedicated one-day forum designed specifically for the

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6 | CEO'S SPECIAL REPORT

“

New Zealand self storage industry. The program brought together 80 operators, industry leaders and suppliers for a focused day of local market insights, legal and operational discussion, practical panels and networking, alongside the Self Storage Supplier Marketplace. Our Trans-Tasman networking program expanded beyond the major cities during FY26, with a number of regional get-togethers giving members more opportunities to meet closer to home and build relationships within the self storage community. StorMentor added another way for members to connect and learn from each other. The member-only program brings together people seeking advice or a sounding board with experienced members, creating a simple way to share knowledge and practical support across the industry.

The SSAA team is proud of what has been achieved for members in FY26. The work delivered this year has strengthened the Association’s ability to protect, inform and support the industry, while building capability and initiatives that will continue to deliver value well beyond the financial year.

Intelligence

The SSAA Unlocked webinar series carried through to Season Two, connecting members with subject matter experts across operational efficiency, risk management, technology, compliance and smarter ways of doing business. During the year, the SSAA introduced Financial Hardship Guidelines, refreshed its Cyber Security and Information Management Guidelines and launched an interactive cyber readiness tool to help members assess their preparedness and identify practical next steps. New Deceased Estates Guidelines were also released, alongside training designed to support mentally healthy workplaces. For New Zealand members, the SSAA responded to new privacy requirements with dedicated guidance and updated resources to help operators understand and implement the changes in practice. The new member welcome pack was also refreshed during the year, bringing together key member benefits, resources and practical information to make onboarding easier, showcase the support available through membership and introduce new members to the SSAA’s partners from day one. The SSAA team is proud of what has been achieved for members in FY26. The work delivered this year has strengthened the Association’s ability to protect, inform and support the industry, while building capability and initiatives that will continue to deliver value well beyond the financial year. These achievements reflect a genuinely collaborative industry effort. We acknowledge the contribution of our dedicated directors, Principal Partner Janus International Australia, our Major Partners, the SSAA team and the many members, suppliers and industry specialists who shared their time, knowledge and expertise throughout the year. Most importantly, we thank our members. Your continued support allows the SSAA to invest in the research, resources, advocacy and connections that strengthen self storage across Australia and New Zealand, and help shape a stronger future for the sector. l

Industry intelligence is a vital asset for members. Over many years, the Association has built a substantial body of industry knowledge and data, giving us a stronger understanding of the sector’s size, performance and changing dynamics, and a credible evidence base to support members and represent the industry. FY26 saw the delivery of the biennial 2025 Industry Snapshot, providing members with deeper insights into market activity, performance, trends and emerging opportunities across Australia and New Zealand. Work also began on State of the Industry 2026, including new consumer market research, which will provide a comprehensive view of the market when released in November 2026. Work also continued on StorIntel, the SSAA’s industryowned intelligence platform being developed in partnership with Queensland University of Technology and the Building 4.0 CRC. StorIntel will bring together more of the industry data collected by the SSAA and make it accessible to members. The broader research program examines the physical footprint of self storage, facility types, demand drivers, land use and planning. Together, this work is building a stronger evidence base to support member decision making and industry advocacy. StorerCheck remains another important source of industry intelligence. Facility Incident Reporting enables members to record incidents at a facility level and receive alerts about activity in selected geographic areas. Consistent reporting also helps the SSAA identify recurring issues, emerging security threats and geographic hotspots, strengthening member guidance and our engagement with law enforcement.

Resources

Member resources provide the practical tools and support our members rely on to achieve operational excellence. In FY26, the SSAA continued to strengthen this offering in response to changing regulation, emerging risks and the day-to-day challenges of running a self storage business.

INSIDER 151 | NOVEMBER 2026

www.selfstorage.org.au

8 | ANNUAL REPORT

ANNUAL REPORT 2026 A snapshot from the SSAA Annual Report, capturing some of the key results and member outcomes from FY26. To read the full Report, visit the Member Portal. Membership

The SSAA had 907 members at 30 June 2026, representing 1,562 facilities across Australia and New Zealand. Membership increased by 0.67% over FY25, with the Association welcoming 160 new members during the year. Supplier membership also continued to grow, increasing by 8.7% to 112 members. During FY26, 133 members resigned. 24% of resignations FY26 marked theor completion of the were duealso to facility sale closure, 27% decided not to renew theAssociation’s remainder lapsed/weren’t contactable. saleand of the Bundoora office,

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$840,000 excluding GST. Following the asset Total revenue for FY26 was $2.63m, an increase of 10.0% on the recorded SSAA reviewed its Expenses Investment the sale, $2.39m in FY25. totalled $2.56m, Policy in May 2026reflecting and engaged Macquarie an increase of 14.4%, increased investment in events delivery and research. Private Wealth to industry provide investment The Association recorded a net profit after tax of advice and funds management services. $21,214. Income tax expense of $48,651 includes tax arising on the sale of the Bundoora office, which was contracted The updated investment framework in June 2025 and settled in December 2025. The sale supports responsible management of the is not reflected in the operating result for the year. The Association’s funds and long-term reserves, property was carried at its revalued amount, and the uplift in its had on been progressively recognised with an value emphasis a balanced approach in members’ funds in prior years through to diversification, liquidity and capital the asset revaluation reserve. On settlement, that reserve was preservation with the goal of long-term transferred directly to retained earnings. Net assets at financial 30 June 2026sustainability. were $1.83m. As a not-for-profit organisation, the SSAA reinvests available funds into initiatives and services that benefit members while maintaining appropriate reserves to SYD25 Welcome Party aboard The Jackson support Association’s long-term sustainability. Sydneythe Harbour, November 2026

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INSIDER 151 | NOVEMBER 2026

www.selfstorage.org.au

Member Benefits

FY26 saw the delivery of new resources, events and services designed to strengthen member success. Some highlights included:

Responded to more than 1,525 member enquiries by phone and over 470 via the SSAA Help Desk, providing timely legal and operational support.

Facilitated more than 153k checks and recorded over 1,520 new incidents through StorerCheck, supporting stronger industry intelligence, security and transparency.

Commenced a feasibility study into a potential industry mutual following disruption in the customer goods protection market.

Advocated for stronger industry security, prevention and intelligence sharing through the Industry Protection Taskforce.

Delivered a record-breaking Convention at SYD25, welcoming 500+ attendees to the Association’s inaugrual Self Storage Week.

Connected 336 owners, operators and suppliers across eight Trans-Tasman networking events, expanding the local program to reach members closer to home.

Launched NZ Exchange in Auckland, a one-day forum bringing together 80 members for insights, discussion and connection dedicated to the New Zealand market.

Monitored sector performance and delivered critical market intelligence through the 2025 Industry Snapshot.

www.selfstorage.org.au

Launched StorMentor, connecting members with experienced industry peers for practical advice and support.

Published the latest industry news and thought leadership through six editions of Insider Magazine and 12 issues of STOReFLASH.

Strengthened member resources with new guidance on financial hardship, deceased estates, cyber security, pest management, mentally healthy workplaces and New Zealand privacy changes.

Hosted Season Two of SSAA Unlocked, connecting operators with subject matter experts across risk, compliance, technology and operational efficiency.

Refreshed the new member welcome kit, bringing together key benefits, resources and partner information to support members from day one.

Progressed StorIntel in collaboration with QUT and Building 4.0 CRC, strengthening the industry’s research and data capability.

Commenced research for State of the Industry 2026 and the Consumer Survey, building the evidence base for the sector’s future.

NOVEMBER 2026 | INSIDER 151

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ANNUAL REPORT | 11

What's in store

GC26

Convention

TASKFORCE

Industry protection

STATE OF THE INDUSTRY

Insight and intelligence

SSAA RETREAT Step-back, recharge and reconnect

Governance

Good governance remained a priority throughout FY26. The Board continued to oversee the Association’s financial position, strategic priorities and key areas of risk, supported by the Audit, Finance & Risk Committee. The SSAA held its Annual General Meeting on 26 November 2025, with a number of director elections. Brent Hayes and Adrian Wylde were re-elected for a second term, while Ivor Morgan of Jim’s Self Storage returned to the Board. Aaron Alsweiler was re-elected as New Zealand representative, Anthony Regis as Supplier representative and Sam Kennard returned for a further three-year term as Major Operator representative. The Board met six times during FY26, with the Audit, Finance & Risk Committee meeting three times. In February, the Board also met for a day of strategic planning to ensure the Association continues to meet the needs of members, both now and into the future. This work helped shape the SSAA’s 2026–2029 Strategic Direction. FY26 also marked the completion of the sale of the Association’s Bundoora office, which had been contracted in FY25 for $840,000 excluding GST. Following the asset sale, the SSAA reviewed its Investment Policy in May 2026 and engaged Macquarie Private Wealth to provide investment advice and funds management services. The updated investment framework supports responsible management of the Association’s funds and long-term reserves, with an emphasis on a balanced approach to diversification, liquidity and capital preservation with the goal of long-term financial sustainability. www.selfstorage.org.au

Looking ahead

Industry connection will remain a priority in the year ahead, with three core events anchoring the SSAA calendar. GC26 will bring the industry together for Self Storage Week on the Gold Coast in November, followed by a new format, SSAA Retreat in Noosa in May and NZ Exchange mid-year. Our Trans-Tasman networking series will also continue, creating opportunities for members to connect closer to home. This mix of flagship and local events reflects the Association’s commitment to connecting and supporting a diverse membership. State of the Industry 2026 will launch at GC26, bringing together the latest market, member and consumer research to provide a comprehensive view of the sector and the forces shaping its future. The SSAA’s broader research program, including StorIntel, will continue to strengthen the industry intelligence available to members and support more informed decision-making. Industry protection remains a focus. The Industry Protection Taskforce will build on the work already underway with members, suppliers and enforcement agencies to strengthen prevention, intelligence sharing and practical protection measures across the sector. l

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12 | ACIC REPORT

CONTAINER CRIMINALS: EXPLOITATION OF THE SELF STORAGE INDUSTRY. As part of the SSAA Industry Protection Taskforce, the Association is working with the Australian Criminal Intelligence Commission (ACIC) to strengthen information sharing and support a coordinated approach to security and crime prevention across the self storage sector. The following report has been prepared by ACIC and is reproduced in full. Serious and organised crime poses a significant and growing threat to Australia, its communities and citizens. It is pervasive, digitally-enabled and increasingly embedded within legitimate systems. It involves

multiple offenders engaging in calculated, sophisticated and often financially motivated offending that typically involves a series of criminal acts committed over time. These criminals have no regard for the harm they cause or the many innocent victims they create. Serious and organised crime targets law-abiding citizens and our businesses to systematically undermine our safety, security and trust. The cost of serious and organised crime to the Australian economy was estimated to be $82.3 billion in 2023–24. Criminal networks are resourceful and innovative, often seeking to compromise legitimate businesses and processes for their nefarious aims. The storage sector in Australia provides a lucrative opportunity to temporarily store illicit goods and equipment, conduct low-risk supplier drops, conceal goods, cash and assets, and to establish clandestine labs to manufacture illicit drugs. There is no shortage of available storage options for criminals, with more than 3,300 facilities across Australia and New Zealand. The self storage sector is uniquely positioned to identify unusual

INSIDER 151 | NOVEMBER 2026

behaviours, suspicious activity and report them to appropriate authorities, such as Crime Stoppers, Border Watch or Triple Zero (000).

Criminal threats to the self storage industry Serious and organised criminals risk the safety of staff and customers through illicit, and often dangerous, activities. Storage units are used by diverse transnational criminal groups to conceal and stockpile illicit goods, including drugs, tobacco, firearms and other ammunition. Units can store commercial amounts of drugs, as well as equipment and chemical precursors used to manufacture our highest harm illicit drugs, such as methylamphetamine. These drugs can pose a high threat to customers and employees at self storage facilities if not stored correctly, or if manufacture is attempted in unsafe conditions.

Criminals take advantage of opportunities offered by technology to increase risks to you and your business. The

convenience of leasing a storage unit within minutes, and controlling access to units from a mobile phone, is appealing to legitimate customers. However, it also presents opportunities for illegal manipulation. Criminals can hide their activities

by taking advantage of contactless self storage facilities, including shared access functionality to enable uncontrolled access for numerous associates. Limited identity verification processes also create opportunities for criminals to use fake information to avoid detection through other mechanisms.

Staff within the industry are vulnerable to approaches by criminal networks. Criminals are

known to leverage and exploit insiders with privileged access and knowledge to enable the storage and movement of illegal goods across the supply chain. This could include using insiders to access or manipulate systems and databases of sensitive information, or covertly access restricted areas. Enabling such crime is a serious criminal offence. Staff can find themselves in prison while the criminals who exploit them remain hidden from law enforcement reach.

Criminal abuse of self storage facilities can have flow-on impacts to your reputation, customer confidence and insurance premiums. The

cumulative pressures caused by serious and organised criminal penetration of the sector impacts not only the commercial environment, but also the sector’s safety, reputation and viability. Losing the trust of the community, www.selfstorage.org.au

“ including the almost 10% of the adult population that use self storage, is detrimental to the continued success of the industry. Poor security and background checking processes may also result in legal or financial impacts, including financial penalties and increased insurance premiums.

Reducing the threat through partnership and proactive action

Business owners and shareholders deserve to be protected from serious and organised crime. Criminals are opportunistic in their approach and identify weaknesses in operating systems which they can exploit. This comes at a cost to your bottom line, but through education, partnership and change; those risks can be minimised.

Self storage industry partners are crucial in the fight against serious and organised crime. Hardening

the sector against criminal exploitation requires a collaborative response that leverages collective capabilities, expands understanding and awareness, and explores longterm solutions. As a frontline partner, the self storage sector is uniquely positioned to identify unusual behaviours, suspicious activity and indicators of criminal misuse. Information provided by industry can enhance collective understanding of the threat environment and support more proactive disruption and prevention efforts. Ongoing and proactive engagement between industry and government partners will enable early identification of threats and vulnerabilities. www.selfstorage.org.au

Increased reporting of suspicious activity, no matter how small, is core to protecting the industry.

Reporting both real or perceived sand anonymous reporting programs such as ‘Crime Stoppers’ and ‘Border Watch’ should be a priority for all self storage businesses and will assist in the detection and disruption of crime. Reporting all suspicious behaviour through the Self Storage Association of Australasia ‘StorerCheck’ can also strengthen the sector against infiltration.

Self storage facility managers can help stop organised criminals in their tracks by increasing supervision and tracking activity in ways that do not threaten staff safety. This can include: l ensuring appropriate camera

coverage and the use of video intelligence tools to monitor suspicious or unusual activity in a timely manner l reviewing access card/ functionality data on a frequent basis to ensure security systems are not being abused l discouraging cash payments l querying purported legitimate reasons for the storage of medicine, chemical or tobacco products l requiring photo identification to access the facility and ensuring this matches the initial agreement particulars l monitoring if activity of a unit does not match the type of goods reportedly stored (e.g., daily visits to a unit that was noted as containing furniture for long-term storage).

The self storage sector is uniquely positioned to identify unusual behaviours, suspicious activity and report them to appropriate authorities, such as Crime Stoppers, Border Watch or Triple Zero (000). Data sharing between government and industry partners can help anticipate and identify threats. Partnership

between the self storage sector and law enforcement can also harden facilities without negatively impacting the experience for legitimate consumers. This includes by sharing information on emerging crime trends and risks, and developing practical crime prevention advice for surveillance, access controls and security practices. At the Australian Criminal Intelligence Commission (ACIC), we are committed to working closely with our partners, and to enhancing our engagement with industry, to share our understanding of the threat environment and support the disruption of criminal threats to Australia. Together, we can protect the industry and its workers, our economy and the Australian community. l

You can learn more about the ACIC via our website www.acic.gov.au For emergency situations, call Triple Zero (000). For non-emergency situations that still require a police response, contact your local police (131 444).

NOVEMBER 2026 | INSIDER 151

14 | THE RACE FOR SCALE

Self storage and the race for scale

CBRE’s Dylan Adams and Emily Quick explore what is driving buyer activity in self storage across Australasia, how investment criteria is evolving and where the next wave of transaction activity may emerge.

nce considered a niche alternative asset class, self storage has evolved into one of the most sought-after property sectors for institutional investors. No longer satisfied with exposure to individual self storage assets, investors are shifting their focus towards operating platforms, portfolio scale and the creation of market-leading businesses capable of achieving long-term growth. The depth of capital targeting Australian self storage has expanded significantly in recent years. In a market once characterised by a small number of predominantly domestic participants, the current landscape tells a very different story. Global private equity firms, sovereign wealth funds, pension capital and specialist real estate investors have all attempted to enter the sector, attracted to its defensive income profile and strong underlying demand fundamentals. Transactions, investments and takeover activity involving groups such as Blackstone, GIC, Public Storage, BlackRock, Warburg Pincus and Barings have highlighted the increasing institutionalisation of the sector and reinforced its standing as a recognised real estate asset class. As investor understanding has matured, self storage has moved beyond being viewed simply as an alternative investment and is increasingly being allocated capital alongside more traditional property sectors.

A sector shaping deal

The acquisition of National Storage REIT (NSR), Australia’s largest operator, by a consortium comprising

INSIDER 151 | NOVEMBER 2026

“

Investors are increasingly evaluating businesses as much as properties. Brookfield and GIC may ultimately be remembered as the defining transaction in Australian self storage history. Although the sector has experienced substantial investment activity over recent years, the scale and profile of the NSR deal represents a sector shaping endorsement by two of the world’s most sophisticated institutional investors and reinforced the growing global conviction surrounding Australian self storage. More importantly, the transaction demonstrated investors are increasingly willing to pay a premium for scale, operating expertise and market leadership. This trend is not unique to Australia. Across global real estate markets, capital is gravitating towards established operating platforms rather than simply acquiring individual assets. The deal has also changed the perception within the market. Owners who may once have considered their portfolios as regional or privately held businesses are now operating in a market where local and offshore investors are actively competing for exposure. This has encouraged a growing number of owners to explore strategic alternatives, including portfolio sales, recapitalisations and joint venture structures.

The race for scale

If the last five years were characterised by institutional capital entering the sector, the next phase is likely to be defined by consolidation. Throughout 2026, CBRE has seen transaction activity accelerate considerably, with a growing number of portfolios brought to market or currently progressing through sale processes. Several portfolios are understood to be in advanced stages of negotiation, while others are expected to launch in the near term. As the sector matures, scale is becoming one of the most valuable competitive advantages in what remains a fragmented ownership environment. Large self storage platforms benefit from operational efficiencies, stronger brand recognition, sophisticated pricing systems, centralised management structures and enhanced customer acquisition capabilities. These advantages often translate into stronger operating performance and improved portfolio resilience. Consequently, investors are increasingly evaluating businesses as much as properties. The value proposition is no longer limited to the underlying real estate. It also encompasses the operating platform, management expertise, systems and growth potential sitting behind the assets.

Outlook

CBRE’s outlook for the sector remains positive. With institutional capital continuing to build, portfolio activity increasing and consolidation gathering momentum, the sector appears poised for another period of significant growth. l www.selfstorage.org.au

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16 | QUT PARTNERSHIP

BUILDING A CLEARER PICTURE SSAA’s partnership with Building 4.0 CRC and QUT is creating a stronger evidence base for the industry: what we build, where we operate, what drives demand and how the sector can grow sustainably.

or an industry built around physical space, self storage has historically been difficult to map and measure at an industry-wide level. Over 35 years as an industry body, the SSAA has steadily built its understanding of the sector. Our earliest insights came from pioneering members sharing information about their own facilities, followed by the Almanac and Demand Studies, and later more sophisticated indices tracked over time. More recently, SSAA’s State of the Industry research, Industry Snapshot and other data initiatives have given us a clearer view of the sector’s size and performance. As the industry continues to grow and evolve, our research must keep pace. What does the physical footprint of self storage look like across Australia and New Zealand? What types of facilities make up the sector? How do demographics, housing, land use and accessibility influence demand? And how can we give members - and those who make decisions affecting our industry - a more accurate picture of where self storage fits? These questions sit at the heart of SSAA’s three-year research partnership with the Building 4.0 Cooperative Research Centre and Queensland University of Technology. The project combines SSAA’s industry knowledge and data with QUT expertise in geospatial analysis, property and construction economics, urban planning, asset management and digital systems. The goal is to develop a more informed and dynamic way to map and measure the industry,

INSIDER 151 | NOVEMBER 2026

understand its contribution to the broader property sector and economy, and support better decision making. StorIntel, our digital platform, is one important output. Behind it is a much broader research program that will build our understanding of the sector in several new areas.

A common framework for industry information

One of the project foundations is the development of a self storage “ontology”. Despite the technical name, the idea is quite practical. It creates a structured framework for the information and relationships that matter across the lifecycle of a self storage facility. That starts with assessing an opportunity and understanding a local market. It extends through site selection, design and construction, then into operations, performance, reinvestment and the future use of existing assets.

At present, our industry information is held across many sources. A common framework will support more consistent research and analysis, while improving the way we deliver content and education for members.

Defining what we build

A second stream of research is examining self storage facility typologies. There is no standard self storage facility. The sector includes traditional drive-up sites, modern multi-storey buildings, conversions, mixed-use facilities, container storage and increasingly sophisticated urban developments. They differ in scale, construction, access, unit mix, materials, operating model and the communities they serve. The QUT team is mapping a large representative sample of facilities across Australia and New Zealand to identify recurring types and www.selfstorage.org.au

Understanding demand more deeply

Location has always been critical in self storage, but assessing a market involves much more than drawing a radius around a proposed site or just looking at population growth. Housing type and density, household composition, mobility, business activity, income, development patterns, accessibility and existing supply may all influence demand. The team at QUT are using statistical analysis and machine learning to test these relationships and identify which variables are most meaningful. This should lead to a more data-driven understanding of what shapes demand and how it may change over time. Data will never replace operator experience, local knowledge or commercial judgement. It can, however, provide another way to test assumptions. Members may be able to better understand their current catchments, identify shifts in local markets and assess prospective locations with greater confidence. Combining this analysis with the mapping of existing facilities and known developments will also improve our view of the supply pipeline. We will be better placed to www.selfstorage.org.au

IMAGE COURTESY OF REGIS BUILT.

their defining characteristics. This will provide a clearer catalogue of facility forms, construction approaches, features and indicative cost considerations. The findings could give members useful reference points when evaluating a site, considering a new build or conversion, comparing design options or planning further investment in an existing asset. The value extends beyond facility development. Governments, councils and planners often treat self storage as a single, uniform land use. In reality, a small regional drive-up facility, a high-density metropolitan development and a container-based operation are quite different propositions. A wellresearched typology gives SSAA a more substantial evidence base and a more credible way to explain those differences to regulators of all shapes and sizes.

“

The goal is to develop a more informed and dynamic way to map and measure the industry, understand its contribution to the broader property sector and economy, and support better decision making. see where provision is changing and where opportunities or pressures may be emerging.

Supporting planning and advocacy

The project is also looking at where self storage facilities are located, the land uses around them and how self storage is treated in Australian planning schemes. For SSAA, this independent research will strengthen our ability to advocate for planning settings that reflect how the industry actually operates. Good evidence can help challenge outdated assumptions and support more proportionate responses for different types of facilities. It also gives the industry a stronger voice in discussions about employment land, urban development and the infrastructure required by growing communities. Economic analysis within the project will help us articulate the sector’s scale, performance and contribution. That matters as self storage matures as an asset

class and attracts greater interest from institutional investors and government.

Research members can use

StorIntel provides a practical way to bring many of these datasets together. Further outputs from the facility typology, demand modelling, land-use analysis and common industry framework will follow across 2027. These will feed into research publications, decision-support member resources, industry insights and SSAA’s advocacy approach. A consolidated report will bring the major findings together in 2027. Not every outcome will sit within a dashboard. Some findings will help an operator assess a market. Others may be useful in discussions with planners, designers, builders, financiers or investors. The work will also guide our investment in future research. Taken together, the pieces give us a much clearer view of our industry. Mapping tells us where facilities are. Typologies show the diversity of what we build. Demand research examines why storage is needed, while planning analysis helps us make the case for where and how it should be provided now and into the future. StorIntel will make more of the data we’ve collated in recent years more accessible to members. The greater achievement, however, will be the evidence base behind it - one that helps the industry plan, invest, operate and advocate with confidence. l

NOVEMBER 2026 | INSIDER 151

18 | PREPARING FOR SALE

PACKAGING A FACILITY FOR SALE The recent acquisition of a regional NSW self storage facility illustrates how disciplined revenue management can unlock value, lifting NOI by around $14,500 and improving the cap rate by 58 basis points without capital expenditure.

reparing a self storage facility for sale involves more than putting a price on the asset. From financial records and rental performance to expenses and future upside, the way a facility is presented can shape how prospective purchasers assess its value. Insider asked Stefan Kulas, Managing Director of Self Storage Advisory Australia, to walk us through the sale of Muswellbrook Storage and outline the key factors operators should consider before taking a facility to market. Self Storage Advisory Australia is a specialist brokerage representing owners and investors in the sale of self storage facilities and businesses. Stefan said when owners engage their business to sell an asset, the first question is usually: how much is it worth in the market? “The value of a facility can be demonstrated through both current performance and potential, but the best price is achieved when the proposition to the market is clear.”

Starting with the asset

Muswellbrook Storage is an 80 unit, 1,300 sq m drive-up facility in the Upper Hunter region of New South Wales. Constructed in 2021, it services a regional catchment supported by mining, agriculture, logistics and equine industries. At the point of listing, it was already the leading facility in an undersupplied regional market, with automated gate access, 24 hour video surveillance, individually alarmed units and back to base security monitoring. Occupancy was nearing 100% and there was no excess land available for further development. On the headline metrics a purchaser would typically review, there appeared little left to extract. So where was the upside?

INSIDER 151 | NOVEMBER 2026

Establishing the baseline position

Before identifying opportunities to add value, Stefan says the first step is establishing a clear and verifiable baseline. “We ask a lot of questions when analysing the market value of a facility,” he said. “How long have you operated the business? Have you made additions to the property? How are your records maintained?” History is important because it helps purchasers understand and contextualise the performance of the facility. Purchasers are sophisticated in their due diligence, and gaps in reporting or historical documentation can cause them to pass on an opportunity before detailed analysis even begins. Thorough financial records and management reports help prospective purchasers understand the value proposition, so records should be updated and verified before the sale process begins. For Muswellbrook, the existing performance established a strong baseline. The next question was whether there were opportunities against that baseline that an incoming purchaser could capture.

Identifying the revenue opportunity

Self Storage Advisory Australia assesses revenue through three measures: Gross Potential Revenue, being the advertised rate a new customer would pay; Actual Occupied Unit Revenue, being what in-place customers are actually paying; and Effective Occupied Unit Revenue, being the net rate once discounts and incentives are taken into account. Together, these measures show how much revenue the facility is collecting relative to its advertised rates. At Muswellbrook, with the physical asset effectively full and no opportunity for further development, the remaining value lever was rental performance. A spread between advertised and in-place rates can point to embedded rental reversion waiting to be captured, while a gap between in-place and effective rates can signal income leakage through discounting and incentives. www.selfstorage.org.au

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Purchasers are sophisticated in their due diligence, and gaps in reporting or historical documentation can cause them to pass on an opportunity before detailed analysis even begins. This can be particularly relevant in regional catchments with little competing supply, where softer numbers may reflect operational execution rather than market pressure. In Self Storage Advisory Australia’s experience, many owner-managed facilities trade below their potential for reasons that have little to do with the underlying real estate: manual pricing, irregular in-place increases, discounts continuing in perpetuity and limited visibility over occupancy and enquiry conversion. These are fundamentally different from a structurally challenged asset that requires capital expenditure or a shift in market dynamics before performance can improve. For an owner considering a sale, this creates an important decision. Do you take the time to bring performance closer to its potential and extract that additional value, or go to market with some of the growth left on the table for the incoming purchaser? Either proposition can be presented deliberately, provided the opportunity is clearly understood and supported.

Understanding the expense base

Revenue is only one side of the equation. Expenses also need to be understood and verified. Stefan breaks the expense structure into four broad buckets: l Fixed: council rates, land tax where applicable and insurance l Contextual: advertising, repairs and maintenance, depending on whether the asset is leasing up or stabilised, drive up or multi-storey, old or new l Variable: management fees, merchant fees and bad debt, which move with revenue and market conditions l Unrelated: items such as personal vehicles and capital improvements that should be normalised and removed from the operating expense structure. www.selfstorage.org.au

This distinction was particularly relevant at Muswellbrook because much of the facility’s cost base was fixed. Following the sale, total revenue increased by around $15,600 while expenses rose by only around $1,100. As a result, approximately $14,500 of the additional revenue flowed through to Net Operating Income, or NOI. For stabilised self storage assets, this matters because they are generally valued under the income approach, with NOI assessed against a market capitalisation rate. Accurate documentation allows a purchaser to understand which expenses genuinely belong to the ongoing operation of the facility and which should be normalised. Unrelated or bloated costs can drag NOI down and, with it, the apparent value of the asset.

What happened after the sale

Following settlement, the incoming owner appointed professional third party management and introduced a formal rate management schedule. Within the first four months, the facility recorded:

RESULT

FIRST FOUR MONTHS UNDER PROFESSIONAL MANAGEMENT

+7.4%

Occupancy growth

+6%

Near-term in-place rent increases via

a formal rate management schedule

+6–10%

Lift in new customer rates

+7.6%

Uplift in RevPAM (Revenue Per Available Metre)

Packaging it up

Muswellbrook presents an excellent case study for the industry, demonstrating how clearly identifying and presenting operational upside can add value to an already high-performing asset. A strong sale package starts with a verifiable baseline and a clear articulation of where incremental value may still be created. l

NOVEMBER 2026 | INSIDER 151

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FUNDING OUTLOOK | 21

Funding outlook

Storage Finance Co. Managing Director Mick Kuzmanoski delivers his outlook for the self storage funding market into 2027.

elf storage remains one of the more sought-after asset classes in Australian commercial property, with transaction volumes up over the past year. Yet the lending market underpinning that growth tells its own story. Banks are moving with more caution, lender competition is intensifying and a cost of funds environment looks set to stay elevated for some time yet.

Where the banks sit today

Self storage has become increasingly well-received by the banks, seen as a useful asset class for rebalancing concentration within commercial property books. Even so, terms remain disciplined, with LVRs of approximately 50%–60%, ICRs of 1.50x–2.00x on a stabilised basis (asset specific), and non-recourse structures still available for lowerleverage transactions. For construction and greenfield projects, banks are increasingly asking whether contingency in feasibilities and funding tables should be set a little higher given heightened cost of construction however, in many cases still passable at historical levels. That said, there remains scope to stretch these parameters for the right sponsor and asset. Where a bank is genuinely hungry for the relationship, more favourable gearing, pricing and covenant outcomes can still be achieved.

A good time to refinance

Competition among lenders is currently high, with banks and non-banks both chasing quality self storage credit. This creates a strong window to refinance, not just www.selfstorage.org.au

“

Competition among lenders is currently high, with banks and non-banks both chasing quality self storage credit.

to sharpen pricing, but to revisit security and covenant structuring, including LVR headroom and reporting requirements that may no longer reflect current asset performance or lender appetite. Outcomes can also vary meaningfully within the same bank, depending on which division, region or state credit team assesses the transaction. It is a reminder that lender selection is about more than the institution’s name on the letterhead.

Cost of funds and the cash rate outlook

The RBA cash rate has sat at 4.35% since May 2026, following 75 basis points of increases earlier in the year, with underlying inflation still above target. Major bank forecasts are split between a further hike and a hold, and most see little relief before

mid-to-late 2027. For borrowers, this points to an elevated cost of funds persisting over the next 12–18 months. The higher rate environment is also placing real pressure on serviceability, which can constrain the amount a borrower is able to draw even where security and covenant metrics otherwise stack up. This reinforces the case for borrowers locking in improved terms now rather than waiting for rate relief.

Tailwinds and headwinds

On the positive side, a deeper non-bank lender base, richer transaction data supporting valuations, and continued institutional and offshore capital in Australian CRE debt markets are keeping pricing competitive for well-structured deals. Against that, major bank capital continues to rotate toward mainstream CRE, non-bank funding costs remain rate-sensitive, and construction lending remains the most cautious segment, with sponsor experience and cost contingency front of mind. The market is more selective and competitive at once, rewarding sponsors who refinance smartly and structure deals for what lies ahead, rather than waiting for conditions to ease. l

NOVEMBER 2026 | INSIDER 151

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WAREHOUSE CONVERSIONS | 23

Converting warehouses in self storage Dean Raspaskovski, Operations Manager for Janus International Australia provides a three-step guide to getting it right.

f you’re looking to develop self storage, warehouse conversions are worth considering. They can be cheaper than building from scratch, but they need a different approach and the numbers must stack up first. “A conversion isn’t a question of whether you can convert,” says Dean Raspaskovski, Operations Manager for Janus International Australia. Dean has more than two decades of experience in self storage and plenty of conversions under his belt. “It’s about getting the model right and avoiding expensive mistakes that come from getting the fundamentals wrong.”

Know your revenue potential

Every investor asks the same question: “How much rentable space can I actually get from this building?” “The difference between Gross Floor Area (GFA) and Net Lettable Area (NLA) determines your profitability. Our job is to maximise NLA, which is the space you can lease” Dean says. Three factors influence this. Structure height determines whether a mezzanine fits, slab condition determines whether it can carry one, and column placement determines whether your layout works. Dean says a 3D building scan and slab testing are essential early steps. “We’ve seen projects where the documentation said one thing and the reality was completely different. An inadequate slab that is unable to support mezzanine loads can kill your ROI before you even start”. Demand studies matter just as much at this point and will influence your unit mix and development model, which are also essential to get right at this stage of the process.

Design for maximum NLA

Design is where you either unlock value or leave money on the table. Mezzanines are the big win, effectively doubling GFA where height allows it – but www.selfstorage.org.au

the cost that few anticipate when changing use to self storage is fire compartmentalisation. Dean says if you get fire compliance strategy right at the start, by locating fire walls smartly, then you’ve controlled one of your biggest cost drivers. Corridor layout is next. Linear layouts with standardised unit sizing beat complicated designs every time. Custom unit sizes require custom doors, adding cos t for no extra revenue. Design accuracy is critical at this point. “Without precise site measurements, designers work from assumptions. Assumptions can quickly become onsite delays and cost overruns. A resolved design from the start eliminates these surprises” Dean says.

Build with realistic timelines and compliance.

Depending on location, a project needs DA and BA, a permit or consent, and council timeframes are rarely quick - so be realistic. Fire compliance ties directly to design, which is why the fire strategy conversation needs to happen before council.

Hard learned lessons

Dean describes one project, where the concrete slab was thinner than documentation indicated. When crews bolted the mezzanine columns, the bolts punched straight through into the subsoil. “We had to install footings under every column,” Dean said. “Which meant more work, more cost and delays. It’s a solid example of why you can’t skip structural testing.“ Building age matters too. “Older warehouses don’t always behave as designed, which means what you expect versus what you find can drastically differ. That’s why the money you spend on advice is not money wasted. The expensive part is solving problems when crews are on site and the clock is ticking”. Conversions do work. The ones that succeed are those where the homework was done upfront: market analysis, structure understood, design and compliance resolved. ”The operators who get through cleanly work with people who’ve seen these problems before – and I’ve seen a lot – from regional facilities to multi-storey metro projects,” Dean says. “If the numbers make sense, a conversion is usually the smart play.” l

NOVEMBER 2026 | INSIDER 151

24 | MUAY THAI MASTERCLASS

Steve Taylor presenting at the Self Storage Expo Asia 2026.

MASTERING THE ART OF SITE EFFICIENCY & MUAY THAI From vertical development to building conversions, Total Construction Managing Director Steve Taylor shares the fundamentals that can make or break a self storage project, drawing on lessons from more than 30 years of Muay Thai.

elegates at the Self Storage Asia Conference 2026 expected insights into self storage development. What they perhaps didn’t expect was a masterclass on Muay Thai, discipline and how both can help maximise the value of a self storage site. In his keynote, “Mastering the Art of Site Efficiency & Muay Thai”, Steve Taylor, Managing Director of Total Construction, explored how the principles learned from more than 30 years of Muay Thai training can be applied to the planning, development and construction of self storage facilities. Muay Thai is an ancient martial art built on fundamental principles of discipline, respect, resilience, strategy and composure. For Steve, these principles provide a powerful framework for approaching leadership within the construction industry. Steve has spent much of his career helping shape Australia’s self storage landscape. Over the past 30 years, Total Construction has delivered more than 200 self storage projects. And despite advances in technology, design and construction methodologies, Steve believes the fundamentals of successful project delivery remain simple – discipline, due diligence and early collaboration.

The move to vertical

Australia’s self storage sector has matured significantly over the last few decades, creating new development challenges and opportunities.

INSIDER 151 | NOVEMBER 2026

As land becomes increasingly constrained and urban density rises, operators are looking beyond traditional single-level facilities. Increasingly, the focus is shifting towards multi-storey developments and the repurposing of existing buildings to maximise site efficiency. The recent topping out of the six-storey Angel Storage Lidcombe development and the redevelopment of Kennards Self Storage Minto demonstrate how urban growth is driving vertical expansion. What were once predominantly single-level sites are now turning into multi-storey facilities designed to maximise the value of the land footprint. A similar strategy was adopted at Kennards Self Storage Wentworthville, where an existing facility was demolished and is currently being rebuilt into a multi-storey facility to maximise net lettable area and unlock the site’s full potential. One of the unique challenges of the Wentworthville project was maintaining operations during redevelopment. The existing office was demolished and replaced with a temporary office solution, enabling Kennards to continue operating at their high standard of service throughout construction.

The growing opportunity in repurposing

Another major trend explored during the presentation was the repurposing of existing buildings. Across Australia, operators are identifying commercial and industrial buildings that can be adapted into self storage facilities. While the concept appears www.selfstorage.org.au

“

Steve believes the fundamentals of successful project delivery remain simple – discipline, due diligence and early collaboration. straightforward, Steve explained that building conversions can present significant technical challenges due to the unique requirements of self storage developments. A key consideration is loading capacity. Most self storage facilities require floor structures capable of supporting loads of approximately 5kPa. By comparison, many office buildings have been designed for loads closer to 2.5kPa, meaning substantial structural upgrades may be required before conversion can proceed. While conversions can unlock exceptional locations, they can quickly become expensive if structural constraints are not identified early. This reinforces the importance of thorough due diligence before acquisition or design commences. Steve’s favourite example is the recent completion of Kennards Self Storage Chatswood, a project involving the conversion of a former disaster recovery centre into a modern self storage facility. Because the building had originally housed critical computer infrastructure, the floors had been designed to support significantly higher loads than a standard office building. As a result, much of the existing structure could be retained, creating substantial cost savings and improving project feasibility.

Understanding the site

Steve’s advice on best practice in self storage development centred on understanding the site, aligning building design with site constraints, and identifying design efficiencies before development approval. A frequent issue is the misalignment between what a site can physically support and what the operation requires, such as vehicle access, loading areas, vertical

circulation, and availability of infrastructure services such as water, sewer and electricity. Unsuitable soil conditions, contamination issues such as asbestos, underground services and existing infrastructure frequently have major impacts on construction budgets. Steve highlighted how contamination can migrate beyond its original source, creating complications that are not always visible during initial inspections. When site constraints are identified late, projects become more complex and require costly redesigns or remediation works, impacting both budget and program certainty.

Early partnerships lead to better outcomes

Steve also stressed the value of engaging construction partners early. Too often, projects progress through planning and design before a builder is consulted. By that stage, opportunities to improve buildability, reduce costs or enhance operational efficiency can become limited. For operators, early contractor involvement helps create more accurate budgets, stronger feasibility assessments and greater certainty throughout project delivery. It also allows teams to navigate challenges collaboratively, resulting in smarter solutions and minimising disruption to existing facilities while maximising long-term returns. As the self storage industry continues to evolve, the projects that perform best will be grounded in discipline, due diligence and early collaboration. Whether developing a new facility, expanding an existing site or repurposing a building, success starts with understanding the site and making informed decisions from the earliest stages of a project. It is an approach that has served Steve Taylor well throughout both his Muay Thai journey and his construction career. l

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26 | TAXIBOX PARTNERSHIP

TAXIBOX partners with Bunnings to expand national growth

TAXIBOX has partnered with Bunnings as part of the retailer’s new Move with Bunnings offering, marking a significant milestone in TAXIBOX’s national growth.

ustralian moving and storage operator TAXIBOX has entered a new partnership with Bunnings, giving customers access to its mobile storage, local and interstate moving and on-site storage services through a dedicated booking portal on the Bunnings website. The partnership brings TAXIBOX into the Bunnings customer journey across moving, renovating and building, while extending Bunnings’ existing moving and hire offering with a flexible storage solution for households, trades and commercial users. For TAXIBOX, the agreement represents a significant milestone in the evolution of the business from its original mobile storage model into a broader moving and storage platform. Since launching in 2010, TAXIBOX has served more than 250,000 Australians and grown its fleet to more than 10,000 TAXIBOXES. It now services Melbourne, Sydney, Perth, Adelaide, Brisbane and the Gold

INSIDER 151 | NOVEMBER 2026

“

TAXIBOX's national reach, flexibility and strong customer focus make them a natural fit for Bunnings.

Coast, as well as selected regional locations, reaching approximately 80% of Australia’s population. TAXIBOX Co-Founder and CEO Ben Cohn said the partnership was a natural fit as the company entered its next phase of growth. “Bunnings is already such an iconic and trusted partner for so many Australians as they go through life changing events, whether it’s renovating, building or moving homes. These are often difficult times in a person’s life and it’s so important that we simplify their experience and deliver moments of joy. Bringing TAXIBOX into this journey feels incredibly natural to us,” Ben said.

“We’ve grown from disrupting the traditional storage model to helping Australians solve a much broader moving and storage problem. Partnering with a brand of Bunnings’ scale and reputation is a significant step for us.” That broader offering includes an expanding interstate moving service, which enables customers to pack a TAXIBOX at their own pace before it is transported to its destination, with storage available between moves if required. The interstate service has grown approximately 30% year-on-year since launching around five years ago, with Sydney to Brisbane and the Sunshine Coast among its key moving corridors. Commercial users are also becoming an increasingly important part of the TAXIBOX customer base. Builders, trades, insurance providers and retirement living operators now account for approximately 10-15% of the business, supported by demand for flexible on-site storage. Bunnings Chief Operating Officer Ryan Baker said the partnership complemented the retailer’s existing offer. “We know moving can be a big job, and we want to make the process as simple and convenient as possible for our customers. TAXIBOX’s national reach, flexibility and strong customer focus make them a natural fit for Bunnings and complement our existing moving and hire offer. “Whether customers are moving locally, interstate or simply need some extra space during a renovation, it’s a fantastic practical option to help make the job that little bit easier.” The partnership forms part of TAXIBOX’s continued national expansion, with the business recording double-digit revenue growth year-on-year since inception. l www.selfstorage.org.au

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28 | OCCUPANCY ILLUSION

THE OCCUPANCY ILLUSION

When Matt Walsh of Highway Frontage Real Estate inspects a self storage facility, the signs of a busy operation are usually easy to see. Most units are locked, customers are coming and going, and the manager may proudly report physical occupancy of 95%. On the surface, that sounds like a strong result. However, after more than 25 years selling self storage assets, Matt knows the number of occupied units tells only part of the story.

uyers are not simply interested in how many units have locks on the doors. They want to know how much reliable income the facility produces. For owners considering a future sale, the difference between physical occupancy and economic occupancy is important. A facility can be almost full while still earning considerably less than it should. The income generated by a self storage facility plays a major role in determining the price a buyer may be prepared to pay. During due diligence, buyers will examine the rent roll, arrears, discounts, concessions and operating expenses rather than accepting the headline occupancy figure at face value. Three common issues can weaken the financial performance of an otherwise busy facility.

Long-term customers paying outdated rates

Independent owners often build strong relationships with their customers and may be reluctant to increase the rent of people who have stored with them for many years. While customer loyalty is valuable, large differences between existing rents and current advertised rates can significantly reduce revenue.

INSIDER 151 | NOVEMBER 2026

“

For owners considering a future sale, the difference between physical occupancy and economic occupancy is important. A buyer will identify that gap when reviewing the rent roll. They may also consider how difficult it will be to bring those customers closer to current rates without meaningfully increasing move-outs. Regularly reviewing the relationship between advertised and in place rates can help operators identify where revenue may be falling behind. Rent increases should be planned and introduced carefully. Trying to correct years of undercharging immediately before a sale can lead to unnecessary customer losses and may raise questions about whether the increased income is sustainable.

Excessive discounts and concessions

Introductory offers can be useful when they are managed carefully, but problems arise when discounts

become the main way a facility maintains occupancy. Free months, heavily reduced online rates or ongoing negotiated discounts may fill units, but it can also reduce the facility’s effective rental income. Owners should know not only how many units are occupied, but also the average amount actually collected for each unit after discounts and concessions have been applied.

Units in arrears

An occupied unit is not necessarily an income-producing unit. If a customer has not paid for 60 or 90 days, the unit may still be counted in the physical occupancy figure even though it is generating no current income. A high level of arrears can also indicate weaknesses in the facility’s collection procedures. Buyers will examine bad debts, overdue accounts and the time taken to resolve non-payment. They will want to be confident that they are acquiring a well-managed income stream rather than inheriting a collection problem. Consistent arrears management procedures, timely follow-up and accurate reporting can help operators understand how much of their occupied space is actually producing reliable income. www.selfstorage.org.au

HELP DESK | 29

The effect on the eventual sale price

Small amounts of lost annual income can have a significant effect on a sale. At a 6% capitalisation rate, an additional $10,000 in sustainable annual net income could represent around $166,000 in property value. Across hundreds of units, relatively small improvements can therefore have a much larger impact when the facility is sold.

Looking beyond unit rental income

Owners can also strengthen their facility’s performance by making better use of appropriate secondary income streams. These activities will not suit every business, but they can demonstrate that the facility is professionally managed and making effective use of its customer base and physical location. Customer protection products may enhance risk mitigation for facilities and provide recurring revenue which adds value come sale time. The benefit depends on participation levels and the structure of the program. Owners should obtain appropriate professional advice before introducing or changing these products. Some facilities also generate additional income by partnering with a truck or trailer hire provider. This can offer customers a convenient service while producing commission income and bringing more people to the property. A retail packaging and padlock range is a straightforward opportunity. A well-presented retail area will not transform an underperforming facility on its own, but it can provide a useful additional income stream and improve the overall customer experience.

Bringing the numbers into line

A good location and high physical occupancy are important, but they do not automatically produce the strongest sale result. Identifying occupancy issues well before going to market gives owners time to improve income quality and demonstrate stable performance to buyers. l www.selfstorage.org.au

Dear Help Desk

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

A Storer wishes to store firearms in a gun safe in their storage unit. They have advised they cannot keep them at their rental property. The SSAA Standard Self Storage Licence Agreement does not specifically prohibit firearms. That does not, however, mean that firearms can automatically be stored in a self storage unit. Under the agreement, Storers are required to comply with applicable laws and Facility Rules. Facilities should decide their own position on gun storage and make it clear in their Facility Rules. Firearms are highly regulated and storage requirements vary between jurisdictions. Requirements may apply to the type of safe used, how it is secured, where it is located, who can access it, security at the premises and how ammunition is stored. Importantly, a gun safe inside a self storage unit is not automatically a compliant firearms storage arrangement. A firearms licence, registration or gun safe is not enough for the Facility to determine whether the proposed storage arrangement complies with the law. This is particularly relevant where the customer cannot keep firearms at their home or rental property. Moving the safe to a self storage facility does not necessarily resolve the issue. The Storer must ensure the storage arrangements comply with applicable laws.

Does a Facility have to allow firearms?

No. A Facility can decide, as an operational and risk management matter, not to accept firearms, ammunition or other weapons. For many operators, this may be the simplest approach as staff cannot assess whether the proposed storage arrangements comply with requirements applying to the Storer. Staff should avoid telling customers that it is “illegal to store firearms in self storage”, as that may not be accurate. If the Facility does not accept firearms, staff can simply say “Our Facility does not permit firearms or ammunition to be stored on the premises.”

What if a Facility wants to allow firearms?

An operator should obtain jurisdiction-specific advice from Police or relevant State or Territory firearms registry and consult their insurer before permitting firearms to be stored. Operators should also consider the practical implications. Firearms legislation may require a safe to be physically secured to the structure, impose additional security requirements, require notification of the storage address or permit Police inspections. For example, Victoria requires storage notifications and certain safes weighing less than 150kg to be bolted down. In NSW, storage somewhere other than a principal residence can trigger enhanced security requirements, including firearm locks and monitored alarms.

The takeaway

Facilities should decide whether to accept firearms based on their own operations, risk profile and insurance arrangements. If they do not, firearms and ammunition should be expressly prohibited in the Facility Rules. l

NOVEMBER 2026 | INSIDER 151

30 | AWARDS FOR EXCELLENCE

Facility of the Year – Regional FINALISTS

Coastwide Self Storage, Central Coast, NSW

oastwide Self Storage Central Coast has been recognised as a finalist for Facility of the Year – Regional Location for its commitment to delivering a modern, welcoming and community-focused storage experience across its Somersby and Doyalson sites. Owned and operated by Rick and Lisa Pace, the business reflects strong family values, hands-on management and a genuine dedication to creating clean, safe and reliable storage for local residents and businesses. Somersby has served the region for more than a decade, while the newly built Doyalson facility opened in December 2023 after years of planning. The purposebuilt site features a clean, contemporary layout, wide access and Nokē Smart Entry – the first of its kind on the Central Coast. This mobile-based access system provides customers with secure, keyless entry and reflects Coastwide’s commitment to raising the standard of storage in the region. Across both locations, Coastwide offers more than 1,500 units, supported by drive-up options, 24/7 access, strong lighting and extensive CCTV. Thoughtful additions such as a free move-in trailer and clear, friendly communication help reduce stress for customers at what is often a difficult time. Customers consistently praise the personal approach, noting the trust and comfort that come from dealing directly with the owners. Coastwide’s pricing is transparent and competitive, with discounts offered only when necessary. A small, dedicated team helps maintain high presentation standards and a consistent customer experience. With its modern facilities, strong community reputation and genuine customer first service, Coastwide Self Storage stands out as an exceptional regional operator.

INSIDER 151 | NOVEMBER 2026

Gracemere Storage, QLD

racemere Storage has been recognised as a finalist for Facility of the Year: Regional Location for its impressive, communitydriven development and strong family legacy in Central Queensland. Built by locals for locals, the facility was completed in just 14 months despite the unpredictable and often severe CQ weather. From the outset, community interest was strong, with locals stopping builders, agents and even the groundsman daily for progress updates — a clear sign that the project was meeting a genuine regional need. The purpose-built, two-acre facility delivers over 120 secure units ranging from 3×3 metres to 9×3 metres, supported by seven dedicated vehicle and trailer bays. With gated entry, individual access codes, CCTV, wide driveways and onsite caretakers, the site offers safe, reliable and practical storage for households and businesses across the Rockhampton region. Four generations of the O’Neill family have contributed to the project, including 93-year-old Merv, whose ongoing hands-on involvement reflects the strong family values underpinning the facility. This sense of pride and ownership is clear in the presentation, maintenance and service culture customers experience every day. Gracemere Storage operates with fair and transparent pricing, offering consistent value rather than frequent discounting. An early incentive for the first 30 storers helped build momentum, and word of mouth now drives the majority of enquiries. Marketing efforts remain strongly local, led by their real estate manager in the heart of Gracemere, supported by clear signage, social media and community partnerships. With growing occupancy, community sponsorships and a relationship-driven service model, Gracemere Storage stands as a strong example of how regional facilities can thrive through local connection, resilience and genuine customer care. www.selfstorage.org.au

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Mornington Peninsula Boat and Caravan Storage, VIC

ornington Peninsula Boat and Caravan Storage has been recognised as a finalist for Facility of the Year – Regional for its outstanding service model, customer focus and strong community presence. Established by owners Lou Petrucci and Sina Hodgson, the facility has grown from a simple concept into a trusted regional service relied upon by both locals and travellers across the peninsula. Situated on six acres of redeveloped farmland, the site now provides close to 400 outdoor storage bays. The layout is intentionally spacious, offering wide turning areas, simple navigation and clear visibility so customers of all experience levels can move safely and confidently through the property. A hallmark of the business is its personalised, hands-on approach. With no hired staff and no reliance on advertising, the owners manage every aspect of the operation themselves. Customers benefit from direct assistance with parking, tricky reversing and general manoeuvring, along with practical support such as help with tyres, minor fixes and gas bottle refills. This consistent, friendly service has built a loyal customer base that values the genuine interaction and reliability that come from dealing directly with the owners. Security is another defining feature. The facility includes perimeter fencing, custom palisade gates, monitored CCTV, controlled FOB access, dedicated fire-fighting water tanks and the reassurance of an on-site residence. These layers of protection offer customers confidence that their property is stored in a safe and well-managed environment. Beyond operations, the business contributes meaningfully to its community. Lou and Sina have supported residents facing hardship, partnered with the local fire brigade and provided temporary free storage to those impacted by council changes – actions that reflect a strong commitment to community wellbeing. As a finalist, Mornington Peninsula Boat and Caravan Storage stands out as a regional operator delivering exceptional service through dedication, innovation and genuine care. l

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32 | AWARDS FOR EXCELLENCE

Facility of the Year – Regional

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disposal processes. Operators were frequently required to organise transport, liaise with third parties and navigate complex legal obligations independently. iBidOnStorage introduced a centralised marketplace specifically designed for storage auctions, helping operators streamline listings, improve compliance, reduce legal and financial risk and achieve stronger sales outcomes. Since launch, the platform has hosted more than 48,000 auctions and helped recover over $15 million in debt, demonstrating both strong industry adoption and measurable financial impact. The platform’s success is reinforced through strong operator feedback. Storage businesses across the sector report improved efficiency, reduced dumping costs, stronger compliance and better auction returns compared to traditional disposal methods. Operators also highlight the platform’s ease of use, transparency and responsive customer support as major strengths.

“

The platform’s success is reinforced through strong operator feedback.

A key aspect of iBidOnStorage’s contribution has been its focus on compliance and industry standards. Following updates to SSAA storage agreements, the company undertook a full legal review of its Terms of Use with Hunt & Hunt Lawyers to ensure alignment with legislation and evolving industry requirements. This proactive approach has helped operators strengthen compliance processes while reducing exposure to legal risk. Beyond the technology itself, the team provides hands-on support to operators navigating disputes, auction obligations and complex scenarios. Many facilities rely on iBidOnStorage not only as a platform, but also as a trusted operational resource. Continuous innovation remains central to the business. Recent developments include enhanced payment security through 3D Secure 2.0 authentication, private seller functionality allowing customers to sell goods directly and an Inventory Tool Builder designed to improve listing quality and bidder engagement. iBidOnStorage also maintains a strong relationship with the Self Storage Association of Australasia, regularly contributing educational insights and supporting best practice across the industry. As Service Member of the Year, iBidOnStorage demonstrates how innovation, compliance leadership and practical operator support can deliver measurable improvements across the self storage sector while strengthening professionalism, transparency and operational efficiency industry-wide. l www.selfstorage.org.au

38 | WELCOME NEW SSAA SERVICE MEMBERS

CIP Constructions A trusted partner in self storage delivery

For more than 20 years, CIP Constructions (CIP) has delivered complex, future-focused projects across Australia. Its experience spans self storage and a broad range of sectors, including industrial, logistics, manufacturing and retail. During this time, CIP’s team of specialists has successfully delivered more than 250 projects across five states. Self storage remains a key area of expertise for CIP. Its team understands the unique considerations involved in delivering efficient, high-performing facilities. Through Early Contractor Involvement (ECI) and collaborative delivery models, CIP works with clients from feasibility through to completion. This approach helps identify opportunities, unlock value and optimise project outcomes before construction begins. Successful self storage facilities must meet the needs of both operators and customers, balancing accessibility, security and operational efficiency. From circulation planning and technology integration to future expansion requirements, CIP helps clients create facilities that maximise net lettable area while providing a seamless customer experience. CIP’s experience also extends to projects undertaken within complex, live operational environments. Carefully staged construction programs help ensure projects are delivered safely and efficiently, with minimal disruption to existing operations. Supported by a national team of specialists and a reputation built over more than two decades, CIP continues to deliver secure, durable and future-ready self storage facilities that support its clients’ long-term growth. CIP is a proud member of the Self Storage Association of Australasia (SSAA) and supports an industry that continues to evolve through innovation, collaboration and a strong focus on customer experience.

www.cipconstruct.com.au

INSIDER 151 | NOVEMBER 2026

Eureka Containers

Smarter container supply solutions for the storage industry Eureka Containers provides container supply solutions designed to support the self storage industry across Australia and New Zealand. Whether you are establishing a new facility, expanding an existing site, replacing ageing units or increasing capacity, Eureka Containers offers a range of new and quality second-hand containers to suit operational requirements and budgets. Not every storage site has the same needs. Eureka Containers supplies specialised and modified solutions, including side-opening containers, customised containers and units adapted to meet specific operational, storage or site requirements. When a standard configuration is not suitable, the team can help develop a solution tailored to the project. With supply available throughout Australia and New Zealand, Eureka Containers makes it easier for storage operators, developers and businesses to source units. From a single container to a development or facility expansion, flexible supply options are available to support growth.

Container solutions include:

l Brand-new containers l Quality second-hand containers l Side-opening containers l Modified and customised units l Specialised container solutions l Supply throughout Australia and New Zealand l Options for new developments and facility expansions Containers are an important investment in any storage operation. Choosing a supplier that understands the industry can help ensure each unit is fit for purpose, suited to the site and ready to support the business for years to come.

www.eurekalogistics.com.au

www.selfstorage.org.au

OH&S | 39

Rachel Campbell OHS Consultant.

Safety and the value of self storage property

elf storage facilities are active properties. Customers, employees, contractors and removalists share driveways, loading areas and buildings, often while heavy goods are being moved. For an owner or prospective buyer, the way a facility manages those activities matters to both people and the performance of the asset. The SSAA reports 697,000 storage units and seven million sqm of net storage area across Australia and New Zealand in its State of the Industry 2024 report. It also describes continued investment and new supply. As the sector expands, safety deserves attention during design, operation and property due diligence. Vehicle movement is a practical starting point. Cars, trailers, utilities and moving trucks may use the same confined areas as pedestrians. A buyer should look at traffic flow, sightlines, height clearance, lighting, speed controls and safe pedestrian routes. Damage to buildings and repeated near misses can point to a layout that needs more than new signs. Manual handling also needs attention. Customers and workers move furniture, appliances, records and stock, sometimes through narrow passages or between levels. Suitable trolleys and lifting equipment, maintained access routes and clear guidance can reduce the likelihood of injury. Facility www.selfstorage.org.au

design should make safe loading and unloading straightforward. Fire risk is closely tied to what is stored and how the building is maintained. Flammable liquids, gas cylinders, chemicals and lithiumion batteries require clear storage restrictions and a process for responding when prohibited items are identified. Vero New Zealand’s guidance for self storage facilities also highlights maintenance of fire walls, fire doors, detection systems and other fire protection equipment. Owners should check that emergency access and evacuation arrangements still work as a facility changes. Security has a safety role too. Access controls, CCTV, perimeter protection and lighting can help protect customers, workers and property. At facilities with automated or extended-hours access, owners also need to consider how someone will report an incident, obtain help and leave safely during a power or system failure. Safety duties differ across the region. Australian operators must comply with the applicable state or territory work health and safety or occupational health and safety laws. The model work health and safety laws have been implemented in every Australian jurisdiction except Vic, with local variations. In New Zealand, the Health and Safety at Work Act 2015 requires businesses to protect workers and ensure, so far as

is reasonably practicable, that their work does not put others at risk. For buyers, a safety review should sit alongside the physical inspection of the property. Maintenance records, incident history, traffic management, fire systems, and contractor arrangements can reveal costs or operational limits that are easy to miss during a site visit. For existing owners, addressing those issues protects people and helps preserve the facility’s usefulness and value over time. l

References

Self Storage Association of Australasia, State of the Industry 2024: selfstorage. org.au/state-of-the-industry-2024/ Vero New Zealand, Working Together to Manage Business Risk: Self Storage Facilities: vero.co.nz/documents/ risk-profiler/industry-risk/RisksWarehousingStorage-SelfStorage.pdf Safe Work Australia, Model WHS laws: safeworkaustralia.gov.au/law-andregulation/model-whs-laws WorkSafe New Zealand, Understanding the law: .worksafe.govt.nz/managinghealth-and-safety/getting-started/ understanding-the-law/

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.

NOVEMBER 2026 | INSIDER 151

40 | LEGAL

Tips for buyers and sellers – due diligence and preparing your asset for sale By Madelene Crispo and Maya Magen-David, Property and Development Team.

hether selling a self storage facility or purchasing another, preparation is key. Here are some practical tips for both sides of the transaction.

Sellers: Preparing your facility

Have your agreements and compliance in order: before listing your self storage facility, audit your documentation and compliance. Ensure every storer has a signed, current agreement in place. Without a properly executed agreement, an operator may have difficulty enforcing payment obligations or taking default action. Confirm that sign-up checklists have been completed, photo identification has been verified and copies are on file. Buyers will scrutinise your compliance framework as part of their due diligence. It is also recommended to have at least three years of financial records available for the purchaser’s inspection. Manage and document overdue accounts: outstanding debts can be a warning sign for potential purchasers. Review your arrears and ensure any defaults have been managed in accordance with the relevant storage agreement and applicable termination process, including issuing required overdue notices during the 42-day period. If goods have been disposed of, retain inventories, photographs, notices, correspondence, PPSR searches and evidence relating to the sale or disposal to demonstrate sound business management. Ensure the relevant storage agreement, SSAA default process and applicable state uncollected goods legislation have been followed.

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Prepare your contract and disclosure documents: work with your lawyer to prepare the contract of sale, including any special conditions and licence agreements relating to the property or facility. You will also need to compile the vendor disclosure documentation required under the relevant state or territory legislation. This should include title searches, local council planning certificates, encumbrances, rate searches and property notices. Plan to assign contracts: the contract of sale for the self storage facility should include provisions dealing with the assignment of existing storage agreements. As storers will typically remain in occupation following settlement, a Deed of Assignment should be prepared under which the seller assigns the rights and obligations under the existing agreements to the purchaser.

Buyers: Due diligence essentials Conduct thorough due diligence before committing: carefully review the contract of sale and vendor disclosures and undertake comprehensive due diligence. For a self storage facility, this should extend beyond the usual legal and financial checks to include, for example: l Reviewing occupancy reports to assess the facility’s performance. l Examining the facility’s financial records for the previous three years. l Reviewing debtor reports. l Inspecting the property’s physical condition. l Considering any planning or zoning restrictions that may affect the property. l Reviewing existing self storage agreements. Assess both financial and operational risk: operational compliance is as important as strong financial performance.

Madelene Crispo.

Maya Magen-David.

Confirm that the facility uses current agreements containing up-to-date protections and follows appropriate procedures. In addition, inspect high-cost facility infrastructure, such as CCTV systems, security fencing and units, to avoid unexpected maintenance costs.

Key takeaway

Whether buying or selling, preparation is critical to achieving a successful outcome. Sellers who maintain strong compliance practices, comprehensive records and well-documented agreements are better positioned to maximise value. Equally, buyers whose due diligence extends beyond financial performance to operational matters are more likely to identify risks early. 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

What is a psychosocial hazard?

psychosocial hazard is anything arising from the design or management of work, the working environment or workplace interactions that may cause psychological or physical harm. Examples include excessive workloads, low job control, poor support, unclear roles, bullying, harassment, violence, aggression and strained workplace relationships. If these hazards are not managed, they can contribute to stress, psychological injury, physical illness, absenteeism and staff turnover.

Why this matters

Australian workplace health and safety laws require employers to manage psychosocial risks, although specific requirements vary between jurisdictions. Psychological health should therefore be treated with the same seriousness as physical safety.

Psychosocial hazards in self storage

Self storage workers may face particular hazards, including lone work, aggressive or distressed customers, payment and access disputes, after-hours callouts, inadequate staffing and competing demands during busy periods. Remote supervision, limited opportunities for immediate support and uncertainty about when to escalate a difficult interaction may increase the risk.

Identify and assess the risks

Begin by identifying where psychosocial hazards may arise. Consultation should be a practical conversation, not simply www.selfstorage.org.au

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Employers must eliminate risks so far as reasonably practicable or, where elimination is not possible, minimise them.

Careta Marmarinos HR Consultant, HR Central.

Practical measures may include providing adequate staffing, setting realistic workloads, clarifying responsibilities, improving communication and establishing procedures for aggressive customers and lone work. Workers need suitable training, equipment, supervision and clear escalation pathways. Managers should know how to recognise hazards, respond to concerns and act promptly and fairly.

Review what is working a compliance exercise. Speak with workers, managers and health and safety representatives, where applicable, as they often see emerging pressure points first. Team discussions, surveys, checkins, incident reports and concerns raised through existing channels can all provide useful information. Assess how often workers are exposed, how long the exposure continues and how serious the potential harm could be. A short busy period may be manageable with adequate support, while persistent understaffing, repeated customer aggression or unreasonable workloads may create a much greater risk.

Control the hazards

Employers must eliminate risks so far as reasonably practicable or, where elimination is not possible, minimise them. Managing psychosocial risk should not rely solely on personal resilience or support offered after harm occurs. Wellbeing initiatives and employee assistance programs can be useful, but they should sit alongside controls that address the source of the risk.

Controls should be monitored and reviewed to confirm they are reducing risk. Useful indicators include worker feedback, incident reports, complaints, absenteeism, staff turnover and workload data. Reviews are especially important during growth, restructuring, staffing shortages, changes to operating hours or increased customer demand. A practical approach is to follow a continuous cycle: identify hazards, assess risks, control risks and review the controls, with worker consultation throughout. By addressing how work is designed and managed, self storage employers can better meet their obligations while supporting a safer, healthier and more respectful workplace for workers, customers and the business. l

If you would like any further information call the SSAA

HR HELP DESK 1300 01 SSAA / 1300 017 722

NOVEMBER 2026 | INSIDER 151

42 | ACCOUNTING

Get the structure right before you buy

or many self storage operators, purchasing a freehold is a significant milestone. Owning the underlying property can provide greater control, long-term security and the potential for capital growth. But before signing a contract, there is another important decision to make – how the property will be owned. The structure used to acquire a freehold can have long-term implications for tax, asset protection, the ability to retain profits, future investment and succession planning. Getting it right from the outset can be considerably easier than trying to change the structure later.

Look at the bigger picture

A new property purchase should not be considered in isolation. Before deciding which entity will acquire the freehold, operators should review their existing business and investment structures and consider how the new property will interact with them. Will the operating business pay rent to the entity owning the property? Will another entity fund part of the purchase or development? Where will borrowings sit? How will profits move through the group? These arrangements can have tax, commercial and asset protection implications, making it important to consider the entire structure rather than simply establishing an entity for the next purchase.

INSIDER 151 | NOVEMBER 2026

Future plans should also be considered. This could include bringing family members into the business, acquiring additional facilities, introducing investors, selling the operating business or property separately, or planning for succession.

Separating the business and property

One issue seen in the self storage industry is the operating business and freehold property being held within the same entity. While this may appear simpler, it can create complications. A self storage facility involves an operating business with customers, employees, suppliers and day-today commercial risks. The property itself is generally a substantial longterm asset. Holding both within the same entity can potentially expose the real estate to risks associated with the operating business. It can also reduce flexibility if the owners eventually want to sell the business but retain the property, or sell the property separately. Separating the two may provide greater asset protection and flexibility, although the appropriate structure will depend on individual circumstances.

What if they are already together?

Operators who already hold their freehold and operating business within the same structure should

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.

consider whether their current arrangements remain appropriate. Circumstances change. A structure established when a business was smaller may no longer suit its size, assets, ownership or future plans. Changing ownership structures after a property has been acquired can potentially have tax, duty, financing and other consequences, so restructuring should only be considered with appropriate professional advice. In some cases, retaining the existing structure may remain the most practical option. The important thing is to review it rather than allowing an old structure to continue simply because that is how it has always been done. When purchasing a freehold, operators should consider not only the property and its potential, but how it fits within the wider business. Getting the structure right before purchasing can provide greater protection, flexibility and options for the future. 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.

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

Astute Access Nick Mooyman T: +64 2191 0799 E: sales@astutesmartlocks.com www.astutesmartlocks.com

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

Earth & Energy Aaron Durasovic T: +61 403 306 627 E: enquiries@earthandenergy.com.au www.earthandenergy.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

www.selfstorage.org.au

Integrated Control Technology Limited T: 1800 428 111 E: ausales@ict.co www.ict.co

PACKAGING

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

PRINTING

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

QueAccess Pty Ltd Mike Bristol T: 1300 783 222 E: office@queaccess.com.au www.queaccess.com.au Rhombus T: +44 7 5453 47323 E: sales@rhombus.com www.rhombus.com

Security Vision Networks T: 1300 500 606 E: sales@secvision.com.au www.secvision.com.au/self storage 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 Lock Distributors Australia Martin Coote T: 1800 28 77 24 E: sales@lockdistributors.com.au www.lockdistributors.com.au

LOGISTICS

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

STORCO STORAGE SYSTEMS Jonathan Layton T: +61 2 6391 2800 E: sales@storco.com.au www.storco.com.au Akura Luke Irwin T: +61 2 6338 1900 E: admin@akura.com.au www.akura.com.au

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

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

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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

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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 Ross Metherell 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 Georgia Cruse 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 E: michaela@storageking.com.au 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

www.selfstorage.org.au

TRADE DIRECTORY (continued) | 45 StorKeeper Apryl Hawker T: +61 455 047 557 E: info@storkeeper.com.au www.storkeeper.com.au

PROFESSIONAL SERVICES Action OHS Consulting Pty Ltd Tim Callinan T: 1300 101 647 E: Tim.Callinan@actionohs.com.au www.actionohs.com.au Bishop Collins Pty Ltd Phillip Keenan T: +61 2 4353 2333 E: mail@bishopcollins.com.au www.bishopcollins.com.au

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

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

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

CBRE Limited Sam Scott T: +64 9 355 3333 E: sam.scott@cbre.com www.cbre.co.nz/services/industries/ self-storage Collins & Associates Malcolm Collins T: +61 412 476 554 E: malcolm@malcolmcollins.com www.malcolmcollins.com

Cushman and Wakefield Dominic Morley T: +61 458 728 660 E: dominic.morley@cushwake.com www.cushmanwakefield.com/en/ australia/services/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 E: 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

NOVEMBER 2026 | INSIDER 151

46 | NEW MEMBERS AUS ADDITIONAL LOCATION

AUS FACILITY UNDER 50

AUS SERVICE-SUPPLIER

Kennards Self Storage Boronia 995 Mountain Highway BORONIA VIC 3155 E: customerservice@kss.com.au T: 1800 658 855

Cheapest Storage Pty Ltd 1 Pioneer Avenue THRONLEIGH NSW 2120 E: hello@cheapeststorage.com.au T: +61 466 880 880

Calcumate Pty Ltd 118 Boundary Road BRAESIDE VIC 3195 E: ross@calcumate.co T: +61 412 349 566

Storage King Girraween 132-136 Toongabbie Road GIRRAWEEN NSW 2145 E: girraween@storageking.com.au T: +61 2 9129 2530

Kialla Storage Sheds 9/7910 Goulburn Valley Highway KIALLA VIC 3631 E: admin@kiallastoragesheds.com.au T: +61 447 233 036

Earth & Energy 63 Charles Street SEDDON VIC 3011 E: enquiries@earthandenergy.com.au T: +61 403 306 627

Troon Self Storage Altona North 19 Chambers Road ALTONA NORTH VIC 3025 E: altona@troonselfstorage.com.au T: +61 3 9799 2000

Myall Coast Realty 15 Wanya Road TEA GARDENS NSW 2324 E: mail@myallcoastrealty.com.au T: +61 459 971 808

Wallaby Self Storage Abbotsford 29 Duke Street ABBOTSFORD VIC 3067 E: abbotsford@wallabystorage.com.au T: +61 3 9045 6239

Stockdale & Leggo Shepparton 9 Enterprise Drive SHEPPARTON VIC 3630 E: shepparton@stockdaleleggo.com.au T: +61 3 5831 3812

Eureka International Logistics and Containers Pty Ltd 68 Gwelo Street TOTTENHAM VIC 3012 E: sales@eurekalogistics.com.au T: +61 3 9958 8703

AUS FACILITY OVER 50

AUS PROVISIONAL

Local Storage Warnervale 13/12 Beaumont Road MOUNT KURING GAI NSW 2080 E: paul@localstorage.com.au T: +61 405 561 425

Cubic Self Storage Pty Ltd TORQUAY VIC 3228 E: brad@kielandco.com.au

NZ FACILITY OVER 50 2Stor Ltd 802 Hinerangi Road HATUMA HAWKE'S BAY REGION 4281 E: alastair.ormond@gmail.com T: +64 274 437 145

Leanne Tong BALWYN NORTH VIC 3104 E: leanne.tong@hotmail.com

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48 | WHAT SELF STORAGE DATA TELLS US

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