Self Storage Supplier Guide 2024

SELF STORAGE SUPPLIER GUIDE

Showcasing leading suppliers dedicated to the self storage industry.

The SSAA’s annual Self Storage Supplier Guide features a range of suppliers across categories essential to success in the self storage industry.

The suppliers featured within are valued partners and service members of the SSAA, many of whom have in-depth industry experience gained by working closely with self storage owners, operators and other suppliers for many years.

These experts have generously shared case studies that provide deeper insight into the practicalities of self storage design, development and operations.

You’ll also find helpful checklists and information highlighting the benefits of using suppliers who have a strong understanding of the self storage industry.

The full trade directory of the SSAA has been published within the guide, plus you’ll find links to industry suppliers in the online directory within your SSAA Member Portal.

We encourage you to utilise the Self Storage Supplier Guide year-round to source suppliers who are committed to serving our industry.

To our valued principal and major partners, and all our service members, we thank you for your ongoing support and look forward to helping you connect and engage with the growing self storage industry.

We wish you all every success in your self storage endeavours.

CONTENTS

ACCESS CONTROL, FIRE AND SECURITY

PTI SECURITY SYSTEMS

T: Sales: 1300 798 860

S upport: 1300 159 473

E: sales@ptistoragesecurity.com.au

PO Box 261

Kerrimuir Victoria 3129 ptistoragesecurity.com.au

With over 40 years of experience and 40,000 installations in more than 30 countries, PTI Security Systems is the most trusted name in self storage security. PTI provides the most innovative, durable and reliable security products alongside integrated security solutions.

NOKĒ SMART ENTRY

T: +61 7 3865 1600

E: sales@janusintl.au

144 Lavarack Avenue Eagle Farm, Queensland 4009 janusintl.au/noke

The Nokē Smart Entry system by Janus International is a cloud-based digital key management solution designed specifically for the self storage industry. This award-winning access control technology enables tenants to enter a facility and its units using a smartphone.

AD-TECH SECURITY SYSTEMS

T: 1300 306 090

E: adrian@ad-tech.com.au

Unit A8, 15 Forrester Street

Kingsgrove, New South Wales 2208 ad-tech.com.au

AD-TECH Security is a professional security installation and service company offering sales, service and security consulting to self storage facilities, industrial sites, retail shopping complexes, commercial office towers and more. AD-TECH delivers security solutions tailor made for each client.

ALARMQUIP SECURITY SYSTEMS

T: 1300 552 520

E: admin@alarmquip.com.au

PO Box 699

Golden Beach, Queensland 4551 alarmquip.com.au

Alarmquip has continued to stay ahead of technology by taking a keen interest in new product developments and industry trends. Alarmquip ensures they can provide customers with the information they require to make the relevant choices on their security.

COBRA ELECTRIC FENCING

T: +61 413 901 007

E: sales@cobraelectricfencing.com.au PO Box 9

Yarrambat, Victoria 3091 cobraelectricfencing.com.au

Cobra Electric Fencing offers security electric fencing, servicing, upgrades, automatic gates and fencing for industrial and commercial business properties throughout Australia.

DIGITAL SURVEILLANCE SOLUTIONS

T: +61 3 8360 3055

E: brett@digitalss.com.au

37/22-30 Wallace Avenue Point Cook, Victoria 3030 digitalss.com.au

DigitalSS supplies and installs electronic security equipment in self storage, residential and commercial environments. DigitalSS specialise in alarm systems, IP video surveillance, electronic access control systems and video intercoms.

GALLAGHER GROUP LIMITED

T: +64 7 838 9800

E: sales.nz@security.gallagher.com

181 Kahikatea Drive

Hamilton, New Zealand 3206 security.gallagher.com

Gallagher is a global technology leader in integrated access control, intruder alarm management, and perimeter protection. Gallagher perimeter protection solutions ensure self storage sites are secure and give your customers peace of mind knowing their belongings are safe in your care.

INSIDE OUT SECURITY

T: +61 7 4243 6235

E: service@insideoutsecurity.com.au

PO Box 7455

Sippy Downs Queensland 4556 insideoutsecurity.com.au

Inside Out Security is a security system and access control installation and maintenance provider based in South East Queensland. Their dedicated team of technicians service self storage facilities, small businesses, commercial, and industrial properties throughout Australia.

INTEGRATED CONTROL TECHNOLOGY LIMITED

T: +64 800 428 111

E: sales@ict.co

4 John Glenne Avenue

Rosedale, Auckland New Zealand 0632 ict.co

Whether you’re a small or large self storage business needing a scalable security system, the ICT Protege control system provides a comprehensive and flexible access control and security solution that integrates with leading self storage management software systems.

Revolutionising self storage security: PTI’s ProEdge Smart Latch

In the fast-paced world of self storage, where convenience and security are paramount, innovative solutions are constantly sought after. PTI, a pioneer in access control technology for over four decades, rose to the challenge with the introduction of their ProEdge Smart Latch. We delve into the transformative impact of the ProEdge Smart Latch on self storage facilities and its role in simplifying door security for operators and tenants alike.

Traditional self storage lock systems often present a host of challenges for operators. Managing physical keys, overseeing access, and addressing security concerns can be cumbersome and timeconsuming. Additionally, the need for manual interventions, especially during overlocking procedures, adds further complexity to operations. PTI recognised these pain points and set out to revolutionise self storage security with a solution that combines cutting-edge technology with usercentric design.

Introducing ProEdge Smart Latch — Launching Q3 2024 — a Bluetoothenabled latch designed to redefine door security in self storage facilities. Equipped with state-of-the-art features and built on a foundation of reliability, the ProEdge Smart Latch offers a seamless and secure access experience for both operators and tenants.

PROEDGE’S FEATURES AND BENEFITS:

l Bluetooth connectivity: By leveraging next-generation Bluetooth technology and the StorID mobile app, tenants can effortlessly control door access without the need for physical keys.

l Tamper-resistant design: The ProEdge Smart Latch incorporates a breakaway tab with an onboard accelerometer, detecting and notifying stakeholders in real-time in the event of forced entry attempts.

l StorLogix Cloud Integration: Seamless integration with StorLogix Cloud provides operators with valuable insights into tenant access and facilitates overlocking capabilities, enhancing operational efficiency.

l Long battery life and durability: With a single lithium-manganese dioxide battery offering up to three years of performance, coupled with its robust stainless-steel casing, the ProEdge Smart Latch is designed to withstand extreme environments and ensure uninterrupted operation.

l Additional securityfeatures: Features such as tamper resistance and a breakaway tab further enhance security measures, safeguarding self storage facilities against unauthorised access. By streamlining door security management and reducing reliance on physical keys, operators can allocate resources more efficiently and focus on delivering exceptional service to tenants. The integration of Bluetooth technology and cloud connectivity not only enhances security but also provides operators with valuable insights into facility operations, empowering data-driven decisionmaking.

PTI’s ProEdge Smart Latch represents a paradigm shift in self storage security, offering a perfect blend of innovation, reliability, and convenience. By addressing the pain points associated with traditional lock systems and introducing advanced features tailored to the needs of the industry, PTI has cemented its position as a leader in access control technology. As the self storage landscape continues to evolve, solutions like the ProEdge Smart Latch will play a crucial role in shaping the future of the industry, driving efficiency, security, and tenant satisfaction to new heights. l

ACCESS CONTROL, FIRE AND SECURITY

MILLENIUM TECHNOLOGY

T: 0800 724 376

E: info@millenniumtechnology.co.nz

42 Pukete Road

Te Rapa, Hamilton, 3200 New Zealand miltech.co.nz

Millennium Technology is a professional information technology, security installation and service company in New Zealand. The skilled team specialise in self storage and apply their extensive industry knowledge when providing clients with flexible solutions to protect and manage their facilities.

OPENTECH ALLIANCE

T: +44 7825 557 826

E: eusales@opentechalliance.com

49 Greek Street London United Kingdom W1D 4EG opentechalliance.com

OpenTech Alliance is the leading provider of technology solutions for the self storage industry. Trusted by over 10,000 facilities worldwide, their innovative products and services help self storage operators enhance their operational efficiency, maximise revenue, and improve customer satisfaction.

QUEACCESS

T: 1300 783 222

E: info@queaccess.com.au

5 Torres Crescent North Lakes, Queensland 4509 queaccess.com.au ––––––

QueAccess are leaders in the trade, offering gate Automation, Accesscontrol, Intercoms, CCTV; providing all aspects of commercial Electronic security services specialising in self storage.

RUBIK

T: 1300 852 117 / 0800 746 311

E: sales@storagesecurity.com.au 203 Rooks Road Vermont, Victoria 3133 rubikapp.com

Rubik is a leading provider of simple and affordable locking solutions for self storage units in Australia and New Zealand. Their combination padlock system offers self storage businesses a hassle-free way to secure units while providing convenient access to tenants.

SECURITY DISTRIBUTORS AUSTRALIA

T: 1300 882 101

E: info@securitydistributors.com.au

Unit 1/33 Delawney Street Balcatta, Western Australia 6021 securitydistributors.com.au

Security Distributors Australia is a premium Australian-owned wholesale provider of electronic security equipment specifically tailored for the Australian Security Industry. Providing highquality, innovative, reliable security solutions gives customers a competitive advantage.

SECURITY VISION NETWORKS

T: 1300 500 606

E: sales@secvision.com.au

552-560 Church Street North Parramatta, New South Wales 2151 secvision.com.au/self-storage

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SecVision Networks offer managed security solutions. They design, install, monitor, and maintain security systems that tailor to each site. Their solutions seamlessly integrate with Storman Cloud self storage management software, enabling customers to run a fully automated self storage facility.

SELF STORAGE SECURITY LTD

T: +64 2 2493 7700

E: dave@selfstoragesecurity.nz

21 Harford Place

Pakuranga, 2010 New Zealand selfstoragesecurity.nz

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Since founding, Self Storage Security Ltd has been known for quality services, exceptional efficiency and the highest level of professionalism. With over 20 years’ experience, they guarantee to not only meet but exceed your expectations and ensure your full satisfaction.

SENTINEL STORAGE SECURITY

T: 1300 852 117 or +61 3 9988 2035

E: sales@storagesecurity.com.au

74/203 Rooks Road

Vermont, Victoria 3133 storagesecurity.com.au

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Designed for self storage and used worldwide. Providing outstanding, competitively priced, market-leading self storage access control software and hardware. Sentinel can be packaged with its management software or interfaced with other available software programs.

STORAXXS

T: +61 7 3088 8091

E: support@storaxxs.com

Level 8, 12 Creek Street

Brisbane, Queensland 4001 storaxxs.com

––––––

StorAxxS provides a comprehensive access control solution for self storage facilities. This allows you to safeguard your facility, control system use and track costs at each site in your portfolio, saving you time and money.

World-leading Australian technology bringing safety and convenience to self storage

StorAxxS™ is an Australian company that provides secure, world-leading technology to the self storage industry.

Bringing touchless access, visuals and app-enabled services to customers, StorAxxS is changing the way that customers can access their goods without compromising safety or security.

In a traditionally non-technology driven industry, why was StorAxxS compelled to develop a technology forward solution?

In discussing the inception of StorAxxS, Mike says, “The growth of the self storage industry was well known and with an increase in supply we understood operators would look for ways to enhance existing products or target new markets to ensure their businesses attracted consumers and realise desired occupancy and returns.”

Through an existing business, AxxS Technology, the technology underpinning a lot of the parcel lockers around Australia today already existed. Turning focus to the self storage industry, StorAxxS was created as an opportunity to leverage existing technology to aid operators in an expanding industry.

How does StorAxxS expect customers and operators to perceive the product compared to existing self storage models?

Mike adds, “Security capabilities are at the forefront of self storage customers’ concerns as well as an expectation that new features can be offered through technology in a way customers find familiar and convenient.”

“We also saw small-business owners turning towards self storage as a flexible alternative to managing their inventory or equipment. Being

able to provide remote access to employees or for deliveries without adding any security risks was another key point of difference we wanted to offer to the self storage market.”

The contactless nature of the StorAxxS solution meant self storage operators were given greater flexibility in managing overheads, are able to provide 100% self-service solutions, monitor and respond to security incidents and obtain updates on facility status in real time.

Where to from here for StorAxxS?

“In addition to building our accredited installer network we continue to look for ways to beef up or solve operational, security and facility management challenges for operators. Our goal is to drive down

“ Bringing touchless access, visuals and app-enabled services to self storage customers.

operational costs as well as provide some alternative products or features that operators can promote to their customers,“ Mike concluded.

StorAxxS now employs 20 employees and recently appointed a new CEO, Rob Simmonds, to lead their rollout with over a dozen projects scheduled through 2024. l

Sentinel Storage Security: Elevating self storage security in Australasia

Sentinel Storage Security stands tall as the foremost provider of comprehensive security solutions for the self storage market in Australia and New Zealand. With an extensive range of products and services tailored specifically for the unique needs of the industry, Sentinel has become synonymous with reliability, innovation, and customer satisfaction.

In an industry where security is paramount, self storage facilities face a myriad of challenges ranging from unauthorised access to theft and vandalism. Traditional security measures often fall short in providing adequate protection, leaving facility owners and operators vulnerable to risks that can compromise the safety and security of their customers’ belongings.

Enter Sentinel Storage Security, the one-stop shop for all self storage security needs. Offering a comprehensive suite of products and services, Sentinel empowers facility owners to safeguard their premises effectively, providing peace of mind to both themselves and their customers.

Sentinel boasts an impressive array of security products, including:

l Access control: The Sentinel Platinum Access Control system ensures that only authorised individuals can access designated areas within the facility, enhancing security and control.

l Keypads: From the advanced Sentinel DaVinci Keypad to the integrated Sentinel 3200i Keypad, Sentinel offers cutting-edge keypad solutions tailored to meet the unique requirements of self storage facilities.

l Door locks: With options like the Global Entry and Rubik combination padlocks, Sentinel ensures that doors remain secure against unauthorised entry.

l Unit alarms: Sentinel’s unit alarms provide an added layer of security, alerting staff to any unauthorised access attempts or suspicious activity.

l CCTV cameras & DVRs: Utilising top brands like HIKVision, Dahua, and Hanwha Vision, Sentinel’s CCTV systems offer comprehensive surveillance coverage, allowing for effective monitoring and recording of all activities within the facility.

l Lighting and lift control: Sentinel’s lighting and lift control solutions enhance safety and security by ensuring well-lit and controlled access areas.

l Office alarms: The Bosch Solution 6000 Access Control & Alarm Systems provide robust security for office spaces within self storage facilities.

l Gates and gate operators: Sentinel offers gate solutions designed to restrict access to authorised personnel only, bolstering perimeter security.

l Audio & PA systems: With reliable audio and PA systems, Sentinel enables effective communication and emergency response procedures within the facility.

l Fencing and electric fencing: Nemtek Electric Fencing provides an additional deterrent against unauthorised entry, enhancing perimeter security. In addition to its comprehensive product offerings, Sentinel provides reliable repair, maintenance, and breakdown services to ensure the continuous operation of security systems. With a dedicated Australian-based support team available during business hours and sitedown emergency support available even on weekends and public holidays, Sentinel ensures that any issues are addressed promptly and efficiently.

In an industry where security is paramount, Sentinel Storage Security emerges as the trusted partner for self storage facilities in Australia and New Zealand. By offering a comprehensive range of products and services tailored specifically for the unique needs of the industry, Sentinel enables facility owners to enhance security, mitigate risks, and provide peace of mind to their customers. With a dedication to excellence and customer satisfaction, Sentinel Storage Security continues to elevate self storage security standards across Australasia. l

Streamlining self storage security with Rubik’s combination padlock solution

Rubik is a leading provider of simple and affordable locking solutions for self storage units in Australia and New Zealand. Their combination padlock system offers self storage businesses a hassle-free way to secure units while providing convenient access to tenants.

Traditional self storage security systems often involve complex electronic locks, which can be expensive to install and maintain. Rubik recognised the need for a simpler, cost-effective solution that could streamline access management for both operators and tenants.

Rubik introduced a combination padlock system coupled with a user-friendly app to revolutionise self storage security. By eliminating electronics and incorporating a straightforward management interface, Rubik’s solution offers the following benefits:

l Instant tenant access: With mechanical combination padlocks, tenants can access their units instantly without the need for electronic keys or access cards.

l Efficient management: The Rubik app allows operators to manage hundreds of locks effortlessly. It provides a task list for site managers, sends unlock codes automatically when a tenant pays for their unit, and seamlessly integrates with management software such as Storeganise and SiteLink’s StorApp.

l Cost-effectiveness: Rubik’s combination padlocks are affordable and require no retrofitting. Operators can save on installation and subscription fees typically associated with electronic lock systems.

l Contactless access: In an era where contactless solutions are increasingly important, Rubik’s system offers a simple yet effective way to automate access without the need for complex electronic components.

HOW IT WORKS:

l Secure the unit: When a unit becomes vacant or overdue, the site manager locks it using Rubik’s combination padlock and scans the QR code on the padlock with the Rubik app. This action records the unit, lock, and unlock code for future reference.

l Send the code: When a tenant rents a unit, the management software requests the unlock code from Rubik. The code, along with the gate access code is then sent to the tenant.

“ Rubik’s combination padlock solution has transformed self storage security.

l Return the lock: Rubik’s solution allows operators to leave padlocks with keys in the unit for move-ins. Rubik’s combination padlocks are then returned to a drop box and collected by staff for reuse.

Rubik’s combination padlock solution has transformed self storage security, offering operators and tenants a streamlined, cost-effective, and contactless access management system. By simplifying the process and eliminating the need for complex electronic components, Rubik has set a new standard for simple and cost-effective self storage security in Australia and New Zealand. l

National Mini Storage: How a perimeter security system contributes to business success

By Baden Foster, Technical Business Development Manager for Gallagher Security.

Ensuring your own assets are safe is difficult enough, but when you’re responsible for someone else’s belongings, the stakes are much higher. That’s why New Zealand’s largest self storage company, National Mini Storage, chose Gallagher’s perimeter security system to secure their facilities.

The concept of a self storage facility was relatively new when National Mini Storage opened their first site in Penrose in 1991. The site design was based on an innovative ranch style with an old quarry site providing a natural form of perimeter security. However, after three break-ins, the onsite managers acknowledged that the company’s long-term success was reliant on a safe and secure storage facility for customers.

Paul McFadzien, Managing Director of National Mini Storage, explains the key factors in sourcing a perimeter security solution were as follows:

l Detect and deter, while providing a safe environment for staff and customers.

l A high false alarm tolerance.

l An out-of-hours monitoring system.

The decision to install a perimeter security system was endorsed by site managers who saw monitored pulse fencing as the most appropriate solution to meet their requirements.

National Mini Storage’s Gallagher system consists of a grid of wires that can be constructed either inside an existing perimeter fence, or on walls and roofs. While most technologies only detect intruders, this perimeter security system is unique in its ability to also deter intruders. The security fence is pulsed every 1.2 seconds, creating a short, sharp, but safe energized pulse if the fence is touched or reached, as well as

creating an alarm. Paul reports that their system has been an excellent deterrent to thieves: “The system has been extremely successful from our point of view. It’s been a major deterrent and does the job it’s meant to do.”

He adds, “Since its installation 20 years ago, we have only had a handful of attempts to breach the fence line. The last time someone had a serious go at the fence they used wire cutters but only managed to cut a couple of wires before the alarms went off.”

As early adopters of perimeter security technology, National Mini Storage has continued to upgrade its on-site security to multiple zone systems, realizing the benefits of ongoing research and development. Their perimeter systems enable multiple zones to be alarmed and monitored along

with direct PC on-screen control of the site. “The zone factor has made a huge difference. If we do have problems, they are located quickly by identifying the fence zone that has gone into alarm mode,” says Paul. “It also means we don’t have to jump in the car and go onsite to solve the problem and reset the alarm. This technology means we can save a lot of time and money because we solve problems remotely.”

Paul attributes the use of technology-based systems, including Gallagher’s perimeter security system, as being important for the continued success of his business.

“It is a major point of difference for our customers compared to other suppliers.” l

ANCILLARY SERVICES

CLEANING

Sweepers, Scrubbers and Cleaning Equipment

SWEEPERS AUSTRALIA

T: +61 3 9562 7533

E: info@sweepersaustralia.com.au

10 University Place 3168 Clayton, Victoria sweepersaustralia.com.au

Sweepers Australia is a 100% Australianowned company dedicated to providing unparalleled service and exceptionally competitive prices to self storage customers of sweeping and scrubbing equipment throughout Australia.

ENERGY

CHOICE ENERGY

T: 1300 304 448

E: info@choiceenergy.com.au

Level 6/580 St Kilda Road Melbourne, Victoria 3004 choicenergy.com.au

Choice Energy is an Australian energy consultancy specialising in energy procurement and quality commercial solar solutions for businesses. They have helped more than 8,000 Australian businesses and consumers reduce their energy costs.

LOCKS

LOCK DISTRIBUTORS AUSTRALIA

T: 1800 28 77 24

E: sales@lockdistributors.com.au

19/12A Loyalty Road

North Rocks, New South Wales 2151 lockdistributors.com.au

For more than 25 years, Lock Distributors have offered high-quality specialist security products and accessories for industries including self storage. Their range features a variety of innovative security products, including their self storage-specific cylinder lock system.

MATERIAL HANDLING

RICHMOND ROLLING SOLUTIONS

T: +61 3 9551 2233

E: sales@richmondau.com

590 Clayton Road

Clayton South, Victoria 3169 richmondau.com

Richmond is an Australian family-owned company that has been designing, manufacturing and supplying rolling solutions for over six decades. Wheels and castors are at the focus, spanning categories such as conveyor, trolleys, gate automation and materials handling.

PACKAGING

VISY BOXES & MORE

T: 13 84 79

E: vbm_vic@visy.com.au

F2 - 205 Abbotts Road

Dandenong South, Victoria 3175 boxesandmore.com.au

VISY Boxes and More offer a full range of boxes and packaging, including tape, paper, bubble, plastic furniture protection covers, felt blankets, trolleys and more. They are Australia and New Zealand’s premier one-stop-shop for your packaging supplies and consumables.

PRINTING

HOMESTEAD PRESS

T: +61 2 6299 4500

E: printing@homesteadpress.com.au

112 Wollongong Street, Fyshwick, Australian Capital Territory 2609 homesteadpress.com.au

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Homestead Press offer the printing of storage agreements, business cards, office stationery and a whole lot more!

STORAGE AUCTION

IBIDONSTORAGE

T: +61 2 4302 0605

E: info@ibidon.com.au

PO Box 591

Ettalong Beach, New South Wales 2257

ibidonstorage.com.au

iBidOnStorage is Australia's only online auction platform dedicated to the storage industry, specialising in storage unit auctions. They offer an auctioning solution for operators in the process of disposing abandoned customer goods.

TELECOMMUNICATION

3SIP SERVICES

T: 1300 843 256

E: sales@igd.com.au

150 / 414-218 Pitt Street

Sydney, New South Wales 2000 3SIPServices.com.au

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With more than 25 years of self storage industry experience, 3SIP Services is a trusted VoIP Provider and Telecommunications provider specialising in Cloud PABX and Internet Services. They offer each customer a personalised, tailor-made solution for any VoIP/ telecommunications need.

URL NETWORKS

T: 1300 33 11 78

E: support@url.net.au

17/31 Queen Street

Melbourne, Victoria 3000

url.net.au

––––––

Established in 2007, URL Networks are specialists in the emergent VoIP technologies for business telecommunications. As a wholly Australian owned and operated telecommunications provider, rest assured that your most crucial link between you and your customer is in safe hands.

We are pleased to offer this exclusive deal for all SSAA Members only on our 4875VBMCLE Tape.

Present or email this coupon with your order to Customer Service for 5% off our 4875VBMCLE Tape order as well as 5% off custom boxes and tooling.

*Valid for one use per SSAA Member order placement. Minimum order qty is 2 boxes (144 rolls) of tape for the applicable discount.

Benefits of Printed Boxes

The personalised packaging experience enhances the value of your brand to your customers

Printed boxes spread awareness of your brand through the distribution cycle of your product

Customising boxes to suit the unique requirements of your products enhances their presentation and protection quality through the supply chain

For any new custom printed boxes a 5% discount will be o ered towards your stereo and tooling costs along with a 5% discount with your first print order run of boxes for the month of May 2024.

Enhancing communication efficiency: Hills Self

Storage’s transition to 3SIP Services

Hills Self Storage, a reputable provider with three storage centres in the Hills District, faced a critical challenge in streamlining their communication infrastructure. Hindered by an outdated hardware based PABX system, they recognised the pressing need for a modern solution to unify communication across their centres, customers, and management team. This case study delves into their journey towards adopting 3SIP Services, highlighting the challenges faced and the transformative outcomes achieved.

THE CHALLENGE

The existing PABX system posed several limitations, including outdated technology, lack of essential features, and escalating support costs. The complexity of their operational requirements further compounded the challenge. Hills Self Storage aimed to ensure seamless call handling to capitalise on every potential customer inquiry, necessitating a solution that was not only modern and efficient but also scalable and customer centric.

WHY 3SIP SERVICES

In response to these challenges, Gavin from Vision Self Storage Management the management company for Hills Self Storage, sought the expertise of 3SIP Services approximately five years ago, just before the inauguration of their new centre in Rouse Hill.

Collaborating closely with the 3SIP team, extensive consultations were conducted to design a tailored solution that addressed the specific needs of Hills Self Storage.

SOLUTION IMPLEMENTATION

The transition to 3SIP Services marked a significant milestone for Hills Self Storage. Leveraging advanced features such as Digital Receptionist, the new system ensured prompt call

“ A testament to the transformative impact of embracing innovative telecommunications solutions.

handling and enhanced customer experience. By enabling callers to select their desired location through a single number, the process was streamlined, reducing wait times and improving accessibility.

Additional features, including voicemail-to-email and missed call notifications, empowered managers to efficiently follow up with customers, even in cases of dropped calls. Moreover, the integration with Storman Cloud, a key aspect of the solution, facilitated seamless communication between the storage management system and the telephony infrastructure.

3SIP and Storman worked together to identify the scope of APIs to support the integration which included existing and new Storman REST APIs which were quickly and easily implemented, tested and deployed.

3SIP and Storman plan for additional functionality coming

soon to also enhance operational efficiency by automatically updating customer records with call logs and notes directly into Storman.

OUTCOMES AND BENEFITS

The adoption of 3SIP Services yielded tangible benefits for Hills Self Storage. The newfound communication efficiency translated into improved customer satisfaction, as evidenced by reduced wait times and enhanced responsiveness to inquiries. Moreover, the scalability of the solution allowed for seamless expansion as the business grew, ensuring long-term viability.

By partnering with 3SIP Services, Hill Self Storage successfully navigated the complexities of their communication needs, achieving a streamlined and customercentric solution.

This case study serves as a testament to the transformative impact of embracing innovative telecommunications solutions in enhancing organisational efficiency and customer experience. l

iBidOnStorage.com.au supports Space Saver Storage

BACKGROUND

Space Saver Storage is a Storage facility operating in Melbourne. Despite their best efforts to keep their storers accounts up-to date, they inevitably encounter customers who default on payments, leading to accumulated debt, loss of rental income, and the hassle of finding a way to dispose of the abandoned and unpaid for goods in these storage units. Facing these challenges, Space Saver Storage sought out an effective solution to recover losses and streamline the process of selling abandoned goods.

CHALLENGE

Space Saver Storage faced several challenges when dealing with defaulting customers:

l Accumulated debt: Unpaid storage fees accumulate, impacting the financial health of the business.

l Loss of rental income: Defaulting customers lead to a loss of rental income from occupied units which are not generating income.

l Time and effort: Managing abandoned storage units at auction stage requires significant time and effort, diverting resources from core business operations.

SOLUTION

Space Saver Storage uses iBidOnStorage.com.au, an online auction platform dedicated to selling abandoned storage units. iBidOnStorage provides an efficient and effective solution to dispose of abandoned goods through public auction. Here’s how the platform addresses Space Saver Storage’s challenges:

l Efficient disposal: iBidOnStorage streamlines the process of selling abandoned storage units. No more taking goods off site. The buyers pick the goods up from the facility. It also allows Space Saver Storage to recover losses promptly with reduced time and effort spent.

l Expanded reach: iBidOnStorage enables Space Saver Storage to reach a large and targeted audience of thousands of potential buyers, ensuring maximum exposure for auctioned units.

l Control and flexibility: With iBidOnStorage, Space Saver Storage gains more control over the auction process. They chose when their auctions start and finish, and how the goods are presented, empowering them to optimise outcomes.

“ iBidOnStorage is a valuable partner for Space Saver Storage, providing a comprehensive solution to the challenges faced when managing and disposing abandoned storage units.

CONCLUSION

iBidOnStorage.com.au is a valuable partner for Space Saver Storage, providing a comprehensive solution to the challenges faced when managing and disposing abandoned storage units. The user-friendly experience of iBidOnStorage’s platform coupled with their extensive industry experience, and impressive track record, allows storage operators like Space Saver Storage to recover losses quickly and efficiently while optimising unit availability, which in turn improves rental income.

iBidOnStorage.com.au offers industry-leading service. Over 1750 storage locations have hosted over 35,000 Storage auctions across Australia, indicating the consistent demand for the platform’s services and demonstrating its widespread adoption within the industry. All this has led to over $10 million returned to sellers as Bad Debt Recovered, reflecting the platform’s effectiveness in maximizing returns for storage operators. l

Choice Energy: Costa’s Mitre 10 saves over $41,000 annually through combined solar and energy management

OUR CUSTOMER

Costa’s Mitre 10 provides the Hoppers Crossing community in Victoria with great service and a wide range of hardware products. Aware of growing electricity prices, they sought a multi-pronged solution that would protect them from a volatile market and high energy spend.

HOW WE HELPED

After engaging with Choice Energy for a solar feasibility assessment, it was determined the business could reduce its impact through solar on its roof, but also save in excess of $20,000 per year.

With Choice’s range of experience in hardware retail, especially Mitre 10, the partnership was formed and an 80kW solar system was

$20,000

Through solar, the business is expected to save in excess of $20,000 per year

80kw

A 30kW turnkey solar solution was installed onto the store’s roof to reduce environmental impact and costs

$36,000

Through expert energy management, Costa’s Mitre 10 saved a further $36,000 in annual energy expenses.

installed, reducing daytime energy costs by 65%

As part of Choice Energy’s full energy management offering, Choice Energy then ran a tender that found a further $9,600 in savings, plus a Network tariff saving of $21,000 per year.

BENEFITS:

See the impact SSAA service member, Choice Energy, is having on businesses to help them reduce costs and increase profitability. In 2023, Choice Energy saved businesses over $6,000,000 all through an obligation free assessment on their energy bills. l

“ Choice Energy saved businesses over $6,000,000 all through an obligation free assessment on their energy bills.

Sweepers Australia and Gisborne Self Storage: Effective cleaning solutions

Fred Sewell, the owner of Gisborne Self Storage, has been relying on Sweepers Australia for over two decades to maintain the cleanliness of his facility. With 468 units spread over 12,300 square metres across two floors, keeping the premises spotless is no small feat.

However, with the help of Sweepers Australia’s innovative equipment and dedicated service, Fred and his team have managed to keep the facility pristine with minimal hassle.

Before incorporating Sweepers Australia into his cleaning regiment, they used a blower vacuum, which, while effective to some extent, merely rearranged the dirt rather than thoroughly removing it. Recognising the need for a more efficient solution, Sewell turned to Sweepers Australia, and he hasn’t looked back since.

Every three months, a service person from Sweepers Australia visits Gisborne Self Storage to perform maintenance on the Sweeper, a process that takes approximately 1.5 hours. The ride on sweeper, conveniently fits into the Southwell lift for access to the second floor and efficiently cleans the entire facility

in about four hours per week. This upgrade has significantly reduced the time and effort required to maintain cleanliness, allowing Fred to focus on other aspects of managing his business.

What sets Sweepers Australia apart is not only their reliable service but also their extensive range of cutting-edge equipment. From smaller pedestrian vacuum sweepers to mid-range options like the Atom rider sweeper and the impressive RCM Duemila Panzer with a cleaning width of 190cm, Sweepers Australia offers solutions tailored to meet the diverse needs of their clients. Additionally, their selection of RCM

“ Transitioning to Sweepers Australia’s innovative equipment streamlined our cleaning process, resulting in a consistently clean and well-maintained facility.

scrubbers, ranging from the Byte pedestrian model to the Tera rider sweeper/scrubber, ensures that customers like Gisborne Self Storage can find the perfect fit for their specific cleaning requirements.

Furthermore, Sweepers Australia prides itself on being a 100% Australian-owned company committed to providing top-of-theline sweeping and floor scrubbing machinery and equipment across the country. With a dedicated team of experienced technical staff and fully equipped service vehicles, they ensure prompt on-site repairs and service, minimising downtime and maximising productivity for their clients.

Sweepers Australia are dedicated SSAA members and the partnership between Gisborne Self Storage exemplifies the importance of investing in quality cleaning solutions for self storage facility’s. By transitioning from a conventional blower vacuum to state-of-the-art sweepers and scrubbers, Fred has streamlined his cleaning process, resulting in a consistently clean and well-maintained facility. With Sweepers Australia’s unwavering commitment to excellence, Gisborne Self Storage have found a reliable partner in his quest for cleanliness, allowing them to focus on providing exceptional service to customers and who note the cleanliness of the facility in their reviews. l Sweepers, Scrubbers

DESIGN AND CONSTRUCTION

JANUS INTERNATIONAL AUSTRALIA

T: +61 7 3865 1600

E: sales@janusintl.au

144 Lavarack Avenue

Eagle Farm, Queensland 4009 janusintl.au

Janus International Australia Pty Ltd is the most established value creator for self storage operators and investors. A driving force in the development and growth of the self storage industry internationally, we are the partner of choice for the leading self storage brands in these regions.

B&D DOORS

T: +64 21 360 396

E: lee.james@bnd.co.nz

46 Braeburn Drive

Hornby, Christchurch 8042 bnd.co.nz

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B&D Group NZ is a well-established and respected company in New Zealand and Australia. For over six decades, they have offered secure, reliable solutions for self storage, providing products and services spanning sectional, roller, and tilt doors, openers, and more.

BJB ARCHITECTS

T: +61 2 8970 5417

E: barry@bjbarchitects.com.au

309/77 Dunning Avenue

STORCO

T: +61 2 6391 2800

E: sales@storco.com.au sales@storco.co.nz

298A Clergate Road

Orange New South Wales 2800 storco.com.au

STORCO Storage Systems is a leading self storage construction company with over 30 years experience in building self storage facilities. Storco is an Australian-owned company with full in-house manufacturing facilities, producing quality products designed exclusively for self storage.

Rosebery, New South Wales 2018 bjbarchitects.com.au

Established in 2010, BJB Architects have gained a reputation for creative site-specific design responses, achieved through a collaborative approach between client and architect. The team are passionate about sustainable design that focuses on the functionaility, adaptability and longevity of projects.

BRUAC DESIGN

T: +61 416 352 057

E: admin@bruacdesign.com.au

Cashmere, Queensland 4500 bruacdesign.com.au

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With experience across industrial, retail, commercial and residential industries, Bruac Design offers building design, design management, concept designs, council approval documentation and design documentation. Their work focuses on producing quality results with detailed design to suit every client’s need.

CLOUSTRUCT

T: +61 409 726 789

E: bobby@cloustruct.com.au

3/23 Stratton Street

Newstead, Queensland 4006

cloustruct.com.au

Cloustruct was founded by Angelos Stramarcos and Bobby Clouston in 2018. Cloustruct is a commercial builder that specialises in the delivery of self storage facilities and other industrial projects. Cloustruct works with numerous key stakeholders in these spaces.

DG BUILDING CONCEPTS

T: +61 431 402 843

E: john@buildingconcepts.net.au

99 Norman Street

Woolloongabba, Queensland 4102 buildingconcepts.net.au

DG Building Concepts works are carried out across a range of buildings including self storage facilities. With over 20 years’ experience, DG Building Concepts take pride in every project undertaken, whether it’s a small renovation or a largescale commercial development.

GLIDEROL GARAGE DOORS

T: +61 8 8360 0000

E: sales@gliderol.com.au

PO Box 47

Holden Hill, South Australia 5088

gliderol.com.au

Gliderol have been providing self storage facilities with state-of-the-art garage doors for 40 years, designed to each facility’s individual wants and needs. With production facilities in every major capital city, Gliderol can produce and supply garage doors Australia-wide.

DESIGN AND CONSTRUCTION

INDECON

T: +61 8 6209 5432 / +64 7 809 4003

E: info@indecon.com.au

38 Parkinson Place

Hillarys, Western Australia 6025 indecon.com.au

Indecon is an industrial and commercial construction company offering services in both Australia and New Zealand. Priding themselves on creative designs and construction smarts to minimise costs, they provide programme certainty, maximising functionality, aesthetics and the end value of projects.

PICHA GROUP

T: 1300 086 695

E: info@pichagroup.com.au

37 Boundary Road

Mordialloc, Victoria 3195 pichagroup.com.au

PICHA Group are signage, large format printing and painting specialists for branding/rebranding projects, working with medium to large national clients across all mediums and materials. With 40 years of collective industry experience, they can skilfully bring your project to life.

REGIS BUILT GROUP

T: 1300 388 224

E: info@regisbuilt.com.au

Level 1-1072 Centre Road

Oakleigh South, Victoria 3167 regisbuilt.com.au

Recognised as a trusted leader in both self storage and warehouse construction industries, for over 20 years Regis Built has prided itself on building quality projects with competitive pricing. Offering custom, full design and construction services and project management.

STORCAD

T: +61 447 566 988

E: info@storcad.com.au

PO Box 47

Mount Victoria, NSW 2786 storcad.com.au

Storcad is your first stop when working through feasibility. Before designing your site, a full site planning analysis is conducted to ensure your site design complies with all council requirements. Storcad’s designs provide valuable information, including in-depth floor/unit planning.

Getting started in self storage?

The SSAA has a range of resources dedicated to those starting out in the sector.

Visit the SSAA Member Portal to download your guide to getting started, watch a range of videos and explore key insights.

STRUCTOR PROJECTS PTY LIMITED

T: +61 2 6331 5428

E: shayne@structorprojects.com.au

Level 1, 6 Irving Place

Robin Hill, NSW 2795

structorprojects.com.au

Structor Projects has an outstanding reputation in the field of commercial building. They understand that every self storage development is entirely unique, and their dedicated team can guide you through each step of your project from concept to completion.

TAUREAN DOOR SYSTEMS

T: +61 3 9721 8366

E: vikram.indugula@stramit.com.au

Unit 3/1464 Ferntree Gully Road Knoxfield, Victoria 3180 taureands.com.au

Taurean Door Systems is a business unit of Stramit Corporation Pty Ltd and forms part of Fletcher Building Group. We specialise in the manufacture of roller and sectional doors and roller shutters for Australian commercial and residential customers nationally.

TOTAL CONSTRUCTION

T: +61 2 9746 9555

E: stevet@totalconstruction.com.au

9A George Street North Strathfield, NSW 2137

totalconstruction.com.au

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Total Construction specialises in design and construction projects throughout Australia and has the people, processes and experience to deliver major building projects. Total has a diverse range of skills across construction and engineering, enabling delivery from concept to completion.

Janus Australia delivers for Coastwide Self Storage

Coastwide Self Storage is a family business owned by Rick and Lisa Pace who started the business in 2014 after noticing a need for self storage in their local area. They owned a large vacant block of land adjacent to their already existing commercial property. They started with just 20 shipping containers on hardstand and the business grew from there. When one of their neighbouring factory tenancy was vacated, Coastwide took back the building and converted the space to storage units. Since then there have been fit outs in four of their factory buildings and plans for more in the future.

In December 2023, Coastwide opened its brand new, purpose built facility at Doyalson, on the northern end of the Central Coast,NSW. They have implemented the Nokē Smart Entry system, which customers have really embraced and everyone is loving this new system.

The main focus for Coastwide is customer satisfaction. They take pride on offering customers the best experience possible when storing their valuable possessions. Providing a modern, well maintained facility is top priority. The staff are well trained and friendly and being hands on is really important as well to provide each and every customer with the service they deserve.

THE CHALLENGE

Coastwide had planned to put six 1000 m² warehouses on an empty block of land adjacent to their existing commercial property, but had concerns about maintaining occupancy on a site. If you lose a tenant for a large warehouse, it can sometimes take a while to re-lease the building. Coastwide had been considering self storage as a business model for a while, so decided to take a risk and start small with 20 brand new shipping containers to see if it could work. As

these filled up, Coastwide would buy another 20 and so on.

Coastwide did a lot of research and groundwork but when it came to fit outs and ensuring they would have a top quality facility, they weren’t sure where to start.

Coastwide contacted a few of the top self storage manufacturers, but Janus was an obvious stand out compared to the others. Their knowledge, customer support and quality are second to none so it was a no brainer from the start who would be chosen for this project.

THE SOLUTION

The Janus Australia team have worked with Coastwide since 2014 and continue to offer free consultations and work alongside Coastwide to find the perfect solution. After supporting their requirements, a full fit out including the Nokē Smart Entry system was recommended. The requirement was for this facility to be built before Christmas and the project management team at Janus were efficient and managed to meet the deadline with top quality workmanship.

TESTIMONIAL –COASTWIDE SELF STORAGE

‘’Since we started our self storage business 10 years ago we have teamed up with Janus for all of our design, manufacture and installation needs. We obviously contacted a few of the other companies in the beginning as well, but we knew from the get go that Janus were right for us. Every project and expansion which we have undertaken, has been nothing but a positive experience thanks to Janus. From management, to the design team and the installation teams, we have always had a smooth journey, thanks to their wealth of knowledge and experience, as well as providing a high quality product and always on time.

“ The Janus Australia team have worked alongside Coastwide to find the perfect solution.

Our latest build includes the new Nokē smart entry system and this has been a game changer. The Nokē smart entry system makes it easier for us and our staff to control lock outs etc., but best of all our customers are loving the new system as well. It’s easy to use and eliminates the need for keys and pin codes which is great. The Nokē support team are very knowledgeable and always on hand to assist if needed. We love this new concept and highly recommend it.

We are grateful for the relationships we have made over the years with the Janus team. Everyone we have ever dealt with is professional, knowledgeable, and approachable and we have built some really nice friendships over the past 10 years.

We highly recommend Janus to anyone who is involved or looking to start out in the self storage industry and we look forward to many more projects with Janus in the future.’’ l

StoreLocal

opens

in Melbourne’s growing south-eastern region

StoreLocal recently added Pakenham to their already impressive portfolio of more than 40 centres nationally. The privately owned company have another 10 centres in their pipeline to be delivered over the next two years.

In February 2023, Regis Built was awarded the design and construction contract for StoreLocal at Merlot Road, Pakenham. The contract was awarded to Regis Built by Andrew Montague of Spare Square Pty Ltd. The facility is located in the outer south-eastern suburbs of Melbourne, which has been forecasted to experience exponential growth in the coming years. Regis Built is proud to have successfully completed another StoreLocal project, finishing with a smooth handover to the management team at StoreLocal.

DESIGN PHASE

Regis Built, Spare Square and KLM Spatial collaborated to lead the team throughout the design phase and building permit procurement.

“ Regis Built is proud to have successfully completed another StoreLocal project.

These consultants included civil and structural engineers, building surveyors, fire engineers and numerous others. The design challenge of the site was the geotechnical conditions and the fall across the site. Remedial engineering was required to the whole site, as well as protection works engineering for adjoining neighbours.

DESIGN AND CONSTRUCTION PHASE

Regis Built began the project under a staged building permit which allows remaining design works to be completed in parrallel, while the projects construction has begun. While civil and concrete works were being completed, the remaining of the design work was completed and a “completion of works” permit was issued. This approach also allowed Regis Built to complete changes to the façade, make changes to the planning permit and obtain a secondary consent.

FINAL CONSTRUCTION PHASE

The construction phase went smoothly, despite severe wet weather hindering piling and retaining works to the project. Application to Telstra, NBN and the utilities are

always a challenge, but successfully completed all activities before the hand-over date.

SOFT OPENING

A soft opening was completed in December 2023 which enabled trading to commence before final completion in March 2023.

The facility is run via a 24/7 national sales centre, connected through an ‘Australian First Virtual Technology Platform’ enabling complete automation, and boasts over 333 self storage units.

PROJECT TEAM

Regis Built was proud to have its experienced design and management team engaged on this project, together with its network of external civil, structural, fire, mechanical, electrical, and hydraulic engineers. Kirstin Jenkins from KLM Spatial set new benchmarks in design, with a focus on unit construction and the adjoining residential area.

Managing Director Anthony Regis added “Regis Built are thrilled to have worked with such an experienced team and Storelocal, to once again set the benchmark in architectural design of a self storage facility. We are delighted with the results – the customer journey at a self storage facility has never looked so good!”. l

StoreLocal Berrinba successful collaboration with Total Construction

The highly anticipated state-ofthe-art StoreLocal self storage facility in Berrinba, Queensland, was officially launched with a grand opening in late February 2024. As their first collaboration, this project marks a significant milestone for StoreLocal and construction partner, Total Construction (TOTAL).

Conveniently located near Logan Motorway along the rapidly expanding Brisbane to Gold Coast corridor, StoreLocal Berrinba is nestled within a vibrant community centre amongst fast food outlets, a carwash, a childcare centre and swimming school services.

TOTAL’s dedicated design and delivery team collaborated closely with StoreLocal during the preconstruction design phase to shape the project and align their shared visions of success. This collaborative approach optimised the floor space utilisation, expanded the net lettable area, and increased the total storage unit capacity while maintaining the building’s functionality and aesthetics.

Leveraging TOTAL’s extensive self storage expertise from the outset, StoreLocal Berrinba boasts a well-proportioned and efficient design, where self storage space is maximised without compromising functionality or accessibility, providing an outstanding customer experience.

A commanding presence, StoreLocal Berrinba spans over four levels, encompassing a gross floor area of 14,377m2. With a net lettable area of 9,499m2, the facility achieves a 66% space utilisation rate, maximising its storage capacity. Equipped with two goods passenger lifts for convenient movement of belongings, the facility caters to diverse customer needs with features including:

l Co-working space, ideal for entrepreneurs or remote workers seeking a flexible work environment.

“ StoreLocal Berrinba emerges as Australia’s largest remotely managed storage facility.

l A customer self-service area with an interactive kiosk.

l Spacious units specifically designed to meet the needs of tradespeople, accommodating larger equipment and materials. The construction of StoreLocal Berrinba presented unique challenges due to the sloping terrain. TOTAL’s development of innovative solutions and meticulous planning ensured smooth progress. This included detailed lift studies for optimal crane placement, strategic concrete pump positioning to navigate space constraints, and innovative traffic management strategies to minimise costs and disruptions. Furthermore, switching from a precast façade to Askin Volcore panels during the design phase facilitated an efficient and safer construction process.

Leaping full automation and smart hardware solutions, StoreLocal Berrinba emerges as Australia’s

largest remotely managed storage facility. Deploying state-of-the-art technology, all doors and access points are monitored and controlled by the Nokē One locking system, enabling hassle-free entry and security for self storage customers and facilitating remote monitoring and support by StoreLocal. With 24-hour a day, seven days a week access and an interactive kiosk facilitating bookings, StoreLocal Berrinba customers enjoy unparalleled convenience and peace of mind.

TOTAL’s core values of accountability, integrity, respect, ingenuity, collaboration, and commitment to client satisfaction are evident throughout its partnership with StoreLocal. TOTAL values its strong relationship and is dedicated to supporting StoreLocal’s investment decisions, offering informed design and cost-planning advice.

A client-centric company with extensive experience in self storage construction, TOTAL strives to support each of its client’s investment decisions with informed design, cost planning advice and excellence in construction. l

High grade design: Ralston Drive Secure Storage

The site for Ralston Drive Secure Storage had the potential for many challenges. The 4,900m² block had a sizable fall of 5.2m running from west to east; any design would have to accommodate the earthworks, stormwater, and access challenges posed by this slope. However, the block’s prime location, right at the boundary of Orange’s expanding northern suburbs, made these challenges worth overcoming.

Developer Mick Banks had a clear vision from the outset. An experienced residential builder himself, Mick engaged Storco early to leverage our self storage design and construction expertise. The partnership made sense for two reasons: Storco has longstanding expertise in designing highly efficient facilities in both metro and regional centres. It also made significant logistical sense, as the site was just 200m from Storco’s manufacturing facility.

Engaging Storco early in the process gave Mick plenty of time to optimise the design and plan around the inherent limitations of the block.

“We spent a lot of time trying to make the most of the site,” says Mick. “The goal was to avoid putting a lift in there, be something we could afford, maximise the amount of units, and still be something you can drive in and out of easily.”

Equipped with Mick’s concept and design goals, Storco developed a self storage facility with three buildings. Each building offered numerous drive up units that face the single wraparound driveway. Crucially, two of these three buildings spanned the site’s retaining walls. This allowed the height of the units to accommodate the fall on either side.

The westernmost building spanned a 1.6m retaining wall, with 6×3m drive-ups on one side and 10.5×4.5m drive-ups on the other. These extralarge units provided much-needed variety in the unit mix, providing secure storage for light commercial and small business use, as well as accommodating Orange’s sizable number of boating and caravaning enthusiasts.

A second building on the eastern boundary offered more drive-up storage. A staggered rear wall maximised the unit size while maintaining the 3m boundary distance needed to avoid fire walls.

The highlight, though, is the large centre building. Its design was critical to achieving Mick’s project goals.

“The centre building has a splitlevel design that spans both sides of the three-meter retaining wall and allows drive-up access on both sides,” says Storco Business Development Manager Jed Thrush. “This allowed

us to get as much storage in there as possible while maintaining easy access from either side.”

“The typical approach to a sloping block like this one would be to have many smaller buildings along a tiered ground level.. But the problem with that solution is that you lose a lot of lettable space to driveways, and it uses a lot more material to build. We instead went with a single large retaining wall and designed the building to span both sides of it. This gave us much more floor space, and helped keep material, construction, and site prep costs to a minimum.”

The building uses Storco’s lightweight building and mezzanine structure and has a healthy 1770m² gross floor area. Inside, the unit mix ranges from 6×3 to 3×1.5m, offering a variety of unit sizes to maximise the site’s demographic appeal. Each corridor features doors in a different colour to aid wayfinding and add a splash of variety and differentiates it from other facilities in the area. Importantly, each level is easily accessed from the driveway on either side, negating the need to install a hoist or stairs.

“It works well,” says Mick. “As much as we took out maybe 5,000 tonnes of dirt, we would have taken a lot more if we tried to have a level site. The design of it couldn’t have been any simpler.” l

PICHA: Perfect signage

PICHA Group provide turnkey signage solutions for large format, national branding, and signage roll outs.

Considering every touch point of your storage facility; from illuminated roadside pylons and building frontage paint and branding, to wayfinding, decorative and informational installations – PICHA Group can assist every step of the way using our inhouse design and manufacturing facilities.

Kennards’ street facing branding, services and storage solutions are represented and communicated using PICHA’s innovative approach to design, resulting in eye-catching and functional signage that makes locating, recognising & navigating the storage facility a seamless and visually stunning experience for customers.

Kennards Self Storage is a well-respected leader in the self storage industry, with over 90 years of experience providing storage solutions for customers throughout Australia and New Zealand. They understand the importance of clear and effective signage in their facilities, and they were looking for a

“ The design process began with a deep dive into the needs.

partner who could help them take their signage to the next level.

Kennard’s engaged PICHA Group, a full-service signage design and manufacturer that specialises in creating innovative cost-effective signage solutions for businesses.

The team at PICHA Group has a deep understanding of the power of design to create memorable experiences for customers, and they were excited to bring their expertise to the self storage industry.

The collaboration between these two industry leaders resulted in a picture-perfect signage job

that sets the standard for self storage facilities across Australia and New Zealand.

The design process began with a deep dive into the needs of Kennards’ customers. The team at PICHA Group spent time observing customer behaviour and understanding the pain points that customers experienced when navigating Kennards’ facilities. They also considered the unique branding and aesthetic of Kennards Self Storage, ensuring that the new signage would be consistent with the company’s overall look and feel.

Once the design was finalised, the team at PICHA Group worked closely with Kennards Self Storage to select the right materials for the signage. They considered factors such as durability, visibility, and cost, ultimately selecting materials that would provide a high-quality and long-lasting solution for Kennards’ customers.

The installation process was carefully planned and executed to minimise disruption to the builder and ensure that the new signage was in place as quickly as possible.

Finished results speak for themselves with PICHA Group delivering another striking site for Kennards Self Storage to add to their growing fleet of facilities. l

DIGITAL SERVICES

BIG BUDDA BOOM

T: 1300 660 937

E: info@bigbuddaboom.com.au

GPO Box 1491

Brisbane, Queensland 4001 bigbuddaboom.com.au

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Big Budda Boom have been working with self storage facilities for over 10 yearscreating websites, developing high-impact marketing campaigns, producing videos and setting up online advertising for self storage facilities of all sizes across Australia and New Zealand.

DIGITAL FIRST

T: +27 216 713 233

E: info@digitalfirst.co.uk

R6 DIGITAL

T: +61 7 3889 9822

E: sales@r6digital.com.au

Level 15/201 Charlotte Street

Brisbane City QLD 4000 r6digital.com.au

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R6 digital offers self storage websites for small, medium, large and multi-site groups. With 30 years of self storage operational experience, they can create a website and digital marketing campaign for your storage facility.

UNWIRED LOGIC

T: +81 034 588 4511

E: info@unwiredlogic.com

216 Main Road, Claremont

Cape Town, Western Province 7708 South Africa digitalfirst.co.uk

Originating from a high-performing self storage business, Digital First consists of marketing experts offering professional services focused on self storage demand and enquiry generation. Services include design and branding, content creation, paid media/social media advertising, and Search Engine Optimisation (SEO).

2-2-15 Hamamatsucho

Minato-Ku, Tokyo, Japan 105-0042 unwiredlogic.com/en

Unwired Logic provides cutting-edge self storage IT solutions that are fully scalable and flexible, allowing you to focus on your business without having to worry about the technology. They boast 20 years of experience in self storage IT solutions.

R6 Digital and All In Self Storage: A partnership of

At R6 Digital, our journey with All In Self Storage stands as a testament to our dedication and expertise in the self storage industry. For over 30 years, we’ve specialised in elevating businesses within this niche, delivering technology solutions, crafting bespoke marketing strategies that drive growth and enhance online presence.

CHALLENGE

Six years ago, All In Self Storage approached us with a significant challenge: their online marketing efforts were yielding zero conversions, with click-through rates that never translated into sales. Recognising the potential for improvement, we embarked on a transformative journey together.

OUR APPROACH

Our partnership began with a complete overhaul of their website. This initial step was crucial, not only in fitting to their brand identity but also setting a solid foundation for our comprehensive marketing strategies. Over the years, our role expanded beyond website management to include:

growth and digital

mastery

“ Over the years, our role expanded beyond website management.

l Holistic marketing management: We assumed full control of their marketing initiatives, optimising strategies across SEO, online ad campaigns, and more to drive measurable results.

l SEO excellence: Our targeted SEO efforts consistently ranked All In Self Storage’s pages at the top of Google search results, significantly boosting their visibility and driving conversions.

RESULTS

Our collaborative efforts have led to remarkable outcomes:

l An increase from zero to 30 monthly conversions within months, with current figures exceeding 150 monthly conversions.

l A significant uptick in engagement, evidenced by a 25% increase in clicks.

Our partnership with All In Self Storage is a prime example of R6 Digital’s ability to navigate the complexities of the self storage market, delivering strategies that not only resonate with our clients’ brands but also achieve substantial growth. This story is a reflection of our commitment to excellence and our specialised expertise in driving digital success in the self storage industry. l

INSURANCE SERVICES

AON RISK SERVICES

T: +61 2 9253 8350

E: darren.clauscen@aon.com

PO BOX 1331

Parramatta, New South Wales 2124 business-insurance.aon.com.au/ insurance-for-other-professionals/selfstorage-insurance

AON is Australia's leading provider of broking and consulting services for risk management, insurance transactions, reinsurance, human capital consulting and financial planning. Offering quality cover; experienced, qualified brokers; secure insurers; in-depth industry knowledge; competitive premiums and more.

AON RISK SERVICES NEW ZEALAND

T: 0800 266 276

E: jeffery.nathan@aon.com

Level 16 AMP Centre, 29 Customs Street West Auckland, 1140 New Zealand aon.co.nz

As New Zealand’s leading insurance broker, AON are focused on doing what’s right by you - providing the clarity and confidence you need to make the right insurance decisions. AON bring expertise to customers seeking optimal cover for self storage.

AUSTRALIAN RISK APPLICATIONS PTY LTD

T: +61 2 9007 2491 / +61 425 377 315

E: samantha@austrisk.com

Level 4, Suite 401, 12 Mount Street

Sydney, NSW 2060

austrisk.com

Protecting a business against risk is traditionally seen as cost, but AustRisk embraces risk to work to customers’ advantage. AustRisk applies its niche market expertise to provide business solutions to risk that transform risk into return. ARA offers StoreProtect in Australia.

BASIL FRY

T: +44 74 1586 8590

E: adamk@basilfry.co.uk

Swan House

Leatherhead, Surrey, KT22 8AH UK basilfry.co.uk

Basil Fry is a specialist insurance broker dedicated to the self storage industry, offering StoreProtect – a noninsurance Customer Goods Protection alternative. Established in 1970, they have specialised in self storage since 2009, after decades of servicing the removals and storage sector.

MIDLAND INSURANCE BROKERS

T: 1300 306 571

E: storage@midlandinsurance.com.au

Level 2/200 Lygon Street

Carlton, Victoria 3053

midlandinsurance.com.au

Midland Insurance Brokers, SSAA Member since 1996, are your self storage insurance specialists. They have extensive expertise providing peace of mind through stability, strength and security in self storage, adopting a consistent and proven approach for your business needs.

WALLACE MCLEAN LIMITED INSURANCE BROKERS AND RISK ADVISERS

T: +64 9 358 7233

E: simon@wmmi.co.nz

2 Emily Place, Level 3

Auckland, 1140 New Zealand wallacemclean.co.nz

Wallace McLean Limited is a New Zealand owned company offering a wide range of risk management and insurance broking services/solutions to all types of Industries, including self storage. Collectively they offer decades of risk and insurance knowledge & experience.

ARETE RISK & INSURANCE SOLUTIONS

T: +61 475 744 111

E: joel.morrell@areterisk.com.au

Level 2/Suite 1/60 Pacific Highway St Leonards, New South Wales 2065 areterisk.com.au

Arete offers industry support and access, backed at a client level by the expertise and experience of our risk advisors. Combining experience, professionalism, industry knowledge, flexibility, and personalised service, they manage your risk profile and insurance requirements.

Southwell’s agility in addressing customer needs: Customisation and efficiency

With a rich history spanning 79 years and over 3,000 projects across Australia and NZ, Southwell has cultivated a reputation for adeptly tailoring designs to meet evolving customer demands.

According to Hamish McGregor, Managing Director of Southwell, a recent challenge emerged during a design workshop session with Kennards Self Storage architects and store development teams. McGregor recalls, “One of the challenges our customers faced was in the construction of self storage facilities where we are constrained within a 3m x 3m grid. During this session, we committed to reviewing our design on our freestanding goods personnel

hoists and reducing their footprint by approximately 200mm.”

McGregor highlights the advantage of having an in-house engineering design team, stating, “Being a manufacturer and having our internal engineering design team is a huge advantage when challenges like this arise”. Our design team meticulously monitored the manufacturing process of the revised 3m x 3m design, ensuring rigorous safety and compliance testing to meet Southwell’s stringent quality control standards.”

Michael Macheledt, Property Development Manager for Kennards Self Storage, attests to the efficacy of Southwell’s solutions, noting, “Southwell is a reliable partner, and

“ Being a manufacturer and having our internal engineering design team is a huge advantage when challenges arise.

we are highly satisfied with their freestanding goods personnel hoists.” He appreciates the swift installation process, remarking, “The simple 1-day installation saves significant on-site project management time compared to the five weeks required for a traditional lift installation.”

Furthermore, Macheledt emphasises the importance of comfort and aesthetics, stating, “Over the past three years, Southwell has made notable improvements in the comfort and internal finishes of their hoists, aligning with our premium image and meeting the expectations of our customers.”

Regarding maintenance costs, Macheledt observes, “The cost of maintaining Southwell hoists is substantially lower than our highrise passenger lifts.” He also praises the design of the hoist doors, noting, “The vertically opening doors on the Southwell hoists minimise the risk of damage, resulting in very few breakdowns.”

Through collaboration, innovation, and a customer-centric approach, Southwell demonstrates its ability to meet the dynamic needs of the self storage industry. By continuously refining their products and processes, Southwell not only delivers superior solutions but also enhances the operational efficiency and reliability of their partners’ facilities. l

Freestanding Goods Hoist

Our Freestanding Goods Hoist gives you the capability to lift goods of up to 3000kg, to fifth floor heights. Our flexible design capabilities and local manufacturing means we can provide goods-only as well as goods and personnel hoists in a variety of platform finishes and other options, including custom designs for special applications

Features and Benefits

Goods only or goods and personnel

Cost effective alternative to a traditional lift

No lift shaft required

Installed external or internal to the building

1 day installation (clear access required)

Minimal pit and overrun required

Main Dimensions

Vertically opening doors offering clear access for any load

Low maintenance costs

Self diagnostic programmable logic control (PLC)

Internal power pack

Fully Compliant with AS 1418 Parts 1 & 8, AS 5246

Part 1, Classification A6, and all WHS regulations

MANAGEMENT & PROFESSIONAL SERVICES LIFTS & HOISTS

FINANCIAL SERVICES

SOUTHWELL LIFTS AND HOISTS

T: +61 2 4655 7007

E: sales@southwell.com.au

36 Edward Street

Camden, New South Wales 2570 southwell.com.au

Southwell Lifts & Hoists are the first choice for Lifts and Hoists in the self storage industry for design, manufacturing, installation and servicing across Australia and New Zealand. Southwell’s offerings include lifts, goods hoists, goods lifts, freight hoists, and more.

LOADMAC

T: +61 431 281 108

E: chris.w@loadmac.com

Ashburton Industrial Estate

Ross on Wye, Herefordshire, HR9 7BW UK loadmac.com

Loadmac is an established UK forklift brand that has supplied to the Australian Market since 2013. Loadmac is the only Truck Mounted Forklift produced in the UK, with Loadmac’s two models providing compact, powerful solutions easily mounted to your vehicle.

SAFETECH LIFTS & HOISTS

T: +61 3 5127 4566

E: sales@safetech.com.au

39-45 Della Torre Road

Moe, Victoria 3825

safetech.com.au

Safetech design and manufacture materials handling equipment, dock equipment, scissor lifts, vehicle lifts, hoists, cranes & lifting devices and palletising solutions for industries including self storage. Customers can choose from established products or specifically designed and manufactured custom solutions.

BISHOP COLLINS

T: +61 2 4353 2333

E: info@bishopcollins.com.au

Unit 1, 1 Pioneer Avenue

Tuggerah, New South Wales 2259

bishopcollins.com.au ––––––

Bishop Collins are a dynamic, professional services firm. Their dedicated specialist team for self storage clients offers tailored solutions, whether it be to improve business, KPI reporting, structuring and reducing tax, financial reporting or preparing your business for sale.

GALLAGHER ACCOUNTANTS

T: 1300 263 260

E: michael@gallagheraccountants. com.au

4/2 Enterprise Drive Bundoora, Victoria 3089 gallagheraccountants.com.au

––––––

Gallagher Accountants provides the perfect solution for your accounting needs with a team that is determined to know and understand you. Gallagher Accountants’ services include providing advice on business trading structures, general business advice and budgeting, tax planning and GST.

SHARP ACCOUNTING

T: +61 3 5338 7100

E: admin@sharpac.au

1311 Sturt Street

Ballarat, Victoria 3350 sharpaccounting.com.au

––––––

Sharp Accounting is not your typical number cruncher, they understand self storage. With a focus on Business Advisory, Strategic Planning, Virtual CFO services and tailored Business Accounting, they aim to make a real impact and help businesses thrive.

SUNCORP BANK

T: 131 155

E: steven.hammond@suncorp.com.au

Level 23, 80 Ann Street Brisbane, Queensland 4000 suncorp.com.au

For over 100 years, Suncorp has focused on building futures and protecting what matters. A dedicated Relationship Manager can discuss your business requirements and tailor solutions to help you achieve your business and financial goals.

HR SERVICES

HR CENTRAL

T: 1300 717 721

E: cath.nicholson@hrcentral.com.au

Level 10 Trak Centre, 443-449 Toorak Road Toorak, Victoria 3142 hrcentral.com.au

––––––

HR Central is the SSAA HR Help Desk partner that supports self storage members. They consist of HR specialists, IT developers and client services to provide resources, tools and advice for businesses, ensuring legislative compliance around managing HR.

LEGAL SERVICES

HUNT & HUNT LAWYERS

T: +61 3 8602 9200

E: garmstead@huntvic.com.au

Level 5, 114 William Street

Melbourne, Victoria 3000 hunthunt.com.au ––––––

Established in 1929, Hunt & Hunt is a vibrant, mid-sized law firm that provides tailored legal advice to clients across Australia and internationally. As SSAA’s Legal Help Desk partner, Hunt & Hunt specialise in self storage matters and agreements.

OHS SERVICES

ACTION OHS CONSULTING

T: 1300 101 647

E: craig.salter@actionohs.com.au

5 Cubitt Street

Cremorne, Victoria 3121 actionohs.com.au

SSAA Help Desk partner Action OHS Consulting provide practical, jargon-free, and safe OHS guidance to the self storage industry. Assisting businesses in meeting their legislative OHS obligations, Action offer a range of services including policy and procedure development and more.

MANAGEMENT SERVICES

KENNARDS SELF STORAGE MANAGEMENT SERVICES

T: +61 2 9764 9815

E: fiona@kss.com.au

7 Khartoum Road

Macquarie Park, New South Wales 2113 kss.com.au

––––––

Kennards Self Storage Management Services provide investors with a comprehensive, high-quality solution to manage their asset. Investors can enjoy the benefits of Kennards expertise, brand and market position. Kennards boast over 100 Storage Centres throughout Australia and New Zealand.

PIONEER PERFORMANCE

T: 1300 857 903

E: admin@pioneerperformance.com.au

1/1 Pioneer Avenue

Tuggerah, NSW 2259

pioneerperformance.com.au

Pioneer Performance offers comprehensive management services for self storage facilities. They provide a full suite of management services including operations, sales and marketing, human resources, financial reporting, accounting, financial planning & business structuring, site development and improvements.

STORAGE KING MANAGEMENT SERVICES

T: +61 2 9460 6660

E: martin@storageking.com.au

Level 17, 99 Walker Street

North Sydney New South Wales 2060 storageking.com.au

The well-established Storage King brand brand proudly boasts over 160 self storage facilities throughout Australia and New Zealand.  Joining Storage King can revitalise your existing business or give your new development the kick it will need to generate strong performance.

STORELOCAL

T: 1300 099 022

E: partners@storelocal.com.au

8/441 Nudgee Road

Hendra, Queensland 4011 storelocal.com.au

StoreLocal is a self storage management company that has 21 stores under management nationally and expanding. Whether you're new to the industry, looking to outsource your storage facility management, or simply looking for an alternative, think local and call StoreLocal.

STORHUB GROUP

T: + 61 2 9168 3530

E: info@storhub.com.au

storhub.com.au

l

l

Contact us: Login via the Member Portal, email at membership@selfstorage.com.au or call on AU: 1800 067 313 NZ: 0800 444 356

StorHub is the largest self storage provider in Asia Pacific, spreading across Singapore, China, Japan, Korea, Malaysia, Thailand, Hong Kong, and now Australia. StorHub strives toward achieving maximum financial returns, practicing good governance, and demonstrating positive social and environmental impacts.

SSAA Legal Help Desk

The SSAA Legal Help Desk provides guidance to Self Storage facilities across a variety of discrete legal issues that arise over the course of running their facility. Issues raised with the Help Desk have ranged from disputes with storers, to modifying contractual documents, to assisting with storerrelated inquiries from the Police. One of the most common enquiries that the Help Desk receives from facilities relates to the disposal of storer’s goods when they are in default. The default process can be difficult for facilities to manage as it is detailed, time-sensitive and requires precise attention. The Help Desk can however assist facilities to be confident in the steps they are taking by providing them with tailored guidance about the process to dispose or sell goods of a storer in default.

The Help Desk may also help in circumstances where external bodies, such as the Police, request information regarding storers. We regularly receive enquires of this nature and assist facilities in relation to privacy, their rights and the rights of the storer.

“ Reach out to the SSAA Legal Help Desk to see how we can assist you with your matters.

Disclaimer: The information contained in this article is of a general nature and is not intended as legal advice. It is important that you seek legal advice that is specific to your circumstances. Please refer to the SSAA’s website for more information on the SSAA’s Legal Help Desk.

The interpretation of SSAA agreements is another common enquiry the Help Desk receives. In light of the recent SSAA agreement overhaul, storers have been asking facility owners for clarity on the latest updates. Consequently, the Help Desk has received many enquiries from facilities seeking an explanation of the updates and their effect. The Help Desk has thorough knowledge of the changes and can provide facilities with an easy-to-understand explanation of the recent changes and the result these changes will have on storers and facilities – so that you can pass it on if necessary. Understanding the agreements you are providing to storers is important to facilitate the smooth running of the facility and avoid potential issues down the road.

The Help Desk also receives requests to tailor SSAA agreements to individual facility unique business models. Although these requests are generally beyond the scope of the Help Desk, we may engage with these facilities for a cost and provide an agreement that suits their self storage operations.

Recently, the Help Desk has assisted with creating a draft Deed of Settlement and Release for situations where facilities need to reach a resolution that adequately protects their rights and interests. The Help Desk is available to adapt the template for use, and expects this to be a useful value-add over the coming years.

The Help Desk is a valuable tool for facilities to utilise and is available to assist across a broad scope of legal issues. Reach out to the SSAA Legal Help Desk to see how we can assist you with your matters. l

Accounting and Advisory for self storage owners

In 2019, the soon-to-be owners of a substantial five-acre property in regional Victoria sought the expertise of Ewen Fletcher at Sharp Accounting to navigate the complexities of a greenfield self storage development. Although adept in business operations, the clients were newcomers to the self storage industry and relied on Sharp Accounting to play a pivotal role in all financial aspects of the project.

SHARP ACCOUNTING’S INVOLVEMENT

Sharp Accounting’s engagement spanned across various stages of the self storage development, including:

l Development stage: establishment of purchasing and business entities, financial projections and obtaining of bank financing.

l Stages 2, 3 & 4: Financial projections, establishment of operating software (Sitelink/Xero), ongoing budgeting and obtaining further bank finance.

l Ongoing services: including taxation planning and minimisation, budget and cash flow projections, strategic advice and business profitability improvement advice.

KEY STEPS

l STEP 1: Business structure

With a greenfield development, the initial step involves establishing the optimal structure or purchasing entity. This step was critical as it determined asset protection, future tax obligations, and the eventual taxation impact of any sale. Considering the significant financial implications involved, Sharp Accounting ensured a thorough approach tailored to the specific needs of the project. The owners/purchasers for the greenfield site were a mix of selfmanaged superannuation funds (SMSFs) and companies.

“ Sharp Accounting played a pivotal role in all financial aspects of the project.

l STEP2:Development budgetandcashflowFollowing the completion of an external feasibility study, Sharp Accounting was tasked with developing construction budgets and cash flow projections. These meticulously crafted budgets provided the owners with confidence regarding key project milestones and construction payment schedules, ensuring a smooth progression toward completion.

l STEP3:Obtainingbankfinance

Banks and other financiers generally require an external valuation to be completed before providing lending. To support this process, Sharp Accounting developed three-year forward projections of unit fill rates and an operational cash flow/budget to provide targets for focus and also to determine when the self storage operation would become cash flow positive. Additionally, the team developed best, middle, and worst-case projections for the first three years of operation, providing comprehensive financial insights to the clients.

COVID-19 IMPACT

This particular client’s launch also coincided with the onset of the COVID-19 pandemic. While adding complexity to the project’s financial management, the surge in demand for self storage during this period contributed to a strong start in the business’s financial performance.

Sharp Accounting worked closely with the team to navigate these unprecedented challenges and capitalised on the opportunities presented.

Due to the demand during the COVID period, the development quickly progressed from the initial stage to a further three stages in the first three years of operation (both an opportunity and a challenge).

Ewen and the Sharp Accounting team worked continuously with the financier and valuers to ensure each stage’s lending was obtained.

INDUSTRY EXPERIENCE & TAILORED SOLUTIONS

Sharp Accounting’s unwavering involvement from project inception to ongoing operations underscores their deep industry experience and commitment to providing tailored solutions, ensuring clients receive unparalleled support and guidance across all stages of the self storage business. l

CBRE (AUSTRALIA)

T: +61 7 3833 9833

E: dylan.adams@cbre.com

Level 20, 363 George Street Sydney, New South Wales 4000 cbre.com.au/real-estate-services/ directory/valuation-advisory-services

As the market leaders in the self storage sector, the Alternative Assets team at CBRE appreciate the intricacies of the market. The team utilise their industry experience, market knowledge and global scope to help solve any valuation-related real estate challenge.

CBRE (NEW ZEALAND)

T: +64 9 355 3333

E: peter.hamilton@cbre.co.nz

Level 14, 23-29 Albert Street Auckland, 1010 New Zealand cbre.co.nz/self-storage

As the industry leader in self storage, CBRE offers a suite of services including the acquisition, disposal and valuation of self storage facilities and storage units throughout New Zealand. Their specialists are well-resourced to provide integrated, streamlined solutions for clients.

COLLIERS

T: +61 2 9017 6910

E: andrew.collins@colliers.com

Level 30 Grosvenor Place, 225 George Street Sydney, New South Wales 2000 colliers.com.au/en-au

Colliers provide reliable, confidential valuations and advice for leading self storage industry participants and active lenders within the Australian and New Zealand markets. Offering industryleading research such as the Colliers Self Storage Rating System to provide a comprehensive facility analysis.

COLLINS & ASSOCIATES

T: +61 3 8456 5134

E: malcolm@malcolmcollins.com

Unit 4, 5-7 Compark Circuit Mulgrave, Victoria 3121 malcolmcollins.com

Collins & Associates provides quality Director-only valuation advice and detailed market commentary for individual self storage clients, banks and financial institutions, covering markets throughout provincial and suburban Australasia.

CUSHMAN AND WAKEFIELD

T: +61 2 8243 9999

E: dominic.morely@cushwake.com

Level 9, 385 Bourke Street

Melbourne, Victoria 3000

cushmanwakefield.com/en/australia/ services/valuation-advisory-services/ self-storage

Market leaders of self storage valuations and advisory globally, Cushman & Wakefield has been delivering exceptional value and top tier advice to real estate owners and occupiers for over 100 years. Services include valuation, supply/demand assessments, market insights and more.

FOUR LEAVES PROPERTY

T: +61 3 9070 2979

E: info@fourleaves.property

470 St Kilda Road

Melbourne, Victoria 3004 fourleaves.property

Four Leaves Property is a multidisciplinary real estate business specialising in performance optimisation, value maximisation and strategic repositioning of self storage assets across Australia and New Zealand.

HIGHWAY FRONTAGE SPECIALIST ESTATE AGENTS

T: 1300 661 950 / +61 3 9944 9350

E: matt@highwayfrontage.com.au

Level 1/146 Chapel Street

St Kilda, Victoria 3182 highwayfrontage.com.au

Highway Frontage specialises in the sale of self storage complexes Australia wide. With over 20 years in the self storage industry, Highway Frontage has sold more facilities in Australia than any other agent.

HMW REAL ESTATE ADVISORY

T: + 61 7 3832 6455

E: rossp@hmwrea.com.au

Level 5, 10 Eagle Street

Brisbane, Queensland 4000

hmwgroup.com.au/financial-services/ real-estate-advisory

––––––

HMW Real Estate Advisory provides creative solutions and advice for clients based on extensive practical experience, property acumen, research and technical systems. HMW provide services such as pre-acquisition valuations and consultancy advice, catchment analyses, supply and demand research and more.

M3PROPERTY

T: +61 7 3620 7900

E: jeremy.hoffman@m3property.com.au

Level 18/123 Eagle Street

Brisbane, Queensland 4000

m3property.com.au

M3 Property is one of Australia’s leading independent property advisory firms, providing valuation and specialist consultancy services nationwide for over 40 years. They demonstrate extensive experience in the valuation of self storage assets including established facilities, greenfield/brownfield sites and more.

Collins & Associates

ABOUT MALCOLM COLLINS

I have had ongoing experience valuing self storage facilities and providing Director-only consultancy advice to the industry for over 30 years throughout all Australian States and Territories and New Zealand.

I formed Collins & Associates (C&A) to concentrate on the provision of experienced, independent self storage expertise on a national basis in 2012. Clients include the major national brands, corporate and local owners and institutions, overseas interests, national and state-based banks in locations as diverse as small, agent-operated stores in country towns and provincial centres to major inner city, CBD-fringe, suburban and peri-urban areas.

C&A also advises purchasers and vendors nationally in both on and offmarket property transactions and we consult with clients to create, source and/or develop new properties and sites, and with people wishing to commence trading or adding to their existing facilities.

C&A undertakes property benchmarking and feasibility assessments, provides unique catchment studies in concert with operational and management experts, and general property research and valuations.

I have been a Service Member of the SSAA since 1993, I was the Southern Region representative for several years and I was the Supplier Representative on the Board and acted in part as Treasurer between 2012 and 2016. I have attended many regional information days and been part of SSAA and Fedessa/SSAAsia Conference round-tables over the years talking about finance issues, property matters in general and self storage valuation practise in particular to new and established members.

In my view, all owners and operators should expect that informed, industry-aware valuers assess their property worth.

I directly contributed to the Australian Property Institute production of a technical information paper addressing going concern self storage valuation practice, which is now standard across the industry.

I regularly discuss the industry with interested people and potential investors and developers and I continue to write articles for my website, the SSAA Insider and occasional pieces for the SSAAsia In-Store magazine, Sentinel Security, StorMan and StorCo newsletters and monthly blogs.

I have been and remain available to talk self storage any time to any one interested in this proven and resilient industry, whether it be new entrants, long time owners, small or large operators, bankers or investors.

OUR WORK

We are currently working on catchment reviews in Melbourne, Sydney and Perth where clients have identified particular properties of interest. In each case we have undertaken detailed physical inspections of the sites, their transport linkages and road networks, local population numbers, social infrastructure and residential developments.

“ I have been and remain available to talk self storage any time to any one interested in this proven and resilient industry, whether it be new entrants, long time owners, small or large operators, bankers or investors.

Competitors are identified to build up pictures of current and potential supply, possible competitive scenarios and the likely future impacts on trade and sentiment. Plotting and reporting these relatable factors illustrate the patterns and spread of self storage servicing the relevant population numbers. Subject property trading capacities are estimated using publicly available resources and our own property and operational experience.

We base our advice on common sense formed from that longestablished, national specific industry experience and perspective.

Our reports provide reasoned scenarios and reference potential as if complete end-values for clients to inform their decisions before committing to a course of action. Where we tell clients a development will not work they utilise the experience and our advice to be much better prepared for their next search. And we strongly urge them all to join the SSAA! l

The ProEdge Smart Latch simplifies door security for both operators and tenants with its next-generation Bluetooth technology that provides keyless access, automated rental possibilities, and overlocking functionality. This one latch is all that is needed to accommodate left and right-hand doors and is designed for both flat and corrugated doors. Tenants just need to swipe left on the app to unlock the latch.

BLUETOOTH CONNECTIVITY

Tenant access controlled through a next generation Bluetooth connection via the StorID mobile app.

TAMPER RESISTANT BREAKAWAY TAB

A breakaway tab, with onboard accelerometer, mitigates forced entry efforts and notifies both tenant and owner in real-time.

STORLOGIX CLOUD INTEGRATION

A single lithium manganese dioxide battery performs up to three years. A “wake” function extends the battery life so the unit is not always “listening.” ●

StorLogix Cloud connectivity through a robust mesh network provides operators with information on tenant access and overlocking capabilities.

3-YEAR BATTERY PERFORMANCE

Four Leaves Property: A dynamic new specialist in self storage real estate

Founded by Linda Sharkey.

Four Leaves Property services the entire self storage investment market across Australia and New Zealand.

Four Leaves Property is a multidisciplinary real estate business specialising in performance optimisation, value maximisation and strategic repositioning of self storage assets for divestment or refinance. Inspired by the four-leaf clover, a nod to my Irish heritage, each leaf represents a different discipline –transactions, valuations, advisory and capital.

Across my time as a self storage valuer and advisor, I regularly observed a gap in awareness of how operational performance translates to value. Should you be chasing occupancy or yield? If you increase rates and loose some occupancy as a result, have you impacted your facility’s market value? Will ceasing customer goods insurance impact your value?

These questions are common, they are often overlooked, and they are important.

Optimising your asset’s market value should be as much of a priority as protecting your bottom line Not only is it vital if you are considering a divestment; it can also provide many benefits when it comes to your debt structure. Four Leaves Property was created to help you in either scenario, whatever your strategy.

As licensed real estate agents, we will support you in optimising your facility before taking your asset to market. This will increase your asset’s value to ensure that you achieve the best result if you are exiting your investment.

We have built strong relationships across the self storage industry and the broader property market which ensures that your divestment is considered and properly appreciated by potential purchasers. We also have a database of major equity groups seeking capital partnerships.

Not ready to exit? We have partnered with multiple finance brokers and funding advisory firms to help you take the next step of your growth strategy. Using our many years of experience in analysing

“ Optimising your asset’s market value should be as much of a priority as protecting your bottom line.

trading performance and translating this into valuations for finance purposes, we will help you get more out of your debt structure. This could be a better interest rate, a higher loan to value ratio (LVR), better loan covenants and potentially, it could help you release more equity.

We know self storage. And we know value. Self storage is our bread and butter. We live and breathe it like you do. Our team is a proud, two-time SSAA Service Member of the Year winner (2023 and 2019) in previous capacities so you can rest assured that you are in safe hands! l

STORAGE CONTAINERS

NORLING CONSULTING

T: +61 7 3236 0811

E: jon@norling.com.au

Level 3, 240 Queen Street Brisbane, Queensland 4000 norling.com.au

Norling Consulting Pty Ltd is a Brisbanebased specialist business and property economic research consultancy. They specialise in applying multi-disciplined skills in economics, market research, geography, regional development and finance to objectively and practically inform business and property decisions and analyses.

SELF STORAGE ADVISORY AUSTRALIA

T: 0478 900 416

E: info@selfstorageadvisory.com.au

New Farm Queensland 4005 selfstorageadvisory.com.au

Self Storage Advisory Australia is a real estate agency specialising in selling self storage assets. With over a decade of direct self storage experience, they understand the unique fundamentals of the industry. They sell self storage because they know self storage!

URBIS

T: +61 2 8233 7627

E: urbis.com.au

Tower 2, Level 33, 201 Sussex Street

Sydney, New South Wales 2000 urbis.com.au

At Urbis, the dedicated self storage team combine over 35 years of specialist knowledge and experience to create value in the self storage industry. The team provide an insightful analysis of valuation factors for your business, providing nuanced property advice.

UNIVERSAL STORAGE CONTAINERS (USC)

T: +61 438 256 541

E: shay.mcquade@universalstorage containers.com

87 London Street Bentleigh, Victoria 3204 universalstoragecontainers.com

Universal Storage Containers LLC (USC) is the original pioneer of using foldable innovative technology in the design of portable containers, which provides dramatic cost savings to customers.

AIM QUICKBUILD CONTAINERS

T: +61 3 9720 4455

E: jdillon@aimhire.com.au

14-16 The Nook Bayswater, Victoria 3153 aimsitesolutions.com.au

Aim Quick Build Containers (QBCs) can be delivered flat pack to site and assembled in minutes with a simple sockets set. Made in Turkey from galvanised steel, these are a strong, secure and versatile solution for the self storage industry.

BOXWELL

T: +1 30 3317 5850

E: sales@boxwell.co

6672 Gunpark Drive STE 100 Boulder, Colorado, 80301 USA boxwell.co

Boxwell designs, manufactures, and installs external storage units. These relocatable units are optimised for self storage, portable storage, and moving/ removal businesses. Shipped flat-packed, Boxwell units are easy to build with an assembly time of 30 minutes per unit.

PORTABLE STORAGE BOX COMPANY

T: +1 800 264 161

E: alan@portablestoragebox.com

368 South Michigan Avenue Bradley, Illinois, 60915 USA portablestoragebox.com

The Portable Storage Box Company is the #1 seller of steel storage containers in the world. Proudly on six continents, they can beat any domestic/international price for storage solutions. As a portable storage manufacturer, they are second to none!

ROYAL WOLF

T: +61 2 9482 3466

E: removals@royalwolf.com.au

Suite 202, Level 2, 22-28 Edgeworth David Avenue

Hornsby, New South Wales 2077 royalwolf.com.au

With over 23 years of experience throughout Australia and New Zealand, Royal Wolf is proud to be Australasia’s largest container provider. They are continuing to expand the diverse range of storage solutions with the exclusive Wolf Lock Safety Container.

EXPAND YOUR BUSINESS WITH ONLY THE BEST

VOTED BEST SELF-STORAGE CONTAINER 13 YEARS IN A ROW

VOTED BEST SELF-STORAGE CONTAINER 13 YEARS IN A ROW

Built to Last.

EXPAND YOUR BUSINESS WITH ONLY THE BEST Built to Last.

Innovative Design.

Innovative Design.

Customer Trusted For 18 Years.

Customer Trusted For 18 Years.

+61 (0) 438 256541

+61 (0) 438 256541

www.universalstoragecontainers.com

www.universalstoragecontainers.com

SOFTWARE SOLUTIONS

STORMAN

T: 1300 669 020 / +61 7 3319 1522

E: sales@storman.com

Level 9/480 St Paul's Terrace Fortitude Valley, Queensland 4006

STORMAN (NEW ZEALAND)

T: +64 9 280 3393

E: sales@storman.com

Level 4 AMI House, 63 Albert Street

Auckland, New Zealand 1010 storman.com

Storman’s range of self storage management software allows all operators, whether single-site or large, multi-site operators to effortlessly manage sites. Storman offer a refined suite of tools developed from working with the largest industry players for over 20 years.

ALYTA

T: +61 3 9808 1149

E: info@alyta.co

9/1 Sigma Drive

Croydon South, Victoria 3136 alyta.co

ALYTA is an e-commerce software that allows businesses to market and manage any space, any place. They are revolutionising space management with a streamlined process while empowering businesses to innovate their spaces by automating invoicing, workflows, reporting and more.

CENTREFORCE TECHNOLOGY GROUP

T: +61 7 3889 9822

E: sales@centreforceit.com.au

Level 15/201 Charlotte Street

Brisbane City QLD 4000 centreforceit.com.au

The Centreforce Technology Group have been providing self storage solutions to the self storage industry since 2000. Always the industry leader, they incorporate the latest innovations in self storage technology by representing the leading technological brands.

SITELINK

T: +61 7 3889 9822

E: support@sitelinksoftware.com.au

Level 15/201 Charlotte Street

Brisbane City QLD 4000 sitelinksoftware.com.au

Australia’s best self storage management software. Sitelink is the world’s most awarded self storage management software, setting the standard for self storage management. Trusted by more than 17,000 sites in 14 countries, handling millions of transactions monthly.

STOREGANISE

T: +1 416 639 0873

E: hello@storeganise.com

1503-06, Tower 1, Ever Gain Plaza, 88 Container Port Road

Kwai Chung, NT 00000 Hong Kong storeganise.com

Storeganise provides modern management software to valet storage and self storage companies of all sizes in more than 20 countries around the world. Fully cloud-based and mobile-responsive, Storeganise can be used on any device from anywhere.

STORESYNC

E: sales@storesync.co

Sydney, New South Wales, 2000 storesync.co

Storesync is a dedicated self storage management platform that has been developed alongside Australian industry experts to provide a robust and scalable feature set. The platform is designed to be easy to learn and operate, saving time to optimise workflow.

Maximising the value of your facility through pre-sale maintenance strategies

In periods of economic uncertainty, self storage facility owners may be inclined to cut corners and postpone maintenance tasks to reduce costs. However, the significance of upholding high maintenance standards cannot be overstated for those contemplating selling their facility. Neglecting maintenance or opting for cheaper solutions can significantly impact the facility’s sale price.

Maintaining a well-kept self storage facility is vital for upholding property value and attracting tenants. Neglecting maintenance can decrease property value, making it challenging to retain existing tenants and attract new ones. Implementing regular maintenance routines, such as repairing doors, addressing leaks,

enhancing exteriors, and maintaining landscapes, is essential for sustaining your facility’s overall appeal and value, even during economic downturns.

While delaying maintenance may seem financially prudent when considering a sale, it often results in fewer prospective buyers, ultimately affecting the sale outcome. Potential buyers will notice even minor unresolved issues that could escalate into more significant problems, requiring extensive repairs or replacements. Consistent maintenance helps identify and address problems early, preventing potential crises from evolving into expensive emergencies.

Maintaining a self storage facility’s visual appeal involves safeguarding

the condition of its doors and metal structures. Over time, doors may deteriorate or sustain damage due to exposure to harsh elements and regular use. While door replacement can be expensive, implementing strategic maintenance approaches such as repainting offers a practical alternative.

A well-maintained self storage facility attracts buyers and new tenants and ensures higher satisfaction among existing tenants. Prioritising maintenance for your self storage facility is crucial if you are considering selling, as it plays a pivotal role in the sales process. l

Stor-Mate’s Storman success: Storage excellence

CLIENT OVERVIEW

Company Name:

Stor-Mate Tamworth, NSW

Owners:

Bruce, Sue and Tauri Chapman

240 Units

Operating Duration: 10 years

Day-to-Day Operator:

Craig Oliver

CHALLENGE

Stor-Mate, a two-time consecutive winner of Australasia’s Facility of the Year, faced significant challenges before integrating Storman Software into its operations. The primary issues included synchronising storer data across multiple PCs and the inability to multitask efficiently. This resulted in IT overheads, the need for program installations on various computers, and an inability to work on multiple storers simultaneously be it via walk ins, emails or phone calls. These challenges impacted efficiency and hindered their ability to provide a seamless customer experience.

MAIN OBJECTIVES

l Cost efficiency: Stor-Mate sought a cost-efficient solution after their previous software supplier raised prices significantly above the market rate.

l Technological investment: The company prioritised technology that allowed them to adapt to changing times without compromising security.

l A sense of community: Stor-Mate desired to be part of a community with common goals, focusing on ease of use, quality software, and an excellent storer experience.

l Adapting to a changing environment: Recognising the growing importance of the online market, Stor-Mate appreciated Storman’s moderate approach towards technological advancements.

SOLUTION AND RESULT

It’s been 2.5 years since Stor-Mate successfully transitioned from a popular US-based software to Storman Cloud. The favourite feature highlighted by the team is Storman’s cloud/browser-based nature, allowing flexibility and accessibility across various devices without additional software installations. The incorporation of Storman into Stor-Mate’s operations, though not without challenges, has proven worth the switch. The company now enjoys a platform for future growth, reliability, and resilience. The sense of community within the Storman Cloud Project, efficient tech support, and the ability to contribute valuable input add to the overall positive experience.

LESSONS LEARNED

During the transition, Stor-Mate prioritised minimising the impact on clients by running both systems in parallel for three months. This period allowed the team to learn

the new system, make necessary changes, and address any bugs. The onboarding team at Storman played a crucial role in mitigating challenges and once confident, Stor-mate were happy to start sending out notices from Storman’s cloud-based system.

“As with any changeover of software the learning curve is steep, and every team member has to be invested. Running multiple systems at the same time is challenging. It is far more appropriate to have internal issues than external client/storer issues. Fortunately, we chose to have internal issues and eventually turned off the previous software we had run for seven years prior and have not looked back.” –Craig Oliver, Facility Manager

ANY ADVICE FOR ANYONE CONSIDERING STORMAN?

“Only you know how your shoe fits. If you are new to storage, attend the SSAA conferences and ask as many facility managers as you can on their own personal experiences with storage software. Attend the trade conferences and ask the different storage software providers questions.

See if the shoe fits.

If you are using software and the current shoe is giving you blisters –time for a new shoe, and we can recommend Storman.

Whatever software you are running, don’t sit back on your heels and expect everyone else to improve the fit. Shout out and improve the fit for everyone within the community,” advises Craig. l

Elevating self storage management to new heights with SiteLink

At SiteLink international, we are dedicated to revolutionising self storage management through innovative technology. This cloud-based management software is designed to meet the unique needs of the self storage industry, making operations more efficient and enhancing customer satisfaction.

SiteLink’s key features, including cloud-based accessibility, online payments, reservations, advanced security measures, and comprehensive reporting, are designed to streamline operations and secure data. The ability to manage multiple locations through a single interface significantly reduces administrative overhead, while our commitment to integration with third-party services extends our software’s utility.

“ When you add in the functionality of StorApp with our website and Sitelink, it creates an incredibly strong value proposition for a self storage operator.

SiteLink has the industry’s most comprehensive set of APIs, which means it can have robust integrations with other applications, making it a powerful and flexible platform to build your storage business on. The software not only simplifies day-to-day operations but also elevates the overall customer experience, making us an invaluable partner for operators looking to optimise their business.

Valued client Squab, a UK-based self storage operator and long-term SiteLink customer, recently adopted StorApp, which seamlessly integrates with SiteLink to take their customer

experience to the next level. Squab shared their experience with the comprehensive software suite, highlighting the unparalleled support and functionality it provides.

“When you add in the functionality of StorApp with our website and Sitelink, it creates an incredibly strong value proposition for a self storage operator. The ability to, in essence, integrate almost every element of the customer process makes the integrated product suite the best in the market.”

For self storage operators aiming for operational excellence and superior customer service, Squab’s

experience highlights SiteLink’s role as a transformative force. While it is clear that SiteLinks technical capabilities are unmatched in the industry, the customer support team deserve as much attention. With a team of 6 dedicated support staff who are always available to help and easy to get in contact with, they are another key reason why adopting SiteLink as your Storage Management Software is a great choice. l

7 things to consider when engaging a supplier

If you’ve done your homework and narrowed your options to a shortlist of one or two potential suppliers or service providers, the next step is committing to one or the other. This checklist will help with this decision.

Here are seven things to consider when engaging a supplier or service provider:

1

Ensure the brief is clear and well-documented. Select the provider who has taken the time to focus on the problem you’re looking to solve and tailor a wellthought-out solution to help you achieve your goals.

2

Ensure their written proposal or scoping document explicitly meets the brief on all points.

To avoid disappointment, choose a service provider who shows insight into your business and challenges and provides a proposal that hits all the points in your brief.

3

Meet the team and ensure the person you’re meeting will be responsible for the work.

Pick a service provider who is personally invested in your project and ready to support your company in the long run. If you’ve been dealing with the sales team in the initial stages, make sure you ask to meet your project lead or account manager so you can establish a relationship from day one.

4

Review and check contracts and terms and conditions carefully.

Trust is essential, as is clarity of expectations. Review and check all contract documents carefully, ensuring that you’re aware of your rights and responsibilities and those of the service provider. Don’t be shy to ask questions about anything you’re unclear about.

5 Get a written quote outlining all costs and payment schedules.

Don’t start signing documents until you know all the costs and payment schedule requirements and are confident you can make them. It pays to be upfront about your budget and plan the project to fit rather than to overextend and deal with the stress down the track.

6

Ensure your provider has access to a resource network.

Ensure that your provider has access to a robust network of resources and skilled personnel required to complete the project. Ask questions about who’ll be on your team and whether they’ll be local, employed directly or accessed from a contractor network.

7 Check the dates on the project proposal.

Ensure there is a clear project management strategy, and the details are documented. The project proposal should include well-defined milestones and deadlines to be met, as you will also have deadlines to meet. This will ensure that the project remains on track and is completed on time.

Find your ideal suppliers and service providers in this handy 2024 Self Storage Supplier Guide lift-out or check out our Trade Directory via your SSAA Member Portal online. l

Learn more and start your order: storco.com.au/smartshed

Have you got empty, under-performing land at your facility?

Introducing the Smartshed: the storage solution that goes where a building can’t.

Smartsheds are designed to turn unused space into lettable area. When easements, time, or cost prohibit constructing a full-sized storage facility, Smartsheds step in.

You can’t rent a building that doesn’t exist. But with Smartsheds you can rent without building.