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Northern Exposure: Jason Koonin Banks On Canadian Self-Storage
Winter 2024
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Contents
A man in a blue jacket and red sneakers stands with his arms crossed on a grassy area in front of a Bluebird Self Storage sign and building. The large sign displays the company logo, which includes a stylized bird, and reads "Bluebird Self Storage." The background shows part of the building with the same company branding.
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Cover Story
Jason Koonin Banks On Canadian Self-Storage
By Brad Hadfield
Features
Green Storage Hamilton In Ontario
By Alejandra Zilak
The First Canadian Top Operators List
By Erica Shatzer
Columns
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Publisher’s Note
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Three Cheers!
W

elcome to the Winter 2024 edition of Self-Storage Canada, the official publication of the Canadian Self Storage Association (CSSA).

In this issue, we proudly announce the inaugural Canadian Top Operators list for 2024. On page 30, you will find the top 20 self-storage operators in the Canadian market. We will publish this annual list in the Winter edition every year. Was your company not listed? Despite numerous emails and announcements on social media, some operators did not respond to the survey. If you are interested in participating in 2025, please email me at poppy@modernstoragemedia.com.

Also in this issue, we present the 2024 International Facility of the Year winner, Green Storage Hamilton in Hamilton, Ont. Please see page 22 to read about this fantastic facility that surpassed all other international entries this year!

As for our cover story, it features Jason Koonin, CEO of Bluebird Storage Management and its American cousin Sunbird Storage. Although Koonin and company have now built a successful property management company in Canada, the fact that it began as a virtual endeavor in a North Carolina basement during COVID is awe-inspiring.

Last but certainly not least, we thank the CSSA for its continued support and wish you and your loved ones a very happy holiday season and an amazingly Happy New Year!

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From the Q3 2024 edition
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Meet The Team
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Travis M. Morrow
CEO
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Poppy Behrens
Publisher
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Brad Hadfield
Web Manager / News Writer
We are a forward-thinking team of knowledgeable professionals with more than 20 years of experience in self-storage. Through modern technology, we reliably deliver high-quality content and cutting-edge advertising opportunities. We strive to provide clarity in a rapidly changing industry by informing others with expert insights, accurate data, and authentic products. We are MSM.
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WINTER 2024

A PUBLICATION OF MSM
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    www.commandshiftoption.com

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Cover Story
Jason Koonin
Northern Exposure
Jason Koonin Banks On Canadian Self-Storage
By Brad Hadfield

M

y story is kind of boring,” laughs Jason Koonin, pulling no punches as he sits down for this interview. But for someone who never planned to be in the self-storage industry to become CEO of Bluebird Self Storage and its American cousin Sunbird Storage, most would probably disagree. To get to this point in his career, however, there would be a series of unexpected turns and one chance encounter.

“Ultimately, you can blame Jamie,” says Koonin, talking about one of the co-founders of Bluebird Self Storage (Jamie Bennett founded it along with Jennifer Smeeton and Reade DeCurtins, and all three remain active within the business). When Bennett approached Koonin for a strategic consulting engagement (they’d recently been introduced through a mutual friend), he thought “Why not?”

This was on March 16, 2020. The two men agreed they’d work together, and what followed was a handshake that would shake things up in self-storage, but not before a global pandemic shook the world first.

Credit Analytics Expert
Koonin carries an economics degree from Princeton University, which is impressive. However, he’s the first to admit that he didn’t get into finance to carry on a family legacy, nor was there any particular incident that guided him in that direction. “Nothing really inspired me; no major seemed to fit,” says Koonin. “By process of elimination, I ended up in economics. Fortunately, I loved it and never looked back.”

Living in Charlotte, N.C., Koonin spent eight years with Wachovia Bank and then Wells Fargo. His early work focused on researching default data and forecasting commercial loan default probabilities. Over time, he grew passionate about credit risk management and had dreams of becoming a chief risk officer. To make that a reality, he set out to the University of Chicago’s Booth School of Business, well known for its Nobel Prize laureate-filled faculty. There he concentrated in analytic finance, risk management, and entrepreneurship.

After obtaining his MBA, he returned to Charlotte. Almost immediately, he found himself amid what would become known as the Great Financial Crisis. “Homeowners in California were starting to default on their mortgages and home prices were actually starting to decline, a rare occurrence,” Koonin recalls.

He and his team went to work studying prior economic episodes related to home prices and recessions. They were convinced the economy was headed for a rough patch, so they employed a macro credit hedging strategy focused on large corporate and commercial real estate credit derivative index products to offset any potential bad loans made by the bank. The situation escalated quickly, and banks began to fail. But after the dust had settled, Koonin and company had managed to generate $800 million in trading profits.

“I was frustrated and fearful of what the remaining decades of my career would look like staying in an industry or organization where the main goal is to prevent change from occurring.”

– Jason Koonin
A win like that deepened Koonin’s desire to grow his investment management knowledge. He embarked on a multi-year journey to become a chartered financial analyst, one of the highest distinctions in the finance arena.

Armed with his new credentials, Koonin was hired by BB&T in Winston-Salem, N.C., and worked there for nearly a decade, leading credit portfolio strategy, retail credit products, and commercial credit products. “Not all at once though,” laughs Koonin, adding that in all these positions, he was in a risk management function and responsible for analyzing credit portfolios and recommending strategies for how to allocate assets across the bank.

After several years playing defense, Koonin saw opportunities to help the bank grow its loan portfolio. He urged the executive management team to improve the bank’s loan products. They eventually agreed and transferred him to the Community Bank. “They weren’t sure what product management was, so they told me to figure it out. I had no experience in this area and was quite nervous at first,” Koonin recollects.

Appointed head of credit product management, Koonin worked tirelessly to make loans more attractive to potential customers. He made the application processes easier, provided faster credit decisions, and ultimately helped the bank’s loan portfolio grow more than 10 percent per year, the fastest among large banks at the time.

Modern storage facility with glass and orange facade, featuring "Bluebird Self Storage" signage.
Banking Blues
Despite his success, Koonin continued to see resistance from top brass when it came to any sort of creative financing, and it bothered him. Though he loved what he did, he was quickly becoming frustrated with the red tape.

Koonin’s exit from banking was also foreshadowed by a looming merger between BB&T and SunTrust Bank, which would ultimately result in the creation of Truist Financial Corporation in 2019. “I didn’t want to be part of such a large banking organization,” says Koonin. “The increasing amount of regulation, politics, the excess bureaucracy in a 50,000-person organization … That leaves very little room for innovation.”

The idea of remaining in the industry, with the inability to be creative and entrepreneurial, kept him up at night. “I was frustrated and fearful of what the remaining decades of my career would look like staying in an industry or organization where the main goal is to prevent change from occurring,” he says.

With that, Koonin left banking, but he took his expertise with him and launched his own consulting company called Rare Strategies. The company was designed to do things unconventionally, and so when Jamie Bennett came calling, Koonin was ready to pick up the phone.

Bird In The Hand
As soon as Koonin and Bennett decided to work together, the world shut down. “COVID hit,” says Koonin, shaking his head. “We made a deal on a Thursday, and then we were in lockdown the following Monday.”
Man in a blue hoodie sitting in an office chair with an orange wall behind, showing the "Bluebird Self Storage" logo.
Koonin kicks his feet up
While it wasn’t an ideal situation, the pandemic did give Koonin plenty of time to learn more about the business. “I could see how to apply everything I knew about finance and banking to self-storage,” says Koonin. “My experience as a product manager was essential because managing products is essentially the same across all industries. Loans and storage units aren’t really that different. Both have features, marketing, customer service, and pricing aspects. But unlike banking, self-storage is innovating as an industry. Many operators are not opposed to change, but rather embracing it. So, my desire to do things differently really transferred to self-storage, especially Bluebird.”

For three months, Koonin became a student of self-storage in his basement, poring over industry research, competitor websites, and financial models. “I could see that self-storage presented a huge opportunity for me to apply my skills.”

With that, Koonin put together a business case focused on not just building storage properties but managing them. Bennett was onboard immediately. Of course, the fact that Bluebird was headquartered in Toronto (a different country and a city located nearly 1,000 km from Winston-Salem) was not lost on Koonin. “My entrance into self-storage may have been easier if I had stayed closer to home, but Jamie knew the Canadian market intimately and I was ready to learn from him,” he says.

A man stands next to a Bluebird Storage Management banner inside a building.
Koonin promoting Bluebird Storage Management
Unique Cliques
Although the archetypes may not be as clearly defined as they are in, say, a John Hughes movie, Koonin maintains that there are definitely some Canadian self-storage cliques. Because of their tight circle, he says newcomers will often be looked at as outsiders.

“There’s going to be cliques in any industry,” laughs Koonin. “I get it. I knew them in banking, and if I’m being honest, I probably was part of one. But self-storage in Canada is a smaller marketplace and a little more unique.”

Because there are only about 15 storage companies with 10 facilities or more in Canada, the industry is much more of a club than it is in the United States, Koonin says. “They’re used to doing things a certain way, many using the same sort of operating principles. So, coming into the market as a newbie, and an American to boot, well, perhaps I wasn’t looked at too favorably. And I’m still not.”

Despite this, Koonin understands why they were cautious about him and Bluebird. “There’s no question that what we were doing, and continue to do, is disruptive. From our customer care philosophies to our pricing strategies, we tend to go against the grain rather than worry about being part of the in-crowd.”

Koonin doesn’t harbor any hard feelings though. “I think there are very few industries that are excited about new entrants,” he says. “It just made me want to work harder to prove myself and the Bluebird business model.”

Orange socks with blue bird design arranged in a circular pattern on a red background.
Signature Bluebird Self Storage socks
Canada Connections
Despite Bennett’s Canadian upbringing (the company co-founder was born in Ontario but moved with his family to the United States at an early age), the process of developing storage facilities in the country is significantly more difficult than in most U.S. cities.

“The zoning and entitlements process generally lasts much longer in Canada,” Koonin reveals. “While each city or municipality has its own process, bigger cities tend to be much, much slower. Toronto takes more than two years, and Vancouver is taking over four years. It takes a decade to develop and lease up in some of these cities.”

Koonin asserts that if you want to build in Canada, you’d better have some cash on hand, an ecosystem of planners who can work with and persuade city officials, and an experienced development team that’s used to building in specific markets. “If you don’t have these things lined up, you’re going to see delay after delay when trying to get city approval. Fortunately, Bluebird has such a seasoned team in place that we’re able to set up shop in places where others may be denied.” Koonin maintains that the Bluebird branding is warm and welcoming, its facilities are architecturally attractive, and it easily integrates into many areas. “We can fit in anywhere, but we’re highly selective on where the Bluebird lands.”

Koonin is excited about the growth potential for Bluebird. “I remember thinking that if one day we could get to 30 properties, that that would be success,” he says before breaking a smile. “Then we got to 30, so I recalibrated that goal to 300.”

Four adults in formal attire stand on a purple carpet in front of a logo-filled backdrop.
Left to right: Jason Koonin, Angie Koonin, Reade DeCurtins, and Jamie Bennett.
Pricing And Passion
One thing that Koonin has stood firm on since day one is the need for pricing transparency with tenants. He believes that teaser rates, bait and switch, aggressive ECRIs (existing customer rate increases), whatever you choose to call them, are a really bad look for the industry. “I’ve said it until I’ve been blue in the face, self-storage isn’t just about maximizing profits but understanding the needs of people and treating them with respect. I’ve been one of the most outspoken in the industry on this topic. Just because something is legal, doesn’t mean it’s ethical. Tenants are people. We view our tenants as long-term relationships, not transactions. And that’s the difference between Bluebird and much of the industry these days.”

Koonin says others in the industry need to be careful about putting a stain on everyone. “When someone has a bad experience at that one facility, they tend to paint us all with the same brush, and I think that’s a significant risk to the industry,” he says, though he adds that the tides may be turning. “At the recent Self Storage Association conference in Las Vegas, I had several people working for large operators tell me they thought it was great that we have price transparency with tenants, that we treat them with respect and don’t use teaser rates. That’s huge. When you have employees that work for competitors saying that they’re not really comfortable with what their company is doing, I think that means a change is coming.”

Of course, as a shrewd analyst, Koonin also sees the financial impact these pricing games are having on some operators’ financials. “Some of them are starting to crater using these tactics,” he states, “so if they don’t quit the aggressive pricing trend out of the goodness of their heart, I have no doubt they will eventually abandon it in order to please investors and right size their bottom line.”

Giving back to the community is also something Koonin is passionate about, which is why he was excited to partner with Shelter Movers, a charity providing free moving and storage services to individuals and families fleeing abuse. “Partnering with Shelter Movers was just a very natural fit for us,” says Koonin. “They have a dire need for space, and if there’s one thing storage companies have, it’s space.”

“Just because something is legal, doesn’t mean it’s ethical. Tenants are people. We view our tenants as long-term relationships, not transactions. And that’s the difference between Bluebird and much of the industry these days.”

– Jason Koonin
Koonin adds that a lot of shelters have strict limits to what someone can bring with them, and that two trash bags full of belongings tends to be the norm. “Can you imagine having to put everything that matters to you into two trash bags and leave everything else behind?” he asks rhetorically. “By donating roughly 165 units (18,000 square feet) on a near-permanent basis across Canada, we help people escaping abusive situations keep what matters most to them. This makes it much easier for them to get back on their feet and leave the shelter to restart their life.”

Another charity close to Koonin’s heart is Sleep In Heavenly Peace, whose tagline is “No kid sleeps on the floor in our town!” This non-profit rounds up volunteers to build and deliver beds to ensure safe and comfortable sleeping conditions for children in need. “They often don’t have the space to store the material they need to do community bed builds. We provide that space and it’s our pleasure to do so,” says Koonin.

An American In Canada
Although Koonin and company have now built a successful property management company in Canada, the fact that it began as a virtual endeavor in a North Carolina basement during COVID is very impressive. “I’d been to Canada in the past for business and leisure, but working on a Canadian business plan and not being able to get across the border because of the pandemic was … [he rests his chin in his palm for a moment and thinks before settling on the words] interesting and exciting.”

Now, with the pandemic in the rearview, Koonin says he comes to Canada regularly. “Seeing the fruits of our labor in Canada, after they’d just been a plan on a piece of paper for so long during COVID, is still surreal.”

Adds Koonin, “Plus, I just love the people I meet in Canada! They are friendly, polite, and fun to be around.”

Brad Hadfield is the web manager and a news writer for MSM.
Birds Of A Feather

Following the success of Bluebird across Canada, Koonin decided to bring the concept back to the United States. Sunbird Storage was hatched in 2023, with its first location in North Carolina. “We originally wanted it to be Bluebird, but there was a trademark issue,” he says, “so we took our bird and gave it a tropical twist.”

Continues Koonin, “After operating in a foreign land for three years and being entirely focused on Canada, it was nice to return to my home state to try and replicate the success. What’s really hard to believe is that something I helped build is right near my house now. I can even walk to it.”

How does Koonin manage to balance two different brands in two different countries? “I try the best I can, but it’s like your work-life balance, right? It swings back and forth. One week the pendulum is on Bluebird, the next it may be on Sunbird.”

Whichever way it swings, from one week to the next, Koonin seems to have it under control.

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Tired of watching your units rented for next to nothing, tenants being treated poorly, and your marketing budget wasted on ineffective paid ads? At Bluebird Storage, we do things differently. We help you fill units the right way — no teaser rates, no bait and switch, no wasted ad spend. Our approach focuses on delivering an elevated experience that keeps tenants satisfied and your property profitable.
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Facility Spotlight
outside front view of StorageMart building
StorageMart
Scarborough, Ont.
By Brad Hadfield
O

n the eastern edge of Toronto, with one of the Great Lakes to the south, is Scarborough, Ont. This diverse district is known for its natural landscapes and is home to the iconic Scarborough Bluffs, a series of dramatic cliffs offering panoramic views of Lake Ontario and its beaches below. It boasts cultural festivals, global cuisine, green spaces and trails, shopping districts, and educational institutions. Some would say it is the perfect mix of suburban charm and urban amenities.

But it wasn’t always this way. By 1998, Scarborough comprised almost half of Toronto’s poverty-stricken areas. Poor city planning had led to urban sprawl, and reports of gun-related crime in pockets of the city added to its stigma. One REIT that apparently didn’t mind the undesirable location was InStorage, which counted a small facility at 345 Danforth Road among its many properties.

However, the facility wouldn’t stay in their hands for long, as StorageMart had its eye on the entire InStorage portfolio.

“Turns out, they were great at raising money but not too savvy about self-storage. We began buying stock in the company and took them over in 2009.”

– Cris Burnam
Out With InStorage
“We’d been in Canada for almost a decade when InStorage came out of nowhere and began expanding rapidly,” recalls Cris Burnam, CEO of StorageMart. Throughout 2007, InStorage purchased several portfolios, bringing its holdings up to almost three million square feet of leaseable space. “We were left wondering how exactly they were doing it,” Burnam says.

He began looking closer at InStorage’s growth trajectory and realized that the REIT was dramatically overpaying for property. “Turns out, they were great at raising money but not too savvy about self-storage. We began buying stock in the company and took them over in 2009.”

After the buy-out, the Scarborough facility was rebranded as StorageMart, but due to its blighted location, not much else was done with the little 18,000-square-foot, first-gen facility. But we might be getting a little ahead of ourselves, so let’s go back to the beginning.

StorageMart Starts
StorageMart, headquartered in Columbia, Mo., operates facilities across the United States, Canada, and the United Kingdom. The company was founded by Gordon Burnam in 1999, though he had been in the self-storage industry since 1974. In time, his children (Mike, Cris, Tim, and Kim) would join the business, making self-storage a true family affair.
view of outside through windows from inside of StorageMart
“Over the last 15 years, the Scarborough area gentrified and really came a long way. Seeing all of this happening, it got to the point where this small gen-one just wasn’t economical. It presented a great opportunity for redevelopment.”

– Cris Burnam
Together, the family unit grew their brand Storage Trust Realty, taking it public in 1994 by listing it on the New York Stock Exchange. In 1999, when the company was operating over 180 self-storage facilities across 16 states, Public Storage bought them out in a deal valued at about $400 million, solidifying Public Storage’s position as the largest self-storage developer in the country at the time. The sale of Storage Trust Realty freed the family up to begin a new endeavor, and StorageMart was born that same year. Ten years and many facilities later, StorageMart took over InStorage. “In 2009, exactly 10 years after Public Storage took us over,” adds Burnam. This greatly expanded the company’s Canadian presence, and today there are 315 StorageMart locations across North America and the U.K.—a total of 21 million square feet. The company earns about $500 million in revenue annually.
Scarborough Fares Well
Now, back to the property in Scarborough. This gen-one facility was in for an overhaul. “Over the last 15 years, the Scarborough area gentrified and really came a long way,” says Burnam. Additionally, its location near Warden Woods Park, the Ontario Mosque, several beaches (including Pine Point, Ferry Beach, and Higgins Beach), and the neighborhoods of Oakridge, Birchmount Park, Birch Cliff, and Woodbine Gardens meant a lot of potential new traffic and tenants. “Seeing all of this happening, it got to the point where this small gen-one just wasn’t economical,” says Burnam. “It presented a great opportunity for redevelopment.”

However, building in Canada is normally quite challenging. “Permitting is increasingly onerous,” Burnam says. “Getting zoning changes is time-consuming, and permit fees can be five to 10 times higher than in the United States. Plus, many city councils just aren’t overly fond of self-storage, nor do they always understand how it works.”

inside hallway view of StorageMart units
two employees behind StorageMart reception desks
view of doors inside of StorageMart garage
Thankfully, this wasn’t the case in Scarborough. “The city was receptive to this redevelopment project as it was eliminating an older, dated property and bringing in a newer, contemporary facility. They looked at it like, ‘out with the old, in with the new,’” laughs Burnam. So, although there wasn’t a lot of red tape to cut through for this particular build when it came to the city officials, that didn’t mean construction would be quick. “We started during COVID, so the timeline went longer than expected. Including planning, it took a total of four years,” adds Burnam.
Canadian Climate
Part of the planning process involved developing a vertical facility; because the facility occupied such a small piece of land, the only way to go was up. “The original facility was one level and sat on less than two acres. Now, the new facility is five stories,” states Burnam, adding that it boasts 80,000 new rentable square feet and is more than 100,000 square feet in total—a far cry from the original’s 18,000 square feet.

The Scarborough location was also designed with the Canadian climate in mind. “Summer can get warm, but the winters here can be particularly harsh,” he says. To accommodate any season, the facility is 100 percent climate controlled and the loading bay is fully enclosed. Other facility features include video surveillance, gated access with individual PIN entry, brightly lit common spaces, large industrial elevators, and free moving carts. The property also has staff members on site to handle maintenance and assist tenants and walk-in customers, although all inbound calls are handled by the StorageMart call center in Columbia, Mo. “This lets staff focus on the property at hand,” says Burnam, adding that the call center actually handles all of StorageMart’s inbound calls (Canada, U.S., and U.K.). Finally, Burnam notes that the exterior of the building is also meticulously groomed. “We have the landscaping bills to prove it,” he chuckles.

Laurels To Leafs
The facility opened for business in February 2024 and has been doing very well, but as with everything, Burnam refuses to rest on his laurels. “We’re now the official storage providers of the Toronto Maple Leafs,” says Burnam, noting the Leafs fans are known for their loyalty to the team and are considered the No. 1 hockey fan base in the league. “We think that passion will translate into tenants, and we’re ready to show off this state-of-the-art Scarborough facility, outfitting it with the Leafs’ insignia and logos. Team members will also be sporting Leafs gear. It’s a great time to be a Leafs fan, and a great time to be in the self-storage industry!”
Brad Hadfield is the MSM website manager and a news writer.
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Candid Conversations
David Allan
President of Apple Self Storage
By Brad Hadfield
David Allan headshot
W

hen David Allan, president of Apple Self Storage, talks about his company, family is a theme that comes up often. It’s a big family, with Allan unable to count the number of cousins he has even using both hands. What’s really interesting, however, is that while the Allans didn’t get their start in self-storage, they may be responsible for creating the first self-storage facility in the country.

When I ask Allan how it all began, he promises to keep a long story short. “My great grandfather was a dairyman, and eventually turned that business over to my grandfather,” he says. Of course, both men saw a lot of change over the years. “In the 20s and 30s, they delivered milk by horse and buggy and managed stables. Then in the 40s and 50s, buggies became delivery trucks and stables became garages. And by the 60s, they stopped delivering milk altogether. That left them with 60 unused garages.”

Allan recounts how a random trip to Florida in the early 1970s shifted the family’s focus. “They saw self-storage facilities there, and it was an aha moment.”

Scott, Phil, David, and Jeff Allan
The Allans (left to right): Scott, Phil, David, and Jeff
Upon returning to Canada, Allan’s grandfather devised a plan: Rent out all their empty garages like the self-storage units they’d seen in the states. “That’s how it started, our first family facility in 1972,” Allan says, beaming. “That facility is still there in Dunnville, Ont.”

While it may no longer be owned by the Allans, it still has his family’s fingerprints all over it. “There’s a hand-painted sign on a big sheet of plywood, and it has my grandparents’ phone number on it,” Allan says. “Time has taken a toll on it, but I know it by heart: 774-5411. It’s probably the first phone number I ever had memorized, back when I was about four years old.”

Is it Canada’s first self-storage facility? “I don’t know for sure, but I keep putting it out there, and nobody has challenged me or proved me wrong,” says Allan.

Today, the facility is owned by a local man, who has left the original sign up for posterity’s sake. “I’m glad he’s kept history alive,” says Allan. “I still get a kick out of seeing it when I pass by.”

front outside view of Apple Self Storage building
Finding His Path
Despite the family’s self-storage focus, Allan didn’t follow in anyone’s footsteps at first. “After university, I went to work for Xerox and sold photocopiers,” he recalls. It turned out to be pretty lucrative, so with his hard-earned money, a young Allan decided to start his own business in the insurance industry focusing on the catastrophic loss reduction space. But it wasn’t meant to be.

“My first business didn’t do so well,” says Allan honestly. “And that was a tough pill to swallow. I’d been this high-flying Xerox sales rep, super successful, and the failure brought me back down to Earth, but it was a very valuable learning experience. It made me understand just how hard it can be to get something off the ground.”

Around the same time, Allan’s father Philip and his uncles, Scott and Jeff, who’d once taken a career detour into the technology space during the dot-com boom themselves, were looking to step back a bit from the self-storage business. “They were getting older, and they deserved a break,” says Allan. “And since I’d just sold my business, I thought perhaps I could step in and help out.”

However, just because Allan was family, didn’t mean this was going to be a walk in the park. “They didn’t build the business as a family business,” he says. “They never thought any future generations would be involved.”

“They were so nervous about bringing family into the business that they would only bring me onboard as a contractor at first.”

– David Allan
This led to a series of interviews, which could sometimes feel more like interrogations. “I had three interviews with each of them, so nine in total. I distinctly remember one of them, in which my uncle looked at me from across the table and said, ‘David, I need you to understand that if you don’t do a good job, I will fire you,’” Allan laughs, despite being quite serious about the story.

Ultimately, Allan made it through the interviewing process, but he would still have to prove himself before being allowed completely into the fold. “They were so nervous about bringing family into the business that they would only bring me onboard as a contractor at first.”

Of course, Allan has gone on to prove himself time and again, and he was made president in 2023. His father Phil has remained with Apple as company chairman, while Uncle Scott continues his responsibilities as treasurer and Uncle Jeff acts as vice president at large.

I mention that I may need to see a family tree when putting the story together, just to be sure it’s all correct. “Well, just to make things a little more confusing for you, last year my cousin’s husband joined us; that is my uncle’s son-in-law, and his name is Scott too.” Allan laughs. “Did you get all that?”

Growing The Business
Allan wanted to dive into the industry headfirst once he was on board, but there was one problem: Other than his immediate family, he didn’t know anyone in the business. To branch out, he immediately got involved with the Canadian Self Storage Association, the U.S.-based Self Storage Association, and the industry’s Young Leaders Group. “I just showed up,” says Allan. “I’d put my hand up and was like, ‘Hey guys, I’m new. Let me help; put me to work.’”

The tactic paid off. As his involvement with the organizations grew, so did his relationships with other industry leaders. This gave him the confidence to begin really influencing the direction of Apple Self Storage. It wasn’t long before Allan had become instrumental in the growth of the company, more than quadrupling the square footage owned and managed within his first decade there. Today there are 54 Apple Self Storage locations, a total of roughly 2,400,000 square feet.

first Apple Self Storage facility with Allan’s grandparents’ phone number on the signage
The first Apple Self Storage facility with Allan’s grandparents’ phone number on the signage
“We’ve been on a great growth trajectory,” says Allan. “We’ve added about four sites a year for the last 10 years through a combination of third-party management and acquisitions.”

Because Apple Self Storage runs a pretty lean ship by design, they can only onboard sites so fast. “We don’t have a whole lot of underutilized resources kicking around,” Allan says, “so we always want to be sure one property is fully and properly onboarded before even thinking about another one.”

Continues Allan, “We don’t try to overcomplicate things. We don’t get involved in areas like debt and lending. We’re just focused on being excellent self-storage managers for ourselves and other people. So, I like the speed we’re at; it’s stable and sustainable. Slow and steady wins the race, they say.”

Employee Empowerment
Although Apple Self Storage maintains a tight ship, many crew members have been aboard for a long time thanks to the company culture. “We’ve had people working for us for 20 years now,” he says. “They stay because they feel supported, empowered, and engaged.”

One way Apple Self Storage keeps them engaged is through its dedication to education. The company has created an “Apple University,” where employees are trained on different aspects of the industry, from administration to marketing. But it doesn’t stop at storage. “We also have a corporate learning program,” says Allan. “If somebody wants to take outside courses, we will pay for half of it or up to 80 percent of it, depending on the course.”

When asked if he’s concerned about employees receiving an education on the company’s dime and then leaving, he shakes his head no. “Look, we don’t want to lose good people, but we want to help them grow, and if that means going elsewhere, so be it,” he responds. “At Apple, we want to create a growth trajectory for all of our staff. And if there isn’t a position for them that they’ll love, then we have to be OK with letting them go where they belong. But they all appreciate the support, and if there’s room for them to take what they’ve learned and grow within the company, why wouldn’t they stay?”

Continues Allan, “We believe our staff is our greatest asset; they’re not just somebody behind a desk. I’ll hear people say, ‘There’s not enough qualified candidates.’ My response is ‘No, you’re just not working hard enough to find them and keep them.’”

Apple is invested in hiring a diverse staff as well, transcending gender, race, religion, orientation, and so on. “Good employees come from all walks of life,” he concludes.

Good Deeds
Apple’s charitable efforts are also something Allan is proud of. He says one long-standing relationship Apple maintains is with the Able Network, an organization that supports adults living with intellectual disabilities. “It’s close to my heart because one of my cousins has Down Syndrome, and there are very few resources outside of the family for people with these disabilities. So, we’ve been involved with them for a long time.”

Allan believes it’s important for self-storage companies to do things for the community to make a good impression, especially since incoming storage facilities are not always viewed favorably. “Being good members of the community helps the industry,” he says. “I don’t know if we’ll ever get to the place where we’re going to open up a facility and the town council is like, ‘Yes! Apple is coming!’ But the more good we do, the closer we can get to that scenario.”

Apple’s staff is also encouraged by management to get involved in their local communities. “Whether they want to support a local charity golf tournament or take time off to volunteer, we support it, and we try to lead by example.”

Loving The Job
Although Allan never saw himself in self-storage, or running a second-generation family business, he’s thrilled about where he ended up. Of course, he says it can be stressful at times. “There’s pressure because you don’t want to let family down. The consequences of any mistakes can impact a lot more than a paycheck.”

It can also be hard to disconnect like other people can. “We’re always talking about self-storage, even over Thanksgiving and Christmas dinners.” However, he wouldn’t have it any other way. “My career now is so much more meaningful than just, you know, showing up and going about my day. I’m a steward of our family business, and that’s a really cool place to be.”

Brad Hadfield is the web manager and a news writer for MSM.
Welcome To The Club
screenshots of David Allan during webcam meeting
The Self Storage Association’s Young Leaders Group (YLG) is a bit like the band Menudo; when you reach a certain age, you’re kicked out of the club. So, while Allan has aged out of the group, he has very fond memories of it when he got started in self-storage and didn’t know anybody, let alone people his age who were just beginning to make their mark in the industry.

“I made some wonderful connections and friendships with YLG,” says Allan. “We were a tight-knit group. Myself, Travis Morrow (now president of National Self Storage and CEO of Storelocal), Mark Poole (now vice president of operations at Liberty Investment Properties), Peter Spickenagel (now president/CEO of Citizen Storage), Holly Fiorello (now marketing director with Storable) … we were all young and the world was our oyster. And now we’re leading businesses and running our own companies. It’s so neat to have seen that personal growth over the years.”

He says being in the YLG continues to be rewarding. “I recently met Andrew Capranos (president of 10 Federal Storage), who was elected chairman of YLG this year, at an SSA event in Whistler, B.C. He was speaking about remote management, which is something Apple has been looking into.”

Allan asked Capranos for a few minutes of his time, and that turned into a trip to the U.S. “He showed me around his organization in North Carolina, and he was quite generous with his time. And that’s when I learned he’s actually Canadian.”

“So, I was like, ‘Oh, that’s why you’re so nice,’” laughs Allan.

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Feature
2024 International Facility Of The Year
Green Storage Hamilton
in Ontario
By Alejandra Zilak
I

n 2024, it’s become commonplace to accept that money is what drives the world. You need it to live, and the more financially secure you are, the higher your quality of life. However, there’s one thing that too many corporations seem to put on the back burner as they see that bottom line increase: making sure that they’re not doing it to the detriment of the planet.

Enter Green Storage Hamilton, the 2024 International Facility of the Year. Not only do they offer practical storage solutions to their tenants, but they’ve mastered the art of intertwining history, modern technologies, and sustainability. They’ve also managed to develop a strong company culture, despite the fact that many of their team members are scattered across multiple locations throughout southern Ontario.

No matter how you look at it, Green Storage Hamilton has managed to hit it out of the ballpark in all areas of their business; and they have done so in a way that benefits everyone who comes into contact with them: employees, clients, the community at large, and even planet Earth, which is why they’re the 2024 Facility of the Year international winner.

Preserving The Planet
The building where Green Storage Hamilton is located has been a staple of their community in Hamilton, Ont., since the early 20th century. In 1918, it opened as Glendale Spinning Mills. Back then, it was the largest one in the country; as such, it was a substantial job provider at the local level. As the decades went on, it also served as a warehouse.

Almost a century later, in 2017 to be exact, Green Storage Hamilton bought it to turn it into a self-storage facility. On its face, it could’ve become the Disney World of storage facilities: It boasted 270,000 square feet over three stories. But providing air conditioning and heating to such a gargantuan structure would mean leaving a significant carbon footprint, and this was the opposite of what the ownership team wanted to achieve.

“We’ve always been mindful of how business decisions can impact the environment,” says COO Jeremy Freedman. “We realized that self-storage has a unique opportunity to contribute to sustainability efforts, whether through solar power, geothermal heating, or partnerships like our tree planting initiative.”

So, the construction company, NetZero Construction, modified the layout to a more functional 130,000 net rentable square footage.

The initial phase of this project started with an assessment of the then-existing structure to determine its viability for conversion. During this process, they discovered soil contamination and hazardous lead and asbestos. This stalled the project since remediation required a quarantine.

Once the renovations were green lit, energy efficiency remained a central focus, so the structure was insulated with high-value spray foam to minimize energy loss. They also installed solar panels and geothermal heat pumps and added automated lighting and climate control to ensure a comfortable, well-lit environment while maintaining energy efficiency.

They also did something else that showcases their unwavering commitment to promote sustainability, even among their customers: They have a community garden that provides them with fresh vegetables.

“You should see the smiles on our tenants’ faces when we share the herbs and vegetables we grow,” says Freedman. “We have them across most of our locations, and our team has done an outstanding job maintaining and nurturing these gardens. We encourage anyone who’s in Ontario to visit any of our sites during the summer to experience it for themselves and maybe even take home some fresh produce.”

It’s noteworthy, however, that despite modernizing the facilities to reduce their carbon footprint, they have remained mindful of being proud of the building’s history. This is why they decided to keep the original wooden beams, the original heavy-duty door in the main office, and the original humidifier. “These historic features are special because they tell a part of the building’s story,” Freedman says. “We also have a chronological timeline displayed around the building, sharing the full history of what the facility was like over the past 100 years before it became a storage and office building. These elements contribute to the unique character of the facility.”

inside view of reception desk and product area
sliding doors leading to garage
view of product area and front door
outside view of grass area in front of Green Storage facility
The goal was to preserve the character of the building while upgrading it to meet today’s environmental standards. “This historic building offered a unique chance to create something special for our clients and the community we serve,” he says, “blending heritage with modern functionality.”
Substantial Solutions
Although it makes sense for many storage facilities to have a niche target market, Green Storage has cast a wider net. When explaining why, Freedman recalls his own needs for self-storage in the past. “This is a type of service that can benefit a wide range of people, and I learned that firsthand when I got my first storage unit,” he says. “It helped me declutter my home and showed me just how valuable and affordable a storage unit can be. But our offerings also include office suites, which have been a great success for businesses that want the flexibility of storing inventory on site while running their operations from an office.”

And since they don’t require long-term leases to rent their products, they are also accessible for entrepreneurs and small businesses, too.

At the end of the day, niches make sense in certain circumstances, but when you’re providing solutions that can benefit a wide range of people, it makes sense to go ahead and make life easier for all of them.

Strong Culture
While the facilities and product offerings of any business are certainly important, the human resources are an essential component for their success. This is why Green Storage places a strong emphasis on fostering a positive environment for their team. “We maintain daily communication through chat channels, where we share updates, encouragement, and good vibes,” states Freedman. “We want to ensure that no one feels isolated, regardless of where they’re working.”

Because sustainability is the name of the game, the company also ensures all employees have a good work/life balance. This is why they have an annual Mental Health Day, an internal company holiday when they close all locations to give everyone a breather so that they can focus on supporting their overall wellbeing.

When they are working, everyone is valued and provided with all the resources they need to do their job successfully. “At the core of our culture is the belief that no one is bigger than anyone else,” says Freedman. “We win as a team and lose as a team. Our commitment to supporting one another means that everyone pitches in and lifts each other up. This spirit of collaboration and mutual respect is what makes Green Storage such a great place to work.”

And this is one of the things the leadership team at the company strives to consistently achieve. “Like many industries, finding and retaining top talent is always a challenge, but it’s one that we take seriously.” It’s also why many of their team members have stayed with the company long term, an achievement that attests to Green Storage’s commitment to investing in a strong and motivated workforce.

“We take great pride in managing an exceptional team, watching them grow and succeed, and working together to create a positive experience for our clients.”

Extraordinary Experience
Caring about the planet and their employees is certainly laudable, but Green Storage recognizes that in order to keep tenants long term, and to gain a significant competitive edge, it’s crucial to also provide a seamless customer experience. “We are committed to providing our clients with a stress-free experience that leaves a lasting impression,” Freedman says. Empathy plays a fundamental role in doing so. “We understand that moving and storage often come at stressful times in a person’s life,” he adds. “Our goal is to alleviate that stress by offering personalized support every step of the way.”
lounge area inside of facility
conference room with tv screen in front of table
three desk work station
This tailored approach includes finding the perfect solution for their specific needs, taking into account unit size, and providing advice on ancillary products. “By focusing on service and expertise, we strive to make every interaction as smooth and positive as possible to help our clients to feel cared for throughout their journey with us.”

In addition, Green Storage offers tenants a comprehensive online account system that is mobile friendly and accessible via smartphones. Through the platform, tenants can reserve units, enter into rental agreements, make payments, and manage their accounts.

This is only the tip of the iceberg. “What truly sets us apart is our state-of-the-art access control system,” adds Freedman. “Using your smartphone, you can open loading bay doors, interior doors, operate elevators [and] share access with coworkers, friends, and family; and you can use it to lock or unlock your storage unit.”

Not only do clients get end-to-end control when accessing their units, but they get top-of-the-line security as well. “Tenants also get complete visibility over the activity in and around their storage unit,” says Freedman. “It’s all about convenience and peace of mind, knowing that you have access to your unit with just a tap on your phone.”

But it’s not just tenants who are keeping tabs on the facilities. Green Storage is equipped with 24/7 HD security cameras and motion detection systems, offering real-time protection. “We’re committed to keeping all of our clients’ belongings safe with the best technology available,” he says.

Lease-Up Projections
Conducting a thorough market analysis is a given when it comes to making accurate lease-up projections. Green Storage ensures that theirs are grounded in reality by taking a conservative approach. “We conduct this comprehensive research even before acquiring a facility,” says Freedman. “We take into account the local demand, the competition, and overall market trends so that we can set achievable targets.” 

They’re also well aware that they are able to consistently surpass their lease-up targets thanks to their team’s dedication, as well as the quality of their product offerings and the cutting-edge technology for tenants to access them. “While lease-up periods are always challenging, our disciplined approach and consistent focus on client experience have enabled us to thrive, especially with our new builds and expansions,” he says. “But no matter what we go through, I’m inspired by seeing our locations thrive and fill up, as well as witnessing the overall growth of the industry. Innovation has been remarkable, particularly over the last five years; and it’s exciting to be part of an industry that is constantly moving forward while also embracing sustainability.”

Overcoming Challenges
Something else that often predicts a company’s longevity is their ability to manage challenges, and Green Storage is no stranger to their share. “Navigating market fluctuations and competitions can sometimes be difficult, especially when entering new regions,” states Freedman. “This is why it’s so crucial to stay ahead in terms of innovation, technology, and eco-friendly practices.”
outside view of Green Storage drive in loading garage doors and office entrance
Something else that makes these hurdles manageable is ensuring that they stay connected as a team, as well as safeguarding their practices of providing a high standard of service for their clients. This often requires extra focus and strategizing, but it always remains at the top of their priority list.

Then there’s the fact that green energy regulations and sustainability requirements evolve periodically. Juggling all these priorities means constantly being on their toes and adapting when necessary. It’s a shining example of Charles Darwin’s survival of the fittest theory, except that they’re not exclusively surviving. With each passing year, they’re thriving and staying at the forefront of the industry.

Regardless of the challenges they face, the common denominator remains that they love the self-storage industry as a whole. “What I love most about this industry is the incredible variety of ways we get to help people,” Freedman says. “Whether it’s offering someone peace of mind during a move or a difficult time in their life, it’s rewarding to provide such a valuable service.”

Community Collaborations
Businesses don’t exist in a vacuum. To survive long term, the surrounding community has to be well aware of its existence, and Green Storage’s involvement within Hamilton has ensured that people not only know about them but that they enjoy interacting with them, too.

One of their favorite community initiatives is their partnership with the local professional lacrosse team in Hamilton. “One of the perks we love is offering front-row seats to our loyal clients,” Freedman says, highlighting how genuinely proud he is of the work they do. “It’s a great way to show our appreciation while fostering community connections through the shared love of sports.” They’ve also sponsored local hockey teams, as well as being involved with the Aurora Sports Hall of Fame, an organization that celebrates local athletic achievements.

hallway view of storage unit doors
garden boxes outside of facility
team with orange bags that says "team up"
covered parking spots
In addition, they regularly participate in clean-ups with Green Venture, a local organization that promotes and lobbies for sustainable living; support the local Pride parade; and promote a tree planting program, which has resulted in more than 23,000 trees being planted globally Freedman is extremely proud of the initiative.

“For every rental, we plant a tree in regions that need it the most, helping to restore land and support communities,” he says. “The more we saw the positive impact on both the community and the business, the more it reinforced the importance of putting sustainability at the center of our projects,” Freedman states. In fact, it’s what he also recommends to other businesses getting started in the industry. “My advice is to focus on understanding your market, prioritizing an exceptional customer experience, and embracing sustainability practices, as they not only benefit the environment, but are also valued by many clients. Sustainability is not just a trend but a responsibility we embrace to create lasting positive change.”

A business model that watches out for a lot more than just their profits—we’re green with inspiration.

Alejandra Zilak studied journalism, went to law school, and now writes for a living. She also loves dogs.
Development Team
Owner: Green Storage Inc.
Management Company: Green Storage
Builder: Net Zero Construction
Architect: Rick Brown and Associates
Door, Interior System, and Security Provider: Janus International/Nokē Smart Entry
Management Software: SiteLink
Maple Leaf icon
Feature
Leading The Industry
The First Canadian Top Operators List
By Erica Shatzer
D

espite restrictions and bans on self-storage development within some cities across the country, including Vancouver and Squamish, the number of self-storage facilities in Canada continues to rise—albeit at a slower pace than developers and investors may like—in an attempt to meet rapidly increasing demand brought about by the diverse needs of both commercial and residential customers.

For starters, the densification of housing means that space-strapped apartment and condominium dwellers are reliant on self-storage as an extension of their home, renting storge units to store seasonal clothing, holiday decorations, and recreational items that would otherwise clutter their living areas due to a shortage of closets, wardrobes, shelving, and cabinets within their residences.

As for commercial customers, that segment of the tenant mix keeps growing because of skyrocketing rental fees for warehouse space. To reduce expenses and keep their operations viable, small business owners, entrepreneurs, and independent contractors who need a place to store their inventory, tools, equipment, and records have embraced self-storage. And astute self-storage operators have been catering to these customers by incorporating office-related amenities into their facilities, including shared workspace with desks and WiFi, printers and copiers, conference rooms, kitchenettes with coffee bars, mailboxes, shredding services, packing and shipping supplies, flex space, in-unit shelving, and more. This surge in demand, as well as the recession-resistant nature of self-storage, has further enticed institutional investors to invest in the asset class, thus spurring new development and industry consolidation. Although there are still many independent self-storage operators in Canada who own and operate a single facility, the shifting market led MSM to assemble an inaugural top operators list for Canada.

Taking the No. 1 spot is U-Haul International. Based in Phoenix, Ariz., U-Haul has nearly 90 million net rentable square feet (NRSF) of storage space in its portfolio; it has a total of 94 locations throughout all 10 Canadian provinces that comprise more than 3.5 million NRSF. In second place is Columbia, Mo.-based StorageMart. With a presence in five provinces, StorageMart’s Canadian portfolio has 69 facilities and approximately 5.4 million NRSF, but its entire portfolio amounts to nearly 27 million NRSF. SmartStop Self Storage ranks third with more than 17 million NRSF; it has 47 facilities within four provinces.

The No. 4 top operator is StorageVault Canada Inc. If international facilities are not factored into these totals, StorageVault is the largest operator in the country. Its 251 facilities comprise 14.5 million NRSF and operate under three brand names: Access Storage, Sentinel Storage, and Depotium Mini Entrepots. StorageVault has 44 locations in Alberta, 20 in British Columbia, 12 in Manitoba, seven in Nova Scotia, 109 in Ontario, 22 in Quebec, and 12 in Saskatchewan. The company also has 10 projects in development and plans to add another 100,000 to 150,000 square feet to its portfolio.

Mini Mall Storage comes in fifth with approximately 8.4 million NRSF. While it’s based in Calgary, Alta., only about one-third of its facilities are located in Canada. Ranking sixth is Public Storage Canada; it has a total of 5.2 million NRSF of storage space throughout Alberta, British Columbia, Ontario, and Quebec. Even though its facilities operate under the Public Storage brand, it’s a separate company from the U.S. REIT of the same name. Rounding out the top 10 are Dymon Storage Corporation with 3 million NRSF, Apple Self Storage with approximately 2.5 million NRSF, Bluebird Self Storage with 1.8 million NRSF, and Vaultra Storage with a little over 1 million NRSF—all of which are making waves throughout the industry with their innovative facilities and upscale offerings.

As you peruse the data on the following pages, which was compiled from information submitted in MSM’s Top Operators survey, please note that the companies are ranked by total net rentable square feet. In addition, self-storage facilities that are owned and managed by the same company are only tallied in the “Owned” section of the tables.

Congratulations to these 20 companies for making Self-Storage Canada’s first top operators list!

Erica Shatzer is the editor of Self-Storage Canada.
1-9 2024 TOP OPERATORS
  • 2727 N. Central Avenue
    Phoenix, AZ 85004

    Phone: (602) 263-6811
    Email: doconnor@uhaul.com
    Website: www.UHaul.com
    President/CEO: Edward Joseph (Joe) Shoen
    Contact: Dennis O’Connor
    Founded: 1945
    Number of Facilities: 2,055
    Total net rentable square footage: 89,821,394
    Number of Facilities in Development: 175
    Expansion plans: The company plans to expand through new construction, acquisition of existing self-storage locations, and expansion and re-development of existing properties.

  • 215 N. Stadium Boulevard, Suite 207
    Columbia, MO 65203

    Phone: (573) 268-0997
    Email: mike.burnam@storage-mart.com
    Website: www.storage-mart.com
    President/CEO: Mike Burnam
    Contact: Mike Burnam
    Founded: 1999
    Number of Facilities: 292
    Total net rentable square footage: 26,862,376
    Number of Facilities in Development: 2

  • 1120 Dupont Street
    Toronto, ON M6H 2A2

    Phone: (949) 429-6600
    Email: info@smartstop.com
    Website: www.smartstopselfstorage.ca
    President/CEO: H. Michael Schwartz
    Contact: Rhonda Williams
    Founded: 2015
    Number of Facilities: 213
    Total net rentable square footage: 17,245,922
    Number of Facilities in Development: 12
    Expansion plans: The company plans to grow through targeted growth and stabilized assets in major markets across Canada where economies of scale are achievable. In addition, it’s targeting further growth in the United States.

  • 100 Canadian Road
    Toronto, ON M1R 4Z5

    Phone: (877) 622-0205
    Email: ir@storagevaultcanada.com
    Website: www.storagevaultcanada.com
    CEO: Steven Scott
    Contact: Steven Scott
    Founded: 2007
    Number of Facilities: 251
    Total net rentable square footage: 14,500,000
    Number of Facilities in Development: 10
    Expansion plans: The company plans to add 100,000 to 150,000 square feet to its portfolio.

  • 1201 Glenmore Trail SW
    Calgary, AB T2V 4Y8

    Phone: (403) 973-1123
    Email: jpolkinghorne@minimallstorage.com
    Website: www.minimallstorage.com
    President/CEO: Adam Villard
    Contact: Joshua Polkinghorne
    Founded: 1976
    Number of Facilities: 217
    Total net rentable square footage: 8,394,456
    Expansion plans: Mini Mall Storage has a highly experienced team of self-storage experts executing on its strategy to acquire, invest, and grow across North America. With a unique hub-and-spoke operating model that enables efficient expansion in new regions, the company is elevating the service standard within a highly fragmented industry.

  • 1740 Argentia Road
    Mississauga, ON L5N 3J3

    Phone: (905) 677-0063
    Email: Rdeluca@publicstorage.ca
    Website: www.Publicstorage.ca
    President/CEO: Troy McLellan
    Contact: Robert DeLuca
    Founded: 1979
    Number of Facilities: 68
    Total net rentable square footage: 5,200,000
    Number of Facilities in Development: 2
    Expansion plans: The company plans to add 150,000 square feet to its portfolio.

  • 1460 The Queensway
    Toronto, ON M8Z 1S7

    Phone: (844) 693-9666
    Email: screighton@dymon.ca
    Website: www.dymon.ca
    President/CEO: Glen Luckman
    Contact: Stephen Creighton, executive vice president
    Founded: 2006
    Number of Facilities: 18
    Total net rentable square footage: 3,000,000
    Number of Facilities in Development: 18
    Expansion plans: Dymon Storage plans to add 50 facilities to its portfolio within five to seven years.

  • 16 Industrial Parkway South
    Aurora, ON L4G 0R4

    Phone: (905) 751-0999
    Email: concierge@applesuites.ca
    Website: www.applestorage.com
    President/CEO: David Allan
    Contact: David Allan
    Founded: 1999
    Number of Facilities: 54
    Total net rentable square footage: 2,494,612
    Number of Facilities in Development: 9
    Expansion plans: The company is actively developing new Class-A facilities and seeking acquisition opportunities.

  • 31 Powerhouse Street, Suite 204
    Toronto, ON M6H 0C7

    Phone: (844) 855-6378
    Email: info@bluebirdstorage.ca
    Website: www.bluebirdstorage.ca
    CEO: Jason Koonin
    Contact: Jason Koonin
    Founded: 2016
    Number of Facilities: 29
    Total net rentable square footage: 1,800,000
    Number of Facilities in Development: 25
    Expansion plans: The company plans to add 1.5 million NRSF throughout Canada.

10-19 2024 TOP OPERATORS
  • 8623 McCowan Road
    Markham, ON L3P 4H1

    Phone: (844) 781-2187
    Email: namin@vaultra.ca
    Website: www.vaultrastorage.ca
    Founding Partners: Prakash Gunasingham and Shawn Shanmuganathan
    Contact: Nisha Amin
    Founded: 2012
    Number of Facilities: 15
    Total net rentable square footage: 1,023,000
    Expansion plans: Vaultra Storage has seven additional developments in the pipeline totaling more than 1 million square feet.

  • 459 Eastern Avenue
    Toronto, ON M4M 1C2

    Phone: (416) 817-6298
    Email: leslie.kellen@xyzstorage.com
    Website: www.xyzstorage.com
    President/CEO: Partnership
    Contact: Leslie Kellen
    Founded: 1997
    Number of Facilities: 7
    Total net rentable square footage: 700,000

  • 15028 32 Avenue
    Surrey, BC V4P 1A3

    Phone: (604) 541-8538
    Email: Robert@selfstorage.ca
    Website: www.selfstorage.ca
    President/CEO: Robert Madsen
    Contact: Robert Madsen
    Founded: 1978
    Number of Facilities: 8
    Total net rentable square footage: 566,000
    Number of Facilities in Development: 2
    Expansion plans: The company plans to add two facilities to its portfolio.

  • 1088 550 Burrard Street
    Vancouver, BC V6C 2B5

    Phone: (604) 409-8266
    Email: marcus@pockitselfstorage.com
    Website: www.pockitselfstorage.com
    President/CEO: Marcus Lowe
    Contact: Marcus Lowe
    Founded: 2017
    Number of Facilities: 8
    Total net rentable square footage: 405,000
    Number of Facilities in Development: 3
    Expansion plans: The company plans to expand its portfolio by 120,000 net rentable square feet and 1,500 units.

  • 171 Av. Marien
    Montreal, QC H1B 5V1

    Phone: (514) 325-9000
    Email: ted@aarion.ca
    Website: www.groupemarien.ca
    President/CEO: Ted Petrecca
    Contact: Ted Petrecca
    Founded: 2009
    Number of Facilities: 1
    Total net rentable square footage: 80,000

  • 3425 Airport Road
    Penticton, BC V2A 8X1

    Phone: (844) 900-0737
    Email: smartstoragecanada@icloud.com
    Website: www.smartstoragecanada.com
    President/CEO: Max Picton
    Contact: Max Picton
    Founded: 2021
    Number of Facilities: 4
    Total net rentable square footage: 75,000

  • 21 Blumberg Trail
    Winnipeg, MB R4H 0B1

    Phone: (204) 832-8181
    Email: info@totalstoragemanitoba.ca
    Website: www.totalstoragewinnipeg.ca
    President/CEO: Shawn Hebert
    Contact: Claire Coppens
    Founded: 2012
    Number of Facilities: 1
    Total net rentable square footage: 60,015
    Expansion plans: The company is building a warehouse for its sister company Total Moving.

  • 1950 Theatre Road
    Cranbrook, BC V1C 7B8

    Phone: (250) 489-9822
    Email: blackmetalstorage@gmail.com
    Website: www.blackmetalstorage.com
    President/CEO: Chuck and Diane Pawlechko
    Contact: Diane Pawlechko
    Founded: 2018
    Number of Facilities: 1
    Total net rentable square footage: 49,500

  • 2180 S. Wellington Road
    Nanaimo, BC V9X 1V8

    Phone: (250) 755-4098
    Email: nanaimoministorage@shaw.ca
    Website: www.nanaimoministorage.com
    President/CEO: Mark and Tammy Bodle
    Contact: Tammy Bodle
    Founded: 1990
    Number of Facilities: 1
    Total net rentable square footage: 45,000

  • 4500 Chesswood Drive
    Toronto, ON M3J 2B9

    Phone: (416) 739-0000
    Email: haroldweber028@gmail.com
    Website: www.centronstorage.com
    President/CEO: Harold Weber
    Contact: Harold Weber
    Founded: 1993
    Number of Facilities: 1
    Total net rentable square footage: 41,024

  • 76 Walsh Road
    Lindsay, ON K9V 4R3

    Phone: (705) 934-4671
    Email: info@greatnorthstorage.ca
    Website: www.greatnorthstorage.ca
    President/CEO: Lindsay Griffin Mesure
    Contact: Lindsay Griffin Mesure
    Founded: 2022
    Number of Facilities: 1
    Total net rentable square footage: 26,600
    Number of Facilities in Development: 1
    Expansion plans: The company plans to add a fifth climate-controlled building (5,650 square feet) at its current site and possibly acquire an existing facility in eastern Ontario.

A table titled "2024 TOP OPERATORS" showing rankings of self-storage companies based on totals, facilities owned, international, and managed facilities. The table includes metrics such as number of facilities, net rentable square footage, and number of units, with U-Haul International ranked first across several categories.
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Red rolling garage door with horizontal ridges.
Door Maintenance Q&A
The 411 On Roll-Up Doors
By Janus International and David Alexander
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torage doors are among the most frequently utilized components in any self-storage facility. Their extensive use, combined with various environmental factors, including extreme temperatures, mean it’s crucial that they be maintained to ensure a long, productive life.

One of the first things potential customers see when they enter your facility are your unit doors. That first impression could be the difference between that person signing a contract at your facility or going with one of your competitors. This means that the doors you have installed at your site are more than an operational necessity; they are a major element in the presentation and perception of your facility as one of the first points of contact for any customer.

Let’s take an in-depth look at storage doors: why it’s so important to take care of them, how to maximize their lifecycle, and what to do when they eventually need to be replaced. To do this, Janus International posed some questions to David Alexander, who leads the Facilitate® division at Janus International. He brings over three decades of experience in the overhead door industry, offering extensive expertise in door maintenance. His insights will underscore the importance of proper door care and provide comprehensive guidance on keeping them in optimal condition.

What Are The Main Reasons For Taking Care Of Unit Doors?
The way a potential customer sees your site can really make or break whether they decide to do business with you. First impressions count, right? One of the first things people notice are your unit doors. They’re a huge part of your curb appeal. But it’s not just about how they look. If your doors aren’t maintained properly, they can be difficult to open and close, and that can give customers a bad, and possibly unsafe, experience.

And let’s be honest, if the doors are covered in dust or grime, people might start wondering about the cleanliness of the whole place. They might not feel too confident about storing their stuff at a facility that doesn’t look well-kept.

Just like anything else you own, taking good care of your doors can make them last longer, which protects your investment.

But really, the biggest reason to keep those doors in top shape is safety. The last thing any owner wants is for a tenant to hurt themselves because a door is faulty. If a roll-up door is hard to open or close, too heavy, or has too much tension, accidents can happen. And that is not a situation a facility owner wants to put themselves or their tenants in.

What Are The Most Frequent Causes Of Unit Door Damage?
Even the toughest storage doors can end up damaged over time, whether it’s from heavy use or external forces. Let’s go over some common types of door damage and why it happens.

First off, there’s weather and storms. Bad weather can damage even the strongest roll-up doors. Rain, hail, snow, and wind are obvious culprits, but you don’t even need a big storm for damage to happen. Just constant exposure to the sun, wind, and rain over time can really wear down your unit doors.

Then there can be damage due to attempted break-ins. Owner-operators are turning to smart solutions to improve safety and improve tenant satisfaction. Doors built with enhanced security in mind, like the NS series, offer peace of mind. Smart locks and access control systems make opening unit doors as easy as tapping a button on your phone and add an extra layer of security.

Motor vehicle incidents are another issue. Accidents happen, and sometimes those trucks end up backing into your doors. These mishaps are unavoidable but can cause a lot of damage.

Another issue is when the curtain comes out of the guides. Some facilities use door curtains to help with energy efficiency. The guides are the tracks the door curtain runs along. If not used correctly, the curtain can come out of the guides, which affects the door’s functionality. And if it’s positioned wrong, it could even injure someone.

Broken springs are something you will have to deal with sooner or later. No matter how strong your door is, at some point, broken springs become an issue. When springs break, opening the door becomes incredibly difficult, if not impossible.

Lastly, there’s general wear and tear. Like we talked about earlier, doors are one of the most used parts of any self-storage facility, so wear and tear will happen. But with regular maintenance you can help minimize this problem.

Four metal storage units with light blue doors and peeling white paint.
Faded, aged doors
Two blue roll-up doors on a white corrugated metal building with decorative stone walls at the base.
Damaged door curtain
Three green roll-up storage unit doors with beige concrete frames and an asphalt ground.
Well-kept doors
When Should Doors Be Replaced?
Even with regular maintenance, every door will eventually need to be replaced. Sometimes it’s obvious when it’s time for new doors, but that’s not always the case. If the curtain is damaged and can’t be fixed, then it’s definitely time to replace the door.

Now, if you’re dealing with broken springs, that alone may not mean you need a new door. However, if your door is over 10 years old and the springs are breaking, it can be a good idea to just replace the entire door.

There’s one situation that often gets overlooked when considering replacements, and that’s when your doors are significantly faded or just need an update. A lot of people think that a fresh coat of paint will make faded doors look new again. While paint can improve the appearance, it can actually do more harm than good and might even shorten the lifespan of your door.

Painting a roll-up door can void any manufacturer warranties. These doors are built to a specific weight, and adding anything extra, even just a few coats of paint, can change that weight since they weren’t designed to handle alterations. This could put extra stress on the springs and other components, potentially leading to failure and even injury.

Painting a roll-up door can void any manufacturer warranties. These doors are built to a specific weight, and adding anything extra, even just a few coats of paint, can change that weight since they weren’t designed to handle alterations.
When Can I Fix My Own Doors? When Do I Call A Pro?
It always feels good to fix an issue yourself and save some money. However, when it comes to door repairs, it’s usually best to call in a professional. For things like adjusting or replacing springs or completely replacing doors, you should definitely hire a pro. When it comes to changing latches, some property managers are comfortable handling it themselves, while others prefer to let the experts take care of it.

Cleaning and maintenance around the facility can often be done without professional help. But walking your property regularly and fixing issues as they come up can be very time consuming. It takes you away from more productive tasks that could help grow your business. In these cases, getting help from a facility maintenance program can be incredibly beneficial.

Facilitate by Janus International is a comprehensive facility maintenance program that handles repair and maintenance needs, allowing owner-operators to focus on running their businesses. Whether it’s expert repair and replacement services or regular planned maintenance, Facilitate can take care of your to-do list so you can concentrate on growing your business. You can relax, knowing your site is regularly maintained and in good hands.

Do You Have Any Other Closing Words Of Advice?
First, if you don’t already have keyless latches for your doors, it’s advisable to consider them. Smart locks are where our industry is headed, and they are powerful tools to help increase safety and security, reduce management costs, and enhance the overall customer experience. One example is the Nokē Smart Entry system, a Bluetooth electronic lock and total access control system allowing customers to easily access your self-storage facility and their unit from their smart devices.

In addition, when you factor in the advantages of a trusted company such as Access Control Technologies, which can expertly integrate your site’s network to ensure that all of your smart technology works flawlessly, you have created a safe, secure, and easy-to-monitor environment that goes beyond your doors.

Speaking of doors, another way to upgrade your facility is by utilizing the strongest, most durable unit doors. The Janus NS+ Door and NS Retrokit both offer a strong and dependable solution, further securing the safety of your customers’ valuable possessions.

The last point to bring up is that your facility’s unit doors are the main interactive component for your tenants. It’s crucial that they are well-maintained, running at peak performance, and always looking good. All of these create a positive tenant experience, which leads to positive reviews and word of mouth. In reality, your doors help market your facility to potential customers, so whatever you do, don’t neglect them.

If you’d like to explore replacing your unit doors or utilizing the services of Facilitate, contact the professionals at Janus International by visiting www.janusintl.com/self-storage/facilitate.

David Alexander is the director of the Facilitate division at Janus International.
A yellow hard hat next to a smartphone displaying the 2024 Maintenance Guide for Self-Storage cover, with the actual guide book standing beside it. The background suggests a construction or maintenance setting.
Text reading "2024 MAINTENANCE GUIDE FOR SELF-STORAGE" in bold red and white font, followed by a paragraph explaining the importance of maintenance in keeping self-storage facilities in excellent condition.
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illustration of a mignifying glass hovering over mildew accompanied by a large red X
Organic Conditions
Mold And Mildew In Self-Storage

By Scott Zucker

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he occurrence of mold and/or mildew buildup in a self-storage unit is relatively common and a known risk of storage, even in a “climate-controlled” building, since the entry of humidity and moisture from outside elements cannot be fully prevented, no matter what efforts are made by the facility operator. A survey of large-scale commercial properties, whether for retail operations or office use, shows that they share the same reality as self-storage properties. Since the organic conditions for mold and mildew are prevalent in both inside and outside environments, and since leaks and water intrusion are always a possibility, mold and mildew growth can often occur in spite of the use of large commercial HVAC systems meant to prevent such a circumstance.

In the context of self-storage, when property is often left in storage, unattended for months (if not years), the risk of a tenant finding mold or mildew accumulation upon their return is not uncommon. Since mold and mildew damage occurs over time, the best way for a self-storage tenant to mitigate the risk of mold or mildew damage is for the tenant to regularly monitor and inspect its stored goods. Although it may be a tenant’s choice to “store it and ignore it” for months, it is a choice that could have significant consequences.

More and more rental agreements now specifically include provisions related to the inherent risk of mold and mildew in self-storage. Such provisions provide notice to tenants that their property, regardless of what precautions are in place, is at risk of potential damage from mold and mildew. These special “mold and mildew” provisions are in addition to provisions dealing with the definition of “climate-controlled” facilities and the waiver of any warranties. Typical “mold and mildew” provisions might read as follows:

MOLD/MILDEW: Mold and mildew are naturally occurring substances and it is possible to appear or grow on Occupant’s stored property. Operator does not represent that the Space is humidity controlled and does not warrant or represent that a minimum or maximum humidity will be maintained at any time during the term. Occupant understands that there is a risk of the growth of mold and/or mildew on Occupant’s stored property in any Space. Operator does not warrant the Space to be water-tight or dry. Occupant is solely responsible for preventing mold and/or mildew on Occupant’s stored property in the Space. Occupant hereby releases Operator from any liability for mold and/or mildew on Occupant’s stored property from whatever source and no matter how it occurs. Occupant shall take whatever steps necessary to protect against and prevent mold in their stored property. Occupant understands that any personal property brought into the Space that is damp or wet will likely grow mold and/or mildew.

Operators need to protect themselves from the presumption that they are offering or guaranteeing that their tenant’s property is safe from any risks, especially risks due to conditions like temperature and humidity that they cannot fully control.

Even though self-storage tenants retain the “care, custody, and control” of their stored belongings, it is not unusual for a tenant to seek blame and recovery against the operator should damages occur. A self-storage tenant can significantly mitigate the risk of loss and/or damage to its stored property by regularly inspecting its stored goods. Whereas in the past this duty has been an implied obligation of the tenant renting the space, more and more operators are electing to impose a duty of regular inspections upon its tenants so as to protect themselves from possible claims of property loss or damage via mold or mildew after a tenant vacates. Such inspection language might be added as follows:

Occupant agrees to periodically inspect the Space and the personal property stored in the Space and take any and all actions necessary to protect Occupant’s stored property from mold and/or mildew.

Operators need to protect themselves from the presumption that they are offering or guaranteeing that their tenant’s property is safe from any risks, especially risks due to conditions like temperature and humidity that they cannot fully control. So, a review and update of their rental agreements to address these issues may be pertinent for certain facilities, especially those in humid climates.

Scott Zucker is a partner at Weissmann Zucker Euster & Katz, P.C., a law firm based in Atlanta, Ga., and is a partner in the Self Storage Legal Network, a legal information service available through the Self Storage Association.
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Expect The Unexpected
Planning Your Marketing For 2025
By Giselle Aguiar
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ow do you plan for the unexpected? Think back to December 2019. Any plans that you made for 2020 went out the window just a few months later. Who knew that would happen? That’s the problem with planning in this day and age. We don’t know what’s going to happen tomorrow, let alone in a few months.

It’s challenging to keep up with the times when the times are constantly changing! Nevertheless, any astute business owner or manager needs to plan. If you fail to plan, you plan to fail! The key is to set long-term goals for the year, as well as month-to-month goals. Therefore, if something happens, you can easily pivot, make changes, and adapt to what’s going on and how it affects you. Plus, when it comes to marketing, keep track of your analytics monthly so you can adjust your plan based on seasons and what’s working and not working.

Setting SMART Goals
First, what are your main long-term goals? Compare your year-over-year income, sales vs. expenses, profit, and losses. Which were your good months? What was going on then? Analyze your financials carefully.

Next, set your income goals for the next year. Then, break that down into 12 months. They probably won’t be the same for each month, especially if your location is seasonal. Naturally, this will help you start thinking on that month-to-month basis.

When you create SMART goals, each one must be specific, measurable, attainable, relevant, and time-bound. That way, you set them in small bites that you can handle. They’re doable and you know if you hit (or missed) the mark.

At the end of each month, when you look at your sales figures, marketing analytics, and insights, you’ll be able to tell if your efforts were effective. Consequently, set goals for the next month based on your data.

What’s New With Google?
Love it or hate it, Google is still the top search engine in the world. When someone enters a search term, Google brings up the freshest, most relevant, helpful, and quality content that matches that word or phrase.

Their August 2024 algorithm update demotes any website that is not 100 percent optimized for the search engine (that is, with poor search engine optimization [SEO]).

There are several things you can do to optimize your website. Make sure your page titles and meta descriptions are keyword centric and have the location/area that you serve. Your address and phone number should be the same everywhere you have a listing online, including your website and Google Business Profile. Add special amenities like air-conditioned units, mobile, RV or boat storage, etc.

You need to create fresh content on a regular basis. That means blogging or videos. Tell stories of the area, some of your stand-out customers, answer questions, solve problems, and/or alleviate your target market’s pain points. Make your videos personable with someone talking and explaining. YouTube is the second-largest search engine (after its parent, Google). Videos come up in Google searches and appear on your GBP.

How often are your competitors publishing content? Based on that, you can plan your content marketing. You need to create better content and more frequently.

Do keyword and competitor research and optimize your pages and blogs. That’s called On-Page SEO. Share your blog articles and videos on your social media. Doing that creates legitimate backlinks. If you’re still having trouble ranking for your local keywords or have a formidable competitor to contend with, visit my website (AZSocialMediaWiz.com) and schedule a Zoom call for a free SEO checkup.

Google added a new “E” to their criteria for ranking high in search results to make it EEAT. Those letters stand for experience, expertise, authority, and trustworthiness.

Google’s EEAT
Google added a new “E” to their criteria for ranking high in search results to make it EEAT. Those letters stand for experience, expertise, authority, and trustworthiness.

  • Experience – Here’s where you add your experience in the topic or field.
  • Expertise – Does the material showcase the writer’s expertise? Does the author have a high level of knowledge or skill?
  • Authority – Is this a topic that is often covered on this website? Is this the go-to person on this subject? Also, make sure the article has not appeared on another website. The first to publish has the authority.
  • Trustworthiness – Is the information provided correct? Can you trust it? Are they legitimate?

People buy from whom they know and trust.

Prepare For Emergencies
As I write this, there are folks recovering from the effects of two hurricanes in the Southeast United States. Unfortunately, some natural disasters are unexpected, like earthquakes, wildfires, tornadoes, and floods. You have some warning with hurricanes, but you never know how bad the damage will be or how your community will be affected. As a business, you should have a disaster preparedness manual.

In case of an emergency, deal with the critical issues first, but don’t forget your social media. Customers and potential customers will be looking for information to see if you’re open, how the facility faired, even how you can help them store their belongings while they rebuild or recover.

If your area is prone to natural disasters, become known as a community helper by working with the local agencies. In fact, that’s something to blog about! How have you helped during tough times in the past? What tips can you give people to prepare? Think about the lives of your customers and target audience and provide assistance.

For instance, write a blog about how wise it is to have renters insurance, which may cover the cost of storing your belongings if you are displaced. I wish I had known that before there was a fire in my apartment building.

If you’re part of a corporate chain or franchise, look to your headquarters for their emergency preparedness instructions and make sure they are up to date. If you’re an independent facility, you need to have an emergency policy. Work with your local first responders to determine what’s best for your area.

Follow your local police and fire departments on social media to be alerted in the event of an incident or emergency.

Keep Politically Neutral

I know it’s hard, especially in these volatile times. Undeniably, you cannot afford to offend any prospective customer. Refrain from political commenting on your company’s social media accounts. If you must voice your personal political views, do that on your personal accounts. Keep business and personal separate.

Ultimately, the steps for effective marketing don’t change.

Nine Ps Of Social Media Marketing

Perspective

Look at everything through your potential customer’s eyes, which means that you really need to get to know your target audience.

Purpose

What’s your business’ purpose? Is it to rent units? No! It’s to help the customer by solving their problems and alleviating their pain points. Think of all the possible reasons someone may need to store something in your facility.

Planning

Identifying your purpose will help you set those SMART goals. Once those are set, then plan out a strategy of how you are going meet those goals. The next step is to develop your tactical plan (your to-do list) of how you’re going to implement the strategy. Write it all out.

Preparation

Make sure you have quality graphics everywhere. Your branding should be consistent throughout; that means your website as well as your social media profiles. Do they look like they all belong to the same company? Plan out your marketing campaigns month to month. Put together an editorial calendar.

Participation

You can automate a lot of the content, but you still need to be social! It’s about building relationships with potential customers as well as referral sources.

Posting

People are not going to follow you if you’re not posting helpful, quality content!

Persistance

It’s a marathon, not a sprint. If you stop, people and Google will think you fell off the face of the earth.

Perserverance

Keep at it. You might not see results right away.

Patience

There is a common misconception that if you post something on social media, it will automatically go viral. It may take three to six months before you start seeing results, depending on your facility, the competition, the economy, the seasons, world news, even the weather. You must put in that sweat equity up front to build a following.

Perspective

Look at everything through your potential customer’s eyes, which means that you really need to get to know your target audience.

Purpose

What’s your business’ purpose? Is it to rent units? No! It’s to help the customer by solving their problems and alleviating their pain points. Think of all the possible reasons someone may need to store something in your facility.

Planning

Identifying your purpose will help you set those SMART goals. Once those are set, then plan out a strategy of how you are going meet those goals. The next step is to develop your tactical plan (your to-do list) of how you’re going to implement the strategy. Write it all out.

Preparation

Make sure you have quality graphics everywhere. Your branding should be consistent throughout; that means your website as well as your social media profiles. Do they look like they all belong to the same company? Plan out your marketing campaigns month to month. Put together an editorial calendar.

Participation

You can automate a lot of the content, but you still need to be social! It’s about building relationships with potential customers as well as referral sources.

Posting

People are not going to follow you if you’re not posting helpful, quality content!
Persistance

It’s a marathon, not a sprint. If you stop, people and Google will think you fell off the face of the earth.

Perserverance

Keep at it. You might not see results right away.

Patience

There is a common misconception that if you post something on social media, it will automatically go viral. It may take three to six months before you start seeing results, depending on your facility, the competition, the economy, the seasons, world news, even the weather. You must put in that sweat equity up front to build a following.

Having good strategic and tactical plans will keep you from being overwhelmed!

Giselle Aguiar, founder of AZ Social Media Wiz in 2011, is a social media content and digital marketing consultant and trainer. She’s been involved in internet marketing since 1995. Today, she specializes in strategic and tactical planning, social media setups, 1:1 digital marketing training and coaching, SEO copywriting, and WordPress websites. She is a trainer and mentor for the Arizona Commerce Authority as a founding mentor of its Digital Academy. She is also an avid blogger and lives in the Historic Roosevelt District of Downtown Phoenix, Arizona. Visit her website, AZSocialMediaWiz.com, for more information.
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Insurance Intricacies
The Devil Is In The Details
By Tobias (Toby) Struewing
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nsurance has never been more confusing or complicated than it is today. As a commercial broker with nearly 25 years of experience, I’ve observed that things seem to get more challenging and sophisticated year after year.

There are many products available for commercial operations, which is the focus of this piece. However, much of what I’ll discuss can also apply to personal insurance, such as home and auto. I promise to tie this into self-storage-related products before we’re done, but please indulge me for a moment.

One area I want to focus on is the proposal and declaration pages of an insurance policy. I believe the insurance policy is one of the most misunderstood contracts that almost everyone is involved with. Generally, people tend to focus on the few pages that highlight the types of coverage, limits of coverage, basis of settlement, limits of liability, deductibles, and annual premium—commonly referred to as the proposal or declaration pages. This is concerning, especially since most insurance policies are literally hundreds of pages long. Another issue is that, like many things, you often get what you pay for.

Question: What’s in those other (hundreds of) pages?
Answer: Only all the most important details of the contract!

Those hundreds of pages after the declaration pages are often more critical than the first few, yet most people never actually read them. Those pages contain the policy conditions, definitions, and, most importantly, the exclusions. In my experience, people only read the actual wording when they have a claim that hasn’t gone as expected, typically after a conversation with an adjuster or upon receiving a letter denying coverage or offering an unacceptable settlement.

The concept of insurance is that the claims of the few are paid by the premiums of the many. Long ago, insurance policies were primarily basic fire policies. The first known insurance contracts date back to 1347, if you believe the internet, although the concept itself predates that. Over the past several hundred years, insurance policies have evolved dramatically.

Most modern insurance policies are written on a “broad form” or “all-risk” basis. Translation: Everything is covered except what’s excluded. A policy can exclude certain perils as well as specific objects or property. A peril is essentially the cause of the loss, such as flood, wind, or fire. Most policies exclude flood entirely, along with various other types of water damage. Other common exclusions include automobiles, cash, and jewelry, which are typically covered by specialized policies.

Sometimes you will see a peril outlined on the declaration page, such as earthquake, flood, or sewer backup. There are two reasons for this. First, these perils are typically excluded, so the declaration page identifies that coverage exists for them, generally accomplished through endorsements. An endorsement is essentially a clause that adds coverage back that was otherwise excluded. The second reason is that these unique perils often come with much higher deductibles than more common perils, such as fire.

Over time, more exclusions have been added as insurers gain experience and the marketplace becomes more competitive. A notable recent exclusion is terrorism, which emerged in the wake of the terrorist attacks on Sept. 11, 2001, in the United States. The marketplace quickly reacted, excluding terrorism from nearly all insurance policies in North America thereafter.

It’s important to understand that exclusions are necessary. Without them, insurance companies would go bankrupt; it’s simply not possible or affordable to insure everything without exception.

While a few policies are still written on a named-perils basis, they aren’t very popular in the Canadian marketplace today. In other words, they only cover the perils identified. If a peril isn’t specified, there is no coverage for that loss. Early policies were simple compared to today’s. They were designed to provide coverage against fire, with a few other perils added as time went by, and insurance products evolved. Many enhancements have since been added, and a significant number of new products have been developed to offer coverage for risks that might otherwise be excluded.

Perils And Exclusions
Let’s get more specific. Typical declaration pages and proposals for a commercial policy will outline things like building limits and deductibles. They will also detail items like office contents, shop equipment, business interruption, boiler and machinery, and commercial general liability. Don’t get me wrong, these are all quite important and deserve your attention. However, what’s not highlighted in these few pages is what’s likely to bite you in the event of a claim. Although fire cannot be excluded, just about everything else can.
Flood and sewer backup are common property exclusions … This is due to the many sources and ways they can cause extensive damage.
Flood and sewer backup are common property exclusions, along with other types of water damage. This is due to the many sources and ways they can cause extensive damage. For example, other types of water damage may include sudden accidental escape (like a pipe burst), seepage, or water entering through a foundation crack. Very few policies cover all of these, and more are being excluded than ever due to the popularity and rising costs of water claims.

Here’s an example illustrating the complicated nature of water damage in insurance. If you leave a window open and it rains, allowing water to enter your home, your insurance policy will likely exclude the resulting water damage. However, if that same window was broken by flying debris during a storm, any resulting damage will likely be covered.

I used water damage as an example because there are so many ways it can occur, and most policies exclude many sources. Many can be added back through extensions of coverage, such as flood and sewer backup. You’ll often see this on the proposal or declaration pages, but what you don’t see is that all other types have been excluded. There are certainly other perils and exclusions I could discuss, but I’m limited to an article, not a novel. Suffice it to say, there is a lot of detail in those hundreds of pages that deserve your attention. Here’s another way to look at it: The more exclusions a policy has, the fewer the claims. It’s not a good deal if nothing is really covered at the end of the day.

Tenant insurance or CGIS (customer goods in storage) is a popular option for self-storage operators in both Canada and the U.S. This is a perfect example of where exclusions should be a real focus. Storage operators offer or include a product for their customers, but how good is that coverage? Do you want your customers to be reimbursed, or would you prefer they receive a call or letter denying their claim? Most of my clients hope and expect that we will look after their customers and pay the claims whenever possible. This generally results in a better customer experience and potentially more favorable online reviews.

I’m not suggesting tenant insurance is more important than the facility owner’s policy. I believe both deserve your attention. However, it’s crucial to pay attention to the details of both policies, especially the exclusions. You are supplying a product to your customers for a reason. Most operators offer or include it to provide their customers with some insurance to fall back on in the event of a loss. You want to ensure it’s a comprehensive product that will cover most losses while incorporating reasonable exclusions.

Regarding the facility policy, look for industry-specific coverage options and read the wordings! I’m not saying to ignore building limits, deductibles, or business interruption insurance. I am saying to pay attention to the unique extensions specific to the self-storage industry, such as Self Storage Operators’ Legal Liability, Hazardous Tenant Content Abandonment, and Wrongful Sale & Disposal Legal Liability. I can virtually guarantee you won’t find these extensions in an off-the-shelf commercial policy. Seek out a broker and insurance company that specializes in this space.

The devil truly is in the details.

Tobias (Toby) Struewing is the business development manager of Western Canada for the Cowan Insurance Group.
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Storage Gives
Core Causes
Making A Difference Through StorageGives
By Melissa Huff
woman smiling with kids
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s part of the self-storage industry’s commitment to giving back, StorageGives has become a beacon for positive change. By supporting essential causes in four primary areas (water, children, veterans, and medical care), StorageGives offers an opportunity for self-storage professionals and customers alike to make a meaningful impact. Through direct partnerships with eight dedicated charities, StorageGives connects industry generosity to vital resources that transform lives.

Addressing Essential Needs
At its heart, StorageGives focuses on four crucial areas to maximize its impact across diverse communities.
Water
Access to clean water is foundational for health and wellbeing. StorageGives partners with charities that bring clean drinking water to underserved areas, improving sanitation, reducing illness, and ultimately empowering communities.
children standing around a water faucet
Children
Malnutrition remains a leading factor in the deaths of children under five in developing countries, claiming nearly three million young lives each year. In addition to malnutrition, children face the serious threats of human trafficking and abuse, which continue to affect millions globally. StorageGives partners with organizations dedicated to protecting vulnerable children, addressing both their basic nutritional needs, safeguarding them from exploitation, and helping to provide a safer, healthier future.
Through direct partnerships with eight dedicated charities, StorageGives connects industry generosity to vital resources that transform lives.
VETERANS
Supporting veterans is a central mission of StorageGives, particularly by providing specially adapted custom homes to severely injured post-9/11 veterans. These homes are designed to accommodate the unique needs of each veteran, empowering them to regain independence and rebuild their lives. Through this initiative, StorageGives and its partners honor the service of these veterans and provide them with a stable foundation for the future.
MEDICAL
StorageGives supports diverse opportunities for medical relief, from fighting cancer to advocating for autism support and providing resources for individuals with special needs around the world. Medical costs often present a major barrier to health and quality of life, and StorageGives partners with organizations that help alleviate these financial burdens. Through these initiatives, StorageGives brings hope and essential care to those facing serious medical challenges.

Each area represents a different facet of community need, but together they form a holistic approach to supporting the wellbeing of individuals across the world.

two people checking out a Storage Gives table
Supporting StorageGives
Self-storage operators and industry supporters have several ways to contribute to StorageGives’ mission:

  • Auction Donations – Storage operators who utilize StorageAuctions.com can designate a percentage of their auction proceeds to StorageGives. This seamless process allows operators to turn regular business activity into impactful contributions.
  • Direct Donations – Anyone can make a direct donation to StorageGives by visiting StorageGives.org. With 100 percent of donations going directly to the partnered charities, donors can rest assured that their contributions are fully utilized for these vital causes.
  • Fundraising Events – Throughout the year, StorageGives hosts fundraising events at various self-storage association conferences. These events provide additional opportunities to participate, build awareness, and drive further contributions for these essential charities.
Upcoming Event
One such event was the Georgia Self Storage Association’s First Annual Holiday Gala, which took place on Dec. 6. This exciting event directly benefited StorageGives and provided attendees an evening of celebration, networking, and charitable giving. At this event, there was a special focus on Homes For Our Troops (HFOT), honoring the brave men and women who have sacrificed so much in service to the United States. This recognition was a small way for us to show gratitude and support for their courage.

In addition, Giving Tuesday, the global movement dedicated to giving back, offered a chance to support StorageGives. Each year, Giving Tuesday, which falls on the Tuesday after Thanksgiving, turns the spotlight on giving from a thankful heart and encourages charitable donations to worthy causes. StorageGives offers a perfect opportunity for self-storage professionals, businesses, and customers to join forces and make meaningful contributions to water, children, veterans, and medical charities. Whether through personal donations or rallying with colleagues and customers, your support helps StorageGives make a lasting impact in these vital areas.

The opportunity to give back this holiday season extends beyond Giving Tuesday as well; for example, donations can be made to StorageGives in lieu of presents in gift exchanges.

Join The Mission
This holiday season, we encourage you to give generously. While special events create opportunities to gather and support, you don’t need an occasion to make a difference in the lives of those around you. StorageGives is an inspiring example of how the self-storage industry can drive positive change, proving that philanthropy and business can go hand in hand. By supporting StorageGives, operators and individuals have a direct line to give back to their communities.

To learn more about how you can make a difference, visit StorageGives.org and join us in supporting these essential causes this holiday season and beyond. Together, let’s transform business success into lasting social impact through the power of giving.

Melissa Huff is a co-owner of Lighthouse Storage Solutions. She’s also the executive director of the Tennessee Self Storage Association and the Louisiana Self Storage Association.
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YLG Update
two men posing with UltraStor Self Storage mascot
Making Connections
The Journey Of Young Leaders In The Canadian Self-Storage Industry
By Matt Buck
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hen considering fulfilling and dynamic careers, the self-storage industry might not immediately spring to mind. Yet, those who find themselves working in it often speak of the unexpected joy and satisfaction that comes from being part of a tight-knit and supportive community. What many had thought would be temporary roles soon transformed into long-lasting and inspiring careers. It’s a field that turns surprises into rewarding experiences, all set within an incredible network of people dedicated to mutual success.

One of the most striking features of the self-storage industry is the unique culture of collaboration. Even though companies are technically in competition, industry members freely exchange ideas and experiences, helping each other tackle challenges. It’s this spirit of cooperation that has turned what some may view as a temporary job into a long-lasting and inspiring career. The Canadian Self Storage Association (CSSA) has been a huge part of this, especially with the establishment of the Young Leaders Group (YLG). Since 2017, this group has helped shape the industry’s future by connecting emerging professionals under 40 and encouraging them to learn from one another.

members of the Young Leaders Group having a toast
The Young Leaders Group is a vibrant and diverse network that brings together people from every corner of the industry: managers, customer service reps, vendors, and even facility owners. This diversity is a real strength because it gives all of us a better understanding of how our roles are interconnected and contribute to the bigger picture. It’s also an incredible platform for young professionals (like me) to grow our skills and build strong, lasting relationships.

I’ve personally experienced the benefits of being part of the CSSA Young Leaders Council. The group regularly hosts events that blend education with meaningful networking opportunities. Whether we’re at trade shows, workshops, or more relaxed team-building gatherings like The Rec Room in Toronto, the events are a fun and memorable way to bring together people who are as eager to share as they are to learn.

These moments aren’t just about entertainment; they’re about building a network that you can rely on. The friendships and professional relationships that not only myself but my team members have formed through the Young Leaders Group have become an important resource. I know my site staff can reach out to these people for advice, whether dealing with everyday challenges or making significant business decisions. It really is about the people you meet and the relationships you nurture, and many of us credit these connections for the leaps we’ve made in our careers.

As the owner of UltraStor Self Storage, I can genuinely say that the CSSA has played a pivotal role in my journey. When first entering the storage industry, I attended a CSSA tradeshow event in Vancouver in 2014, where I met industry leaders who introduced me to the potential of self-storage. Those initial connections were life-changing, paving the way for me to open three major facilities in the Greater Toronto Area. Today, I’m proud to be an active member of the Canadian Self Storage Association and share what I’ve learned along the way by helping organize events for the Young Leaders Council. Many staff members at our facilities have attended the conferences over the years and are always amazed at how fulfilling and informative they can be. It’s come full circle: I continue to learn from conversations with site managers and facility operators, while also offering my own expertise to help newcomers get started in this rewarding field.

Many of us in self-storage have seen young professionals start from the bottom and work their way up. Students who began in part-time roles have risen to become managers, directors, or even executives. The field rewards curiosity, adaptability, and a willingness to learn. I’ve witnessed firsthand how the supportive culture, combined with groups like the CSSA, accelerates career growth and fosters a deep sense of belonging.

exterior view of the UltraStor Self Storage facility
Being in self-storage is about much more than just running a facility. It’s a comprehensive experience where small teams operate closely, exposing employees to different facets of the business. This environment, paired with the insights we gain from the Young Leaders Group, equips us to handle the industry’s challenges. Networking with mentors and other ambitious young professionals ensures we’re ready for whatever comes next.

One of the most exciting aspects of our industry is its openness to new ideas. Young professionals bring fresh technological perspectives, often proposing solutions that veterans may not have considered. We’ve seen significant advancements, like using drones for surveillance, refining pricing strategies, and implementing smarter tech for access control, all thanks to the ingenuity of younger industry members. These ideas have led to real, measurable improvements in efficiency and revenue.

The future of the Canadian self-storage industry looks incredibly bright. The Young Leaders Group isn’t just a network; it’s a driving force shaping what’s to come. By focusing on mentorship, collaboration, and continuous innovation, we ensure our industry remains at the forefront. Having a space dedicated to young leaders is crucial not only for our personal growth but also for the collective advancement of self-storage.

Veterans in the industry also contribute immensely, sharing their hard-earned wisdom during roundtable chats and mentoring through various challenges. These interactions inspire us to think creatively and push the industry forward. For those of us involved, it feels empowering to know we have support as we experiment and lead, all while contributing to a thriving and forward-thinking community.

Self-storage may not be the most glamorous industry, but it’s one of the most rewarding. For those who take a chance on it, the opportunities for innovation and connection are endless. With the Young Leaders Group guiding the way, I’m confident our future is full of exciting and transformative possibilities.

Matt Buck is the owner of UltraStor and the chair of the Canadian Self Storage Association’s Young Leaders Council.
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Buyer’s Guide
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News

Portrait outdoor exterior photograph view of the SmartStop Self Storage facility building in the Stoney Creek neighborhood of Hamilton, Ont. located at 550 Centennial Parkway North during a clear sunny day

  • SST And SmartCentres Open Facility
    Strategic Storage Trust VI, Inc. (SST), a publicly registered non-traded REIT sponsored by an affiliate of SmartStop Self Storage REIT, Inc., in partnership with SmartCentres, announced the opening of a new state-of-the-art, Class-A facility in the Stoney Creek neighborhood of Hamilton, Ont. Located at 550 Centennial Parkway North, with good visibility from the Queen Elizabeth Way Highway, the four-story, climate-controlled facility encompasses approximately 100,000 net rentable square feet and approximately 970 units. The first and fourth floors are currently open for business; construction on the remaining floors is expected to be complete during the fourth quarter of 2024.
  • Storeganize Wins Award

    Portrait indoor photograph view of The Federation of European Self Storage Associations (FEDESSA) 2024 European Awards ceremony event showcasing a winner digital banner of the company Storeganize as a presenter speaks into the microphone addressing/recognizing the working professionals representing Storeganize in front of an audience

    On Oct. 10, during its annual conference and tradeshow in Stockholm, The Federation of European Self Storage Associations (FEDESSA) announced the winners of its 2024 European Awards. Of the six awards presented, Storeganise was bestowed with the Innovation Award. This recognition was awarded for Storeganise’s groundbreaking Add-ons marketplace, which is revolutionizing self-storage operations. The Add-ons marketplace gives operators the power to integrate their favorite tools, automate tasks, and fully customize their systems—all with just a few clicks. Powered by Storeganise’s Open API, it lets you tailor the platform to fit your business, making it easier to streamline operations and scale efficiently.
  • SmartStop Partners With BCRF
    SmartStop Self Storage REIT, Inc. continued its partnership with the Breast Cancer Research Foundation® (BCRF) for the seventh consecutive year. In recognition of Breast Cancer Awareness Month, SmartStop donated $5 to BCRF for every new unit rented throughout October, supporting critical breast cancer research advancement. Since the beginning of this partnership in 2018, SmartStop has contributed more than $195,000 across its operations in the U.S. and Canada. These donations have been instrumental in advancing critical research, such as clinical trials, the acquisition of advanced research equipment, and the support of dedicated research personnel. As the largest private funder of breast cancer research worldwide, the Breast Cancer Research Foundation leads groundbreaking initiatives, including research focused on metastatic breast cancer, and is the highest rated breast cancer organization in the U.S. In 2024 to 2025, BCRF is investing $70.3 million in annual grants to more than 260 scientists from top academic and medical institutions around the globe. Learn more and get involved at BCRF.org.
  • Storeganise Integrates Calcumate
    Storeganise and Calcumate concluded a partnership agreement in which Storeganise become the first global self-storage software company to integrate Calcumate, a 3D storage calculator/size guide, deeply into its quote/rental flow. Calcumate functionality is available to both new and existing Storeganise customers. With Calcumate’s unit size guide, Storeganise can enable prospective customers to effortlessly and accurately calculate the storage unit options that will fit their belongings, ensuring prospective tenants can quickly, easily, and correctly choose the size that’s right for them. Calcumate also displays an animated 3D visualization, showing exactly how their things will fit inside, so that they can gain even more confidence in their size decision and see exactly how to pack everything in. The integration of Calcumate into Storeganise’s rental flow has been carefully designed to ensure that only those prospects who are unsure of their size requirements need to use it. More details of the integration are available on Storeganise’s website storeganise.com/calcumate.
  • Janus Introduces Nokē Ion
    Janus International has introduced Nokē Ion, the latest innovation in its smart entry suite. Nokē Ion is a locking system that can transform any facility’s protection while seamlessly integrating with the Nokē mobile app and Bluetooth fob. Nokē Ion offers enhanced security by being installed inside the door track for enhanced protection. The technology enables users to achieve up to a 95 percent reduction in theft and break-in claims. The product includes customizable options like LED lights and motion sensors and creates automated efficiency through automated lock checks, streamlined online rentals and mobile move-ins, and more. To learn more about Nokē Ion, visit www.janusintl.com/noke-ion.
  • SSM Launches Platform
    Self Storage Manager (SSM) has announced the launch of the SSM Web Platform, a fully integrated website solution exclusively tailored for SSM Cloud users. Developed in collaboration with the digital marketers at Adverank, this new website management platform for self-storage businesses provides control, flexibility, and marketing capabilities. The SSM Web Platform offers self-storage operators the ability to manage and optimize their online presence with ease and precision. The new tool simplifies website management and enhances customer engagement. One of the main features of the SSM Web Platform is its seamless integration with SSM Cloud. Changes made to facility and unit information in SSM Cloud are reflected live on the website in seconds, ensuring that customers always have access to the most accurate and up-to-date information. If you’re expanding your business, newly added locations in SSM Cloud can instantly appear on your website, keeping your online presence in sync with your growing portfolio. The SSM Web Platform offers all the tools needed to create SEO-ready web pages and track the effectiveness of marketing campaigns. Users can easily update meta titles, descriptions, and H1 tags, improve page speed, and assign target keywords to boost their search engine rankings. Additionally, the platform provides comprehensive marketing attribution, allowing operators to see which channels are driving the most revenue and delivering the best return on investment. For more details, visit www.selfstoragemanager.com.
  • SSGT Acquires Facility In Alberta

    Portrait outdoor exterior photograph view of the Smart Guard Self Storage facility building located at 8 Inglewood Drive in St. Albert, Alta., during a clear sunny day

    Strategic Storage Growth Trust III, Inc. (SSGT), a private real estate investment trust sponsored by an affiliate of SmartStop Self Storage REIT, Inc., has acquired a 36,900-net-rentable-square-foot, Smart Guard facility on 6.55 acres in Canada for $14.2 million. Located at 8 Inglewood Drive in St. Albert, Alta., this newly constructed two-building facility offers 310 climate-controlled and drive-up units, as well as an advanced keyless entry system. An expansion adding approximately seven drive-up buildings, 640 units, and 70,500 square feet is planned for the first half of 2025, with completion anticipated in the first half of 2026. Ken Kiers of NAI Commercial represented the vendor, while Phil Gibbons of Colliers represented the buyer.
  • Teen Entrepreneur Opens Facility
    Jase Lachowiez is a teen-aged entrepreneur who recently ventured into the self-storage industry by opening a new facility. CoastGuard Self Storage, located on Stable Drive in the Harbourside Industrial Park in Sydney, N.S., took around a year to complete. It offers 68 units totaling 9,000 square feet.
    Portrait outdoor exterior photograph view of Jase Lachowiez smiling as he stands outside the self storage units in a jacket and has his hands inside his jean pockets as he is at the CoastGuard Self Storage facility located on Stable Drive in the Harbourside Industrial Park in Sydney, N.S. during a clear sunny day
    “I’ve been always interested in business, finance, and real estate from a super young age,” said Lachowiez, who briefly took college business courses and already has a real estate license. “My grandfather was looking for storage and he told me he couldn’t find a single spot. So, I kind of looked into it a little bit more, ran some numbers about how much storage is here currently and how much storage needs to be here to really fill that demand. And it looked like we were in a shortage of self-storage. As well, the population here has been growing over the past few years. So, I just went for it after that.”

    As the business gets going, Lachowiez is interested in constructing more units or adding outdoor storage options.

  • StorageMart Shelves Expansion Plan

    Digital rendering outdoor exterior view of a StorageMart facility in Saskatoon, Sask. during a clear sunny day

    Columbia, Mo.-based operator StorageMart has shelved a planned 50,000-square-foot expansion at a facility it owns in Saskatoon, Sask., due to a slumping economy and a rise in competing self-storage development projects. “This market just cannot bear the massive increase in supply that is coming,” said StorageMart President Cris Burnam.

    Saskatoon currently has about 600,000 square feet of storage space, according to StorageMart, and another 185,000 square feet coming on line over the next several months. Some of the new projects include BRITEBOX, which is adding 13,000 square feet of space; Shield Self Storage, which is building up to 60,000 square feet of modular storage; and Stor All Mini Storage, which is expanding by 8,000 square feet. A new 70,000 square foot facility is being built on Marquis Drive in Saskatoon. In addition, StorageMart had completed a 44,000-square-foot expansion at its multistory facility on First Avenue in Saskatoon.

  • Broccolini Takes On Conversion Project
    An industrial building in Pointe-Claire, Que., that was upgraded by a paintball entrepreneur who was looking to expand his projectile gel-cap empire into a cannabis production facility is being repurposed. Broccolini, a Montreal-based real estate developer and investor, plans to spend about $35 million converting the two-year-old, 115,000-square-foot, multilevel building into a 900-unit storage facility. The building, which was temporarily used as a storage space for a logistics company, is slated to open as Pandora Self-Storage in the first quarter of 2025. It will be the only self-storage in the West Island suburb.
    Portrait outdoor exterior photograph view of the industrial structure building located at 195 Brunswick Boulevard in Pointe-Claire, Que. during an overcast, scattered clouds day


    This industrial structure at 195 Brunswick Boulevard in Pointe-Claire is being transformed into a self-storage facility. (Credit: CoStar)

  • iBid4storage Acquired By OpenTech
    OpenTech Alliance, a U.S.-based PropTech leader and owner of StorageTreasures.com, has completed the acquisition of iBid4Storage.com, an online auction website in Canada, and SelfStorageAuction.com, a U.S.-based online auction platform. The deal also includes licensed versions of iBidOnStorage in the United Kingdom, Europe, South Africa, and Australia, supporting over 150 self-storage brands in the U.K. alone. These platforms will continue to operate independently, with OpenTech expanding its support of these partnerships. The company will also explore opportunities to leverage its resources in these regions to drive further growth for the iBidOnStorage businesses. Users of all platforms can expect a seamless transition, with no immediate changes to their experience. OpenTech plans to integrate existing customer service teams into its robust auction operations to significantly expand the number of representatives supporting customers of the new sites, increase marketing efforts to improve average sale prices, and leverage the combined resources of its engineering, accounting, and sales teams. As part of the acquisition, OpenTech will ensure continuity for users while working to introduce new tools that enhance the auction experience. Leveraging OpenTech’s advanced data insights and marketing expertise, the goal is to attract more bidders and boost auction visibility on both SelfStorageAuction.com and iBid4Storage.com. User feedback will guide the development of new services and features to benefit both sellers and buyers, ensuring that its platforms continue to evolve to meet the demands of the growing online auction market.
  • Vaultra Offers Moving Solutions
    Vaultra Storage and Moving Services is seamlessly integrating professional moving with secure storage solutions to offer Canadians customers unmatched convenience and efficiency in managing their belongings. The company calls the combination a game-changer that will transform the Canadian storage landscape. Key benefits include a streamlined process, cost and time efficiency, enhanced security, customized solutions, and peace of mind. By integrating these services, Vaultra addresses a significant gap in the market, setting new industry standards and leading with customer-centric innovation. This holistic approach not only simplifies the experience for Canadians but also propels the storage industry forward by showcasing the benefits of comprehensive service offerings. Learn more at Vaultra.ca.
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Last Word
Portrait photograph of Cody Hulme standing and smiling in a Trachte Building Systems dark blue/white colored plaid style vertical line pattern business button-up dress shirt as he has his arms casually resting/folded on top of each other while he has on dark navy blue colored chino jeans equipped; he also has on dark brown colored work shoes
Adjusting To The New Normal
By Cody Hulme, Regional Sales Manager at Trachte Building Systems
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s we emerge from a post-COVID landscape, the self-storage industry finds itself in a more balanced yet evolving market. The pandemic fueled a surge in demand, driving an aggressive period of new facility construction, expansions, and acquisitions. However, as we approach a more normalized environment, it’s time to recalibrate our approach to planning, constructing, and phasing storage projects.

First, planning must be increasingly data driven. During the pandemic, demand trends were often immediate and straightforward: People needed space, fast. Today, those demands are tempered, so understanding local market conditions and demographics is essential. What’s the regional growth outlook? What industries or populations in your area may be driving storage demand? A strong feasibility study becomes the foundation of success, especially as the focus shifts from rapid expansion to sustainable, community-focused projects.

Construction now calls for a renewed focus on thoughtful choices. In this period of stabilization, consider investments that enhance efficiency, whether through materials that improve climate control (a crucial need in Canada’s harsh winters), designs that streamline traffic flow, or technology that elevates customer experience. By prioritizing these types of building practices, owners can position themselves to better adapt to fluctuations in demand and ensure long-term resilience.

Phasing projects becomes key in this stabilized market. Rather than opening a facility at full capacity, a phased approach allows flexibility to expand or pause based on occupancy trends. This helps manage costs and maintain a steady cash flow. In some cases, reserving part of a facility as flexible storage space allows for adjustments to the unit mix based on market demand.

In the current “normal,” a focus on operational efficiency, strong market research, and incremental expansion will help stabilize growth. Rather than chasing the surge, we’re planning for the long haul.

This steadier demand should prompt owners to build smarter, expand thoughtfully, and continuously refine their strategy to stay adaptable for future shifts.

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