ften referred to as “The City Above Toronto,” Vaughan, Ont., located in the Regional Municipality of York, has emerged as a force to be reckoned with in recent years. It is considered a melting pot of cultural diversity and is renowned for its thriving economy, excellent quality of life, and mix of modern architecture and open green spaces. As one of Canada’s fastest-growing cities, Vaughan offers a unique blend of urban luxury and suburban life.

Of course, when a city is growing as fast as Vaughan, there is always a need for self-storage. To meet that demand, Access Storage has come to town, giving residents and businesses alike a safe and secure place to store their belongings. The new self-storage facility, located at 8025 Jane Street, sits on a main artery in the heart of the city and is conveniently situated next to a large IKEA and the sprawling Vaughan Mills Mall, one of Canada’s largest shopping centers with over 200 stores and restaurants. It brings in 13.5 million people per year, so that puts a lot of eyes on Access Storage too.

“We couldn’t just slap our name on the building and call it a day. We had some work to do,” recalls Belik, who says that when Access acquired the building, it still had damage from a recent fire. “The claim hadn’t been settled yet with the insurance company, so the fire-damaged floors became our problem. Thankfully our construction team worked with the restoration company to speed up the completion of the work. We also used the opportunity to create a better unit mix for the market.”

Following restoration and other modifications, Access Storage—a modern-looking facility with mosaics of gray, blue, and white mingling beside matching tinted windows—was open for business. Now, the new, state-of-the-art facility boasts 92,620 net rental square feet, complete with full climate control and three covered loading bays that can accommodate large moving trucks. To make security a priority, the facility features numerous security cameras by Hikvision, 24/7 video monitoring (plus ULC Fire monitoring by Engineering Security), access control entry by PTI Storlogix, and well-lit and easy-to-navigate hallways. Units are secured with Janus International roll-up metal doors, which can facilitate barrel locks.

At six stories tall, it makes an impression in the immediate area, and the greenage surrounding the facility is meticulously maintained by professional landscaping company Sunset NJG Maintenance. “They say it’s what on the inside that matters,” says Belik, “but a good presentation on the outside is equally important.”

“Retail is another nice little revenue stream, so we also offer moving supplies and such,” adds Belik. The store, which is part of the rental office, is fully stocked with moving supplies, including boxes, locks, tapes, mattress covers, and more. New tenants can also rent dollies and carts, use the company parcel receiving services, and rent the Access Storage “Free Move-In Van.”

Belik explains that for one, Access only hires the best of the best, even if they’re sometimes difficult to find. “There’s definitely a labor shortage, but we’re not going to compromise when it comes to hiring,” he says. “We look for employees who think like owners, who take pride in the business and what they do. Our employees are responsible for many positive changes at Access Storage. Their input is valuable because they’re on the frontlines engaging with customers every day.”

Belik says that when you hire the best, you’re able to provide the best customer service. “Exceptional customer service is paramount, but our approach is simple,” explains Belik. “We listen to our customers. We want them to feel comfortable coming to us with any questions or needs. It’s important to keep an open line of communication open with them.”

When a customer is pleased, Belik says management always asks for referrals. “Referral marketing can be the bread and butter of any business. It doesn’t cost anything to ask someone to give us a referral, and customers who are referred by friends or family are more likely to stay loyal to a brand for a long time. And they trust referrals because they come from a personal source.”

Although Belik is a big believer in referrals, he does say that the facility’s reviews tend to speak for themselves. “Since the acquisition, we’ve grown our Google reviews, and today we have a 4.8 rating coming from 124 customers. I believe this is because we listen to our customers, and that’s something a lot of businesses forget to do these days.”

Belik also believes in giving back within the community. “People tend to count their blessings, but then they don’t pay them forward,” he says. “It’s important to give back to the community that supports you, and Access Storage actively does that by getting involved with charitable organizations on a local community and national level across Canada. We have over 200 charitable organizations and causes that we work with.”

While there are no plans to slow down, with talks of expansion into Labrador, New Brunswick, Newfoundland, and Prince Edward Island, Belik says the company always carefully considers each new development.

“Nothing is done in haste,” he says. “We always want to be sure a new build or acquisition is a smart move.”

To illustrate his point, Belik says that when Access officially acquired the Vaughan property, it was at 47 percent occupancy. Now it has exceeded 55 percent and should be at more than 60 percent by the end of the month. Talk about your smart moves!

he self-storage industry has drastically evolved over the last several decades beyond its traditional role of offering rental space to individuals and businesses due to the advancement of technology. Currently, many self-storage companies are continuously striving to meet the ever-evolving demands of customers, whether that’s through integrating technology to create a more convenient experience for renters or implementing state-of-the-art security measures to prevent theft and unauthorized access.

So, what’s next for the self-storage industry? The emergence of electric vehicles (EVs) presents a unique opportunity for self-storage companies to capitalize on this growing consumer shift and tap into a very lucrative market.

In light of this major shift, the goal of this article is to highlight the buzz around electric vehicles, the challenges around the availability of EV chargers, and how those who operate in the self-storage industry can leverage their existing infrastructure to tackle this developmental issue.

The current market for electric vehicles continues to increase, as sales in North America in the third quarter of the fiscal year grew 54 percent (O’Donovan, 2023). In 2023, North American EV sales were to be a total of 1.6 million and expected to increase to 1.9 million units in the U.S. and 230,000 in Canada by the end of this year (O’Donovan, 2024).

All of this certainly paints the picture that there is a market for electric vehicles. This is due to the collective push for EVs from the government and policy lawmakers, as well as a shift in consumer behaviors to strive for a more sustainable future.

In Canada, “Environment Minister Steven Guilbeault will effectively end sales of new passenger vehicles powered only by gasoline or diesel in 2035 (Gollom, 2023).” However, data on electric vehicle demand presents significant challenges for the industry to collectively meet the government’s mandate.

A recent study by AutoTrader (AutoTrader.ca, 2023) found that the “purchase intention has declined.” It also stated that “In 2023, only 56 percent of car shoppers who did not own an EV were open to purchasing one for their next vehicle—down from 68 percent the year prior.” In addition, the survey indicated that buyers are avoiding the purchase of an electric vehicle due to the state of the economy, citing the high electric vehicle prices, interest rates, and of course inflation.

To address this concern, it was estimated in an economic article (Young & Fanjoy, 2023) that “vehicle prices would need to come down by about a third to even half of what they are today, in relative purchasing power terms, for electric vehicles to be an affordable mass market.”

In the United States, there seems to be a slowdown as well, despite a record 1.2 million U.S. vehicle buyers choosing to go electric in 2023, according to estimates from Kellean Blue Book, a Cox Automotive company (Hailes, 2024). There has been pushback from dealers who have many unsold electric vehicles in their lots, so much so that more than 3,000 U.S. auto dealers asked the Joe Biden administration to “tap the breaks” (Carlson, 2024). Additionally, Tesla, a leader in the electric vehicle market, has indicated to investors that growth has slowed down in its electric vehicle sales.

Another notable reason for decreased demand is insufficient charging infrastructure, which presents a challenge for owners of electric vehicles. The insufficient number of charging stations can turn car buyers off from purchasing an electric vehicle, as they’ll be likely faced with the difficulty of having accessible chargers available to use (Marx, 2024).

Canada and the United States have been facing a ton of developmental challenges when it comes to electric vehicle charger infrastructure, which is evident as it’s directly impacting demand and buyer support.

The current number of EV charging stations and ports in Canada is extremely low. A CBC news article reported that Canada will need between 442,000 and 469,000 public charging ports by 2035, depending on the number of at-home chargers, according to an estimate by Natural Resources Canada (Mazerolle, 2023). As of Dec. 1, 2023, there are a total of 10,425 charging stations and 25,246 charging ports (Mazerolle, 2023). Ultimately, this suggests that there’s a lot of work to be done to meet the government’s mandate that 100 percent of new vehicles must be electric vehicles by 2035.

In the United States, “there are “170,000 publicly available EV chargers across the country,” as reported by the White House. However, Biden-Harris administration set a goal of 500,000 electric vehicle charging stations in the United States by 2030. Those stations would, the White House said, help push Americans to feel more confident purchasing and driving electric vehicles and in turn help the country cut carbon pollution (The White House, 2024).

Building electric vehicle charging stations is a very lucrative opportunity for businesses. EV Connect reported that “EV owners were willing to pay up to $3 per hour for charging and 12 percent were willing to pay $4 per hour, even if it only costs them $0.75 per hour to charge at home,” according to a survey from E Source. The willingness to pay becomes even higher when it’s convenient and can help reduce drivers’ worries about traveling a far distance and running out of charge while on the road (EV Connect, 2022).

Specifically, the installation of electric vehicle chargers could be an untapped stream of revenue for self-storage businesses. This is because self-storage facilities tend to already have the space and capacity to build charging stations and can reap the benefits of offering them to electric vehicle owners. Therefore, on top of being known for renting storage space to individuals and businesses, your facility can be recognized for providing people the ability to charge their electric vehicles. There are several other perks that self-storage facilities and their customers can gain from having electric vehicle charging stations on site:

• Take A New Position – Installing charging stations at your self-storage facility can show your customers and visitors that your business is forward-thinking and innovative. Offering forward-thinking solutions also highlights to them that you care about the community in which your business operates and its residents.
• Improve Customer Experience – Self-storage companies can also significantly improve the overall experience for their customers. This is because customers can visit their self-storage unit and charge their EV at the same time, which is extremely convenient and timesaving.
• Promote Sustainability Goals – This one is a huge benefit, especially if your self-storage facility is currently promoting environmentally sustainable practices or partakes in being a more environmentally conscious brand. Installing EV charging stations at your facility can help your business shine like a beacon for consumers seeking brands that align with their “green” values.
• Drive More Traffic To Your Site – Offering an additional service, such as charging stations, can drive more foot traffic to your self-storage facility, not only current customers but new customers as well. This is a huge plus, as your facility can increase sales from the additional revenue generated from the use of the charging stations. You can also take this opportunity to have your staff cross-promote other services that your self-storage facility offers, such as rental space, moving trucks, and packing supplies.
• Receive Incentives From The Government – You can likely take advantage of any government funding and rebates when you install electric vehicle chargers. Although government funding and rebates depend on the country, state, or province that a business resides in, it can be a great perk for self-storage companies to look into and see whether or not it’s worth it to invest in this initiative.

XYZ Storage is certainly paving the way for other businesses to follow when it comes to ensuring there are enough electric vehicle charging stations available across Canada and the United States.

So, what plan does the government have to increase the availability of chargers? The Government of Canada has a “Zero Emission Vehicle Infrastructure Program” in place to drive this initiative forward across the country. There will be three funding streams available over the next few years, a total of $680 million worth of funding to increase electric vehicle charging availability and hydrogen refueling opportunities. This program has led to Canada investing over $1 billion since 2016 to making chargers more accessible and electric vehicles more affordable (Government of Canada, 2024).

To continue pushing the sales of electric vehicles, the federal government of Canada is offering Canadian vehicle buyers a rebate of $5,000 for fully electric vehicles and $2,500 for hybrids within certain price points (Mazerolle, 2023).

Earlier this year in the United States, the Biden-Harris Administration announced $623 million in grants, which includes at least 500,000 publicly available chargers by 2030 (U.S. Department of Transportation, 2024). According to the U.S. Department of Transportation, this is to help grow the electric vehicle charging network across the U.S.

“On Nov. 15, 2021, President Biden signed the Bipartisan Infrastructure Law, also referred to as the Infrastructure Investment and Jobs Act, which contains $7.5 billion in new funding for EV charging stations, makes EV charging infrastructure eligible for additional Federal funding programs, and provides funding for numerous other EV-related initiatives (U.S. Department of Transportation, 2024).”

With the government offering grants to businesses interested in growing the electric vehicle charging infrastructure, the adoption of EVs can become more appealing to the average consumer. In addition to growing the charging network for EVs, it’s important to note that creating affordable EVs for the masses to increase demand is a huge contributing factor to the success of widespread adoption (Gollom, 2023) and would increase the chance of meeting government mandates for the next decade.

In conclusion, the self-storage industry has the potential to make real and transformative changes in the electric vehicle industry. As the government pushes for the adoption of electric vehicles, the challenge of limited infrastructure presents a barrier to widespread adoption. Consequently, it is even more important that other businesses step in and contribute to overcoming this major challenge.

Self-storage facilities and other businesses can take advantage of grants and government funding as an easier point of entry into the business of providing electric vehicle chargers, while also benefiting themselves. However, it’s critical for businesses to do their research on what is available in their country, state, or province in terms of grants and funding to support this initiative before deciding to join this business venture.

he Canadian Self Storage Association (CSSA) was the brainchild of Sue Margeson. She has been in the storage industry since 1988. During that time, she answered many, many questions from fellow storage associates. The volume of questions that arose, and the fact that the questions being asked were often similar, led her to believe that people in the Canadian self-storage industry needed a “one-stop shop” to find the answers to operational questions, locate needed products and services, and obtain any self-storage resource required to better their businesses. It was obvious to Margeson that an association for the industry was needed. At that time, storage was a relatively small industry, but it has since grown into the multi-billion-dollar industry that it is today.

The Canadian Self Storage Association was founded and begun with a core group: Margeson, Ken Hick, John Madsen, Joe Kormos, and Fraser Kulba. She requested the involvement of these individuals based on the respect that she had for this group of very knowledgeable and driven individuals. Geographically, these original board members represented all the provinces across Canada. This is when the hard work began. Margeson undertook the task of finding the storage operators and getting them on board as the first members of the CSSA.

The membership benefits were plentiful to owners, operators, and managers alike; whether they were just starting out or had been in the business for a while, the information and knowledge they lacked was soon at their fingertips. This community of self-storage is quite unique in that members freely share their knowledge and support their industry colleagues.

The white papers that the association puts out are invaluable. They provide a best practice on most of the big issues, such as auction procedures, contracts, and theft and break-in prevention. Through the association, you are immediately connected to industry leaders and professionals with a wealth of knowledge about our industry and beyond.

The association also has a Young Leaders Group that promotes the growth of the industry by helping to educate and mentor the younger adults in the industry who are the future of self-storage in Canada.

The networking events provide immeasurable information and contacts, and the friendships they foster are truly an asset for these young leaders in self-storage.

The goals of the association are clear and straightforward: The CSSA is a very strong support group for the industry, as well as a strong voice for advocacy, legislative, regulatory, and other issues for all Canadian self-storage owners.

The CSSA Operators Certification Course is offered several times a year; it’s a great way to jump in and learn the basics of self-storage. This is the only self-storage certification course that is offered in Canada, and it is very comprehensive. Some even say that what they learned in the two days of this course would have taken them 10 months to learn while working in a facility. Over the years, we have seen many owners, operators, and staff attend this course many times over. We are proud to let you know today that we have had more than 700 graduates of the Canadian Self Storage Association’s Operators Certification Course so far. This invaluable course will be held again on Oct. 22 and 23, 2024, in Toronto, Ont., at the CSSA’s 19^TH Annual Eastern Canadian Conference. Space is limited; if you wish to reserve your spot, please visit www.cssa.ca.

The active/passive tax issue, lien laws, building codes, and property tax issues are a few of the initiatives currently being addressed by the association, with the assistance of the CFIB.

Your CSSA membership provides direct access to all other members and vendor members as well. Our interactive map makes it easy to find colleagues in your area. The CSSA forum provides you with a voice and a resource for information.

Your 2024 CSSA board of directors is as follows:

President – Robert Madsen (representing British Columbia)
Executive Director – Sue Margeson (National)
Treasurer – Steven Scott (National)
Secretary – David Allan (Eastern Canada)
Director – Tami Reilly (British Columbia)
Director – Shannon Conaghan (Alberta)
Director – Alain Gingras (Quebec)

Congratulations to you all! We know that each and every one of these dedicated people are here to assist everyone in the self-storage industry in Canada with whatever they need!

We are all looking forward to meeting you in person at one or all of our upcoming events. This is a terrific opportunity to have a great conversation and get to know these leaders of the Canadian Self Storage Association and your peers in the industry as well. These events are guaranteed to give you a great deal of knowledge of current affairs in our self-storage industry, and many other interesting topics of discussion. The following is the Canadian Self Storage Association’s calendar of events. Please be sure to save the dates of those that you plan to attend. You won’t regret it; we promise! For more information on any of these upcoming events, or to register to attend, please visit www.cssa.ca.

ccording to Harvard Business Review, 80 percent of consumers in the U.S. are changing the way they shop post-pandemic based on a survey of the EY Future Consumer Index conducted by thousands of consumers (Gramling et al., 2021). During the pandemic, consumers realized that they could easily access goods online from any geographical location with internet connectivity, and a significant shift in consumer behaviour occurred (Gramling et al., 2021).

As a result, companies have taken note of this shift. And with many businesses solely operating online, it’s an opportunity for self-storage companies to swoop right in. Self-storage companies can target e-commerce businesses that don’t have brick-and-mortar locations and may not have the physical space to operate their business, especially those with fluctuating inventory levels.

The goal of this article is to highlight the growth of businesses in the e-commerce space, the challenges that they face, and how self-storage companies can target these businesses to unlock new opportunities for collaboration.

The e-commerce world didn’t just benefit and provide an alternate channel for major retailers but for smaller entrepreneurs as well. For example, digital marketplaces like Etsy or Facebook Marketplace serve as a hub for buyers and sellers to buy and sell goods and services (Bloomenthal, 2024).

Specifically, the lack of storage space for inventory has become a significant issue businesses face due to the rise of e-commerce (Self Storage, 2023). This makes it imperative for businesses to find solutions to manage their inventory effectively.

Specifically, self-storage companies have an opportunity to be of assistance given the significant challenge e-commerce businesses can face with having a lack of inventory space, especially during peak months. So, what can self-storage facilities do to help? Self-storage facilities can offer tailored solutions to address the unique challenges faced by e-commerce businesses by providing flexible rental options, scalable storage capacity, and additional amenities.

Take note of XYZ Storage, which has actively taken steps to be of service to businesses in the communities where the company operates. This commitment is evident in the company’s storage solutions not only for everyday individuals but businesses as well.

This Canadian storage company offers flexible and cost-effective storage solutions across all five of its facilities, which allows businesses to grow and scale in the future with them. Here are the ways that XYZ Storage caters to e-commerce businesses:

• Providing after-hours access to all registered businesses to allow them to have 24/7 availability to their inventory.
• Creating an after-hours access upon-request policy for individuals who don’t own a business.
• With that after-hour access process, thorough vetting is conducted; limited entry after business hours and top-notch security measures are in place, showcasing that safety is top of mind.
• At some of its self-storage facilities, there are tables with charging stations and convenient workspaces provided for small businesses for short-term needs.
• Self-storage facilities are equipped with drive-up units for added convenience to make transporting heavier belongings easier.
• Truck rental is available on-site for businesses to be able to make deliveries within Toronto and the Greater Toronto Area (GTA).
• Ability to hold keys on files for businesses to make it easier for any business employee to access inventory.
• A package receiving service that allows XYZ Storage personnel to sign for items without having the customer (business) come to the facility for shipments or for them to transport shipments from their home.
• A shredding and secure media disposal service that can be helpful for businesses without access to proper disposal of documentation.
• Self-storage facilities equipped with top-notch security are in place 24/7 to ensure renters’ belongings are secure at all times.
• Free coffee and Wi-Fi are available for renters as well, which is perfect for on-the-go entrepreneurs.

Self-storage companies can benefit from following the lead of XYZ Storage by providing rental services for businesses, specifically ones that solely operate in the digital space. Doing so will allow self-storage companies to tap into a lucrative market that has constantly growing and evolving needs.

In conclusion, self-storage companies that follow suit and align their services with the specific requirements of e-commerce entrepreneurs can establish themselves as invaluable partners in the e-commerce space while unlocking new opportunities for collaboration and growth.

ildfire season has arrived once again, officially spanning from April 1 to Oct. 31 each year. The concerning trend of increasing wildfire occurrences has become evident over the past few years. While wildfires have always been a part of Canada’s landscape, their intensity and frequency are now reaching unprecedented levels.

This rise can be attributed, in part, to the warmer and drier winters experienced across most of the country, likely influenced by phenomena such as El Niño. Continual shifts in climate patterns suggest that the incidence of wildfires will persist in growing.

Last year marked Canada’s most devastating wildfire season on record, with over 15 million hectares scorched. More than 600 fires have already been recorded this year, significantly surpassing the 10-year average of 430 for this period.

As we gear up for the climax of this fire season, it’s crucial to ask ourselves this question: Are we adequately prepared?

Last year, numerous wildfires spiraled out of control, leading to the evacuations of 48 communities and more than 38,000 individuals in Alberta. These evacuations underscore the critical importance of having a comprehensive plan in place for such emergencies.

Evacuation orders can be issued swiftly and with little notice. Are you prepared to vacate your facility for an unknown duration? Can your operations seamlessly transition to remote functionality?

• Establish clear communication channels with ownership in the event of evacuation.
• Develop an exit plan for leaving offices unmanned, outlining pre-evacuation tasks.
• Create a checklist for essential tasks, ensuring continuity of day-to-day operations remotely.
• Enable key staff to access facility and gate software remotely.
• Provide staff with clear directives for crisis management and customer communication.
• Implement a detailed communication plan with customers, including regular updates and reassurances.
• Utilize social media to provide live updates and reassure customers about the safety of their belongings.
• Define communication timelines and manager responsibilities during evacuation.
• Develop remote work protocols for staff to manage inquiries and payments.
• Ensure remote access to email and software, securely storing passwords.
• Stay informed through local news and emergency services to relay timely updates to customers.

By proactively addressing these points, businesses can better navigate the challenges posed by wildfire evacuations and ensure the safety and confidence of their customers.

Being prepared for wildfires is crucial for effectively managing evacuations if the need arises. If you’re situated in a wildfire-prone area, take advantage of the abundance of resources at your disposal. Start by exploring government websites at both the federal and provincial levels, as they offer valuable information. Additionally, many provinces provide wildfire apps for download, allowing you to stay informed about any fire threats to your facility(s).

In addition to accessing government websites and wildfire apps, there are several other proactive measures you can take to enhance your wildfire preparedness.

• Conduct regular drills. Practice evacuation procedures with your staff to ensure everyone knows their roles and responsibilities in the event of a wildfire.
• Create a wildfire emergency kit. Assemble a kit containing essential items such as water, non-perishable food, flashlights, batteries, first-aid supplies, and important documents. Keep this kit easily accessible in case of evacuation.
• Maintain defensible space. Clear vegetation and debris from around your facility to create a buffer zone that can help slow the spread of wildfires and protect your property.
• Invest in fire-resistant materials. Consider using fire-resistant building materials and landscaping techniques to make your facility more resilient to wildfires.
• Develop relationships with local authorities. Establish connections with local fire departments and emergency services to stay informed about wildfire risks in your area and receive timely updates and alerts.
• Train staff on fire prevention. Educate your staff about wildfire prevention measures, such as proper disposal of cigarette butts, and the importance of reporting any signs of smoke or fire immediately.

By taking these additional steps to enhance your wildfire preparedness, you can better protect your facility and mitigate the risks associated with wildfires.

he resilience and stability of the self-storage industry has caught the attention of real estate developers and investors like never before. Over the past few years, the industry has demonstrated its ability to weather various economic crises, including downturns caused by the pandemic, slowing growth, and persistent inflation. Remarkably, demand for self-storage continues to grow despite these challenges and thanks to some more recent tailwinds, such as the higher cost of housing, increased density, smaller dwellings, and work from home.

This surge in interest has brought many newcomers into the industry, both as operators and renters, altering the way business is conducted. However, if you’ve been observing the self-storage market recently, you might have noticed a troubling trend: a market war that has escalated into a race to the bottom. As the market adjusts, and while demand remains robust—though not as intense as during the pandemic—the fear of rising vacancies and the apprehension caused by an influx of new supply has spurred many self-storage operators into fierce price competition to attract renters and fill vacant units.

In the heat of this pricing war, some companies have resorted to drastic measures, often offering unsustainably low prices to attract renters, only to raise rents significantly a short period later. This tactic, though tempting in the short term, is neither fair nor ethical. It also harms the industry’s reputation by directly damaging the trust of our renters.

While the urge to slash prices to gain renters is understandable, price competition is usually a negative-sum game that erodes long-term profitability and can impact service and quality levels. Implementing price cuts is easy, but reversing their impact will be challenging.

There are several negative consequences to this pricing war. Primarily, the strategy of luring renters with low prices only to increase rents shortly after is a surefire way to alienate them. If renters perceive that they have been deceived, they will likely move out, leaving behind damaging online reviews and decreased lifetime value. Furthermore, this will also pressure competing storage companies to adopt similar practices, leading to a widespread decline in revenues. Simply put, this strategy is not sustainable in the long run. Additionally, it tarnishes the industry’s reputation, making it appear sleazy by relying on fine print to recuperate losses.

The backlash has been strong from industry veterans, with the most frequently repeated complaint being the high customer churn caused by deceptive pricing strategy, as many renters are vacating their newly rented units within six months. In an industry where renters can potentially be lifelong clients, such brief rental periods are considered failure by another name.

At Montreal Mini-Storage, our revenue management philosophy has long been guided by Warren Buffett’s wisdom: “Price is what you pay. Value is what you get.”

We price our services according to the value we offer. Our value is derived from the cleanliness of our facilities, the convenience of our locations, our incredible team, the variety of storage locker sizes, and the numerous amenities we provide, including security and climate control. Above all, our greatest value is the importance we put on the relationships we build with our renters. Our friendly and knowledgeable staff are there to support renters during some of the most challenging times in their lives, and this is what has helped us to retain our clients year upon year.

With this philosophy, we’ve never aimed to be the cheapest self-storage provider on the market, as we know that price is not the only deciding factor for renters. Despite the presence of lower priced self-storage options in Montreal, renters have consistently chosen Montreal Mini-Storage for over 20 years because of our reputation for fairness and excellence as well as the value we provide. This has allowed us to grow into the largest self-storage brand across Quebec and the Maritime provinces. This is not to say that we don’t offer competitive pricing or promotions, but we base these on factors influenced by customer loyalty (like customer’s term). Our renters have stayed with us thanks to the relationships we’ve built and the consistency in our service. Most importantly, they have found a home with us because we have built it for them. We’ve never believed in a one-size-fits-all solution, and price sensitive clients have recognized the value in that. Our inventory has always included a range of options, including lower cost solutions, so no potential customer is priced out of our brand.

Typically, self-storage clients are long-term clients, and a value-based pricing model is truly designed for retention and long-term success. By focusing on providing value rather than competing on price alone, we can ensure the sustainability and integrity of the self-storage industry. As industry players, it is our responsibility to prioritize the long-term health of the market and the trust of our renters over short-term gains.

hen existing facilities seek to optimize their land, relocatable storage units are the clear choice. Owners boost profits by filling gaps around buildings, lining fences, and loading easements. Because of this, relocatables have gained massive popularity in recent years. Facilities worldwide have achieved peak financial productivity by leveraging relocatables in this way.

Adjacent to the tried-and-true infill strategy, however, a new trend is emerging. More and more, entrepreneurs are forgoing traditional structures altogether when designing storage. They’re running numbers, weighing options, and electing to build entire facilities using relocatables.

Upon considering this new approach to storage, several questions begin to emerge. When does it make sense to build using relocatables? Are they comparable in quality and longevity to traditional structures? How will cities and end users perceive this new model?

To answer these questions and more, let’s introduce the focus of this case study. ABC Storage* is a fast-growing storage syndicate based in the Southeast United States. The team is a group of CRE veterans backed by a century of combined industry tenure. Their expertise lies in pinpointing the highest and best use for commercial land.

Today, we will review one of their facilities built exclusively using relocatables. We will review the entire timeline, from city approval to renter move-in. In doing so, we will reveal the decision-making process that led to this approach.

It was, however, a commercial-zoned parcel in a well-trafficked area. Neighboring businesses include a Publix, Target, and a couple dozen restaurants and shops. Site analysis revealed excellent roadside visibility to 50,000 vehicles every day.

Beyond the southern perimeter lies extensive, sprawling suburbs. Data from Sparefoot shows that people tend to rent storage within three miles of home. The mix of steady traffic and nearby dwellings makes this an ideal storage locale.

“Compared to a single-story drive-up (NCC) product,” says an ABC Storage team member, “we were saving nearly 50 percent of the cost that we would normally absorb. We were also able to mitigate any risk associated with building material cost increases, shipping aside.”

The impact on cost stretches beyond the initial phase, too.

“Furthermore,” he continues, “our vendor delivered warranties that mirrored traditional construction.” This provided the long-term confidence they needed to proceed.

Satisfied with their findings, the business plan materialized, and the team entered the approval phase.

With that said, the team at ABC discovered the key to permission was education.

“The preparation for this project was not dissimilar from any other traditional building process,” says a team member. “We did, however, work proactively to share product information with the municipality. This ensured there weren’t any hiccups further down the line.”

Their relocatable unit vendor loaded them with site plans, drawings, specs, and photos. The ABC team, in turn, supplied this information during talks with the city. Once the project’s quality and aesthetic were conveyed, approval moved quickly.

Throughout these discussions, the city made a few requests. First, street-facing units needed to have a stone façade. Their relocatable unit vendor obliged by sourcing architectural panels. Next, a foliage minimum had to be met, so their vendor added landscaping into the site plan. Finally, it was decided the units must be fixed to the ground. Their vendor solved this by producing an anchoring system. ABC Storage fulfilled each requirement and city approval was granted.

The roll-up door order was placed through the same vendor. Bundling units and doors greatly simplified the logistics surrounding delivery and install.

With the details ironed out and the deposit paid, production began. In three months’ time, their order would be fabricated and transported. Meanwhile, the team at ABC started on the next phase: development.

With the addition of fences, curbs, and other perimeter work, the site prep was largely complete.

Relocatable units ship flat-packed within ocean containers, 12 at a time. This allows 1,920 square feet to fit within a 320-square-foot ocean container. When 50,000 square feet of storage is being transported, it equates to massive savings.

Over the course of two weeks, 26 ocean containers were unloaded, one by one. The flat-packed units and coiled doors hung vertically in skids, ready for assembly.

Once built, relocatable storage units are steadfast, durable, and built to last. The wind rating stands at 120 mph and load capacity maxes out at 10,000 pounds.

The roof is strong enough to hold six feet of snow, although that’s of little concern for this Georgia team. What is of interest to them, though, is the weathertight, condensation-mitigating design. The roof won’t leak, and a moisture-wicking desiccant spray is applied to the ceiling. These measures offer a welcomed peace of mind in a city that averages 50 inches of annual rainfall.

In addition to cost savings, we asked an ABC Storage team member what else stood out about this process. “Speed to market,” was his reply. “We were able to achieve somewhere in the range of four to six months of savings for our construction timelines versus a traditional product,” he says.

During the final stages of building, the ABC Storage team shored up the digital side of the business. They boosted their online presence with a new website and marketing campaign. A third-party management team was chosen to handle the day-to-day operations. Final preparations were made, and the first tenants rolled in.

Their combination of drive-by visibility and digital prospecting has been successful, too. Just four months after opening, 150 units have rented, equating to 28 percent capacity.

The Athens project served as proof of concept for the ABC Storage team. They learned it is possible to build attractive, long-lasting storage using relocatable units. Furthermore, they found the savings in cost and time to be favorable. So favorable, in fact, that they have since repeated the business model several times over. By 2025, the company’s portfolio will include a handful of relocatable-only facilities. Combined, these sites will hold 2,500 rentable units.

Relocatable units have proven their worth, both for infill projects and ground-up builds. Their popularity grows as reputable companies continue to adopt this approach to storage. If you’re a prospective developer, we encourage you to conduct your own side-by-side comparison. You may find yourself bypassing the traditional build process altogether at your next storage facility.

*Company name has been changed.

mpty nesters are parents whose children have moved out of the family home. This life stage marks a significant shift, as empty nesters navigate decisions about their financial and personal lives and figure out the lifestyle they wish to pursue in this next chapter. While these choices primarily affect the empty nesters, their transition also has a notable impact across various industries, especially the housing market. These trends can influence useage and open new opportunities for self-storage businesses to potentially capture the business of empty nesters.

This article aims to explore how empty nesters plan on adjusting to this new stage of life, the implications on the housing market, and how self-storage can transform an empty nester’s experience during this life-changing time.

STAYING PUT
There are many reasons that empty nesters choose to stay in their current home. Empty nesters can experience an emotional attachment to their current home due to the space holding a ton of sentimental value. From raising their children to celebrating important milestones, the emotional attachment to the house can outweigh the practical considerations. Alternatively, empty nesters might have a retirement plan already set and feel confident in their income (Duncan & Zimmerman, 2024). Ultimately, staying put is a smarter financial choice for many empty nesters, especially those without a mortgage.

DOWNSIZING THEIR DWELLING
Downsizing to a smaller home is another viable option for empty nesters, especially if they no longer need the extra space. Moving into a smaller house means reduced maintenance costs and utility expenses. Additionally, it also means that it’s easier to manage daily, given there’s less square footage, and much easier to move around, which becomes more important as empty nesters age. Downsizing can be an amazing opportunity to explore a new neighbourhood or city as empty nesters enter this new phase of life. This can be especially true if the empty nesters are retired or nearing retirement, proving that while this can be a daunting chapter, it can be an exciting one as well.

So which direction do empty nesters favour? Many may assume the majority of empty nesters will decide to sell their house and downsize to a condo or apartment. However, data on U.S. and Canadian demographics suggest otherwise; a good portion of empty nesters are choosing to stay in their current homes.

In fact, according to Redfin News in the U.S., “Empty-nest baby boomers own 28 percent of the nation’s largest homes (Anderson & Bokhari, 2024).” This finding also aligns with a survey conducted by Fannie Mae, where most Americans over the age of 60 don’t ever intend to move and 56 percent stated they would never sell their homes (Duncan & Zimmerman, 2024).

The Canadian market echoes a similar sentiment; the majority of boomer homeowners intend to live in their current homes as long as possible, according to a 2020 Generational Real Estate Trends Report by Mustel Group and Sotheby’s International Realty Canada (White, 2024). A trend that many empty nesters are adopting is renovating their existing homes to fit their new lifestyle, per a Royal Lepage survey (White, 2024).

Self-storage can either serve as a short-term or as a more permanent solution during this phase of life for empty nesters. For instance, if an empty nester is looking to move or relocate, storage can be particularly beneficial for storing their items safely and securely during the move, which they can then retrieve when needed. On the other hand, an empty nester who is looking to declutter and make more space in their home, whether they are moving or not, may want a more permanent storage solution for their belongings, specifically sentimental items, such as family heirlooms and photo albums, or items that belong to their now-grown children.

Additionally, if an empty nester has plans to do renovations, like creating new hobby rooms, self-storage can provide the extra storage space and flexibility for them to commit to those major house changes. Therefore, more time is spent exploring passions and enjoying the current space where empty nesters reside with friends and family (White, 2024).

Renting a storage unit provides empty nesters space to securely store their items regardless of their plans. Depending on the self-storage facility, they’ll have access to various features and amenities, including but not limited to flexible rental terms, various unit sizes, top-notch security, and temperature-controlled units to protect valuable items.

Companies can follow the lead of XYZ Storage, a Canadian-based self-storage business known for its dedication to supporting individuals, families, and businesses as they navigate big life-changing transitions. XYZ Storage has been an expert in the storage industry for almost 30 years and has become the No. 1 reviewed self-storage business in Canada.

The company caters to the needs of empty nesters to provide them with flexible, affordable, and convenient storage solutions across all five of its facilities across Toronto and the Greater Toronto Area (GTA). Here are all the ways that XYZ Storage caters specifically to empty nesters:

• 24/7 Video Surveillance and Monitored Access: Many empty nesters are storing valuables and sentimental belongings that hold a significant emotional value. XYZ Storage is equipped with 24/7 video surveillance in place, which includes limited entry after business hours (only granted upon request) to ensure those belongings are always kept safe and secure. This way, empty nesters will feel confident in leaving them in storage.
• Drive-Up and Drive-Thru Units: Depending on the location, drive-up or drive-thru units are available, which are especially beneficial for empty nesters planning on downsizing. Empty nesters will be able to experience a more seamless and stress-free moving process with convenient access to their units.
• Truck Rentals: To further assist with the moving process, XYZ Storage has a fleet of truck rentals available for new customers to rent, making it easier for empty nesters to move their belongings within Toronto and the Greater Toronto Area (GTA).
• Professional Shredding Services: Professional shredding is a service that XYZ Storage offers to help empty nesters declutter their homes efficiently. The service is created for personal and business usage while ensuring all destroyed papers are 100 percent securely recycled to reduce impacts on our planet and environment. This can be useful for empty nesters who are seeking an eco-friendly way to get rid of old documents, resulting in a more clutter-free home.
• Moving and Packing Supplies: To support the packing efforts of empty nesters, all self-storage locations have moving and packing supplies available for purchase, making it an easy one-stop shop for absolutely everything needed for moving and packing (for example, packing boxes, bubble wrap, furniture coverings, and much more).

Self-storage companies can benefit from customizing their offerings to empty nesters who choose to downsize or even look to create space in their current homes.

In conclusion, self-storage companies can play a pivotal role in supporting empty nesters during this significant life-transition period by offering practical support, specifically flexible storage solutions, whether to help them downsize or declutter their space. Self-storage can be the ultimate solution to help empty nesters navigate this new phase of life with ease and confidence to embrace this new eye-opening life chapter.

hen questioned about the things that satisfy most employees, they will typically list items tied into compensation, such as their salary, bonuses, and access to quality health insurance.

Workable, a job recruiting site, conducted a survey that found the top motivator for employees is compensation. “While factors like fresh challenges and work flexibility matter, compensation remains the top attractor and area for improvement in current jobs, underscoring its importance in employee satisfaction.”

In fact, 63 percent of respondents say compensation, which includes bonuses, is the most important thing that will keep them at their job.

Christina Rita, COO of StoragePRO Management, Inc., in Walnut Creek, Calif., says her company understands the importance of compensation. “We like to do a pay survey to ensure we are where we should be when it comes to compensation,” she says. “We look at both internally and externally.”

USG employees meet once a month on video conference, which allows area managers and training managers to address issues overall. The employees also have an opportunity to talk to one another about issues. Additionally, employees meet once a year for an in-person conference.

If you’re not checking in weekly or monthly, experts agree it should be at least once a quarter. “I think you should follow up with employees at least every three months,” says Carol Mixon, president of SkilCheck Services, Inc., in Tucson, Ariz. “If you don’t, some things will fall through the cracks and become bigger issues if you let them go.”

Mixon talked to one facility employee who hadn’t seen an owner in three years. “No feedback from them, no raises, nothing,” she says. “I know many people are afraid of talking to their employees, giving them feedback as they’re afraid their manager may quit, but if you don’t address things, they will just keep getting worse.”

The first step in reviewing your employees and giving pay raises is ensuring everyone understands your expectations of them. “We set a wide criterion for expectations; everyone needs to know the expectations and that they’re all on the same playing field,” says Jay Catrib, director of business support for Pogoda Management Company in Farmington Hills, Mich. “You can’t base salary on seniority or if you like them. We use best practices.”

Lou Barnholdt, vice president of sales and development for Universal Storage Group, says their annual reviews are conducted at the same time each year. “Our area managers start working on annual reviews in February and March; if there is a pay increase, it takes effect in April,” she says. “We make sure there is clear communication and provide feedback.”

USG’s goals include:

• Meeting or exceeding income expectations for the property
• PMG (Personal Marketing Goals)
• Google Reviews
• Reporting on time and accurately
• Complying with the six company core values

StoragePRO’s raises are goal driven as well. “We previously gave them a rating one to five in their reviews, but we found that really wasn’t efficient in addressing the goals we have,” says Rita. “We now focus on three or four smart goals for each person.”

Natolie Ochi, president of SKS Management LLC in Pleasanton, Calif., says they broach reviews in a more non-conventional manner. “We used to do formal reviews, but that is now seen as out of fashion,” she says. “We prefer to do casual check-ins. We have them write about themselves and what they would like to learn. If we coach it that way, it makes it less stressful.”

It also helps the company learn more about their employees. “Through that process we learned one of our managers was working on an accounting degree; now they are working in our accounting department,” Ochi says, adding that 47 percent of their employees have been with the company more than 16 years.

• Have the employee review themselves prior to the review. This allows them to self-evaluate and help identify improvement measures.
• Meet in person, if possible.
• Document the exchange in writing.
• If there are elements that can be improved, make sure you line those issues out with the employee and they understand the expectations as well as the timeline in which to correct the issue(s).
• End the exchange with clear direction and making note of what they are doing right.

In the early days, USG gave their managers a $10 bonus per lease, but it is now tied into a budget and monthly revenue.

“We give our managers a workbook and they can track their progress for making their bonus throughout the month,” says Johnson. “There is no guessing. You must make it easy to understand. If you don’t, they will just give up.”

Pogoda’s employee bonuses are based on goals set by the company each year. “Our bonuses give our employees a piece of the pie,” says Catrib.

It’s important to make employees feel like they have ownership in the business. “Employees have to feel empowerment in their jobs as well as that they’re appreciated,” says Ochi.

Employees at SKS Management receive quarterly bonuses as well as annual bonuses. “The quarterly bonuses are for immediate gratification; many younger people expect immediate gratification,” says Ochi. “There are some companies even doing bonuses weekly.”

And bonuses don’t necessarily have to be cash. “I will give managers a budget to spend to buy the office pizza if they’re doing a good job,” says Ochi. “We even did those butterfly cakes where butterflies come out of the box. Anything to show we appreciate them.”

• Send an area manager to the property to role play scenarios with the manager.
• Set up special training based on the manager’s preferred method of learning.
• Pair the employee with a mentor. Sometimes managers learn better through networking with a mentor who is on the same level.
• If you are a small company, take advantage of state association programs and their mentoring programs.

Despite utilizing various methods for increasing salaries and giving bonuses, these industry experts agree on two fundamentals: Employees should always be aware of the employment expectations and bonus structures must be easy to understand.

Self-storage Young Leaders Groups have a diverse range of members covering all aspects of the industry. This diversity allows you to learn how each role integrates with the others. It supports the importance in each job, and how when done well they combine to achieve great results. The members of a Young Leaders Group have diverse backgrounds that range from customer service, call centre, and management to vendors, brokers, development, and acquisition teams. By networking within these groups, you have access to like-minded professionals in every part of the self-storage industry. This allows you to grow a strong network of emerging professionals to help you evolve and get ever proficient and better at your role in the industry.

As time progresses, I often see savvy young professionals progress upward within the industry. If you’re keen, humble, and ever learning, it’s very common you’ll have lots of opportunity to grow in the industry. There are many examples of a high school or university student taking a part-time entry-level job, only now to be a manager, regional manager, director, or executive. With patience and understanding, the industry provides a wide range of learning and challenge to take on. Therefore, corresponding with like-minded peers often provides a great opportunity to learn how everyone’s roles work together. For many smart young professionals, where you start is often only the beginning of a great self-storage journey. Moreover, your skill sets and connections may take you into completely different skills sets within the self-storage industry. Thus, you never know what door you may go down when you’re networking with other like-minded individuals at an event or tradeshow.

A significant benefit of the self-storage Young Leaders Group has been the access to industry experts and veterans in direct-access fireside chats. These informal get-togethers often have great nuggets of information. When a 30-year-plus veteran of the self-storage industry divulges their great key learning over a fireside chat, it’s a real special treat. Moreover, when that is paired with inquisitive minds and innovative young industry brains, I often see ideas that leapfrog the industry on great new paths. The open, unfiltered sharing and innovation that come out of these meetings is priceless.

When I sit down with our Young Leaders Groups and emerging stars of the industry, it gives me great reassurance that the future of our industry is in great hands. Moreover, as we work and share together new possibilities, successes arise that could only be attained through great collaboration. Thus, I encourage you to seize the opportunity to join the CSSA’s Young Leaders Group. On the flipside, if you’re now too old, like me (the age limit is 40), take the opportunity to network and share with our industry youth as you’ll rekindle some of your great stories and imagination in ways that will surprise you.