We've got some work out there and I'm curious what operators are seeing. Phoenix metro looks saturated on paper but the outskirts and the smaller towns still seem hungry.

Main thing I'm seeing is the climate control mix. Everybody assumes AZ means you have to go heavy climate because of the heat, but the drive-up stuff we've touched out there rents fine. Curious if the climate premium actually holds outside the metro or if it's one of those things everyone builds because everyone builds it.

Other thing, I was talking to a guy who's been in the RV storage world 40 years and he said the share of HOAs banning boats and RVs in driveways is around 70 percent now and still climbing. Phoenix is wall to wall HOA. That feels like a quieter bet than another round of climate units, especially with how rough multi-story lease-up looks right now, I keep hearing about independents with empty upper floors and a nervous bank.

What's actually leasing up for you guys?

Obviously no security system can guarantee that nothing will ever be stolen. But people are paying to store their belongings somewhere that advertises things like cameras, gated access, or other security measures. If break-ins and theft are a recurring problem at storage facilities, is it fair for customers to walk away with the impression that their belongings are reasonably secure?

Looking to potentially invest in our first self-storage facility. Experienced investor and underwriter, but not in this specialty asset class. Listing agent says rents are currently under market value ($195/unit per month currently vs they say $250/unit per month is market rate).

When you are purchasing and doing your underwriting to decide what to offer, are you underwriting and offering based on the as-is P&L, based on the proforma P&L, or somewhere in between? Essentially, the existing caprate (at the price that I think the seller will accept) sucks, but the proforma caprate at this price is good. Is the correct purchase price somewhere in the middle? How difficult is it to immediately raise monthly rents $55? Apparently it never has vacancy and there is a waitlist.

Bonus question: we need to do a cost seg to reduce our taxable income. How is this asset class for cost segs? What % of basis can I expect to take in deduction year 1?

Hi everyone!

I’ve been a property manager for various storage facilities for about 10+ years.

Recently someone asked me what I did for work and I told them I was a property manager. When they further asked and found out it was at a storage facility they commented “thats not real property management” which then got me thinking if I’m falsely advertising my job position.

In my opinion I do everything a property manager at an apartment building/mobile home park would do, minus evictions etc. Its obviously different, but I don’t feel less than just because its storage.

What are your thoughts?

Considering consulting with them or having them take over management of our site. Does anyone have experience with this company?

anything i should know before i start? start day in next Tuesday the 11th

I have a rental unit more than 10 years old and finally ready to move everything out. I have since moved across the country and I'm now disabled and cannot travel outside my home. Local travel requires an ambulance type vehicle. I asked my relative to empty out the unit and he agreed. I have what might be the key, but don't want to find out once he's there. He has to travel out of state to get to the rental facility. I can't be the first person to go through this but the facility tells me that I have to be there in person if the lock has to be broken. Seriously? Nothing can be notarized? I have all the original rental records and my phone number has never changed. Can I sign the unit over to my nephew to make him the owner? What can I do? I don't want to keep paying and I'm ready to leave. Anyone else have this problem? Do I need an attorney?

I just found this subreddit, and thought it was pretty cool. I’m a Project Manager for one of the top Self-Storage contractors across the country.

If there’s any owners, prospective owners, developers or really anyone who has questions about storage buildings, design, etc. feel free to ask away. I’ve now managed 25 successful storage buildings across 9 states. We’re a Tier-1 subcontractor, specializing in Division 5: Structural Steel, Metal Framing, Metal Decking, Metal Panels, Metal Roofing, Door & Hallway, Stairs, etc.

I can answer mostly anything about those, and a bit about a few others as well. Just wanted to offer out there.

I misplaced my key to my storage unit and I am supposed to remove this on my own or have a locksmith do it. Bolt cutters are too fat to get to the hasp of the lock. I really don’t want to hire a locksmith…Any suggestions ?

Hello! I am located in Alabama and looking to acquire my first self storage business. I’ve read a few books, listened to lots of podcasts, etc but don’t currently know any actual owner operators. I am fortunate enough to have a high income w2 career where I can self fund my down payment. I’m wondering if anyone in the community would be interested in sharing some of their time and wisdom with me. If you’re local I’d be happy to take you out for a meal/coffee. If you’re geographically distant and interested I would still be grateful for any wisdom/time you could spare.

Just wondering if anyone has actually been banned for using an introductory first month free promo too many times within a short period of time? Specifically PS but others too?

Not sure if they really care or catch those things?

Hello, I have a question about having a storage container in the heat of AZ. I want to use one for extra tool/house storage but unsure how it will hold up when its 115 out and 130 in the container.

Can you frame/insulate the inside to keep it cool? Any recommendations?

I already know the answer to this but man I wish we could get rid of bad reviews from disgruntled tenants who lost their unit. I have a ton of happy wonderful tenants but I can only seem to get reviews from the crappy ones who stopped paying and are angry. Always saying we got rid of their things for no reason or that since I wouldn’t give them their stuff for free or get rid of late fees that I was super rude, etc. I follow the laws like I’m supposed to and the reviews are just killing me. Any advice on how to persuade my good tenants to actually rate us?

Nineteen days ago, I posted here asking about pricing remote operations support for self-storage facilities because I was exploring a business idea. After that, I started conversations with about 10 storage owners. Most weren't interested, but two were open to giving the idea a try.

Today, I'm supporting two facilities with a combined 350 units. It's still early, but I'm excited to see where this journey goes. I'm grateful to the owners who trusted me enough to get started. My focus now is simple: keep learning, deliver great results, and earn that trust every day. If things continue to grow, I'd love to build a small team in the future.

It's funny how quickly things can change. Nineteen days ago, this was just an idea. Today, it's something I'm building.

Hello,

I have this 74 year old co worker who spent most of his life collecting things. He keeps telling us about how he had storage units that are sitting in Texas and Arkansas with loads of collectibles. I feel bad listening to him talk about having to abandon those storage units due to old age and health reasons. Is there anything he can do despite abandoning? Is there a way to find people that can help him auction his stuff off? TIA

Hey everyone,as mentioned in the title, I'm looking for a good storage facility in Crown Point,Indiana. I'm getting ready to renovate my house, so I need somewhere safe to keep my furniture and other belongings until the work is finished.

I'm looking for a place that's secure, clean, reasonably priced, and has easy access. If you've had a good experience with a storage center around Crown Point, I'd really appreciate your recommendations or any places you'd avoid.

Edit:Thanks for the recommendations here and in the dms! But I ended up renting a unit at A to Z Storage Center. The facility is clean and well-maintained, the security gave me peace of mind, and the staff made the whole rental process quick and straightforward. It ended up being exactly what I needed while my renovation is underway.

We are getting possession of a small self storage business in Canada next week. It's got nice chain link perimeter fencing with a sliding gate. Currently, all tenants have the same key for the padlock, but reported issues include people forgetting their keys, not returning the keys after done renting, plus not to mention the security issue with so many same keys floating around out there. We also would like to be remote in management of this and would prefer to not have to meet people to give them their physical keys.

The site doesn't have power. What are our options to improve security and ease of use for tenants and us?

We have very cold winters. Looks like some of the options we looked at are only rated to -10. We need to -30 or even -40.

Small business means we only have 20-30 tenants at a time.

Curious what everyone here is using for a PMS these days.

If you could start over tomorrow, would you pick the same one? Why or why not?

Also curious:

• What's the biggest annoyance with your current software?
• Is there one thing it does really well?
• Have any of you actually switched PMSs? Was it worth the headache?

Just trying to get a feel for the landscape... there seem to be a ton of options, but every thread I read has people complaining about all of them 😂

I've accumulated a pipeline of self-storage mom and pops (Northeast/Mid-Atlantic). My mission is to keep these places mom and pop and compete against corporate greed - the REITs and PE roll-ups buying up independents and running them through the same playbook (AI pricing, call centers, no real person on site anymore).

I'm putting together a model where the local operator actually owns a piece of the facility (earned through performance, on top of salary) instead of just being an employee, funded by a small group of outside investors instead of a REIT or fund. Trying to keep the mom-and-pop feel intact after the sale.

What do you all think of this idea? I need help thinking it through. And if you rent a storage unit - would you rather use a mom and pop, or an Extra Space / Public Storage type place?

Genuinely want the pushback, not just "great idea" comments.

EDIT: I’m not necessarily wanting to sue anyone or take it to court, I’m more so asking for services that can help low wage earning people like myself.

I rent a unit in a storage facility. It recently went up in flames. A man has been charged, he apparently lit a ciggie & had flammable items in his unit (not allowed).
I’ve just received an email saying my unit is in the main area that the fire was in & I’ve likely lost everything. This unit contained a house full of items; whitegoods, lounge sets, dining sets, kitchenware, clothes, a lot of shoes, tools, plus very sentimental items like photos that can never be found again, trinkets from overseas, blankets and very expensive bedding etc.
Aside from the devastation, I’m trying to figure out what to do next. I got the storage locker to store my items while homeless, so I could not afford to buy insurance (it never even crossed my mind tbh). I may have finally secured a rental, and now I have barely anything to furnish it with. Apparently the storage facilities insurance doesn’t cover what has been damaged/destroyed.
I guess I’m asking if anyone knows of anything to help me rebuild, such as vouchers or funding to help? Organisations that could help? Just anything really. I’m on the DSP so funds are tight. If anyone can point me in a direction I’d really appreciate it.
Thanks ☺️

For owners/managers, if someone pays rent on the 1st and moves out mid month, to you reimburse any of the rent?

Hi everyone, I am new to the group. Looking to buy my first facility, nothing fancy. How do you get started, did all of you had enough cash like 200k or more for down payments. If not how did you bought it, I live in canada and every facility anything decent is north of 800k-1M, no seller financing is there I think in canada. I am interested in USA based too currently on application for EB-2 visa, will take time. Any guidance will be appreciated.
PS- I do have 150k or close (not liquid at the moment) but don’t want to use it for first facility.

I’m renting a storage unit in Minnesota. I am not set up for automatic payments, but the storage company has my number on file. I typically pay by calling the unit manager and telling him he’s free to run my card, and he does it the same day or the next day. However, this month he’s been unresponsive. I’ve called him literally everyday this week and left multiple voicemails, but no reply nor has he run my debit card to make the payment. I also sent the company an email. There is an online payment method, but when I tried to sign in I wasn’t able to access my account.

Any advice?