Edition 106 - April 2019

Insider M AG A Z I N E O F T H E S E L F STO R AG E A S S O C I AT I O N O F A U ST R A L A S I A

106 APRIL / MAY 2019

Public Storage New Zealand Small Operator of the Year 2018

OUTSIDE THE BOX Is wine storage right for you?

COMMUNITY

MEMBER NEWS

INSURANCE

Social media made easy

Changes to the Legal Help Desk

Due diligence prior to purchasing a self storage facility

AWA R D W I N N E R S | S EC U R I T Y | F I N A N C E | H U M A N R ES O U R C ES | E V E N TS | TRADE DIRECTORY

CONTENTS 03

16 SSAA BOARD MEMBERS Chairman - Ivor Morgan Jim’s Self Storage, Victoria Deputy Chairman - Jason Keane Sentinel Australasia, Victoria David Daddow Able Self Storage, South Australia Andrew Eastwood U-Store-it, South Australia Makala Ffrench Castelli National Storage, Queensland Shaun Bain Keepsafe Storage, Western Australia Ryan Coom National Mini Storage, New Zealand Rachel Grant Storage by the Fox, NSW

LIFETIME MEMBERS Mark Bateman

Bob Marsh

Frank Cooney

Jim Miller

Elaine Coote

Jon Perrins

Liz Davies

Phil Robbie

John Eastwood

Mark Snooks

Simone Hill

Richard Whalan

Neville Kennard

24 AWARD WINNER

COVER STORY

Manager of the Year – Barbra Lupisan, Fort Knox Self Storage

Small Operator of the Year – Public Storage NZ

12 OUTSIDE THE BOX

32 SERVICE MEMBER

PROFILES

Wine Storage: Many people don’t realise how fragile a bottle of wine can be, and not just its potential to break.

19 FOCUS ON

Q&A with Leanne Gregory from Adelaide Hills Storage

20 RESEARCH

Due Diligence prior to purchasing

22 MY STORAGE FINDER SSAA STAFF

Susan Phillips CEO

23 FINANCE

Jeannette Jones Michelle Stokes Reception/Administration Simone Hill Legal Advisor Andrea Bowman Paralegal Melinda Wyper Accounts Bryan Furtado Marketing & Events

New and improved Getting your business structure right!

Harzed Finance Pros On Print

34 SSAA BOARD

Let’s take a look at what the Board has achieved since the AGM.

35 LEGAL HELP DESK

The SSAA Board convened

a 2-day meeting in November to discuss strategy and business planning for 2019-2022.

REGULARS

26 COMMUNITY

04 Chairman’s Report

06 CEO’s Report

Social media made easy

29 PRINCIPAL PARTNERS

SSAA

08 Industry News

33 SSAA Events

Storman Software Southwell Lifts & Hoist

10 Out and About 38 Members’ Legal Forum 40 Trade Directory 42 New Members

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

Insider is published and edited by: Social Ties / E: vforbes@socialties.com.au

T: +61 3 9466 9699

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Advertising and sub editor: Bryan Furtado / E: marketing@selfstorage.com.au Printed by: Homestead Press / E: printing@homesteadpress.com.au Insider is published bi-monthly by the Self Storage Association of Australasia registered in Australia ABN 23 050 341 725.

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Furthermore, Insider has the right to accept or reject all editorial and advertising material. All letters addressed to the magazine will be regarded as “for publication” unless clearly marked Not for Publication. All submissions may be edited for reasons of space or clarity and opinions expressed in letters are those of the author, not of the publisher or editor.

APRIL / MAY 2019 INSIDER 106

04 CHAIRMAN’S REPORT

Ivor Morgan, Chairman SSAA

O

n 21 February the SSAA held Legal Training and a Management Training Day. Legal training was well attended with great representation from both current and new members with invaluable information being presented for all attendees.

I attended the three speaker Management Training Day which kicked off with Damien Gooden of HR Central.

Lots of information was presented on how to find the best person to fit your facility and business. Damien was full of new and exciting ideas that he made sound so easy to follow and everyone joined in with both their success and not so successful stories.

Next was Glenn Harris of Bishop Collins. Glenn spoke about how to protect you and your assets by careful planning through a Super Fund and how doing that can also make your

The SSAA are planning more of these and I highly encourage more members to take advantage of this valuable opportunity.

business more profitable. This was very informative and gave us all food for thought about the way our own business is set up.

The final speaker was Vivienne Forbes from Social Ties and is the journalist for the SSAA magazine.

Vivienne told us in simple language the things we should be focusing on with social media and presented lots of tips on the how, why and where to do it.

Lunch was provided, as was afternoon tea and I did overhear that Jeanette was up all night baking.

The SSAA are planning more of these and I highly encourage more members to take advantage of this valuable opportunity. Whether it’s as a re-fresher of your skills, to learn new things or to update what you already know, it’s a great way to have access to this wealth of knowledge. Keep an eye open for the next SSAA Training Day. In this addition we feature a “Board Matters” section (page 34) which outlines what has been going on behind the scenes recently which is worth a read.

I have a few more SSAA events I will be attending in the coming months and I look forward to catching up with all that attend. l

VALUATIONS | SELF STORAGE | PROPERTY CONSULTANCY

Malcolm Collins FAPI MPINZ

Collins & Associates undertakes valuations, catchment studies, operational and benchmarking reviews and property research using over 25 years worth of in-house data covering the self storage industry nationally.

We work in all sectors of the market including regional and country centres. Our personal, direct and engaged advice to

www.malcolmcollins.com

clients produces bankable results for first mortgage security lending, public prospectus, asset value and purchase or sale negotiation purposes.

Our well researched reports provide business background understanding and lending comfort to individuals and institutions utilising our experience.

M: +61 412 476 554 or T: +61 3 8456 5134 Suite 7, 2 Gilda Court Mulgrave Vic 3170 e: malcolm@malcolmcollins.com ABN 96 940 964 372

06 CEO’S REPORT

Linda Sharkey, Associate Director of Urbis

F

or this issue CEO Susan Phillips has asked Linda Sharkey, Associate Director of Urbis, to share the latest information from the Urbis Storage Index report released in February.

HOW ARE WE TRACKING? Urbis released the H2 2018 edition of the Urbis Storage Index (USI) in February. The latest results demonstrate a decline in area occupied in all zones across Australia and New Zealand since the first half of 2018,

with the exception of the Sydney Inner Zone (modest growth of 1.46%).

The Sydney Outer and Brisbane Outer Zones demonstrated the largest decline in occupancy during the second half of 2018. The results show a decline in area occupied of 5.33% and 5.03% respectively, although this follows strong growth in occupancy for both zones during the first half of 2018.

Increased competition is considered to be a contributing factor to the decline in occupancy. The impact of rising competition is particularly apparent when we examine average storage fee rate trends over the same period.

On average, modest growth of 1.89% was recorded in the second half of 2018 across Australia and New Zealand (excluding Perth).

Whilst this is an improvement on the H1 result, a trend of slowing

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growth is emerging. The Brisbane Inner Zone recorded the highest growth (2.28%) in the second half of 2018, followed by Melbourne (1.99% combined) and Auckland (1.31%).

The Sydney Inner, Brisbane Outer and Perth Zones all demonstrated negative average storage fee rate growth in the second half of 2018.

In the next edition of Insider, we will examine the factors influencing occupancy levels and average fee rate growth. We will also explore the rising trend and the effectiveness of concessions. In the meantime, contact Urbis for your copy of the latest edition of USI. l

WE ARE SPECIALISTS IN DESIGN AND CONSTRUCTION CONVERSIONS TOP UPS FIT OUT INSTALLATIONS

PLEASE CONTACT STEEL STORAGE TODAY WITH ANY ENQUIRIES

E sales@steelstorage.com.au T + 61 (0)7 3865 1600 www.steelstorage.com.au

• • • •

• • • •

TRU TS RTUESDT EBDY B Y TRU TS RTUESDT EBDY B Y

08 INDUSTRY NEWS

Ross Lampe retires

A

fter selling SiteLink to Sparefoot and part of the larger acquisition by Cove Hill in March 2018, Ross Lampe recently retired.

Ross was the founder of SiteLink, SMD (software Inc) in the early 2000’s after deciding there was a need for better self storage software than available; as his brother owned a facility at the time.

Ross is an accomplished electrical engineer and had been working on defence and other hi tech products.

Ross Lampe is one of the very best self storage engineers in the industry and he has passed on a fantastic company, with new plans to grow into the future.

SiteLink was created initially as a stand-alone software package and while that product still remains, he saw the need for a cloud-based software product for self storage.

SiteLink Web edition came to market in 2005 and soon became the fastest growing software for self storage.

Ross has been part of a 12-month hand over process to the new owners, ensuring that SiteLink is in great hands.

The function included staff tributes and speeches from Chuck Gordon, CEO. Dallas Dogger paid a surprise visit, presenting Ross with a “Service Award” from the SSAA. Ross has been a strong supporter of SSAA values and has attended several conferences and trade shows.

Importantly, he supported the local self storage industry by developing and co-funding the development of the International version of SiteLink, understanding that it would require a long-term commitment to the market that continues today.

Ross loves skateboarding, and the staff gave him a customised skateboard and electric scooter as a parting gift.

He was very excited to try them out!

Ross Lampe is one of the very best self storage engineers in the industry and he has passed on a fantastic company, with new plans to grow into the future.

Ross is returning to full-time study at the local university where he has been a big supporter and hopes to gain a PhD in biology.

Watch out for a cure for cancer! l

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Orbitz Elevators is widely recognised as the fastest growing lift company in Australia.

Yingyong Chen, General Manager Elevator Department, Anand Singh, Director of Hitachi Australia, and Orbitz Elevators Managing Director, Jonathan Dwayre.

A partnership that will change the Storage Industry in Australia

A

t last, Japanese quality Elevators and Escalators are available for supply, installation, servicing and support in Australia.

After an extensive due diligence and quality inspection process, Orbitz Elevators the award winning fastest growing Elevator Company in Australia has signed a historic agreement to supply install and service Hitachi Elevators in the Australian market.

The fastest elevator in the world at 21 metres per second was engineered

and manufactured by Hitachi which was installed in Guangzhou, China.

Hitachi and Orbitz Elevators will supply a diverse range of high quality products which covers the complete range of Lifts, Escalators, and Walkways to meet the demands of the local markets.

Designed in accordance with AS 1735 Part 1-2016, and other Australian lift codes, the Hitachi product range is designed with the latest technology and performance that the Japanese major lift companies are renowned for.

Fully integrated using all Hitachi components, the lift systems are developed and installed to bring a high level of reliability and performance to the local markets.

Orbitz Elevators is widely recognised as the fastest growing lift company in Australia. The company’s vision, values and staff were a great fit with Hitachi according to Orbitz Elevators Managing Director Mr Jonathan Dwayre.

“We were looking for a new partner in the Australian market and Hitachi product, staff, corporate culture and high quality product range made our decision easy.”

Hitachi Australia Director Mr Anand Singh endorses Jonathan’s comments as the need to find the right partner in Australia was critical to the ongoing success of the Hitachi organisation.

Both companies look forward to ongoing success and the delight of supplying the full product range to the market. Hitachi manufacture some of the most reliable elevators in the world, with 3000KG weight capacity lifts which is ideal for the self storage facilities which will definitely bring value to the self storage industry. l

Congratulations to General Manager Ivor Morgan of Jim’s Self Storage, for his outstanding achievement at the 2019 Victorian Masters Lifesaving Championships.

In addition to this, in late February, Ivor won the Victorian Ocean Racing Ski Championship Series for the second year in a row in the Open Category. Ivor will need another storage facility for all of his medals.

www.selfstorage.org.au

APRIL / MAY 2019 INSIDER 106

10 OUT AND ABOUT

SSAA TRAINING SESSIONS

Legal Training and Management Training In February the SSAA held two training sessions Legal Training and Management training. This was the first management training session held by the SSAA and the feedback received has been very encouraging and these sessions will be rolled out nationally over the next coming months.

Bryan Furtado form the SSAA and Rosemar y Angyasy from Jims Self Storage discussing all the great things that are happening at the SSAA Convention 2019.

The legal training presented by Simone Hill provided members a great opportunity to review their business and start the year being legally updated. The Management training sessions included a session on HR and recruiting the right staff from Damien Gooden from HR Central, Glenn Harris from Bishop Collins presented on how to maximise your earnings from your Storage Facility and Vivienne Forbes from Social Ties presented ideas on maximising social media presence for the storage industry.

Andrew Richards, Glen Iris Self Storage and Julia West Fort Knox Self Storage.

Management Training session.

Damien Gooden from HR Central presenting on how to recruit good staff.

Ivor Morgan, Jim's Self Storage and SSAA Chairman with Glenn Harris, Bishop Collins.

INSIDER 106 APRIL / MAY 2019

your earnings.

Glenn Harris, Bishop Collins talking presenting on how to maximise

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OUT AND ABOUT 11

SSAA CEO Susan Phillips Training Day introduction.

Jon Francis Glen Iris Self Storage, Melinda Wyper from the SSAA and Mike Ilicic, Storage Boss Self Storage.

Legal Training.

Networking between sessions.

Legal Training.

SEE PAGE 33 FOR UPCOMING EVENTS Legal Training attendees.

www.selfstorage.org.au

APRIL / MAY 2019 INSIDER 106

12 OUTSIDE THE BOX

Is wine storage right for you?

Many people don’t realise how fragile a bottle of wine can be, and not just its potential to break.

By John Cuff, Wine Ark

W

ine is a natural agricultural product that can be affected just like any other product.

High temperatures, direct sunlight, low humidity, vibration and many other factors can affect a bottle of wine.

Wine requires a stable, cool, dark place to lie down for the aging process to progress at a steady rate. This allows the melding of compounds and flavours to give the wine the best outcome – whether it is for drinking in four years or 40 years.

So where to store it? There are many brands of wine cabinets that can do the job at home, but what if there’s no space for wine? For wine collectors, what do they do when they outgrow their cabinets?

That’s when off-site wine storage comes into play.

Let’s be honest, wine storage sounds pretty easy, right?

How hard can it be?

Build a cool room, drop in a chiller, fit it out with lockers, an access system and off you go! It’s true, it is a relatively easy setup. But is it right for you and your site?

Wine Storage does look very appealing and on the balance sheets as it has a much higher return per square metre.

However, there are numerous discussions you should have before you open the cheque book and call in the builders.

Firstly, is it right for your geographical location? Is the demographic of your clientele likely to be people that

INSIDER 106 APRIL / MAY 2019

purchase wine, in volume, that requires years of maturation before it is to be opened?

People will travel further to visit a dedicated wine site than a general storage site as it is a niche product, but be mindful as they won’t want to veer too far off their normal travel routes. As people don’t access their wine frequently, there is still the mindset that they want to have their asset within easy reach.

The next step is deciding what sort of Wine Storage is best?

PRIVATE WINE VAULTS: Where clients access their own space within the greater climate-controlled area 24/7 OR MANAGED STORAGE: Where the client leaves the wine with you, you open every box, inspect every bottle and then upload this onto their online inventory. The client doesn’t have direct access to the wine, they place their request to remove wine via your web site, and you retrieve it for them.

As you can see, managed storage is a very different beast to private storage.

It is very labour intensive, and the manager at the facility needs to have excellent wine knowledge to differentiate the wines.

www.selfstorage.org.au

OUTSIDE THE BOX 13

www.selfstorage.org.au

APRIL / MAY 2019 INSIDER 106

14 OUTSIDE THE BOX

BUSINESS FOR SALE 24KM FROM BRISBANE CBD

FREEHOLD AND SELF STORAGE BUSINESS

for sale on walk-in walk-out basis

LAWNTON STORAGE With huge expansion potential

30 Paisley Drive, LAWNTON, QLD 4501

A purpose built, well established Self Storage drive up facility with a permit to construct additional storage.

 PURPOSE BUILT STORAGE FACILITY 391 UNITS UPON COMPLETION, CURRENTLY 132 UNITS

 CURRENT GROSS INCOME APPROXIMATELY $241,000 PER ANNUM (EX GST)

 RUN BY LOCAL MANAGER (PART TIME)  NLA: 4,721* SQM UPON COMPLETION, CURRENTLY 1,923* SQM APPROX

 LAND AREA: 7,731 SQM APPROX  ZONING: INDUSTRY ZONE – LIGHT INDUSTRY

FOR FURTHER INFORMATION ON THIS PROPERTY CONTACT

MATT WALSH ON 0411 880 054

For example: with European wines two bottles can look identical apart from a one-word variance, and the price can vary by $100.

You need a robust online inventory management system to allow the lodging of wines and most likely extra staff as there is a great deal of manual handling involved.

An increase in security and access systems within the facility may also be needed. A separate system would need to be installed to identify wine clients from general storage clients and only allow them to access the cellars. This could be via RFID fobs or biometric access.

Once the cold box is built, climate control in place, security and access sorted, the next step is to work out (for private vaults) the mix of the units. Knowing the likely market demand and the combination of unit sizes means you won’t be at 100% occupancy for half the space and vacant the rest, as the demand isn’t there. It is essential to get your sizing right.

The wine storage client can be a little more particular than a general storage client. Wine is an emotive product, it can hold a great deal of sentiment for its owner along with the reason why and when they bought the wine. This gives the products they store more financial value along with an emotional one. The emotional buy-in is reflected in their requirements and demands on site, with detailed questioning on its infrastructure and the staff managing it.

Many people believe that the bulk of wine storage clients are restaurants, retailers or other commercial entities, where in fact you will find that the vast majority of wine stored is personal. For a restaurant to hold a diverse back vintage cellar, they need to be prepared to have a great deal of capital locked up in wine. This is prohibitive for most businesses.

Wine Storage can be a rewarding addition to your self storage product mix just make sure you have done your homework….. over a glass of vino… l

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16 AWARD WINNER

A true industry all rounder After 11 years of dedicated service to not only Fort Knox Storage but as an advocate for the broader self storage industry, Barbra Lupisan has been named 2018 Manager of the Year.

B

arb is a true leader with a supportive management style and fosters a collaborative approach, ensuring all team members share the same vision and goals to achieve their KPI’s. She is approachable and empathetic and is well liked and respected by her team and colleagues alike.

In addition to the daily running of Keysborough and overseeing FKSS Dandenong, Moorabbin and Vermont sites, Barb has taken on the role of trainer and is entrusted with the induction of all new employees into the business ensuring they are competent in product knowledge, legal issues, sales, and OH&S. Barb loves knowledge and always volunteers to attend workshops whenever possible. She regularly attends VECCI briefings, Dandenong Greater Chamber seminars. As a strong supporter of the Greater Dandenong Chamber, Barb invites other storage managers from her area to attend and facilitates introductions to build their confidence so that they can network effectively within their own catchment areas as well.

Fort Knox Keysborough opened in late July 2016 and Barb has relentlessly pounded the pavement visiting and

INSIDER 106 APRIL / MAY 2019

engaging with local businesses in the catchment area. She has fostered solid relationships with many of the local real estate agents and been promoting Fort Knox to local schools and sporting clubs. Barb attends school fetes and fundraisers in her own time to show her presence and strengthen the Fort Knox brand within the local area.

As Keysborough site is still quite new, an increase in occupancy is paramount. Thanks to Barb’s efforts, building brand recognition and trust within the community has shown significant growth so far.

As part of the sales training and strategy at Fort Knox, they have adopted the FISH Philosophy. FISH is based on 4 fundamental principles: be there; choose your attitude, have fun and make their day. As the company trainer and advocate of the FISH philosophy, Barb certainly lives and breathes these core values and ensures the team strives for these principles daily.

She always puts her team first and encourages them to take accountability and strive for excellence. She instils strong work ethics and treats her team with respect and dignity. She expects a hard day’s work from her team but is fair and understanding.

www.selfstorage.org.au

AWARD WINNER 17

sense of humour, make working with her a lot of fun. Barb is known as the “Queen of Disguise” as she adorns funny masks and crazy goggles to build rapport with new and existing team members alike. She has an uncanny knack of knowing when someone is down and is quick to lift their spirits no matter how stressful the situation.

As a passionate Geelong supporter, you can imagine how she felt and the complete ridicule she received from her family, as she adorned a Collingwood scarf for the afternoon in support of Make a Wish Foundation with Dane Swan.

With a combination of existing and brand-new team members, Barb has used her leadership skills to not only keep her team focussed and motivated but to cultivate strong team bonding and values. Barb would never expect anyone in her team to do anything she wouldn’t. As a result, her team have great trust and admiration for her, and that is why she is Manager of The Year. l

She always puts her team first and encourages them to take accountability and strive for excellence. She instils strong work ethics and treats her team with respect and dignity.

THINKING OUTSIDE

THE

As part of her ongoing team building strategy, Barb hosts regular team meetings, morning coffee dates and has even taken her team rock climbing as a way of strengthening trust, building confidence and creating a supportive environment for her team to grow.

She has a caring disposition and adopts all team members as if they were her own children by working with them to ensure they are nurtured, grow and develop both personally and professionally, which make her a natural trainer and leader. Barb and her team adapt good oldfashioned service to incorporate this into their day. When was the last time someone opened a door for you?

Think about the last time a sales professional carried your purchases to your car? Well, you can be assured should you visit Barb and the team at Fort Knox Keysborough that this is the kind of exceptional value and service you will receive.

Unloading trucks is hard physical work, so clients are delighted when Barb turns up mid-way through the load with cold drinks for them and the removalists alike – who knows anyone else who offers such personal service?

Barb is an exceptional and unique member of the Fort Knox family. Her zest for life together with her quirky

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SSAA CONVENTION 2019 27-29TH AUGUST, CAIRNS

WIN!

A TRIP FOR TWO TO THE GREAT BARRIER REEF Register by 31st May, 2019 T&C’s Apply

www.selfstorage.org.au/ssaa-convention-2019 contact marketing@selfstorage.com.au or call +61 3 94669699

APRIL / MAY 2019 INSIDER 106

TO FAC

RY

EC R I D

T!

FOCUS ON 19

Q&A WITH Leanne Gregory FROM ADELAIDE HILLS STORAGE

Q

How long have you been in the industry?

I joined the business as a part-time book-keeper in late 2004 after relocating to Mount Barker, then took on the role as facility manager just over a year later when the business was bought out by the landowner. It’s fair to say we had little to no industry experience going in therefore being members of the SSAA since day one has been an important resource for us.

Q

How big is your Facility?

The landowner’s property development company did the initial build which consisted of two 1000m2 buildings housing 160 units and a warehouse space with a canopy roof between the buildings that offered 32 undercover sites for vehicles.

Adelaide Hills Storage is located in Totness which is near Mount Barker, Hahndorf and Littlehampton in the beautiful Adelaide Hills just 20 minutes up the south eastern freeway from Adelaide.

Today our Totness facility offers 293 units within three 1000m2 buildings, 50 large drive-up roller door units, 45 20ft shipping containers as a budget storage option, 160 undercover sites for cars, caravans & boats and approx.

20 outside sites. In recent years the company acquired some land on the other side of Mount Barker where we have just completed the build of our second facility. Stage one saw the conversion of a warehouse space into 20 large drive-up units, stage two saw an existing building repurposed into 6 x 160m2 leasable commercial spaces and more recently a vacant block now offers 40 undercover 9m sites for caravan and boats.

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Left to right - Judy Heinrich, Leanne Gregory and Sharyn Foster.

It’s fair to say we had little to no industry experience going in therefore being members of the SSAA since day one has been an important resource for us.

Q

How has this changed since you started?

It has been exciting and rewarding to see the facility grow in size and reputation over the past 13 years. In my opinion there are three key factors to our growth success – being located in one of the strongest building and investment areas in the state over the past 10 years, a progressive owner with the vision and confidence to grow the business asset and a small team of loyal staff that are selfmotivated, enthusiastic and dedicated to what they do.

Q

Do you plan on expanding?

“Do you plan on expanding?”

I’d have to say it feels like we haven’t stopped. Being owned by a local property development family owned business means we have been able to build and expand our operation as

the need for self storage continues to grow in our area. As a result our own construction team have built and fitted out our entire operation since its conception back in 2004.

Q

What advice would you share?

For anyone looking to start out in self storage I would have to say location, location, location. It’s all about finding the right area that has both a current market and long term growth potential. When we ask our storers for feedback on why they chose us location is always a key factor.

Q

Have you been to many SSAA Conventions? What benefits do you find you receive from them?

Over the years I have attended four SSAA conventions and the inaugural staff retreat and I am looking forward to Cairns in August to see what’s new in self storage and to spend time with my industry colleagues. There is always plenty to learn from the workshops and I find the facility tours interesting and the social events really enjoyable.

For me it’s the overall package that is unique, to get out of the facility and spend a few days with industry experts, leaders and peers talking storage in both formal and informal platforms always has me coming away enthusiastic about the industry I work in. l

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20 RESEARCH

The importance of the due diligence process

By Matt Walsh, Highway Frontage WHAT IS DUE DILIGENCE? During the sale process of almost every self storage facility in Australia, there will be a period of time between when an acceptable offer is made to the vendor, and when the contract of sale becomes unconditional. During this “Due Diligence” period, a prospective purchaser will verify the information provided to them by the marketing agent, often working closely with the vendor and the vendor’s agent and accountant.

The level of investigation, and by extension the time needed for a due diligence period can vary greatly. Due diligence periods can extend out to 60 days in some cases where the property is offered to the market with incomplete or erroneous information.

On the other hand, when the vendor and their agent spend the time preparing a comprehensive and accurate information memorandum before offering the facility for sale, the due diligence period is often shortened dramatically.

WHY IS DUE DILIGENCE A VITAL PART OF THE PROCESS? Traditionally, the sale of a self storage facility comprises of a property sale contract and a business sale contract.

Clear legislation exists concerning a property sale contract, and strict disclosure requirements are imposed on the vendor of a facility before a property contract becomes binding.

Not so with the business sale agreement; Caveat Emptor is alive and well – Buyer Beware. This means a purchaser will almost always ask for an opportunity to verify the financial performance of the business which the owner represented - before committing to the purchase.

This process not only allows the purchaser to make an informed decision but also extends some

INSIDER 106 APRIL / MAY 2019

How to make due diligence as straightforward as possible?

Almost all sale process whether off-market or not will have the following steps: 1. A decision to sell / approach by a buyer 2. Collection of information 3. Review, where applicable verify and collate information 4. Present self storage to market - purchaser/s 5. Sale 6. Due diligence 7. Contract signed protection to the vendor. It is difficult for a purchaser to claim misrepresentation if it can be shown they were afforded ample opportunity to examine, verify and raise questions or concerns with the vendor and/or agent during the course of the due diligence period, before unconditionally committing to the purchase.

An agent’s job is to collect, review and present the information in such a way as to make the due diligence about verifying the information. It is through the review and collation of information steps that a specialist agent will pick up any red flags and help the vendor to resolve it.

The reports from the software package showing anomalies due to ongoing inputting errors, such as a very high level of debtors whereas in reality there are no or little debtors.

A PLANNING APPLICATION FOR AN EXTENSION This process also gives the agent confidence that they are representing a true and correct assessment of the financial performance of the business, which involves analysing income generated over a two - three year period and overlaying the physical occupancy with the income. This also helps purchasers to quickly and accurately identify any potential upside of the business.

A specialised agent will also analyse the expenses from the profit and loss statements to help determine which expenses may not be relevant to the

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RESEARCH 21

prospective purchaser. These often include non-financial expenses such as depreciation, or an abnormally high repairs-and-maintenance expense where it is unlikely to be that high each year. Adjusted expenses should always be presented in a completely transparent way, actual expenses to the left and adjusted expenses to the right.

This allows a purchaser to accurately determine the adjusted net income generated by the business at that point in time. It also assists a purchaser to identify areas where they can improve the performance of the company under their ownership, which often results in achieving the maximum sale figure for the owner.

If a self storage facility is presented to the market along with an accurate and well researched financial analysis, due diligence is usually a quick and efficient process of verifying figures rather than

An agent’s job is to collect, review and present the information in such a way as to make the due diligence about verifying the information. discovering new information, and the sale will almost always proceed.

It is important to note that purchasers will generally utilise a due diligence period for other purposes which often do not fall under the true definition of due diligence. Purchasers will often use this time to secure finance, conduct their own valuation, or even seek other investors to join

the deal. This allows the purchaser to reach a level of certainty that they can complete the purchase before an unconditional contract is entered into.

Experience shows that a request for a lengthy due diligence period usually relates to significant uncertainty around the purchaser’s ability to complete the purchase. A sale that doesn’t proceed after a protracted due diligence period will not only frustrate the seller but can also damage future attempts to sell the facility. To this end, a well-researched and accurately prepared Information Memorandum pre-empts the questions of the buyers and will streamline the due diligence process and the eventual sale. l

THE KINGS OF

SELF-STORAGE Partner with the industry’s largest and most recognised storage group and enjoy the many benefits: • • • • • •

Experienced Management Team Industry Leading Marketing Support Site Acquisition or New Development support Comprehensive Staff Training Leverage group buying power Over 150 Stores and growing

THE KINGS OF STORAGE, MOVING & MORE. For more information contact Martin Richards martin@storageking.com.au or +61 2 9167 8210

STORAGEKING.COM.AU

22 MY STORAGE FINDER

My Storage Finder website relaunch

T

he SSAA have been working very hard behind the scenes to revamp and improve the “My Storage Finder” website to increase business to your door.

This page offers many benefits for Members, and the SSAA understands that its contents need to be regularly updated and looks forward to working with Members to ensure the information is always current.

Have a look at the new site today, it’s as simple as 1, 2, 3!

1. If someone is looking for a storage facility, they can search, “my storage finder” and they will be directed to www.selfstorage.com.au 2. Enter either the postcode, suburb or city and the radius of the search required’ to find a suitable facility’s location. If necessary the search can be refined to suit requirements.

3. Then click on “Find a Storage Facility” and up comes a Google Map and a listing of the Storage facilities that meet those requirements along with their offerings.

The website’s new and improved Storage Space Estimator is designed to help people easily estimate how much storage space they will need. All they need to do is fill in the number of articles they want to store, and the calculator does the rest! Then scroll down to the bottom of the page to see the approximate amount of storage needed.

There’s information on Storage types, ie household storage, business storage, mobile storage, specialised storage, deposit boxes and more.

Added benefits to SSAA Members l Link the FAQ’s page to websites l Automatically link the new and improved Space Estimator page to your website. l Facility and Financial Members can advertise on the page to promote their businesses. l Promote site across social media and marketing platforms.

But what if your Storage Facility’s details are incorrect on the website?

Contact the SSAA Office to: l Update information; l Include your location on the “Find a Self Storage Facility” postcodes; and l suburbs that fall in your catchment area.

SAVE UP TO

50% ON EXCESS BAGGAGE

EXCESS BAGGAGE

PHONE: 1300 300 688 www.jetta.com.au

FINANCE 23

Getting your business structure right!

By Glenn Harris, Bishop Collins

BEWARE In my line of work, I have seen and heard too many sad tales of hardworking small business owners’ losing significant wealth due to inappropriate business structures. As someone who works in this field and truly cares about their clients’ success, this is frustrating. I have made it my goal to support as many small business owners as possible to get their business structure right and avoid potentially significant events impacting their business often when least expected. As a keen observer and participant in the self storage industry, I am enthusiastic to support members of the SSAA Getting your business structure right offers two key benefits which in the long term provide significant benefits to your family’s wealth accumulation plan. These are for asset protection and tax reduction.

ASSET PROTECTION This is the primary benefit for getting your business structure right. All too often in the self storage industry, I have seen poor structures which fail to protect the valuable freehold property assets held by a family from creditors (either real or frivolous) of the self storage business.

Which usually occurs when the same entity holds the trading business and freehold land. I have even seen cases where this entity is the key individual running the business. The risk here, without a separation of business and freehold ownership, is any claim against the operating business may give the claimant access to the valuable freehold asset. Potential claimants against a self storage business can be wide and varied.

These include but are not limited to employees (current and former), customers, contractors on site, ATO,

www.selfstorage.org.au

Getting your business structure right offers two key benefits.

WorkSafe, neighbouring properties.. the list goes on.

It is critical these two aspects of your business be separated. Generally, this will look like the business being run by a proprietary company which enters into a long term lease with the freehold landowner being either a discretionary trust or self-managed superannuation fund.

TAXATION REDUCTION Who does not want to reduce their tax liability? A secondary benefit of getting the structure of your self storage business right may be significant reductions in your taxation liabilities.

Which may be ongoing annual income tax or capital gains tax payable on the sale of your business. Restructures completed on behalf of our clients have added significant wealth to their companies by reducing tax liabilities by substantial amounts.

OTHER KEY RISKS When operating your self storage business, some additional key risks you should consider when protecting your family’s wealth include: l Insurance - both business (public liability, workers compensation, business protection, building, contents etc.) and personal (income protection, trauma, total and permanent disability and life) l Work Health & Safety – It is critical you have an appropriate WHS plan for your site. If this is not in place and an employee or contractor attending your site is injured this may create

a significant liability not only for the business but a personal liability for the directors’ l Employment Law – You should ensure that all your employment contracts are up to date and in accordance with the National Employment Standards and the appropriate award. Also, all employee entitlements (overtime and superannuation) and taxes should be paid accurately and on time.

DON’T PANIC – IT’S NOT TOO LATE If you have any concerns about the current structure of your self storage business, don’t panic it’s not too late.

We have helped numerous existing operators with active self storage businesses to restructure their affairs to take advantage of the ideal structure for their business to significantly improve their asset protection and taxation positions. l

Disclaimer: The information in this article was prepared for discussion purposes only and should not be relied upon for decision making. You should consult a professional financial adviser if you require additional information.

Bishop Collins Chartered Accountants have prepared this information.

If you have any concerns about your structure or have any structure or taxation questions in respect of your self storage business, please do not hesitate to call Glenn Harris on 03 9262 4420. SSAA Members, Bishop Collins Chartered Accountants

APRIL / MAY 2019 INSIDER 106

24 COVER STORY

BIG

SMALL

WINNERS

Public Storage Whangarei – Small operator of the Year 2018.

P

ublic Storage is a locally owned and operated business in Whangarei, New Zealand. They take pride in the appearance of their facilities, of which there are three within the wider Whangarei region. With more than 30 years’ experience in the industry, they have a storage solution for everyone and to suit every single person’s needs.

After travelling extensively throughout the world, the first facility opened in Auckland in the late 1980s. Greg Guy and a friend, Patrick, were the brains behind this original development. Over the next decade, they developed and constructed state of the art storage facilities throughout New Zealand, in Hamilton, Christchurch and Auckland.

Greg was a third-generation builder, so this helped with the construction and Patrick is a very successful businessman and combined they were a well-oiled machine.

Eventually, they sold those three facilities and Greg Guy then decided to construct Public Storage Whangarei. A few years later there was further expansion when the second and smallest facility

INSIDER 106 APRIL / MAY 2019

was developed in the Central Business District – Herekino Street of Whangarei, which consisted of 32 single levelled units. Ten Years ago, there was a major development in the expansion of the business when Greg stumbled upon a great piece of land on the outskirts of Whangarei, which became the latest addition to the ‘Public Storage’ family.

In 2014 the first stage of this property was constructed with the potential for two more significant expansions on the same site. The second section of this site was completed in the middle of 2018 with the final to be completed by the end of 2019. At the start of 2017, the fourth site was obtained in another one of the suburbs on the outside of Whangarei. This site is yet to be developed and is in the pipeline to be completed by the end of 2020.

As a tribute to Greg Guy who sadly passed away in July 2018, his son Stephen is donating a section of this land to emergency housing.

For the first years of the business’s operation, Greg was only overseeing the business, and he hired staff to run the day to day operation. At the start of 2014, he decided it was time to take over

www.selfstorage.org.au

COVER STORY 25

Public Storage has state of the art security cameras, remote access into the gated facilities and keep a record of all gate movements throughout the day and night.

this side of the business. During this time his son, Stephen returned from University and was available to help him to run the newest facility.

A year or so later, Lorraine Jones, who has spent a lot of time with Storage King both in Australia and New Zealand, came to Northland looking for a job and was quickly snapped up by Public Storage.

She became one of the best things to happen to the business, by bringing 30 years of storage experience and ideas. The company wouldn’t be where they are today without her expertise and experience. Unfortunately, she left us towards the end of 2018 to pursue something different.

Public Storage has three staff members, one, who started at the end of 2017, one who started at the end of 2018 and Peter Harris who has been a mainstay since Greg Guy took over the day to day running of the business in 2014. These staff have proven to be a great support to Stephen as without them his job would be a lot harder and he appreciates them for giving him the opportunity to do what he loves doing.

Public Storage are local and proud of it. For this reason, they use local companies for all of the additional work and supplies they require.

Everything from sign writers to box suppliers are based in Whangarei. As it is a small community, it is essential to work together and support each other’s businesses.

Public Storage has state of the art security cameras, remote access into the gated facilities and keep a record of all gate movements throughout the day and night. Also, Stephen can check all the security cameras remotely via his mobile phone.

Stephen said “That winning the SSAA Small Operator of the Year Award 2018 was an absolute honour and I want to thank everyone for all the hard work and dedication that has gone into the successfulness of the business. It hasn’t been an easy task, and we pride ourselves on the cleanliness of the site. I also pride myself on the efficiency of my staff and the friendliness of their service”.

The next steps for the business are looking at how to make the company more profitable. Every year they do something new to make things brighter and more cheerful via the website and the social media page. There is a Facebook page, “Public Storage Whangarei”, it is only new, so there isn’t a lot of information on there yet but keep an eye out this year.

Over the next few years, there’s going to be some exciting developments for Public Storage, and they hope to win a lot more awards in the future. l Stephen Guy stephen@publicstorage.net.nz

www.selfstorage.org.au

APRIL / MAY 2019 INSIDER 106

26 COMMUNITY

SOCIAL MEDIA MADE EASY

Some small businesses know they should have a social media presence but find it daunting or are unable to dedicate the time and resources to it.

I

n reality, every small business should participate in social media. Even if you don’t have professionally managed social media profiles, you need to pay attention to what’s going on. Not having a social media footprint eliminates an excellent marketing avenue, and it can be detrimental to a business’s stature.

So why use social media? What is in it for you? For starters, you can extend your brand past your web site, past your salespeople and past your front door. You can interact with your clients, your business community and share information about your business regularly as it happens.

If you are a morning person, social media is there, if you are a night owl, social media is there. Social media is always on, 24 hours a day seven days a week, just like most storage facilities. It works for you when you are not working, it supports you when you are and ensures you are top of mind no matter what time of day.

Social media gives your business personality, and people do business with people they like.

Think of social media as a form of advertising, communication and promotion, with the bonus being you can talk directly to the clients, industries, suppliers, that you want to talk to and you can do it… REGULARY… The key to becoming social media active is knowing your clients, and if your clients use it, you mirror them and become active where they are too. If you find out where the movers and shakers in your industry are on social media, join those networks.

With Twitter, you can contribute, but you can also follow people who are relevant to your industry. It enables you to find out what is happening, what are the thought leaders

INSIDER 106 APRIL / MAY 2019

thinking?, what are the overseas trends?, what are the politicians doing that affects your industry? You can join the conversation and make your voice heard. It can be your opportunity to communicate with the people that matter or be a silent observer.

LinkedIn is about connecting with people in your industry, with your clients and suppliers. It is more than just a platform for your resume. There are many discussion groups on LinkedIn, which you can join, or even start. It is a great way to become a voice in your industry, a thought leader and discuss your business with like-minded people.

It is also a great way of connecting with people in Australia and around the world. You can find contacts in virtually any storage facilities everywhere, and you can connect, and communicate with them.

LinkedIn also has Slideshare where they host PowerPoint presentations on every conceivable subject, and they are all accessible for you to look at and use as a resource. These can also be used as training tools for your staff.

Facebook is for the fun light-hearted side of your business. It is an excellent place for sharing your business news, sharing the fun part of your business with images of your facility, staff updates, new products, packing advice, storage advice, availability, discounted last minute rates and deals, upgrades, security information, charity work your team are involved in. It can include anything you want that gives your business personality, which in turn will increase your business.

The simple way of explaining it is, it is like a conversation you have with people about your business.

Not a hard sell but the great things that you do at work

www.selfstorage.org.au

COMMUNITY 27

externally, on your web site, everywhere you are visible need to have links to your social media.

There are a couple of things to keep in mind. Sometimes staff are concerned that by being involved in your social media exposes you to their personal pages. This is not the case; a business page on Facebook, for example, cannot see a person’s own page or information.

Do you have a Social Media policy? You need to be aware of any possible ramifications of having a social media presence. How would you deal with it if it goes sour, with negative feedback etc.? Fortunately, there are many Social Media Policy examples on the web to help you be aware and prepare for any pitfalls.

You can also advertise and pay to promote yourself on social media. This comes down to knowing your market as you can pinpoint your advertising quite easily. The good thing is it doesn’t cost much to trial, and a small investment will give you an indication if that is the platform for you.

Just be aware that with any advertising it is all part of the mix and you can’t just focus on one medium to get your message across.

Good luck, it won’t take long for you to see the benefits of having your company/brand on social media. l

that happen at work. It is also a place to get feedback (or not depending on how you set it up). You can follow your clients, your competitors, your suppliers and create a community. Have people engage with you and your business on a closer level.

Instagram is like Facebook but for images. If your business is high on visuals – a picture paints a thousand words. You can show your facility and products as they need to be displayed, you can show their development, show examples of product usage, run competitions. You can utilise hashtags (#) by ensuring all of your images are in one place and can be sourced by using #’. If the thought of #’s makes you feel like you have entered the twilight zone, don’t worry that can be explained at the convention in Cairns later this year.

Once you know the social media platform that suits your business, how do you get it going? There are many tools on the web that show you step by step on how to set it up.

There are also companies that can help you. Once it is set and ready to go, the next step is how do you build it?

Your staff are the key. Find the staff in your business that are passionate and cares about your business so they can become brand advocates for your business on social media platforms. By having them on board, seeing the benefits, they, in turn, promote it externally and help grow your following. Advocates become actively involved; by liking your posts, sharing your posts and providing information for your posts. All of which helps build your following. You also need to start following people who interest you, they will then follow you and next thing you know you have a community. All your communications

www.selfstorage.org.au

APRIL / MAY 2019 INSIDER 106

Don’t let computer failures paralyse your facility. With Sentinel’s da Vinci’s you’ll experience freedom from the fear that your facility will never be inconvenienced.

The latest da Vinci model keypads are designed to retain all valid storer codes and operate without a PC.

YOU’LL NEVER NEED TO WORRY ABOUT PC FAILURES AGAIN!

Access Control & Individual Unit Alarms ● Sentinel Access Control interfaces with all major management software programs ● Supports multiple communication chains ● The communications with the hardware runs as a service, so no login to the pc is required ● If a communications chain fails, the system can be set to auto restart ● You can email and/or SMS (text Messages) events to Platinum users ● Can be used with remote alarms or remote access control using the internet or local network ● Easy to install and use over a network ● Has web access features. The program can be accessed from a web browser ● Supports access only users (with passcode only keypads)

PH: 1300 852 117 PH: 0800 002 587 AUSTRALIA

NEW ZEALAND

info@storagesecurity.com.au www.storagesecurity.com.au

Sentinel Australasia distributes to all of Australia, New Zealand, Indonesia and Asia. Installers and technicians in every state of Australia, NZ and throughout Asia.

PRINCIPAL PARTNERS SSAA 29

Why do Mystery Shopping on your facility?

Storman - a Principal Partner of the SSAA Storman Software has been an integral part of the success story of the Australian and New Zealand self storage industry for more than 30 years.

SSAA – A VALUED RESOURCE AND PARTNER Storman joined the SSAA more than a decade ago, aligning with an invaluable resource, learning alongside the association the unique challenges and requirements this industry has on its operators.

Storman exists to serve this industry well, and our partners benefit from our longstanding membership to the SSAA through sharing of knowledge and innovation. Premium membership reiterates our commitment and dedication to the self storage industry.

Storman’s team of passionate, experienced developers, marketing staff and customer support professionals are all benefitting from our involvement with the SSAA. Each and every person will be able to recall a time when they worked with the association to resolve an issue or research a particular regulation.

Working alongside an association that’s aim is to improve the industry we serve, motivates us and complements our core values.

Technology never ceases to disrupt our daily operations in new ways.

Looking back at the past decade, many changes were introduced to this industry. Storman Software is constantly innovating, improving, adding to and supporting the software they are so very passionate about with each wave of change.

Storman Software is also very proud to have received the Self Storage Association of Australasia’s (SSAA’s) “Innovation Award” for enterpriseclass replication product Storman Central, as well as a second SSAA “Innovation Award” for paperless office system. These awards were a result of collaboration with our partners, serving their unique needs and tailoring solutions around modern

Storman Software is constantly innovating, improving, adding to and supporting the software we are so very passionate about with each wave of change. www.selfstorage.org.au

day requirements. Additionally, we recognise that great software helps build a great self storage facility – and more than 25 of our clients have won major industry awards for their own facilities.

WHAT IS NEXT FOR STORMAN Storman Cloud has been rolled out to a number of facilities in Australia with staggering success.

Storman has combined our already feature rich software with all the benefits of working online in an internet browser and produced the industry’s best online facility management tool. This is a colossal benefit for our customers, and they look forward to demonstrating their products and the next SSAA Convention 2019.

EASY PAYMENT INTEGRATION Storman, along with the Australian brands Ezidebit and eWAY are part of Global Payments Inc, delivering our partners best in class software and payment technology solutions. l

APRIL / MAY 2019 INSIDER 106

30 PRINCIPAL PARTNERS SSAA

Southwell Lifts & Hoist

S

outhwell Lifts & Hoists is proud to support the Self Storage Association of Australasia and their Members as a Silver Principal Partner. Its membership in the association stretches back 21 years to when David Head took over the company.

They proudly list Storage King, Kennards, National Storage, Storage Choice, Fort Knox and many other operators large and small as clients and friends.

David commented, “Membership with the SSAA over 20 years has been an integral part of our business growth and we are excited about moving forward at the Principal Partner level into 2019. With this commitment we intend to provide more time and resources to listen to the associations members to deliver superior product and comprehensive maintenance”.

“Our mission is to listen and understand your needs, provide innovative effective solutions, and never let you down”.

Southwell offer Australia-wide service with a 24/7 call centre providing Preventative Maintenance Plans and a Comprehensive maintenance option all carried out by Southwell employees(except Perth and remote

INSIDER 106 APRIL / MAY 2019

areas where contractors are used) They can inspect, report on and upgrade older Lifts to current standards, add walls and a roof to older style units, covert to personnel ride-on, convert to NBN ready to existing ride-on units and work on other brands.

Personal safety in all facets of goods transportation is a primary focus at Southwell. David is chairman of the Australian Standards Committee for Cranes, Lifts and Hoists, working closely with Worksafe Authorities from all states, and our engineering team is well versed in the requirements of ensuring personal safety in lifts and hoists products.

They work closely with all the self storage builders to ensure smooth installation of hoists. They have vast experience working with big construction guys, such as Lend Lease, Watpac and Hutchinson Builders.

SOUTHWELL IS YOUR ONE STOP SHOP FOR LIFTING SOLUTIONS

Our mission is to listen and understand your needs, provide innovative effective solutions, and never let you down.

David Head took over the company in 1997 from the Southwell family and has driven the business from a small semi-rural engineering workshop, to a multi-site national lift business specialising in lifts and hoists for industry, retail and aircraft support, especially for the Self-Storage Industry.

As Australia’s oldest and most experienced hoist supplier, with over 70 years in both design and manufacturing, Southwell Lifts & Hoists provides a level of expertise seldom found in the industry. Commitment to excellence, with family business values, ensures they are well situated to build on that heritage into the future. l

Southwell began life as a family engineering business in Camden, NSW in 1945. Current owner and director

www.selfstorage.org.au

15 Years of Delivering Seamless Self-Storage Projects in Australia & NZ Architectural Design

Engineering

Permits

Building Structures

Storage Unit Construction

Building Conversions

Turn Key Solutions

Warehouse Construction

PHONE 1300 388 224 EMAIL info@regisbuilt.com.au

regisbuilt.com.au

32 SERVICE MEMBER PROFILES

Harzed Finance

H

arzed Finance was born in 1995 with the objective of providing our clients our expertise, access and choice to smart and structured finance from a range of panel lenders. Conversely, your bank can only provide you their solution.

Harzed Finance work for YOU, not the lender and place your interests above all others.

Harzed Finance specialise in complex and structured credit applications and to ensure SSAA Members receive the highest possible service level. How you might ask?

Zoran will work personally with every SSAA Member while being backed with latest technology, support and market information.

Just recently, Harzed Finance worked in tandem with an SSAA Financial Advisor Service Member.

While they provided all the necessary financial advice, Harzed Finance arranged the required finance.

1

Refinance and extract equity from an existing storage facility and use funds to set up a new storage facility

2 3

Arranged the facility to build new storage facility circa $1m

Arranged the facility to transfer storage facility from family trust into a Self-Managed Superannuation Fund (SMSF)

4

Refinance SMSF storage facility from major bank to non-bank lender that offers 25 year loan term to avoid risk of bank calling in the funds. They are able to fund SMSF loans while major banks ceased SMSF lending.

Harzed Finance are looking forward to a long term working relationship with the SSAA and is currently offering all Members the opportunity to call for a complimentary finance check-up. l

Contact: Zoran Malesevic 0419 442 555

INSIDER 106 APRIL / MAY 2019

Custom vehicle wrap.

Pros On Print – a family run business

P

ros On Print has recently relocated to Australia from South Africa with 22 years’ experience in the printing industry, specialising in all print and branding spectrum’s.

Picking up and moving to another country is never easy and the team’s goal is to build a strong brand and make a mark on the Australian market with quality products and service.

Garth Bannister Pros On Print are located in Teneriffe, Owner.

Queensland with state of the art machinery catering for all print requirements ie personalised stationary, flyer print and distribution, signage, vehicle wraps, booklets - anything you want your name on they’ll print it.

Pros On Print has joined the SSAA as a Service Member, and already has a loyal customer from the self storage community. This has given them an understanding of what is needed for this industry, which enables it to offer quality service to Queensland and all of Australia’s SSAA Members.

Pros On Print have invested into a Business to Business portal which gives SSAA Members control of their print requirements from multiple branch online ordering of pre-loaded templates to set monthly budgets and spend limits. All of this is loaded by their staff so it’s a hassle free ordering system, with no surprises.

From design to speciality colours such as white ink and neon’s they can provide cutting edge brand marketing and satisfaction guarantee onsite product installs. They pride themselves in all they do from business cards to site re-brands, no job is too big nor too small to get the attention your storage facility deserves.

Put Pros On Print to the test, they are ready. Support the businesses that support the storage industry. l

www.prosonprint.com.au

www.selfstorage.org.au

HUMAN RESOURCES 33

SSAA 2019 EVENTS

NETWORKING FUNCTION 11 April 2019 ADELAIDE

NETWORKING FUNCTION 10 October 2019 SYDNEY

OPEN DAY 11 April 2019 ADELAIDE

NETWORKING FUNCTION 24 October 2019 PERTH

NETWORKING FUNCTION 16 May 16 2019 BRISBANE

NETWORKING FUNCTION 12 November 2019 CHRISTCHURCH

SSAA CONVENTION 2019 27–29 August 2019 CAIRNS

NETWORKING FUNCTION 14 November 2019 AUCKLAND

Don’t be too casual with your casual staff…

I

f you employ casual staff here is a reminder for you.

Almost all modern awards were updated from 1 October, 2018, to include a clause giving a regular casual employee (one who has worked a pattern of hours on an ongoing basis over the last 12 months), the right to request to be moved to permanent part-time or full time (depending on their hours). Please note that this change applies to the General Retail Award.Should you receive such a request, you will need to keep the following in mind: l If a casual does request to be moved to permanent full-time or part-time employment, they must do so in writing. l An employer can refuse the request on “reasonable grounds” but only after a consultation with the employee. They then must provide (in writing), reasons for the refusal within 21 days of receiving the request. l If the employee does not accept the refusal, this will constitute as dispute and an employer must ensure that correct process is followed.

To protect your business from facing fines and penalties, HR Central can: l Ascertain whether or not you have staff who this new clause applies to; l Help with the consultation process should an employee request this transition; and l Help you scope the appropriate documentation, should you wish to refuse a request.

As employers, you must provide all casuals with a copy of this clause within the first 12 months of their engagement. Those already engaged as at 1 October, 2018 must have been provided a copy by 1 January, 2019. l

If you would like a free template for this clause or would like advice or support regarding any HR issue, call our team on 1300 717 721.

Advice.

Awareness.

Connect.

Collaborate.

OPEN DAY 9 October 2019 WOOLONGONG www.selfstorage.org.au

NETWORKING FUNCTION 28 November 2019 MELBOURNE

HR HELPDESK 1300 01 SSAA / 1300 017 722

APRIL / MAY 2019 INSIDER 106

34 SSAA BOARD

SSAA Board matters Let’s take a look at what the Board has achieved since the AGM.

By Susan Phillips, SSAA CEO

A

s part of the SSAA strategy and business planning for 2019-2022 a strategic decision has been taken that will result in a fresh approach to the legal obligations of the SSAA for Australian members. Over time internal resources have been stretched in order to provide the legal coverage sought by members in relation to queries around daily business operations. The service was being resourced by two part time staff members, 3 days per week. The SSAA acknowledges the importance of the service and has made the decision to ensure that the Legal Help Desk is operational 5 full days each week. To achieve this goal the Australian law firm Hunt & Hunt have been engaged to provide that legal advice. Requests made by New Zealand members are channelled to Jackson Russell Lawyers in Auckland, as has been the procedure since 2015. The outsourcing of these legal services sees the risk removed from the Association if a challenge were to be made against any of the advice provided.

The changes to the Australian Legal Help Desk took effect on 1/3/19.

CODE OF ETHICS – The SSAA Board have reviewed and updated the Code of Ethics. The new code is available for

download from the SSAA website or refer to page 42 of this magazine.

COMPLAINTS POLICY – A policy to receive and process member complaints has been adopted by the Board. This was the result of a serious complaint against a member late in 2018 and it was evident at that time that internal processes did not allow for clear direction to deal with such complaints. The Complaints Policy links to the updated Code of Ethics. To review the new Complaints Policy please refer to the SSAA website.

STRATEGIC PLAN – the Board of Directors recently conducted a workshop to review and update the strategic direction of the Association.

It was resolved by the Directors that as the peak industry body for the self storage industry in Australia and New Zealand the SSAA will continue to help members improve their businesses through three key pillars - Education, Advocacy and Support. The Board will be guided by a strong commitment to serve the members and support this work through appropriate governance and resourcing. Of note is the commitment to deliver accurate and timely industry research within the next 12 months; build stronger

relationships with our stakeholders; increase the profile of the SSAA to cement our position as the peak industry body; provide effective online industry-specific training; continue to help our members to adopt high standards and adapt to industry innovation; and provide accurate, timely and easy-to-understand legal and HR services and support.

POLICIES – Through the Audit, Finance & Risk Committee the SSAA have adopted 5 new policies. They include a Governance and Management Policy, Budget Policy, Expenditure Policy, Investment Policy and a Risk Management Policy.

AWARDS FOR EXCELLENCE – A review of the Awards criteria and judging process has been undertaken.

The process delivers some changes in Awards categories; changes to some criteria and continued improvements to the judging process to ensure confidentiality and independence can be maintained.

Nominations for the Awards are now open and further detail can be obtained by contacting the Membership Officer on 1800 067 313 (Australia) and 0800 444 356 (New Zealand). Nominations close on 31/5/19. l

new standard storage agreement* now available! *only available to financial members

putting ink on paper since 1977 3 Paterson Parade Queanbeyan NSW 2620 PO Box 624 Fyshwick ACT 2609 tel: 02 6299 4500 email: printing@homesteadpress.com.au SSAA SERVICE MEMBER SINCE 1999

www.homesteadpress.com.au

LEGAL HELP DESK 35

Changes to Legal Help Desk The SSAA Board convened a 2-day meeting in November to discuss strategy and business planning for 2019-2022.

O

ne of the strategic decisions taken will result in a fresh approach to the legal obligations of the SSAA for Australian members.

Over time internal resources have been stretched to provide the legal coverage sought by members concerning queries around daily business operations. Currently, the service is resourced by two parttime staff members, three days per week. The SSAA acknowledges the importance of the service and has decided to ensure that the Legal Help Desk is operational five full days each week. To achieve this goal Australian law firm Hunt & Hunt have been engaged to provide that legal support and advice.

The method of operation for the Legal Help Desk for both Australia and New Zealand will remain the same as it is now. Members are required to email their queries to legalsupport@selfstorage.com.au

www.selfstorage.org.au

The requests will be filtered, as we find that most can be resolved by reference to the Manual of Advice and Procedures (MAP). The requests for assistance that require legal advice will be forwarded to Hunt & Hunt (for Australian members) and Jackson Russell (for New Zealand members). If your enquiry is to be escalated to the consultant legal firms your business will receive advice of this action.

If the assistance is deemed to be out of the scope of the service that can be provided by the SSAA the respective law firms will be available to members on a fee for service basis.

In all cases, a quote for services will be issued before any decision by the member to engage the law firm and will become a confidential matter between the member and the firm. If a matter proceeds to court or tribunal, the SSAA will be advised of the results to stay abreast of the findings relevant to the

industry. As always if an emergency arises your phone call will be taken immediately.

The SSAA in-house legal team will continue to provide the first response for the Legal Help Desk as well as support to members in many other ways, including the review and updating of all self storage agreements on an annual basis, subsequent updating of the MAP and associated default letters. Improvements to accessibility of all legal documentation is another project for the team along with the development of modules for online legal training which will be available during 2019. Regular features such as the Members Legal Forum will continue in the Insider and the STOReFLASH as well as presentations and workshops at the Annual Conventions.

The changes to the Australian Legal Help Desk took effect on 1/3/19

APRIL / MAY 2019 INSIDER 106

36 LEGAL HELP DESK

Hunt & Hunt Lawyers Hunt & Hunt will assist SSAA members with a range of legal inquiries via the expanded services being offered by the Legal Help Desk.

H

unt & Hunt Lawyers has been a proud member of the SSAA for two years.

They joined because of its strong experience in the industry and clear alignment of the SSAA values with their own corporate values.

With Hunt & Hunt Legal Group offices in Melbourne CBD, Sydney CBD, North Ryde, Perth, Brisbane, Gold Coast and Darwin and agency arrangements throughout regional Australia, Hunt & Hunt can assist SSAA members with legal needs regardless of their location.

Now in its 90th year of operations, Hunt & Hunt is a prominent Australian law firm with an Australia-wide presence. They put their longevity in the industry down to their technical ability and friendly client approach.

For Principal Tony Raunic, the Hunt & Hunt tagline ‘Genuine people. Practical solutions’ is not just a marketing slogan.

‘We pride ourselves on being approachable and down to earth’ he says. ‘Rather than give you a lot of legal language in a long-winded letter, we focus on finding a cost effective, timely and practical solution, whether it’s for your business or your family.’

‘We also don’t want you to have a heart attack when you receive our bill’, jokes Principal Graeme Armstead.

‘We provide costing approaches such as up-front fixed fee proposals,

INSIDER 106 APRIL / MAY 2019

which gives certainty regarding costs and eliminates any shock when the bill arrives.’

Hunt & Hunt will assist SSAA members with a range of legal inquiries via the expanded services being offered by the Legal Help Desk.

In addition to the services of the Help Desk, Hunt & Hunt also offers the following legal services: l Banking and finance l Corporate and commercial l Employment and workplace relations l Insolvency and restructuring l Insurance l Intellectual property l Litigation and dispute resolution including debt recovery

l Local government regulation l Property including leasing and general conveyancing l Town planning l Wills and estate planning.

Tony and his team presented and exhibited at the SSAA Open Day in November last year. It was a great opportunity for Hunt & Hunt to connect with members and hear about the challenges and opportunities members are facing in their businesses. That evening, Tony and Graeme Armstead attended the networking event where the valuable conversations continued over dinner.

Hunt & Hunt is looking forward to meeting more members throughout the year at the various SSAA networking events, Open Days and the 2019 Convention in Cairns.

SSAA LEGAL HELP DESK PROCESS Email or phone in with your inquiry to legalsupport@selfstorage.com.au / 1800 067 313 The SSAA Paralegal will assess your query and provide assistance using the established resources in the SSAA Manual of Advice and Procedures (MAP). All queries will be responded to within one business day.

If the query is deemed to require legal advice it will be forwarded to the Hunt & Hunt Legal Help Desk.

If the enquiry is outside of the scope of services provided through your membership, Hunt & Hunt will offer their services on a ‘fee for service basis’ and a quote will be provided before any work commences.

The expanded services commenced on 1st March 2019. www.selfstorage.org.au

LEGAL HELP DESK 37

Jackson Russell

S

SAA’s NZ legal counsel are Jackson Russell. Jackson Russell have been providing New Zealand legal advice to the SSAA since 2014.

Jackson Russell’s role includes: l reviewing and updating the SSAA’s New Zealand storage agreements and MAP (Manual of Advice and Procedure); l providing legal training to New Zealand members; l assisting the SSAA with its NZ Legal Help Desk.

ABOUT JACKSON RUSSELL Jackson Russell is one of New Zealand’s most established law firms. 2019 is Jackson Russell’s dodransbicentennial (or 175th). For 175 years Jackson Russell have been trusted advisers to businesses, organisations and private clients.

Jackson Russell offer expert advice across a wide range of specialist areas including business, commercial, company, construction, employment, franchising and finance. If things go wrong, it has an experienced team of dispute resolution/litigation lawyers who work with clients to resolve disputes.

In addition to advising the SSAA, Jackson Russell advises a number of members on a diverse range of issues, including: l buying and selling self storage facilities and property; l development of new facilities; l assisting on consent issues; l bank financing and refinancing; l shareholder issues; l commercial disputes; l employment and restructuring advice; and l supply and other commercial agreements.

Known for integrity, expertise and discretion, the firm is committed to managing all work efficiently, cost effectively, and within the right level of experience.

The profiles of Darryl King and Claire Godber, the SSAA’s key NZ legal advisers are set out below.

www.selfstorage.org.au

DARRYL KING – PARTNER, JACKSON RUSSELL

CLAIRE GODBER – SENIOR ASSOCIATE, JACKSON RUSSELL

Darryl is a business law specialist with extensive experience in business law matters ranging from day-to-day business to special projects. As a result of his extensive work with the SSAA and a number of our members, Darryl is New Zealand’s leading self storage legal expert.

He is a pragmatic and commercial lawyer who is passionate about helping New Zealand businesses to succeed.

Darryl collaborates with Jackson Russell’s personal legal service specialist to help business owners with their personal legal matters, including trusts.

In his spare time he enjoys trail running (including running ultramarathons), mountain biking and spending quality time with his wife and children.

Claire is a Senior Associate in Jackson Russell’s Business Law team. Claire is a key part of the SSAA’s NZ legal team.

Claire enjoys getting to know her clients so she can provide commercial advice and solutions that suit their needs. She has particular expertise in negotiating and drafting commercial contracts, alongside troubleshooting the commercial and legal issues that can arise from these. She also has expertise in M&A, intellectual property and technology related matters and advising on regulatory and compliance requirements.

In her spare time she enjoys photography and searching for the best coffee spots in Auckland. l For further information please see www.jacksonrussell.co.nz.

ACCESSING THE NZ LEGAL HELP DESK If you would like to access the NZ Legal Help Desk members are required to email their queries to legalsupport@selfstorage.com.au NZ legal questions within the scope of the helpline that cannot be resolved by the SSAA are passed on to Jackson Russell by the SSAA. While members cannot approach Jackson Russell direct under the Legal Advice Helpline, members can separately engage Jackson Russell to provide a full range of legal services.

APRIL / MAY 2019 INSIDER 106

38 MEMBERS’ LEGAL FORUM

Use it or lose it

By Simone Hill, SSAA’s Legal Advisor Using anything other than the SSAA’s storage agreement might be your biggest business error. In this edition of the MLF we consider the importance of the SSAA’s standard form storage agreements and the problems that can arise if businesses use either variations of the agreements, old versions of the agreements or draft their own.

T

his year, the Standard Self Storage Agreement turns 24. Back then, we only had the Standard Agreement and the first edition of the MAP (Manual of Advice and Procedure). Over the years we have added the Managed Agreement, the Mobile Agreement, a range of support contracts and New Zealand versions of all the documents. For almost a quarter of a century the SSAA has been updating and perfecting the agreements and MAP in response to legislative developments, legal decisions and member experiences.

A BIT OF HISTORY The original standard agreement was drafted in December 1995. It took into consideration some two dozen agreements that had been provided by different members and sought to reflect what members wanted from an operational perspective – i.e. the right to sell and when, ensuring the relationship would not be interpreted as a bailment, and making it the storer’s responsibility for apply a lock - and

INSIDER 106 APRIL / MAY 2019

set down many other rights and practices. The document was intended to be a living document and is updated both in response to both a changing (and sometimes challenging) legal climate, and to overcome practical problems.

Although resources relating to big changes to the law that impact on our agreements – such as changes to consumer protection legislation – are readily ascertainable, much of the material the SSAA takes into consideration when updating the agreements is only available to us because it has been provided by members. For example, when a member is involved in a dispute being heard at a tribunal – like NCAT, VCAT and other consumer tribunals, where the vast majority or self storage disputes are heard and resolved – the matters are not generally publicly reported. The SSAA relies on its members to provide us with the written decision so that we can reflect on whether the underlying reasoning for the decision should influence our operational recommendations and/or feed into the next draft of the agreements.

www.selfstorage.org.au

MEMBERS’ LEGAL FORUM 39 It’s not just legal issues that impact on the agreements.

The agreements aim to solve both legal and operation problems. Many recent changes – such as expanding the options for the facility to deal directly with the ACP (alternate contact person), ensuring storers are responsible for the actions of third parties accessing the facility using their pin codes, and the right to dispose of items left in communal areas – are all additions to the contract made in response to member needs. Because the SSAA legal team work closely with members providing support, we readily understand the areas where our agreements and procedures need to be tightened up.

THE AGREEMENTS ARE A KEY OFFERING OF THE SSAA When current and prospective members are asked what makes SSAA membership appealing and valuable, having use of the storage agreements included as part of annual membership rates highly. Having a bespoke storage agreement drafted by a lawyer is expensive and would easily cost an individual member between $8K and 10K. Perhaps even more costly than the upfront price would be the actual value of the agreement. Self storage law is an extremely specialised area of law. Across the world, apart from a select handful of lawyers, most lawyers do not understand the nuances of our industry nor where the issues potentially lie, and hence cannot draft a storage agreement that will adequately protect your facility. When new members join the SSAA they often regretfully discover the very expensive storage agreement they had drafted by a so-called expert doesn’t allow them to sell up a defaulting storer, or worse still, won’t protect them in the event of a disaster.

The SSAA’s experience and resources have also enabled it to develop and offer separate storage agreements that cater

to the different legal and commercial issues that arise with the different storage types members provide. The SSAA also offers Australian and New Zealand versions of the storage agreements – as while Australian and New Zealand laws are quite similar, there are some key differences.

WE DON’T JUST RELY ON OUR EXPERTISE – AND WE SPREAD THE COSTS The SSAA regularly has its agreements sent out for review to other expert, specialised lawyers in both Australia and New Zealand to ensure they comply with all applicable laws.

One key legal area impacting on the agreement and our operational practices is that of consumer protection laws.

The SSAA invests in external legal advice to ensure our agreements are current and compliant in this area. The cost to undertake this work is significant, but as it is shared across the membership the cost becomes manageable. The cost is however significant enough that an individual operator may balk at having the work undertaken regularly, leaving them open to legal risk.

THE AGREEMENTS ARE BACKED UP

BY LEGAL SUPPORT Hand in hand with the agreements comes legal support.

As part of membership of the SSAA facility members have access to legal assistance on matters relevant to the agreements and the Manual of Advice and Procedure. As any business person knows, legal advice is expensive! The SSAA seeks to offer high quality relevant support on issues such as selling up a defaulting storer, how to approach a storer who is aggressive and need for their storage contract to be terminated, and many other day to day legal and operational issues as part of membership.

Because the SSAA aims to both keep membership cost competitive and concurrently offering quality service, legal support is limited. The SSAA’s legal support is limited to advice on issues arising from use of the current SSAA agreements. This means that it is not only cost effective to use the SSAA’s agreements (i.e. not pay to have an agreement drafted by an outside lawyer) but members gain an additional cost benefit by having access to complimentary legal services when they use the agreements. Members who elect to use their own agreements, or have no agreements in place, or continue to sign up new storers to outdated agreements, will require specialised legal advice that falls outside the SSAA’s complimentary legal support. The SSAA is unable to offer complimentary legal support on these broader issues if it wants to remain financially viable.

THE BOTTOM LINE Using the SSAA’s agreements makes sense. The SSAA storage agreements are drafted by experts with many years’ experience in self storage law. We update the agreements regularly in response to broad legal changes and member experiences. To ensure even greater security, we seek external legal advice on specialised areas of the law. Additionally, by using the agreements members ensure they can continue to access expert legal support at no additional cost.

The SSAA legal team look forward to continuing to help our members run secure self storage facilities. l

www.selfstorage.org.au

APRIL / MAY 2019 INSIDER 106

40 TRADE DIRECTORY – TRUSTED SUPPLIERS TO THE SELF-STORAGE INDUSTRY ANCILLARY SERVICES VISY BOXES & MORE T: 03 9554 5600 E: vbm_vic@visy.com.au visyboxesandmore.com.au Branches across Australia and New Zealand Aurion Solutions Liz Brooke 4 Fairmont Court, Narre Warren North, VIC 3804 T: +61 439 004 406 E: liz@aurionsolutions.com.au W: www.aurionsolutions.com –––––– Homestead Press Joe Barbaro T: 02 6299 4500 E: printing@homesteadpress.com.au –––––– HR Central Cath Grawe T: +61 1300 717 721 E: cath.grawe@hrcentral.com.au www.hrcentral.com.au –––––– Hunt & Hunt Lawyers Graeme Armstead T: +61 3 8602 9200 E: garmstead@huntvic.com.au www.hunthunt.com.au –––––– iBidOnStorage iBidOnStorage T: +61 2 4302 0605 E: info@ibidon.com.au –––––– Jetta Excess Baggage Pty Ltd Lyle Honess T: +61 1300 300 688 E: sales@jetta.com.au www.jettaexcessbaggage.com.au –––––– Lock Distributors Australia Martin Coote T: 1800 28 77 24 E: service@lockdistributors.com.au www.lockdistributors.com.au –––––– Pros On Print Pty Ltd 3/110 Macquarie Street, Teneriffe QLD 4005 Owner: Garth Bannister T: +61 7 3148 2241 E: sales@prosonprint.com www.prosonprint.com.au –––––– Royal Wolf Trading Craig Baker T: 02 9482 3466 E: removals@royalwolf.com.au www.royalwolf.com.au –––––– StorAssist Sally Chodan T: +61 403 533 640 E: sally@storassist.com.au www.storassist.com.au –––––– Sweepers Australia Michelle Maxwell & Vaughan Rose T: 03 9562 7533 E: michelle@sweepersaustralia.com.au www.sweepersaustralia.com.au

INSIDER 106 APRIL / MAY 2019

DESIGN & CONSTRUCTION SERVICES & SUPPLIERS SOUTHWELL LIFTS AND HOISTS David Head T: 02 4655 7007 E: sales@southwell.com.au www.southwell.com.au UNIVERSAL STORAGE CONTAINERS (USC) Shay McQuade T: 0438 256 541 E: shay.mcquade@universalstorage containers.com www.universalstoragecontainers.com STORCO STORAGE SYSTEMS Jonathan Layton T: 02 6391 2800 E: jonathan.layton@storco.com.au www.storco.com.au B & D Australia James Tyson T: 07 3883 0248 M: 0417 792 636 E: james.tyson@bnd.com.au www.bnd.com.au –––––– BOS Containers Australia Elise Kelsey T: +61 3 9720 4455 E: ekelsey@aimhire.com.au www.aimhire.com.au –––––– BOS NZ Limited Justin Dempsey Palm Beach, Papamoa, 3151 New Zealand T: +64 0800 226 769 E: info@bosnz.co.nz –––––– Bridgmond Projects Pty Ltd Mark Venz T: 0438 072659 E: info@bridgmond.com.au www.bridgmond.com.au –––––– Centurion Garage Doors Pty Ltd Tony Cocco, Business Development Manager T: +61 7 3441 4999 E: tcocco@cgdoors.com.au www.cgdoors.com.au –––––– Corporate Construction Group Matthew Moulsdale T: +61 2 9231 3691 E: admin@corporateconstruction.com.au www.corporateconstruction.com.au –––––– G&M Stor-More Michael Watson T: 02 4733 5048 E: michael@gmstormore.com.au www.gmstormore.com.au –––––– Gliderol Garage Doors Tom Ainscough T: 08 8360 0000 E: tainscough@gliderol.com.au www.gliderol.com.au

Havener Enterprises Alan White T: 815 935 8383 E: alan@havenerent.com www.portablestoragebox.com –––––– Kiwimark Construction Ltd T: 07 576 5494 F: 07 576 5491 E: travis@kiwimark.net.nz www.kiwimark.net.nz –––––– Orbitz Elevators Pty Ltd Jonathan Dwayre T: 1300 851 554 E: info@orbitzelevators.com.au www.orbitzelevators.com.au –––––– RegisBuilt Group Anthony Regis M: +61 423 083 321 T: 1300 388 224 E: anthony.regis@regisbuilt.com.au www.regisbuilt.com.au –––––– Safetech Lifts & Hoists Tony Krlevski T: +61 3 5127 4566 E: sales@safetech.com.au www.safetech.com.au –––––– Steel Storage Group T: +61 7 3865 1600 E: sales@steelstorage.com.au www.steelstorage.com.au –––––– Taurean Door Systems Adrian Valente National Sales Manager T: +61 3 9721 8366 E: Adrian.valente@taureands.com.au www.taureands.com.au –––––– Total Construction Pty Ltd Steven Taylor, Director T: +61 2 9746 9555 E: stevet@totalconstruction.com.au www.totalconstruction.com.au

MANAGEMENT SERVICES Self Storage Management Solutions Mark Greig, Director of Operations M: +61 499 110 599 T: (07) 3240 8400 E: partners@selfstoragemanagement solutions.com.au www.selfstoragemanagement solutions.com.au –––––– Storage King Management Services Australia Martin Richards T: +61 2 9460 6660 E: martin@storageking.com.au www.storageking.com.au –––––– Storage King New Zealand Martin Richards T: +61 2 9460 6660 E: martin@storageking.com.au

www.selfstorage.org.au

TRADE DIRECTORY 41 SOFTWARE & SECURITY EZIDEBIT T: 07 3124 5500 E: sales@ezidebit.com.au www.ezidebit.com STORMAN AUSTRALIA Andy Pudmenzky T: 07 3319 1522 E: sales@storman.com www.storman.com STORMAN NEW ZEALAND Andy Pudmenzky T: 09 280 3393 E: sales@storman.com www.storman.com AD-TECH Security Adrian Rostirolla T: 1300 30 60 90 E: sales@ad-tech.com.au www.ad-tech.com.au –––––– AlarmQuip Security Systems Evan Richardson T: 07 5492 3242 E: evan@alarmquip.com.au www.alarmquip.com.au –––––– Centreforce Technology Group Pty Ltd Dallas Dogger T: 07 3889 9822 E: sales@centreforceit.com.au –––––– SiteLink Software: www.sitelinksoftware.com.au R6 Web Sites: www.r6digital.com.au District Manager revenue enhancement software: www.qstrom.com –––––– Prodigitas IT Services Kaustubh Deshmukh T: +91 9764 009 848 E: kaustubh.deshmukh@prodigitas.com www.prodigitas.com –––––– PTI Australasia Pty Ltd Ben Parsad T: 07 3216 5524 E: sales@ptiaustralasia.com www.pti.com.au –––––– QueAccess Pty Ltd Kevin Hannagan T: +61 488 279 918 E: kevin@queaccess.com.au www.queaccessw.com.au –––––– Sentinel Australasia Jason Keane T: +61 99882035 / 1300 852 117 E: jason@storagesecurity.com.au www.storagesecurity.com.au –––––– Sitelink Michael Dogger, General Manager T: +61 7 3889 9822 E: support@sitelinksoftware.com.au sitelinksoftware.com.au

www.selfstorage.org.au

VALUATIONS, FINANCE & ASSORTED PROFESSIONAL CONSULTANTS AON Risk Services Darren Clauscen E: darren.clauscen@aon.com T: 02 9253 8350 www.aon.com.au/storage –––––– AON Risk Services NZ Jeffery Nathan T: +64 9 362 9535 E: jeffery.nathan@aon.com www.aon.co.nz –––––– Bishop Collins Pty Ltd Phillip Keenan T: +61 2 4353 2333 E: mail@bishopcollins.com.au www.bishopcollins.com.au –––––– Box Commercial Estate Agents Robert Stanley-Turner T: +61 3 9410 0388 M: 0418 98 2000 E: rob@boxcom.com.au www.boxcom.com.au –––––– Collins & Associates Malcolm Collins T: 03 8456 5134 E: malcolm@malcolmcollins.com www.malcolmcollins.com –––––– Colliers International Holdings (Aust) Ltd Dylan Adams T: 02 9257 0222 E: dylan.adams@colliers.com www.colliers.com.au –––––– GSA Insurance Brokers Carlo Gentili T: +61 2 8274 8130 E: carlog@gsaib.com.au –––––– Harzed Finance Pty Ltd Zoran Malesevic T: +61 419 442 555 E: zoran@harzedfinance.com.au www.harzedfinance.com.au –––––– Highway Frontage Specialist Estate Agents Matt Walsh T: 1300 661 950 +61 3 9944 9350 E: matt@highwayfrontage.com.au www.selfstoragerealestate.com.au –––––– Landmark White Pty Ltd Paul Robbins T: 07 3226 0000 E: paul.robbins@lmw.com.au –––––– M3 Property Strategists Jeremy Hoffman T: 07 3620 7912 E: jeremy.hoffman@m3property.com.au Ross Perkins T: 07 3620 7901 E: ross.perkins@m3property.com.au –––––– Midland Insurance Brokers Gilda Mihran T: 1300 306 571 E: storage@midlandinsurance.com.au www.midlandinsurance.com.au

Urbis David Blackwell M: 0409 771 310 E: dblackwell@urbis.com.au Linda Sharkey M: 0410 902 116 E: lsharkey@urbis.com.au –––––– Wallace McLean Ltd Insurance Brokers and Risk Advisers Simon Keenan T: +64 9 358 7233 E: simon@wallacemclean.co.nz W: www.wallacemclean.co.nz

Would you like to be listed on this page?

THEN BECOME A SSAA SERVICE MEMBER. The Self Storage Association of Australasia has been looking after the interests of the self storage industry in Australia and New Zealand since 1990. It is the peak industry body and provides guidance to its members in both day-to-day operational procedures and the promotion of their business and the industry as a whole. A key factor in the success of the SSAA has been the relationship with its members.

As a Service Member of the SSAA you could have the opportunity to build relationships within the industry through the various mediums and networking opportunities that the SSAA has available. You also have a unique opportunity to market your products and services directly to the industry through a number of opportunities that we have exclusively for our Service Members. In addition, you will receive all the information, publications, invitations and other correspondence that all members of the association receive, which will help you keep abreast of industry issues and ensure you have the most up-todate information when dealing with the self storage industry.

As a service member you also have board representation. This ensures that you also have a say in the strategic direction of the association and the industry, you have the right to vote, nominate or become this important industry representative.

For further information on how we can help make your service membership work for you, please call +61 3 9466 9699 to obtain an application form or email membership@selfstorage.com.au

APRIL / MAY 2019 INSIDER 106

42 NEW MEMBERS ADDITIONAL FACILITIES Metrobox Pty Ltd 43 Newton Street, Wetherill Park NSW 2164 T: 1300 078 673 E: mairead@metromovers.com.au –––––– National Storage Croydon Park 334 South Road, Croydon Park SA 5008 T: +61 8 8348 2536 E: croydonpark@nationalstorage.com.au –––––– National Storage Paremata 7 Paremata Crescent Porirua Wellington 5024 New Zealand T: +64 4 233 8818 E: paremata@nationalstorage.nz –––––– National Storage Salisbury 34 Barndioota Park Salisbury SA 5109 T: +61 8 8282 5963 E: salisbury@nationalstorage.com.au –––––– National Storage Tawa 76 Main Road, Tawa Wellington 5028 New Zealand T: +64 4 232 4393 E: tawa@nationalstorage.nz –––––– National Storage Thornton 8 Waterloo Avenue Thornton NSW 2322 T: +61 2 4966 3131 E: beresfield@nationalstorage.com.au –––––– Storage King Crestmead 38-40 Calcium Court Crestmead QLD 4132 T: +61 7 3145 4741 E: crestmead@storageking.com.au –––––– Storage King Southport 16 Pinter Drive Southport QLD 4215 T: +61 7 5528 0500 E: southport@storageking.com.au –––––– StoreLocal North Rockhampton 522 Yaamba Road North Rockhampton QLD 4701 T: +61 7 4926 1255 E: northrockhampton@storelocal.com.au

FACILITY MEMBERS A Safe Place Self Storage 15 Darlrymple Street, Dunedin Otago 9010

New Zealand T: +64 27 553 9195 E: doreeness@yahoo.com –––––– Central Vic Self Storage 1 Craigie Street Harcourt VIC 3453 T: +61 408 510 163 E: enquiries@centralvicselfstorage.com.au –––––– Derwent Valley Self Storage 100 Ring Road New Norfolk TAS 7140 T: +61 3 6249 7315 E: jphoto@intas.net.au –––––– Storage NZ 21 Works Road Longburn Palmerston North 4477

New Zealand T: +64 6 3555 999 E: info@storageNZ.kiwi

PROVISIONAL MEMBERS Central Storage Solutions 3 Maniapoto Grove, Taupo Waikato 3330

New Zealand T: +64 7 377 8090 E: gcarlson@xtra.co.nz –––––– Warren Hales 58 Matapihi Station Road RD5 Tauranga 3175

New Zealand T: +64 27 5711 411 E: lochwood@xtra.co.nz

SERVICE MEMBER Harzed Finance Pty Ltd PO Box 1691, Bondi Junction NSW 1355 T: +61 419 442 555 E: zoran@harzedfinance.com.au

Code of Ethics The Self Storage Association of Australasia’s Code of Ethics are fundamental to the values of the SSAA and essential to achieving its mission to lead the storage industry in Australasia by promoting the highest standards of ethics and professional excellence for the ultimate benefit of all members and customers.

1. As a SSAA member, you are required to follow the Code.

2. Members will ensure that their workplace is a safe environment for employees, customers and other visitors to the site.

3. Members will treat all employees, customers and visitors to the site with respect.

4. Members will promote the positive image of the industry through ethical and honest advertising and business practices.

5. Members will undertake to report any suspected criminal activities to the relevant authorities.

6. Members will comply with all relevant local, state and federal government laws and regulations regarding a self storage business.

7. Members will use a current approved SSAA storage agreement or develop an alternative that delivers the equivalent contractual agreement.

8. Members will ensure that staff are competent in their duties and complete appropriate training in current industry practices.

9. Members will participate honestly, cooperatively and transparently with any investigation by the SSAA into any alleged breach of this Code of Ethics.

INSIDER 106 APRIL / MAY 2019

www.selfstorage.org.au

YOUR SELF STORAGE SPECIALISTS Midland Insurance Brokers has been delivering excellence in customer service Brokers for more has thanbeen 30 years.

Midland Insurance delivering excellence in

customer service for more than 30 years.

Strong business ethics and a distinctive personal approach has attributed to our continued success.

Our market leading Self Storage policy is just one in our extensive array of insurance offerings.

Strong business ethics and a distinctive personal approach has attributed to our continued success. you own or operate a Self Storage is important to have aarray comprehensive, individually Our If market leading Self Storage policyfacility, is justitone in our extensive of insurance offerings. tailored insurance policy that covers your total operation. As storage requirements differ from

If you own or to operate a Self facility, cover it is important to have aoffering comprehensive, individually customer customer, we Storage can also provide for your customers insurance on their tailored policy thatfacility. covers your total As storage requirements differ from own insurance goods stored in your Whether you operation. have a converted warehouse or a purpose-built customer customer, we can also provide cover for your customers offering insurance on their facility,towe can help you. own goods stored in your facility. Whether you have a converted warehouse or a purpose-built For all your Self Storage needs speak to one of our specialists, Gilda Mihran or

facility, we can help you.

Justin Lane on 1300 306 571 or email storage@midlandinsurance.com.au

For all your Self Storage needs speak to one of our specialists, Gilda Mihran or Justin Lane on 1300 306 571 or email storage@midlandinsurance.com.au

Insurance issued by CGU Insurance. Consider the policy terms and conditions.

Contact STORCO to discuss your storage requirements P 02 6391 2800 E sales@storco.com.au