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Chapter 11 Self Storage Construction

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Twenty-six items you want to remember during the Construction process to save you time and money.

 

  1. Research and completely specify as many items as possible. Construction allowances/change orders and extras always seem to cost a lot more than if they were in the original specifications and contracts. Even simple things like who pays for the temporary power, dumpster and temporary bathroom facility make a difference.
  1. You will need both construction and specialized self-storage insurance. For construction, you will need Builders Risk and general liability insurance.

In addition to the standard Property and Business Liability coverage, you may need insurance for Blanket Building and Contents, Customers’ Goods Legal Liability, Sale and Disposal, Legal Liability, Extended Business Income and other insurances post construction.

Once your site plans are approved you should contact an agent who specializes in Self Storage Insurance.  There are several things you need to consider in order to determine your self-storage insurance limits.

  1. It is recommended that construction contracts include a provision to hold back 10% of each payment until the work has been completed, including the final punch list items and the Town has completed its review and issued a final Certificate of Occupancy. Check with your bank to see what their required hold back is and make sure it is included in your bid package. Find out how often the bank will provide draws and how long after an inspection is request until the money is available.  Your contractors need to be aware and accept the payment schedules of your bank.
  1. Often you bid the job on preliminary plans. Prior to signing the final contracts make sure all parties confirm they have reviewed the latest plans and their bids are based upon these plans. This is especially important for the building erectors.  They will provide a price based upon similar buildings they have erected in the past.  But every manufacturer has different systems and components and construction times can vary.  Your building manufacturer should be able to email you a set of final plans for you to forward to your erector.  When construction starts check again to confirm everyone has the final set of plans.  You would be amazed how many times construction gets screwed up because outdated plans are used.  A list of all the current plans and last revision dates should be issued to all contractors when construction starts.
  1. There will be problems and questions. Make sure the contractor provides you a contact person both in the field and the office, including cell numbers.
  1. The contract should be clear that all change orders require signed approval by the Owner. Do not violate this requirement. This will not always eliminate change orders but will permit for you to confirm the cost and possible negotiate the costs or find other options.
  1. Your design team should determine what independent testing (typically paid directly by you) that is going to require, such as compaction test for the building base, driveway base and concrete strength testing. The contract should require your contractor to coordinate these tests and redo any work not meeting the specifications.
  1. If you are the general contractor expect discrepancy between where one contractor leaves off and the next starts and the condition of the work by the previous contractor. For example, if the grading for the floating slab is off by 1 inch it can easily be an extra couple of thousands of dollars or more in concrete.  For this example, it would be important to know how many cubic yards of concrete is included in the concrete contractor’s price and his contract should say he has to review and accept the foundation grading and excavation prior to placing any concrete forms.  Of course, if there is a discrepancy, the problem becomes scheduling and delays when the concrete contractor notifies you the site work is not right and either you have to pay extra or have the site contractor fix his work.  So whenever possible, check completed work in detail as soon as possible yourself or hire the appropriate engineer or surveyor to check for you.
  1. All contracts should make it clear who pays for the building permit, who is responsible for inspections, as built, and any documents or inspections the Town (or bank) may need to the issue the occupancy permit. If at all possible, it is recommended the contractor be required to hire a licensed surveyor to stake out the buildings and set proper grades. If you hire the surveyors you often have to pay for several stakeouts, as the contractor will inevitably knock out the stakeout survey stakes.  Also, if you hire the surveyor you will be responsible if there are any discrepancies or errors.
  1. Don’t forget to make sure the contracts include bringing the various required underground utility conduits and utilities for phase 2.
  1. It is a good practice to visit the construction site every day during construction. There are always plan interpretations and changes or corrections to be made. Scheduling constantly needs to be reviewed.  Often, what you told the foreman today is not relayed to the new foreman the next day.
  1. Makes sure the limits of construction are properly staked in the field prior to the start of construction. Any trees in the limits of construction or near construction you want saved should be barricaded with fencing or hay bales prior to the start of construction otherwise they are very likely to be eliminated during construction.
  1. Make sure the erosion control silt fence is securely in place prior to the start of construction. One rainstorm can make a mess if the silt fence is not properly installed.
  1. Check to confirm they are compacting the fill in 8” layers per the contract. Contractors like to save time by filling and compact a couple of feet at a time.
  1. Check that the rebar and wire mesh is installed for all the concrete per the plans. Hint: neither should be on the ground.
  1. For a single-story metal building there is typically a 1.5” lip in the concrete foundation edge to make sure no water gets in the building. This is done with the use of a 2 x 10. If the concrete under the 2 x 10 is not vibrated extremely well, and even then, sometimes, there will be air pockets under the 2 x 10 that create surface voids the size of a silver dollar and larger when the boards are removed. Let the contractor know in advance about this concern.  Insist they take off the 2 x 10’s while the finish crew is still there.  If there is a problem, it needs to be fixed while the concrete is “wet”.  If they wait until the next day to fill in the voids, it is extremely likely after a winter or two all the filled-in patches will pop out and require expensive ongoing maintenance.
  1. It is critical that the entrance gate opening and the entrance and exit keypads be staked in the field, so you can try them with your car prior to their installation. What looks good on paper often is a difficult maneuver for a car in the field and can be corrected with ease if done prior to construction.
  1. Make sure the office windows and doors sizes and locations are coordinated long before the contractors show up. Often, approximate locations and sizes are provided until a window manufacturer is chosen.
  1. Make sure the concrete is sealed the day after the concrete is poured. This will not only help the concrete cure but also just as important, keep the concrete dust down for your renters.
  1. The concrete saw cuts should be done as soon as possible after the concrete is poured, typically no later than the next day. This helps reduce the number of visual cracks.
  1. After the office concrete floor is in, draw the office floor plan, including interior walls, desk and cabinets on the concrete floor with a maker. It is easy to make a change now.
  2. Make sure your communication wires and electric wires to the gate controller are in separate conduits.
  1. Layout your perimeter fence for review before the fence installers come. There are typically conflicts and options. You will want to take time to review.
  1. Often one of the biggest problems is construction scheduling. Review the schedule in detail with all contractors, including the building manufacturer. The scheduling should be reviewed when the request for bids are submitted, again when the contracts are signed and again when construction starts.  Delays due to scheduling are one of the most stressful parts of construction.  Add some buffer time to your schedule.
  1. Your bid document should require all contactors and sub-contractors to provide proof of insurance. The bid documents should further require all contractors and sub-contractor to wear hard hats and meet all local and OSHA job site safety requirements.
  1. Often the building manufactures will require large deposits and final payment on or prior to the delivery of the buildings. These fees should be reviewed with both your contractor and your bank to insure there will not be a cash flow problem. Sometimes the size of the deposit can be negotiated but full payment upon building delivery or prior to delivery is typically required.
  1. If you build your own buildings or if you hire local guys who are building self storage buildings for the first time remember temporary bracing is required and not shown on the construction plans. Temporary bracing is required in all directions until the final construction of the entire frame. You can see some of the bracing in the photos below.

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That’s me in Caraquet, New Brunswick, Canada, and my first international project!  When you start construction, your marketing must be full speed ahead.

 

Have development questions?  We are ready to help.  Marc 860-830-6764

 

 

October Newsletter 2018–Fake Doors Not Fake News

 

Storage Authority® News


Here is a picture along the main road looking at the corner office and the extended wall along the road. With the raised corner office details, including a kiosk, trim and Storage Authority building signage, it is going to look great.  Can you spot what is missing?  Your right, there is no better signage than self-storage doors.  Of course, you need more than just a row of doors. Landscaping and treatment at the office and building corner will make a world of difference.

Here is a shot after the fake doors have been added. Can’t wait to see once the landscaping goes in.

New potential franchise often ask us why business professionals like themselves are coming on board with Storage Authority and there are two simple reasons:

1) In the short run while they still have their jobs they want to have real financial security.  Even stop reading the menu from right to left.  Self Storage plus Storage Authority is the best way to make that happen for many people.

2) In the long run, they want real financial security without a job during retirement. Even skip asking what the price of the seasonal surf & turf is and take on one or two or many hobbies no matter how expensive they may be. Self Storage and Storage Authority is the best way to make that happen for many people.

In case you missed the OpenTech Alliance Press Release:

CUSTOMER SUCCESS STORY
Storage Authority Chooses OpenTech’s Smart Connected Self-Storage Technology

For Immediate Release

October 1st, 2018 – Phoenix, AZ. OpenTech Alliance, Inc. announced Storage Authority, a rapidly growing self-storage franchise company, will be implementing OpenTech’s smart-connected technology at all their newly developed locations. Marc Goodin, Civil Engineer and Co-Founder of Storage Authority, designed and permitted his first self-storage facility over 25 years ago. Marc commented, “By utilizing the OpenTech family of products our customers have more conveniences at their fingertips which means we win out over our competition.”

Having been involved in this industry, Marc can clearly see we have entered a pivotal turning point in the self-storage industry. “We’re now selling what’s outside the four walls of a storage unit, not what’s inside. Furthermore, we are in the people business, somewhere between the banking and hotel industries,” added Marc.

To address this shift, Marc’s strategy for his franchisees is to leverage technological advances to increase operational efficiencies and focus on the customer experience. Some of the ways he is leveraging technology is by having an INSOMNIACTM kiosk onsite at every property, outsourcing inbound leads through INSOMNIACTM Live! Call Center services, offering customers hands-free access through INSOMNIACTM CIA and the Storage Genie tenant mobile app and utilizing OpenTech’s IoE integrations such as HVAC and Alexa.

Robert Chiti, President and CEO of OpenTech Alliance, emphasized the point, “Every technology we develop is designed entirely to help self-storage operators work smarter and more efficiently. In today’s business environment you’ve got to use all the tools available to create a competitive advantage, and at OpenTech we’ve got one heck of a tool chest.”

As part of our Dynamic Ease Self Storage Development Series, we help our franchisees around the development landmines, including finding land, designing, financing and building a premier self-storage facility and to understand the options and prepare accordingly.
_______________________________________________________________
If you want to learn more about Storage Authority Franchise there is a wealth of information on our website www.StorageAuhorityFranchise.com  Don’t forget to check out “Why Storage Authority” and our blog/newsroom. Then the next step is to apply on our website or email or call Garrett Byrd (Garrett@StorageAuthority.com or Direct 941-928-1354)
Vendor Highlight

One of the main key team members in developing a self-storage project is the Architect. A good Architect is going to make sure your facility can be constructed efficiently and both looks great and feels great.  We are excited to have Ed Hegra on board as our approved East Coast Designer. I recommend you connect with him on LinkedIn In to see some of the great projects he is working on.
Not only do we help our Franchise owners with the big stuff, we also help them with hundreds of little things as well.  We have several Manuals and Vendors that understand Storage Authority Sales & marketing philosophies and self-storage.  They include customized Graphic Art Manual, Site Sign & Building Sign Manual, Marketing Material and more  We are happy to announce our newest Manual: Gate and Office signs by Signquick.   What normally would take hours is now a matter of minutes so our Franchisee can concentrate on the business of marketing their facilities for higher profits.
Here are a couple more professional personalized signs by Signquick.
Give Jenny a call for self-storage needs!
Jenny ErwinSales & Marketing Specialist P:  281-474-1313
E: sales@signquick.com
W: SIGNQUICK.COM

Our launch of individual franchise owners websites by G5 is minutes away. It is hard to share how you are different on a website but we’ve done it!

 If your website is not getting you, customers, every day as well as online renters you need to call G5’S Christina Powell  541.306.3383  If you can not rent online time for a new website.
YOUR WEBSITE NEEDS TO SAY EVERYTHING IN PICTURES & WORDS!

Industry News & Tips You Can Use Today
Eleven signs that help you market your facility.


1. People love the free Vacuum Card!


2.  The good old fashion refer a friend with a twist – you each get $30.


3. Free box card works wonders!


4. This is a new gate sign we are having made in the Storage Authority Colors as we write. I like $30 off much better!


5. Saw this one online.  What do you think? Email me at marc@StorageAuthority.com


6. The super-sized candy sign that makes everyone feel good!


7.  Scarcity Sign – 1 left


8. Gone Fishing Sign – my personal favorite.


9. Boxes & Pumpkin Sign


10. Trifecta, sandwich board, open flag & banner flag!


11. We need more signs of love!


12. Hand out signs work great all year long.  Just remember they are not for the office.

Storage Authority experts are ready to help you every single step of the way, from finding land to operations, to driving your revenue year on year.  If you have a question give us a call. Team up with the experts to save time and maximize your profits. Call Garrett at 941-928-1345 for more information.

ARE YOU READY?

Click here to Get Pre-Qualified to Begin your Journey to Financial Freedom with Storage Authority Franchising!

“If you can push through that feeling of being scared, that feeling of taking a risk, really amazing things can happen.”
 Marissa Mayer, president & CEO of Yahoo!

Order your Self Storage Books Here!

Recent Storage Authority Blogs You Will Enjoy!

Complete Storage Authority News Room

Chapter 10 Site Plan Regulatory Approval

OpenTech Alliance Inc. Press Release.

Recent Storage Authority News Letters

September 2018 Newsletter–Grand Opening Soon!

July 2018–Roof Tops are on Getting Ready to Rent

 

Storage Authority Video of the Month

Storage Authority Franchising Development Series

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Please share!      We Love Referrals.

Storage Authority
677 N Washington Blvd.

Sarasota FL 34236

www.StorageAuthorityFranchise.com         Garrett@StorageAuthority.com
1-941-928-1354

Chapter 10 Site Plan Regulatory Approval

Seven items you DO NOT want to forget to bring to your Wetlands Commission meetings for a faster approval.

1. A colored rendering is a Must. While many items like the building design or looks are not supposed to be a part of the wetlands commission purview, but a pretty picture goes a long way.

2. Pictorial information about your facility. Pictures of cameras, TV monitors, fencing, access gate, lighting, signage, office, mounted on a single board tells a great story about your security.

3. Know your facilities policy on prohibition of storage of hazardous materials. Provide a copy of your lease provision prohibiting hazardous materials. Provide a copy of the sign to be posted in your office prohibiting hazardous materials. Give an explanation that includes how you know your customers, i.e. a copy of every renter’s driver license, home & work phone numbers, email address, a second contact person etc. An explanation in detail how the staff is required to walk and inspect the site several times a day can help give the commission confidence there will not be a problem at the facility.

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4. If you are going to rent units for car storage (which is worth fighting for!) be prepared to explain the steps you will take to insure gasoline will not leak and cause a problem. If you can’t figure this one out email me and I will point you in the right direction. (Hint: look up the requirements for cars in public buildings like a car show in your civic center and include the 2 or 3 safety items in your lease.) Also, you should only rent for cars that are registered and insured, i.e. no problem cars.

5. While you (and your engineer) always had to be prepared to explain the storm drainage design and storm drainage detention design, now it is common to provide detailed (and expensive) storm water quality best management practices. Make sure you personally understand these site features and the required maintenance, so the commission has confidence that they not only will be built but you, as the owner, personally understand the importance of maintaining them.

6. Make sure that you and your engineer have walked the wetlands, even though your soil scientist is coming to the meeting. Your knowledge of the property could help turn the deciding vote your way.

7. Early on in the design process you should have confirmed there are no endangered species on the site. Often the Department of Environmental Protection can provide areas of know or reported endangered species. Be prepared to confirm there are no endangered or threatened species or be prepared to discuss the impact to endangered or threatened species if they exist.

Ten items you don’t want to forget to bring to your Planning and Zoning Commission meeting, which can make a difference.

1. All the items you brought to the wetlands meeting.

2. Bring all the professionals (you can afford), design engineer, landscape designer, traffic engineer, architect and attorney if customary in your town. But a single presenter can do the majority, if not the entire presentation.

3. Office hours and gate hours.

4. Samples of the building materials, including colors.

5. Light photo metrics to show the light does not impact neighbors. A manufacturer’s detail sheet for full cutoff lights is helpful. LED lights cost more to install but will pay for themselves in a short time and save you money for many years. Let them know you are a green builder and will be using energy efficient LED lighting.

6. A copy of a standard lease. You can get one from your state’s self-storage association.

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7. Knowledge of your marketing study to confirm the need for self-storage in the area. Again, this should not be part of the commission decision process, but I have had the questioned asked several times. Let them know it’s a benefit to the area as most of your customers will be the people located within 5 miles or less from your property.

8. The owner should attend all meetings and be prepared to let the commission know they are an expert on self-storage and are excited about being a part of the community. Be prepared to make concessions the night of the meeting if necessary to get an approval.

9. Be prepared to rebuff the many myths about self-storage such as; noise; drugs; low value; no taxes; people living in units; used mostly by people from out of town; ugly; self-storage does not mix with residential uses; high traffic, etc.

10. Be prepared to present a traffic study. Traffic is often a concern if there is any opposition. If the Town did not require one as part of your application, I would at least have a simple on page summary for the estimated daily and peak hour traffic generation. This can be very beneficial to show that self-storage is one of the lowest traffic generators and has less traffic than typical retail, office, businesses and even a residential subdivision.

Self-storage is a local business. The majority of your renters will be people from town. Early in the design phase you will have to determine the percentage of climate control units for your site. Often the outside of the Climate Control building will have non-climate control units with doors directly to the driveway.

September 2018 Newsletter–Grand Opening Soon!

 

 

Storage Authority® News

Our three newest Storage Authority® Franchise owners are scouting land in northern Philadelphia and southern NJ. Their experience as owners of several food franchises is helping them get off to a fast start.

In Florida construction is moving along well for our First Florida Storage Authority® Franchise slated to open late this year. The second Florida Franchise location is underway with the Land Option to buy completed, and the site design in progress.

We will be flying out next month for the grand opening of our first completed facility in Texas.  If you would like to meet with us in Houston when we are there give us a call.

Thanks for all the great feedback on the recent article ” Why Franchising for Self Storage” by Marc Goodin our President, published in the Mini Messenger Self Storage magazine.  It is too long to reprint the entire article here but here the few paragraphs you will enjoy.

Self Storage Franchising Works!
By Marc Goodin

We know franchising works for many businesses like hotels, restaurants, coffee shops, and others because we spend our money with them on a regular basis. A new franchise opens every 8 minutes of every business day. Franchises generate 2.3 trillion dollars a year in the US. But you may be asking yourself will it work for self-storage?  Well, you’re not alone, many industries throughout time have questioned the concept of Franchising, most notably Hotel and Restaurant owners, who had the same question – will it work for my industry.  But as you drive down any main street, you can see they became believers.

The emergence of Large Self-Storage Corporate Operators, including REITS, present risks to the independent owner as large experience operators are expanding rapidly in every region in the US, taking market share from their less sophisticated independent operators. A Franchise will bring Large operator systems and technologies without taking control from the owner.  Brand identity in all sectors of retail (Hotel, Restaurant, Self Storage Etc.) is becoming the dominant driving force in marketing your product to the public, with the customer demanding consistency, purchasing power, reward systems, reservation systems and more that are all identified with the brand identity that a franchise can provide.

Independent owner/ operators in many cases are not the day to day managers and therefore depend on the store’s manager to market, maintain and expand their business. Unfortunately, owners are discovering that the managers are ill-equipped with little to no operational, marketing, sales or customer service experience. And they also cannot keep up with the ever-changing technology. A Franchise would provide that owner and manager with the systems and technology to not only capture higher market share at premium rates but also be part of a scalable platform to compete and surpass the competition.

Franchising began over 40 years ago with companies like Holliday Inn and McDonald’s. They realized that franchising allowed owners time to build their business much faster because they do not have to reinvent the wheel. Quickly it was clear that by joining a team, the economy of scale, support systems, branding, training, and increased profits (that are impossible to obtain for most individuals) could be obtained by owning a franchise. This was the birth of modern Franchising! There are nearly 1 million franchises in the US. This number grows every year as more individuals seek business ownership offering benefits often not available by starting their own venture.
As part of our Dynamic Ease Self Storage Development Series, we help our franchisees around the development landmines, including finding land, designing, financing and building a premier self-storage facility and to understand the options and prepare accordingly.
_______________________________________________________________
If you want to learn more about Storage Authority Franchise there is a wealth of information on our website www.StorageAuhorityFranchise.com  Don’t forget to check out “Why Storage Authority” and our blog/newsroom. Then the next step is to apply on our website or email or call Garrett Byrd (Garrett@StorageAuthority.com or Direct 941-928-1354)
Vendor Highlight
We just completed Auctions at two of our locations.  Thanks to our very appreciated vendors’ Storage Treasures and Late 2 Lien, we had a bunch of renters get caught up on their rents,  put a few thousands of dollars in the bank and got units back to rent. A three-way win!
With these guys it much simpler and fast to have auctions every month, which is a must if you want to make oversized profits.  Auctions are hard work and the highest risk part of a self-storage business but these guys make it easy step by step.

RIGHT OFF THE BAT YOU: SMILE, HAVE OUR HOURS, ADDRESS & PHONE # AND RENT NOW, CALL TO ACTION!

We are happy to announce  G5 is putting the final touches on our new websites launching next month.  As you may have heard us say business ( Sales and Marketing) is 50% the environment and 50% Sales & Marketing. Together they produce the just right feeling and more rentals at premium prices.   The same goes for websites.  Websites must look and feel great and let the client find the info quickly.  PLUS they need to have the back-end technology to meet the ever-changing Google SEO requirements, ability to rent online directly from your management program, SEO so you end up on front and center on page 1 for potential client searches.  If your website is not getting you, customers, every day as well as online renters you need to call G5’S Christina Powell
541.306.3383

YOUR WEBSITE NEEDS TO SAY EVERYTHING IN PICTURES & WORDS!

Industry News & Tips You Can Use Today

Ten ways you can tell your website is outdated, losing you money and time. And to get a new one designed!

1. You don’t get full website analytics that tells you what your customers are doing on your website so you know what is important to your clients and adjust accordingly.

2.  Your renters cannot pay online.

3. Your prospects can not rent online.

4. Your customers can not sign up for autopay on your website.

5. Your online reservation is just a “contact form” and does not automatically reserve the unit in your management program.

6. It just looks outdated and does not have that modern look with calls to action.

7.  Most people will have an opinion of your facility with a 5-second glance of your website and the rest in 20 seconds even before they start reading.  Does your site have that modern bold design with pictures and background features that give that first class professional look?

8. It is not easy for you to make your own minor changes.  (You will be amazed how much of the content is there for SEO purposes so don’t make too many changes without input from designers).

9. If your website is not getting monthly maintenance, SEO and social reputation updates it is time for a new website.

10. It goes without saying if your site is not 100% responsive to all size screens from a cell phone, Ipad, laptop to a full-size computer screen it is time for a new website.

You always need to be thinking about what is important to your prospects and make it easy for them.  The time for opening your doors and getting to 90% occupancy without over the top sales and marketing are long gone.

Storage Authority experts are ready to help you every single step of the way, from finding land to operations, to driving your revenue year on year.  If you have a question give us a call. Team up with the experts to save time and maximize your profits. Call Garrett at 941-928-1345 for more information.

ARE YOU READY?

Click here to Get Pre-Qualified to Begin your Journey to Financial Freedom with Storage Authority Franchising!

“I’m convinced that about half of what separates the successful entrepreneurs from the non-successful ones is pure perseverance.” — Steve Jobs

Order your Self Storage Books Here!

Recent Storage Authority Blogs You Will Enjoy!

Complete Storage Authority News Room

What Are You Organizing?

Where Else Can You………….No Where

 Storage Authority Video of the Month

Self Storage Developing Series 2 How to Find Land

Share
Tweet
Forward
Please share!      We Love Referrals.

Storage Authority
677 N Washington Blvd.
Sarasota FL 34236

www.StorageAuthorityFranchise.com         Garrett@StorageAuthority.com
1-941-928-1354

OpenTech Alliance Inc. Press Release.

 

Storage Authority Standardizes on  OpenTech Solutions

 

Date, 2018 – Phoenix, AZ. OpenTech Alliance, Inc. announced Storage Authority, a rapidly growing self-storage franchise company is implementing OpenTech’s solutions including INSOMNIAC CIA (Centralized Intelligent Access) at all their state-of-the art locations. Marc Goodin, Co-Founder of Storage Authority, designed and permitted his first self-storage facility over 25 years ago. Marc commented, “By utilizing the OpenTech family of products our customers have more conveniences at their fingertips which means we win out over our competition.”

Having been involved in this industry, Marc can clearly see we have entered a pivotal turning point in the self-storage industry. “We’re now selling what’s outside the four walls of a storage unit, not what’s inside. Furthermore, we are in the people business, somewhere between the banking and hotel industries.” added Marc.

To address this shift, Marc’s strategy for his franchisees is to leverage technological advances to focus on the customer experience and increase operational efficiencies. Some of the ways he is leveraging technology is by having an INSOMNIACTM kiosk onsite at every property, outsourcing inbound leads through INSOMNIACTM Live! Call Center services, offering customers hands-free access through INSOMNIACTM CIA and the Storage Genie tenant mobile app and utilizing OpenTech’s IoE integrations such as HVAC and Al.

Robert Chiti, President and CEO of OpenTech Alliance, emphasized the point, “Every solution we develop is designed with input from thousands of customers and to help self-storage operators work smarter and provide a better experience to their users. In today’s business environment you’ve got to use all the tools available to create a competitive advantage, and at OpenTech we’ve got one heck of a tool chest.”

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AD.Storage Authority 1-3 #3

 

What Are You Organizing?

It all about the how your organize and understand organizing for profits is swiftly changing in todays internet economy. “For a hundred years, we organized the means of production. How do we get the right people, the right machines, the right materials and get this thing built”. Seth Godin

Screen Shot 2018-05-03 at 8.06.51 PM

Self Storage Organizing 30 years ago

Once upon a time it was build it any where and they will come. It worked well and made many people rich.

Self Storage Organizing 15 years ago

Then it became build it on main street and they will come.  It worked well.

Screen Shot 2018-09-13 at 8.51.37 AM

Self Storage Organizing yesterday

Now many people believe state of the art facility on main street, have a great web site, on going marketing and they will come.  It worked well and made many people rich.

The successful developers were organizers who found the right location and the right people to get their facility built.  They organized the money.  They organized the employees and day to day operation.

Most of us still do this.  It is important and difficult work and will be required for some time to come.

Self Storage Organizing Today to double your profits.

“But now, now there’s a third kind of organization going on, one that’s even more leveraged, because it isn’t easily replaced: Organizing an audience.

How do we find the right people on the right day in a way that creates value for them and for us? How do we deliver the right service to the right audience in the right way? The rising stars of our economy are in this business now, even more than production or finance.

If you’re seeking to build awareness, consider building a community instead.

If you’re working to sell your average stuff to average people (and working overtime to make it cheaper or faster), consider an alternative: serving the most dedicated people with something remarkable“. Seth Godin

Just think about Kmart, Sears, Toys are US, and so many more.  They did not organize for their audience and now they are gone!

Time to get out of the self storage business and in the business of organizing a win win community.

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See original post on Organizing by Seth Godin  https://seths.blog/2018/09/what-are-you-organizing/

August Newsletter 2018 — Now Taking Reservations!

 

 

 StorageAuthority_Horz_logo

August 2018 Newsletter

Storage Authority
Pre Opening News/Tips

As we prepare to open multiple facilities starting next month, finding land, design, and approvals for these franchisees is a thing of the past and now pre-opening operations and pre-opening marketing are the subjects of the day.  This is a BIG Crunch time so being super organized is critical.  Here are 7 tips you need to complete prior to crunch time.

1 Have a checklist for pre-opening operations – 100 + items
2 Have a checklist of for pre-opening marketing – 110+ items
3 Make a list of all the vendors you need to get on board before you open (Bookkeeper, SiteLink for the management program, G5 for the website, Open Tech Alliance for kiosk & gate systems, Attorney for lease and forms, graphic designer, utility companies, insurance agent, etc)
4  Make a list of all social marketing platforms you will use.
5  Make a list of every unit by unit with the number, size, type, and price.
6  Make a list of what makes your facility different than your competition, Your unique selling features.
7 Prepare your help wanted ads and employee manual.

If you are a Storage Authority Franchise Owner many of these items are prepared and reviewed with you long before crunch time so you can get a head start to rent double, even triple or more units in your first 4 months then projected in your Feasibility Study.

WHY CARE?

If you simply double your monthly rentals from 15 units a month to  30 units a month for the first 4 months it is an extra $108,000 income for you in your first year!  Want to see the math email marc@SorageAuthority.com

Last month we told you the  Storage Authority Walters Rd in Houston Texas roofs were on. And last week Ed called excited to tell us he has taken his first reservations – over a month and a half before he opens! Storage Authority Walters Rd Houston TX is slated to open Sept 15, 2018

The #1 Pre Opening Tip
When your first customer walks in they are going to ask the same questions that your next 1000 clients are going to ask.  They will start with what is the price of a unit simply because they do not know what else to ask and often follow up do you have any specials?  If you want to charge premium rates you better have written scripts memorized that provide the answers to these and the 7 other concerns they will ask you or you will lose many rentals.  I can visit 20 facilities and maybe one will have some of the answers to:1  I need to think about it
2 I need to check for with my wife or boss
3 I just need information
4 Price seems high or can you do any better on the price.
5 I don’t need it until next week
6) I don’t need it until I sell my house sells
7) The client who does not provide his concern or objection
________________________________________________________
Check out this recent article at Inside Self Storage: By Marc Goodin

How to Perform a Mini Demand Study on a Potential Self-Storage Site

For a great resource to retrieve initial metrics for your demand study go to  RADIUS here  radius.unionrealtime and get your free credits now.

 

Here is our add that is going to be the September issue of Minico Magazine, next to Marc Goodin’s Article on why Franchising for Self Storage you need to read.

As part of our Dynamic Ease Self Storage Development Series, we help our franchisees around the development landmines, including finding land, designing, financing and building a premier self-storage facility and to understand the options and prepare accordingly.
_______________________________________________________________
If you want to learn more about Storage Authority Franchise there is a wealth of information on our website www.StorageAuhorityFranchise.com  Don’t forget to check out “Why Storage Authority” and our blog/newsroom. Then the next step is to apply on our website or email or call Garrett Byrd (Garrett@StorageAuthority.com or Direct 941-928-1354)
Vendor Highlight

Instead of highlighting one Storage Authority Vendor we want to highlight how extremely important it is that your vendors work together and the better they know you, your systems, platforms and each other, the more efficient and profitable you will be since you will have double the time to market your business.  For Storage Authority Franchise owners the savings in time because of this vendor synergy is well over 200 hours in your first 6 months of operations.  And even a second 200 hours because Storage Authority has done the research on the vendors.

For example, Sitelink can set up our franchisees by cloning the Storage Authority forms, fees, various automatic late letters, emails and fees, user settings, tenant insurance, discounts and more saving hours and hours.   Then the next part of the startup puzzle is making sure your other vendors are all tied together day one. Before you open you need to make sure your open Tech gate & kiosk, storsmart insurance, G5 website, Late 2 Lien, SiteLink Merchant, StorageTreasure online Auction and others are all tied together.

One simple example that saves us time and money and even makes us money is the vendors we use for the auction process. Late2Lien accesses our 30 day past due customer direct from SiteLink and adds them to our Late2Lien dashboard, for our managers to approve them for auction and then  late2Lien sends the required lien/auction notice. And then Storage Treasures (who by the way is part of the OpenTech Alliance vast host of products and services we use) host our online auction.  As a team things get done and our managers have the training and backup they need to be successful.

It may sound simple but it is not easy. Owners depend on the store’s manager to market, maintain and expand their business. Unfortunately, owners are discovering that the managers are ill-equipped with little to no operational, marketing, sales or customer service experience. And they also cannot keep up with the ever-changing technology  Most facility managers spend 100% of their time doing the day to day and never get to the sales and marketing that can double your profits.

Industry News & Tips You Can Use Today

5 Pre Opening Tips You Can Use Now!

1. Start your list of emails today for your very own facility newsletter.  It is not hard to get 500 or a 1000 local emails when you do it over several months

2. Open your own Mail chimp newsletter account: Every month during construction send out a newsletter keeping your prospects updated on progress and your grand opening.

3. Ask the city about a temporary CO: Construction always takes longer than planned.  If your office is going to be ready before the total facility is completed ask early about a temporary CO.  Even opening a week or a month early is a big deal.

4. Practice Autopay script –  By having this late fee schedule on your desk and starting the lease presentation with a simple “I just need your debit card and I.D to get started”, you can make an easy extra $30,000 a year profits and more time.

5. Visit every funeral home & real estate office within a 5-mile radius twice before you open 

Storage Authority experts are ready to help you every single step of the way, from finding land to operations, to driving your revenue year on year.  If you have a question give us a call. Team up with the experts to save time and maximize your profits.

ARE YOU READY?

Click here to Get Pre-Qualified to Begin your Journey to Financial Freedom with Storage Authority Franchising!

“The way to get started is to quit talking and start doing.”  –Walt Disney, Co-Founder, Disney

Recent Storage Authority Blogs You Will Enjoy!

Complete Storage Authority News Room

Sample Self Storage Development Budget & Proforma

Self Storage the Art of the Auto-pay

Recent Storage Authority News Letters

July 2018–Roof Tops are on Getting Ready to Rent

June 2018 Newsletter Self Storage Development–Aerial Drone Video

May Newsletter 2018–New Self Storage Construction Photos

Storage Authority Video of the Month

Storage Authority Pre-Opening Preparations

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Storage Authority
677 N Washington Blvd.
Sarasota FL 34236

www.StorageAuthorityFranchise.com         Garrett@StorageAuthority.com
1-941-928-1354

Where Else Can You………….No Where

When people investigate Storage Authority and our franchise system we have found there are four major categories of prospects:

  1. Tire kickers.  The facts or nothing we say or do will make a difference.  The are not part of the 1% who will ever own their own business.

  2.  Prove to me …… or why do I need you prospect.  Again the facts or nothing we say or do will make a difference.  They had their minds made up long before they called us.  When the conversation of self storage comes up they will be the ones who say ” I was going to do that but the guy down the road beat me to it”

  3. Financially not qualified prospect. They often have the desire and are willing to work hard but just don’t have the $400K equity to get started.

  4. Professionals looking to make a better return on their hard earned savings and often an opportunity that will make a good six figure income and even allow them to retire early if they choose.

So how does a qualified prospect make a decision?  They typically ask and answer the following questions:

Do I want to own my own business?  – most people do not.

Do I want to work more now (I already have no time) so I can have all the time I want in the future – most people are not that ambitious.

If self storage works like the experts say, is self storage the business I want to be in to make my dreams come true or do I have a better opportunity?  Since Self Storage is one of the very best real estate investments few people have a better option where they can keep their career.

If you got to the last question and the answer was yes the rest is easy.  Do research every week until you decide the pros & cons of doing it on your own or with Storage Authority.

AD.Storage Authority 1-3 #3

If you want to learn more about franchising you need to read the up coming September issue of the Minico Messenger the article  Why Franchising for Self Storage. It provides both a history and background on franchising, And also explains why the time has come self storage franchising.  But often it comes down to understanding the value of  being a premier facility vs being an average self storage and what it takes to be a premier facility.  The value is in the millions and it takes 10 year of energy in the trenches to become and expert on your own.  You will find this is true in many businesses. If you want to be way above the competition and do not have 10 years of experience from the trenches there are few if any ways to get all the expert guidance and assistance you need.  Here are just a few of the things that Storage Authority provides that you will have a hard tine finding elsewhere

Where else is someone going to work as hard as you are to make sure your a success?  No Where!

Where Else

  • Will you have an expert on your side 24/7?

  • Get the land expertise you need for pennies on the dollar?

  • Get the engineering expertise you need for pennies on the dollar?

  • Get the zoning expertise you need for pennies on the dollar?

  • Get development expertise you need for pennies on the dollar?

  • Get the construction  expertise you need for pennies on the dollar?

  • Get the operational expertise you need for pennies on the dollar?

  • Get the marketing expertise you need for pennies on the dollar?

  • Get the sales expertise you need for pennies on the dollar?

  • Get the rental expertise you need for pennies on the dollar?

  • Get the customer expertise you need for pennies on the dollar?

  • Will you have a partner to call every time you have a question?

  • Will you have someone with 30 year experience of real estate, self storage and design experience to review your site plans?

  • Will you have someone to tell you your opening rates are two low?

  • Will you have someone outline one on one, in a development manual, in a check list the 5 stages of development and help you at each stage?

  • Is some one going to share with you the many how to tips and training that can leads to hundreds of thousands in extra profits?

  • Will your state of the art management software come set up with over 25 forms and letter, emails, late fees and more?

  • Will you be provided with the state of the art website that allows you to stand out and rent on line?

  • Has all the research been done for you to insure you have the best vendors in the industry?

  • Will you get the expertise and banking application assistance to impress your Bank?

No Where!

If you want to learn more lets talk.  Marc 860-830-6764

 

July 2018–Roof Tops are on Getting Ready to Rent

July 2018 Newsletter

Storage Authority Construction News

The roofs are on at Storage Authority Walters Rd in Houston Texas. Time to start taking reservations!  The typical feasibility study will have you renting 10 – 15 units in your first month.  With Storage Authority’s pre-opening marketing plan we aim for 30 – 60 units rented in the first month.

Storage Authority Walters Road is a single story facility, but as you can see here it is important to beef up the office area to help provide that “just feels right” feeling.

The concrete pads have been constructed for Storage Authority Mulberry FL.  This project will also provide vehicle parking including RV & Boats.

We are excited that our Storage Authority Franchise owners from the Tampa Fl area had their land offer accepted and are proceeding with their due diligence and site plan design.  We helped them with preliminary concept plans on several properties before they decided on the above parcel.

Land clearing has been completed on the latest Storage Authority facility to start construction in Central NJ.  We estimate a 6 month construction period.


Construction is exciting but preparing for construction and post-construction is what is going to make Storage Authority facilities premier facilities.  Our customers will be able to open the gate simple by driving up to the gate with the Storage Genie.  And it does a bunch of other great things like email or call the facility, or make a Payment from your cell phone.  You can even get a notice when you ( or other you gave your codes to)  have accessed the facility.  We put the renters in control and they love it!  Don’t think you can add it after construction because it does not work that way.

As part of our Dynamic Ease Self Storage Development Series, we help our franchisees around the development landmines, including finding land, designing, financing and building a premier self-storage facility and to understand the options and prepare accordingly.
_______________________________________________________________
If you want to learn more about Storage Authority Franchise there is a wealth of information on our website www.StorageAuhorityFranchise.com  Don’t forget to check out “Why Storage Authority” and our blog/newsroom. Then the next step is to apply on our website or email or call Garrett Byrd (Garrett@StorageAuthority.com or Direct 941-928-1354)

Vendor Highlight

We are excited to announce that Storage Authority has partnered with the best self-storage management software available to our industry.  With 10 years of first-hand experience working with Sitelink in the trenches, they are first in class with their innovative features and user-friendly platform.  Their Cloud base platform is second to none when it comes to running an efficient smart connected facility that enhances the customer’s experience and reduces the facilities overall cost.

Here are just a few reasons why we went with Sitelink:

1.) Training: With Sitelinks certified professional training course with ongoing, training videos and webinars anybody new to the industry can be brought up to speed in a short amount of time. Even seasoned managers can polish their self-storage skill set.

2.) Support: The amount of real-time support Sitelink provides is unbelievable. During operation hours you or your staff can call in for real-time support to walk through any procedure or resolve any issue if need be they have a built-in tool where they can remotely log in instantly to assist you.

3.) SiteLink eSign is the legally binding signature capture component of eFile Management, allowing owners to execute, track and store leases, insurance forms, and other documents electronically.  Sign in-store, on your website or send leases by email and track progress throughout the signing process, including quick lease audits to ensure proper completion.

4.) Customer Relationship Management (CRM), SiteLink delivers more leads and automatically saves reservations from all of your lead sources such as websites, listing services, and call centers. Automatic follow-up reminders for managers and notices sent to prospective customers turn more leads into rentals.

5.) Revenue Management: SiteLink Price Optimizer provides the industry’s best toolbox for managing price lists and tenant rates. You can set parameters to “push” unit rates based on occupancy percentages. Push rates are calculated daily, similar to the airline industry’s demand-based pricing.

6.) TOTAL Accounting & Reporting: SiteLink manages your financials and integrates with the accounting software of your choice. Track financials with confidence using cash or accrual basis methods. Reports are always just one click away. Access real-time reports on any computer or mobile device such as smartphones and tablets.

Overall, as Storage Authority grows and scales we are aligning our selves with the best in business and Sitelink Management software checks that box with their cutting-edge technology.

Industry News & Tips You Can Use Today

5 Tips You Can Use Now

1. Free Demand Studies: Now you can get the information on your 3-mile competition, including existing building square footage, rates, population, unit pricing, in minutes for more than a dozen locations FREE.  Check out RADIUS here  radius.unionrealtime and get your free credits now!

If you need help understanding  the data take a screenshot and email it to Garrett@StorageAuthority.com

2. Get your own Storage Genie: Email sklein@opentechalliance.com and she will tell you how.  Let her know Marc from Storage Authority sent you.

3. Reduce your construction time by: including a construction schedule in your contract.  And by requiring a detailed written update every week of the next two weeks schedule and completion date.  The office is the last thing completed.  Make sure the contract requires the office foundation and building to be done first.

4. Have some fun: Required your contractor to upload photos weekly to a private photo sharing site for your viewing.  You can share with others like your engineer, Architect, and your family.  Pictures tell a 1000 words so they often help between visits in many ways

5. Don’t end up with a sub-par website. Owners spend millions building their facility and are losing money every week because they skimped on the website. Make sure your web provider has built a few hundred self-storage websites and understand SEO. It is time to take online rentals!  We recommend you call Christina at G5 for your website design at 541-306-3383.

Storage Authority experts are ready to help you every single step of the way, from finding land to operations, to driving your revenue year on year.  If you have a question give us a call. Team up with the experts to save time and maximize your profits.

ARE YOU READY?

 

Recent Storage Authority Blogs You Will Enjoy!

Complete Storage Authority News Room

Are you planting enough Acorns for real oversized Self Storage Profits?

The 3 Big Myths About Rental Rates

Recent Storage Authority News Letters

June 2018 Newsletter Self Storage Development–Aerial Drone Video

May Newsletter 2018–New Self Storage Construction Photos

April 2018 –Advantages of Buying a Self Storage Franchise

 

Storage Authority Video of the Month

Storage Authority Franchising Development Series
Share
Tweet
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Please share!      We Love Referrals.

Storage Authority
677 N Washington Blvd.
Sarasota FL 34236

www.StorageAuthorityFranchise.com         Garrett@StorageAuthority.com
1-941-928-1354

June 2018 Newsletter Self Storage Development–Aerial Drone Video

 

Drone Video of Storage Authority Mullberry FL

Storage Authority News

Did you enjoy the drone video? It used to be you had to hire a plane to take aerial photos of your self-storage.  But now Drones are so cheap you can take your own sky pictures and videos any time you want.  That was a  sky video of the Storage Authority Mulberry FL site.
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Everyone’s first question is what are the next steps to becoming a franchise owner so we decided to include them here today.

                     Storage Authority Franchise Award Steps
“Franchising means being in business for yourself but not by yourself”

 

Step 1 – Week 1 Introduction

  1. Review www.StorageAuthorityFranchise.com including blog, and introduction Storage Authority brochures.
  2. Initial call with Garrett to understand Storage Authority Franchise requirements and confirm ready to learn more. Garrett to forward MG’s Self Storage Development book.
  3. Discuss your background, goals why you are considering Storage Authority & what are the key factors why you would choose Storage Authority.
  4. Discuss Storage Authority background, what makes us different and the Storage Authority process.
  5. If it looks like we are a good fit set up Week 2 Call and Apply at

    www.StrorageAuthorityFranchise.com

    Step 2 – Week 2 Franchise Disclosure Document Review

Pre-call Task:

  1. A complete review of our website & blog
  2. Review Storage Authority competition review sheet.
  3. Read FDD & Submit FDD Exhibits G & H to Garrett prior to week 2 call

    Call outline:

    • Introduction to our president Marc Goodin
    • Review FDD highlights and your FDD questions
    • Review in more detail what Storage Authority provides you.

Review next steps & set up week 3 call

 

Step 3- Week 3 Storage Authority Secret Sauce – Sales & Marketing & Operations

Pre-call Task:

  1. Read Storage Authority Sales & Marketing loan supplement
  2. Read operations, sales & marketing info/links provided.
  3. Visit 3- 5 local self-storage facilities & rate with SA review sheet.

Call outline

  • Storage Authority sales and marketing advantages.
  • Confirm you are on board with a high-end sales & marketing platform.

    Step 4 – Week 4 Land, Financing, Design & Construction

    Pre-call Task:

  1. Determine how long it would take you to have $400K min. cash to invest in self-storage.
  2. Finish our president’s Self-storage development book.
  3. Read additional Development info/links provided.
  4. Prepare any questions on financing, finding land and the development process.

    Call outline

    • Financing, finding land and the development process.
    • Determine if you are ready to become a Storage Authority Franchisee or need more info.

 

As part of our Dynamic Ease Self Storage Development Series, we help our franchisees around the development landmines, including finding land, designing, financing and building a premier self-storage facility and to understand the options and prepare accordingly.
_______________________________________________________________
If you want to learn more about Storage Authority Franchise there is a wealth of information on our website www.StorageAuhorityFranchise.com  Don’t forget to check out “Why Storage Authority” and our blog/newsroom. Then the next step is to apply on our website or email or call Garrett Byrd (Garrett@StorageAuthority.com or Direct 941-928-1354)
Vendor Highlight
Vendors have to be carefully chosen to ensure they are not on an outdated platform, have the resources to be part of the ever-changing future and they must start to think like renters and not owners and vendors. And understand the future is still your manager and the internet. High Tech & High Touch

“Alexa what is the temperature in my self storage unit?”
“Alexa put the video of the inside of my unit on the TV screen”
“Alexa when is my self storage rent due?  …….Please pay now.”

New generation sites must be smart connected to reduce cost, enhance the customer’s experience and make maximum profits. Smart connected means:

  • Employee productivity—Lets employee  focus on value-driven action
  • Increase facility Revenue
  • Cost reduction for the facility
  • Enhance customer experience.

When choosing vendors for your facility you have to ask yourself 3 main questions.

1) Are your vendors set up for now and the future.  Everything needs to be fully cloud based to make easy to use today and provide seamless upgrades in the future.  Do you want to get a call that your facility gate does not work and have to imeediatly go to the facility just to hit the reset button? Or would you rather correct the problem on your cell phone.

2) Are your vendors part of a network of products that work together. If your management program does not fully integrate with your website it will be an extra one or two clicks to rent a unit and sign, you are not thinking like a renter. Does the management software download to quickbooks online and provide the daily income item by item?  If you can not tell how many locks you sold at the end of every month time for a change.

3) Are vendors making your life and your renters life simpler? Does your gate access system let customers access the gate without punching in a code or pulling out their cell phone?  Does your management program allow reports and alerts of your choosing to be automatically emailed to you? Does your management software permit for you renters to sign on a tablet and have the lease emailed to them? If not you are turning in to an outdated model that will not be able to charge premium rates.

I know first hand all vendors are going to say we meet all of these requirements when they don’t.  So it is important you know the specific questions to ask them so you can determine for yourself.  Keep thinking simple for you, your staff and your customers.

SiteLink and Opentech just did a webinar “The Internet of Everything.  You should check it out!

How will the Internet of Everything (IoE) impact the Self-Storage industry

Industry News & Tips You Can Use Today

Tips
 1. Decrease Costs:  Some expenses, like good marketing and employee training, help you make money but there are many others that do not.  Did you know your electrical supplier is just like your cable tv provider – once they have you hooked they up your rates increase every year, often surpassing what they charge new clients.  I just got a notice my rates were going up to 13 cents a KW.  One call and I got it down to 9 cents.  But more important are you designing a highly efficient heating & cooling system?  I suggest you look into high efficient heat pumps!

2. Increase rents  0.99 cents: Let’s say you have or will have 500 or more units rented. if they were each just $0.99 higher you would make an extra $6,000 a year in your pocket.

3. Increase disc lock prices to 17.99 and put on sale at $12.99 and require everyone to lock units at the time of rental.

4. Increase rents for premium units $3: (Units close to the office, extra tall, wider doors etc)

5. Make it easy for your customers to RENT without stepping into the office with phone rentals, kiosk rentals, and website rentals!

Storage Authority experts are ready to help you every single step of the way, from finding land to operations, to driving your revenue year on year.  If you have a question give us a call. Team up with the experts to save time and maximize your profits.

ARE YOU READY?

Click here to Get Pre-Qualified to Begin your Journey to Financial Freedom with Storage Authority Franchising!

“Never give up on a dream just because of the time it will take to accomplish it. The time will pass anyway.” — Earl Nightingale

 

Recent Storage Authority Blogs You Will Enjoy!

Complete Storage Authority News Room

Thirty-four items you don’t want to forget during the design process!

Three Must Do’s for Over the Top Success while Pre-Marketing your New Facility.

Recent Storage Authority News Letters

 May Newsletter 2018–New Self Storage Construction Photos 

April 2018 –Advantages of Buying a Self Storage Franchise

March 2018 Self-Storage News & tips you can use.

 

          Storage Authority Video of the Month

                                           Self Storage Outward Marketing

Share
Tweet
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Please share!      We Love Referrals.

Storage Authority
677 N Washington Blvd.

Sarasota FL 34236