News Room

May Newsletter 2018–New Self Storage Construction Photos

Storage Authority News

It has been a very busy spring construction season with multiple foundations being poured as we speak.  You will want to like our facebook page for many upcoming construction photos and construction tips.  https://www.facebook.com/storageauthority

Here is an early morning foundation pour for Scott’s Storage Authority Mullbury FL facility. if you look closely you will see the spacing across the foundations.  This permits for beams below the foundation floor which were required due to the soil types.

Here you can see 4 pads being under construction.  The project has approx. 70,000 net rentable square feet.  The area to the right is for RV & Boat parking.

I always like to reward myself with a good glass of wine when the first foundation goes in on a new project.  Here I am with my wife GP.

Here is a Storage Authority Houston foundation prep for pouring next week.  You want the office foundation done first and the office building built first. Otherwise, your opening will be delayed a month or even two.  This happens less than half the time because the plumbing (see pipes in the picture) has not been done or because the General Contractor and building manufacture were not told this was a stipulation of the contract.

Foundations Tips You Can Use Today:

  • Always make sure your foundation plans show the saw cuts and that the saw cuts do not run within 1′ of a wall or down the hallway.
  • Make sure the saw cuts are made with 24 hours of pouring the concrete to reduce cracks.
  • Make sure the boards that create the lip at the exterior unit doors are removed the same day and any void created by trapped air is repaired while the concrete is wet.
  • Make sure the concrete is sealed with 24 hours of being poured to reduce cracks.  Sealing also reduces concrete dust in units.
  • Make sure all these items are spelled out in your construction specifications and contracts.
  • I always enjoy a good glass of wine on my first foundation of a new project.  A small reward for hard work!
  • Your coming soon sign should be up once the first piece of steel goes up.
  • If you have not started your marketing once your first foundation goes in you are behind schedule.
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

The new version of Radius is here! Your key to finding better self-storage sites faster with confidence. The industry’s most comprehensive location intelligence platform.Every Region. Every Facility.

Just a short year ago it used to take two days of hard work to do a mini demand study to determine if you should make an offer or do a further review.  Now you can do the same mini demand review in less than an hour with Radius.

In one simple screen for a chosen radius you get:

  • The locations of the existing self-storage and a ton of info on each one.
  • Demographics including population, # households, income & more.
  • The total square footage of the existing self-storage broken down to gross and net square feet and climate control and no climate control.
  • The existing sf of self-storage per person.
  • Self-storage pipeline info
  • Rental rates for existing units
  • And this is just the beginning. Zoning, drive time analysis and much more will cut your decision time drastically.  You need to check out their website: https://www.unionrealtime.com/radius.html 

I highly suggest you take up James de Gorter’s,(Co-founder of Union Real-time) offer to provide you a demo.

Dive Into the New Era of Self-Storage AnalyticsLog onto the new Radius platform with your email address and this temporary password: 15o>Qp?z and get started with the most comprehensive data and analytics platform the industry has ever seen. As always, feel free to reach out! We want to ensure that you get the maximum value out of our new platform.

                                                     read more

Radius tips you can use today:

  • 7-8 sf/per person of self-storage can be a good starting point of self-storage at equilibrium if you do not have local self-storage averages.
  • You can simply move the Radius anywhere on the screen to compare different densities of self-storage in a given radius.  And you can visit areas from low density to high density to get an idea of what density the occupancy falls off.
  • Union real-time Radius allows you review a specific address but since you can move the radius on the screen and at the same time see the sq ft of self-storage per person it is a great tool to help you decide where are the best locations to look for self-storage.
SBA Loans

Finding land and self-storage loans are always one of the first questions our potential franchisees ask us.  Our national land brokers Morrow Hill, understand the land, franchising, self-storage and Storage Authority and work hard in assisting us and our franchisees to find land.

There are several great banks that have experience in SBA and self-storage lending.  But we are excited to take it to the next level where our preferred Storage Authority bankers are not only SBA self-storage lending experts but are also experienced Franchise lenders who understand the value of franchising and the value Storage Authority and are accordingly ready to provide you the service and great terms you deserve.   Next month we will be ready to provide all the details!

Industry News & Tips You Can Use Today


 1. Finding Land:  One of the biggest mistakes is not knowing or considering the self-storages in the pipeline.  In many cases there are none but other cases, often in cities and areas of very high 3 mile populations they can turn a great site into a pour site.  I just looked at a brand new facility for sale in Ft Lauderdale.  The existing 17 facilities in the 3-mile radius provided  7.4sf of self-storage per person. This was reasonable given many factors but the fact there were 10 new facilities in the pipeline made the asking price multiple millions high.

2.  Asking price: I just got an email from a self-storage in the Boston Area with the heading $5.4 Million price reduction.  When I talk to the brokers many realize many prices for existing facilities are outrages and their answer is “we are just testing the waters.” It is buyer beware world out there.  Paying 4 – 5 cap rates on next years earnings is risky business.

3. Construction Contract:  All the plans and specs will still miss some items so every contract should have an addendum that outlines often overlooked items like the foundation tips noted previously.  My favorite often missed item is the cleaning of the interior of the building.  Sounds funny but it is a $10,000 item. Start your list today.

4. Website: Your website should be done by a self-storage expert otherwise you will lose rentals month after month.  You should expect to pay around $400 a month to keep it an updated top of the line website.  The website is so important we provide the Website for our Franchisees.  Our new website is going into production and we look forward to highlighting it shortly.

5. Marketing: You need to have your marketing plan before you apply for your bank loan.  If you want some ideas on how to be the Ritz vs Motel 6 email garrett@storageauthority for The Storage Authority Ritz marketing highlights.

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.

Can you tell which foundation photo above matched this Storage Authority layout?


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

“Whether you think you can or whether you think you can’t, you’re right!” 
Henry Ford

Recent Storage Authority Blogs You Will Enjoy!

Complete Storage Authority News Room

More big box retailers closing – Think Self Storage Conversions!

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

Recent Storage Authority News Letters

April 2018 –Advantages of Buying a Self Storage Franchise

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

February 2018 Self Storage State of the Union-Tips you can use Today!

Storage Authority Video of the Month

How to Find Land.
Please share!      We Love Referrals.

Storage Authority
677 N Washington Blvd.
Sarasota FL 34236

www.StorageAuthorityFranchise.com         Garrett@StorageAuthority.com

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


How much would it cost to buy huge forest of Oak trees?  Likely more than you and I have to spend.  But they all started with an acorn.  An acorn that was free.  To many people are wasting more and more good money trying to find the right “paid for marketing” that will make them oversized Self Storage Profits when they should be planting thousands of free acorns.

Take a look at this email I received from my manager last week.  8 Rentals in one day.  Seven on the phone (notice the P for phone rental) and 1 walk in.  Was this because we have a great manager? No, Kate is great, but this was just her third week on the job.

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Was it because the nearby University of Connecticut is about to get out for the summer and all the students picked us because our prices are the lowest. Heck no, the guys right down the street rent a 5 x 10 for the summer for a total of $195 and we are $399 for the same summer rental.

So, what is the secret?  We plant thousands of acorns every year. Here are just a few that led up to that one day of fun phone rentals.  Which by the way are part of 150 rentals we will do in 45 days.

1  Our new manager of 3 weeks had a detailed manual that included rental scripts that must be followed.

2  Before she was hired Kate reviewed and practiced the scripts with us and agreed to use them word for word.

3  We did the hard work of role playing.

4  Our manual was clear it is our goal to rent over the phone to every caller.  And if we do not, we get their number and call them back in 2 days.

5  On every call we promote our facility, “show them a unit on the phone”, confirm the size is the right size for them, provide the price and say “would you like to get one in your name before they are all gone”. Then we take a full month’s payments – we only rent – no reservations.  FYI – next to none cancel and around 1 in ten transfers to a larger size.

6  Our manger is accountable daily and emails us every day detailing both the walk in and phone rentals and the walk ins and phone calls who did not rent.


To rent 8 units that day we had to more than be good at helping our clients finding the right unit for them.  We had to get them to call or stop in, in the first place.


7  Month after month we add all move out emails and other town and university emails to our mail chimp site for our newsletter.

8  Two week earlier we sent out a mass email via mail chimp letting the UCONN students know we love them and would provide them a free lock if the prepaid for the summer.

9  Earlier in the spring we were the only self-storage to attended the University student fair.   We handed out hundreds of cards and simply said have your mom or dad give us a call and we will take care of everything with them over the phone and they will just need to stop in and sign the lease.

10   For the last two weeks we had a table at two banks, one on campus and one in Town that highlighted our self-storage.  We bought $200 of candy and other goodies to make sure we attracted everyone in the bank to our table.  When my wife GP asked, did we really need to buy 50 lbs. of candy I reminded her each piece of candy is an acorn planted.  If we rent just one extra unit because of the candy it will pay for all the candy. And many non-students will see our name one more time so when one day when they need storage they will think of us.  And the great part is many students rent from us for 4 years!

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11  We had already completed spring cleaning inside and out so both our employees and our renters are impressed.

12   Every morning we put out our Open banner and our sandwich board for thousands of people to see as they drive by.  This month one side reads Spring is here! and the other “We love UCONN.

13  Not only do we have a huge candy bowl but we also have a premium candy like York Candy right next to it.  Who could resist “Can you stop in this afternoon?  I know you will be very impressed with our facility and I have York Peppermint Paddies with your name on them”

Screen Shot 2018-05-03 at 8.06.51 PM

Have you been planting acorns day after day or just wasting money?

Why be motel 8 when you could be the Ritz?


By Marc Goodin

President of Storage Authority

Author of Cush Your Competition,

102 weeks of guerilla marketing for oversized profits for your self-storage.


Chapter 9 Thirty-four items you don’t want to forget during the design process for a better and more profitable facility.

Screen Shot 2018-04-30 at 4.37.55 PM

Thirty-four items you don’t want to forget during the design process for a better and more profitable facility.

  1. Early in the design process determine the parking requirements of the town for self-storage. They can vary from a half dozen to 30 for the same size facility. In some cases, where very high parking is required, parking in half of the 24 isles may be accepted as parking.  You want at least a half dozen customer parking spaces next to the office outside of the fenced in security area.


  1. Provide a secure drop box for after hour payments. It’s been our number two request from tenants. If you remember prior to construction you can put it in the office wall. Otherwise, you can add a free-standing drop box.


  1. For protection, provide steel bollards at all building corners, entrance gates, and entrance/exit key pads. I recommend 6”- 8” steel bollards filled with concrete. Over the years this will save big bucks and a lot of aggravation. Make sure these are in your original bid package because the change order price of $900 each will kill you budget.


  1. Determine if you should put the outside lights on two circuits with timers so you can turn half the lights off after hours or at a certain time. You may also want the front entrance driveway, sign and parking lot lights on a third separate circuit, so you can leave them on all night. LED lights will cost a little more to buy but they will more than pay you back with reduced electric bills.


  1. Make sure all utilities are designed to include future phases and are clearly included in your bid request. Make sure your electrical/camera underground conduit system for phase two is brought to the limits of phase one so you do not have to tear up phase one. Make sure the pull cords are in.


  1. Have your engineer provide the largest driveway radius permitted at the street intersection for easy site entrance. A 25 to 45-foot radius is recommended. No matter how large you make them some drivers will still drive over the curb.


  1. Make sure there is room at the end of the buildings for vehicles to safely turn. Thirty feet of pavement is recommended minimum with 40 feet preferred, and much larger if you need large RV’s or tractor trailers to make the turn.


  1. Determine what percentage of climate control units to construct. We have constructed 15 – 20 percent and that has worked well for us in the northeast, but many areas like Florida build significantly more. Check to see what your competition has done. Learn more about climate control/humidity systems. Also, make sure the designer has experience designing self-storage heating & air conditioning & humidity systems. Self-storage systems are designed significantly different from then residential or typical commercial systems.


  1. Your office will be a major showcase for your facility and a is a key factor in the success of your facility. It should be located outside the gated area. Visit several other self-storage offices to help determine your office size and layout. We have found that having a large product sale area and large windows helps increase the overall acceptance of our facilities and increase our unit rentals. The offices in our self-storage facilities are about 1,100 square feet, including a single bathroom and a small utility/furnace room.



A colorful bright large retail office and showroom will increase your rentals.  Remember the majority of the rentals are by the ladies. Believe it or not you are in the retail and fashion business and need to wow your customers.


  1. Typically an access gate has a security loop installed in the pavement that can detect a car, so the gate will not close on a car. Make sure it is clear who is responsible to provide and install the safety loop. Will it be installed under the pavement or will the pavement be saw cut and patched? It is a much nicer job if the safety loops are under the pavement and not saw cut into the pavement. The gate should also have a safety mechanism, so the gate cannot accidentally shut on a person that meet present building codes.


  1. It’s always a nice touch if the appropriate office doors are keyed alike.


  1. If you use propane, consider buying your propane tanks versus renting so when you buy propane you can get the best price on the open market.


  1. Put the fencing 30 feet or more off the pavement where snow will be plowed to leave room for snow.


  1. A 4-foot person gate in the security fence near the office comes in handy for many reasons.


  1. Typically the entrance/exit gate needs a clearance past the end of the gate of at least 1.5 times the gate opening. Be sure to check with your gate manufacturer and design accordingly. If you do not have the room you will need a lift gate.


  1. In Connecticut you are required to get a CT Department of Environmental Protection “General Permit for Storm Water Discharge Permit for Construction Activities”, if the development (all phases included) disturbs over 5 acres of land. This permit requires several best management practices be incorporated into the designs, including weekly inspections of the erosion control. Often, there are similar or other special regulations in many states. Make sure you have a complete list of all approvals required when you start your design, so you can plan accordingly.


  1. In many states, disturbance of wetlands may require a Federal Army Corps of Permit in addition to your local Wetlands Commission approval. Check with your soil scientist and engineer. An army Corps permit can add significant time and costs to your approval process.


  1. Don’t forget to have an electrical outlet installed at your sign for your holiday lights. Also, electrical outlets should be installed in the 1 or 2 units of the facility you will use. An outside water nozzle is recommended. Typically, no electricity or lights is provided in self-storage units. You may want to put electric plug in 2 or three 10 x 10 units, so you can rent to pharmaceutical reps who will need a fridge in their unit.


  1. If possible, place the larger units on the side of the building that do not have another building on the opposite side of the drive. This will make it easier for cars to access and be stored in these 10′ x 20′ or larger units. Nine-foot-wide doors are nice touch on 10’ x 20’ units for car storage.


  1. Include a bank of 5′ x 5′ x 4′ lockers in your climate control buildings. One is stacked above the other. They typically rent out and provide the highest rent per square foot. It is a good design practice to have several different sizes typically from 5’ x 5’ to 10 ‘x 30’.



  1. Slat walls in the office are great to hang locks and other products. Built in shelving for certain products is a good idea as well. Make sure they are included in your construction specifications. Change orders are expensive.


  1. Review your landscaping plans. In addition to the various trees and bushes it is very beneficial to have a raised flowerbed or two for your clients to admire.


  1. Handicap access should be reviewed early on and included in your design. Self-storage units typically have a lip at the door to keep water out. A ramp design and special doors are required for handicap access. The good news is if the handicap units do not rent you can rent them out as regular units. Your Engineer, architect and building manufacture should able to help you out with the handicap requirements. You may also want to do an online search regarding the new HC regulations.


  1. Determine if there is any room for outside car storage or RV storage. Even a few spaces can help market the entire facility. Outside parking of vehicles should be clearly noted on the site plans and applications to the town. Typically, you will make more money with self-storage units than outside parking. Outside parking is provided if you have excess land.


  1. Some states require two bathrooms, male and female. You may be able to request a waiver from the state for just one bathroom. I got waivers for just one bathroom in my facilities and there are no problems. Access to the bathroom should not require a user to go behind the office rental counter and should be clearly marked.
  2. Most metal building manufacturers provide insulation in the non-climate control unit ceilings. This is a must because it helps prevent condensation and possible dripping onto the customer’s stuff. Double check to insure your building includes insulation in the non-climate control unit ceilings.


  1. Avoid sheetrock construction in storage units. Sheetrock attracts mold and is easily damaged.


  1. If you have a sidewalk directly abutting your office make sure the sidewalk elevation is coordinated with the building design. If the office is a metal building the sidewalk may need to be an inch lower than the office concrete floor to accommodate the metal lip that hangs over the concrete floor.  Even where the building is not metal it is a good idea for the sidewalk to be lower than the office floor by an inch.  Of course, the sidewalk should match the floor at the door for handicap access.


  1. Many building codes have recently changed or are about to change based upon what state you live in. Insulation requirements, fire walls, separation distances, climate control building design, multi-story design requirements, handicap requirements are just some of them. Make sure you enlist the help of a self-storage building code expert early on, so you are not surprised.


  1. Now is the time to determine your facility management software and gate control companies, website developer etc. Once construction starts you will be extremely busy.  Making sure they are compatible with each other is critical and a must.


  1. Provide a driveway entrance light at the street. It’s been our number one request from tenants.


  1. Make sure your camera/DVD system has enough capacity/ports for all phases. I recommend two large camera screens in your office. Safety/security is the second concern of most renters.  Meet with your security expert early on and show the camera locations on your site plan.


  1. There are significant differences between video camera systems. Purchase high definition systems. And confirm you can view the cameras from your home computer and cell phone. There should be 2 cameras in the office on the customer and on the manager.


  1. Several things can differ between building manufacturers. When you order a building, you should be aware of your door sizes and eve heights as both can have an impact on your facility.  I recommend minimum doors widths of 8’-8” feet wide and a minimum building eve height of 8’-4” and you should consider 9’ wide doors and 9’-4” eve heights.

April 2018 –Advantages of Buying a Self Storage Franchise


April 2018 Newsletter

We had a very productive conference at the National Self Storage Associate conference.  We got to meet with future franchisee’s as well as some of our great vendors that will be providing the most cutting edge technology to our Storage Authority franchise owners.  By partnering with our industry leaders we receive the best rates due to our scalability and we are able to pass along those savings, which provides a tremendous  value to our franchisees.   This would be next to impossible for the single owner to create the same experience for their customer with the most up to date technology at the rates we can pass along to our franchise owners. .

Franchising is the fastest-growing method of conducting business in the world.  Why?  Because it works!

The self-storage industry has recently surpassed the $38 billion annual gross mark, that’s three(3) times the movie industry box office gross.

Franchising works by combining the drive and energy of the entrepreneur with the experience and expertise of the franchisor.
In a franchise business, the franchisor provides a developed way of doing business, ongoing guidance, systems and assistance in return for periodic royalties.


Advantages of buying a franchise

  • Franchises offer the independence of small business ownership supported by the benefits of a big business network.
  • You don’t necessarily need business experience to run a franchise. Franchisors usually provide the training you need to operate their business model.
  • Franchises have a higher rate of success than start-up businesses.
  • You may find it easier to secure finance for a franchise. It may cost less to buy a franchise than start your own business of the same type.
  • Franchises  have an established reputation and image, proven management and work practices, access to national advertising and ongoing support.

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

Storage Authority is excited to welcome aboard..Insomniac Live  “The Self Storage Call Center” by Open Tech.  Through better technology and processes, OpenTech is able to serve its call center client base more efficiently, where all calls are handled promptly and professionally by trained Storage Counselors—not ordinary call center employees.

The Strength behind Storage Authority  partnering with a first-class call center like Insomniac Live is there is never a call that goes unanswered.  Reservations, Payments, and facility questions are answered before hours, after hours, and during hours if your manager is assisting a customer in person.

A recent self-storage case study claims that 40% of calls into most storage facilities are not answered (yikes). When you spend a considerable amount of money and energy trying to get phones to ring, the last thing you can afford is for calls to slip through the cracks. After all, every prospective customer is vital to your business. Backed by a 100% satisfaction guarantee, our call center services ensure that every time a customer calls your facility, the call is answered promptly by a trained Storage Counselor. Our team is bilingual as well, so you don’t miss out on sales from Spanish speaking customers.

Calls are…

Answered promptly, usually on the first ring, so you don’t miss any sales opportunities

Answered by industry specialists. Training, industry experience and attitude make all the difference

Answered consistently, so your brand is properly promoted

Answered by a bilingual staff, so you don’t miss out on sales or terrific service from Spanish speaking customers

Recorded, so you can listen to each call immediately and rate it for quality

Guaranteed. OpenTech offers a 100% satisfaction guarantee

Open Techs Metrics for evaluation are fantastic!

They measure call center quality with objective metrics that encompass manager satisfaction ratings, percentage of calls answered within Service Level, reservation percentage, rental conversions, database accuracy, wait times (to the second) and more. If any metric is down, they work on improving it immediately.

OpenTech Alliance, Inc.

Industry News 

The United States is home to 90 percent of the world’s self-storage facilities, or roughly 54,000 of the 60,000 facilities in the world. Self-storage facilities are cheap to build, easy to maintain, and barely require any on-site staff. The self-storage industry withstood — and even thrived — during the recession, according to Bloomberg, and is looking to expand into blighted malls and abandoned department stores. Even though we’re buying less stuff in stores, we’re still buying more. That stuff has to go somewhere.

Self Storage Articles

Self-storage: How warehouses for personal junk became a $38 billion industry

Despite recessions and demographic shifts, few building types have boomed like self-storage lockers. In fact, they’ve proven to be one of the surest bets in real estate over the last half century, while mallsstarter homes, and even luxury commercial space in big cities, once safe and steady investments, have struggled. Behind the combination locks and roll-up doors lies a $38 billion industry.


Investor Interest in Self Storage Remains High

Cap rates on self-storage transactions averaged 6.3 percent in the fourth quarter of 2017, down from 6.5 percent the year before, according to RCA.

With Storage Authority on your team, we will 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 we have the answer, we will help get you developed and lease up faster than if you were to go it alone. Team up with the experts to maximize your profits.


“The secret of getting ahead is getting started.”

          Mark Twain

Although it may scare you to death to begin your own franchise or business, the mere fact that you’re willing to begin to work toward your goals puts you one step ahead of most others. Plus, you can’t finish something until you start, so starting is definitely the key.
Click here to Get Pre-Qualified to Begin your Journey to Financial Freedom with Storage Authority Franchising!

Recent Storage Authority Blogs You Will Enjoy!

Complete Storage Authority News Room 

11 Frequently Asked Questions about Cost Segregation for Self-Storage Properties

Interview with Storage Authority Franchise 0wner, March 2018

Recent Storage Authority Newsletters

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

February 2018 Self Storage State of the Union-Tips you can use Today!

Storage Authority -Jan. 2018 Newsletter– SBA Lending Updates

Storage Authority Recent Videos

Storage Authority How to Find Land

Storage Authority Outward marketing 

Please share!      We Love Referrals.

Storage Authority
677 N Washington Blvd.

Sarasota FL 34236

www.StorageAuthorityFranchise.com         Garrett@StorageAuthority.com



11 Frequently Asked Questions about Cost Segregation for Self-Storage Properties


Date: April 4, 2018

To:  Self-Storage Property Owners

From: Heidi Henderson, Executive Vice President of Engineered Tax Services

Many real estate investors are unware of how the top industry professional utilize the tax code to their benefit. And most think that their tax professional is aware of every aspect of the existing code to advise them of any applicable credits or deductions they are eligible for. In reality, the tax code is complex and expecting your CPA to know every aspect of it, is like expecting your family doctor to be able to perform heart surgery!

“Surrounding yourself with the right people and education on these topics are the keys to your success!

I am a real estate investor myself and through many years in tax and accounting I have learned from the best on how to apply every aspect of the tax code to create the most tax efficient real estate portfolio, leading to continued success.

Recent tax changes under the Tax Cuts & Jobs Act expound on the benefits of real estate investing. Taxpayers can now capture immediate deductions for business related tangible property, your depreciation can be front loaded, and for energy efficient buildings the available credits and deductions were renewed in February of 2018 and assets removed during demolition can be written-off or donated for a charitable contribution on your tax return.

These are just a few of the complex tax code sections which can make the difference between a profitable business, and a losing proposition. Below is an article outlining 11 Frequently Asked Questions about Cost Segregation, which is one of the methods you can apply to your property.

We partner with business owners across the U.S. and have worked on thousands of self-storage properties nationally. Give me a call today for more information and to discuss the some of the tax strategies that might be applicable to your business or property.  I can be reached at (801) 689-0325 or via email at hhenderson@engineeredtaxservices.com


11 Frequently Asked Questions about Cost Segregation for Self-Storage Properties

By: Heidi Henderson, Engineered Tax Services

1.  What is Cost Segregation?

Cost Segregation is the process of identifying personal property vs. real property, and individual building components for tax purposes, rather than treating a building purchase as one large asset. This determination allows a property owner to depreciate their assets over the useful life of each asset instead of assuming that the entire purchase amount applies to one long-term (39-year) asset.

2.  Does my property qualify?

All investment properties, including self-storage properties qualify for cost segregation.  When a cost segregation study is applied, you are telling the IRS that you are simply choosing one acceptable method for depreciation (MACRS*) vs. another approved depreciation method (straight-line). Both are acceptable, however MACRS requires an analysis to identify the value of each individual asset you own, rather than looking at your property as one large asset.

3.  When does it makes sense to do a Cost Segregation study?

Cost Segregation can be applied to a newly purchased building, a newly constructed building, or a building you have owned for around 15 years or less. If the property is not fully depreciated (39 years is the length of normal depreciation), then there is an opportunity to change the method with cost segregation. Although any property can be depreciated under MACRS, the costs of performing a cost segregation study may outweigh the benefits if the property was acquired for less than approximately $300,000.

4.  What items are reclassified via Cost Segregation?

Under straight-line depreciation a property’s total cost (less an allocation for land), is depreciated evenly over 39 years. Under MACRS the assets are identified and reclassified in 5-year, 15-year, and 39-year class lives depending on the IRS determination of its actual useful life. And whether the assets are used for your business use, or the basic function of the buildings use as a structure. Examples of 39-year property include; windows, walls, doors, roof, HVAC systems, plumbing, and electrical. Examples of 15-year property include exterior improvements such as; fencing, exterior signage, asphalt, curbs, landscaping, and exterior lighting. And examples of 5-year property are; carpet, appliances, specialty lighting, woodwork, unit partitions, individual unit locks and security, and business specific heating and ventilation systems.

5. Does the type of property affect the tax savings?

Some property types will have a higher reallocation percentage than others. Interior, climate controlled self-storage properties will see a higher amount than a shed-row or boat and RV storage type. The allocations are based on actual assets and values or each of the components within the property.

6.  What information is required to do a Cost Segregation study?

Surprisingly, the information required to perform the study is limited. For a recent purchase, the closing statement or HUD is the only requirement. Blueprints are helpful but not necessary. New Construction projects require cost breakdowns and total costs for construction and development, but individual invoices are not required.

7.    How do I choose a Cost Segregation provider?

Choosing a reputable firm is a vital to ensuring that every aspect of the IRS requirements are met, and in the case of an audit the report is upheld without disallowances or associated interest and penalties. The IRS Audit Technique Guidelines dictate that a physical site visit is performed, the analysis is performed by a professional with cost-accounting or engineering expertise, and the method of determining asset value is an approved methodology. Make sure that audit defense is included in your study, and that the final report offers complete detail over every aspect of your property. Choosing a low-cost provide may be tempting, but the ultimate savings, detail and support of a reputable provider will far outweigh any additional costs. And finally, ask for references!

8.   Will I get audited if I do a Cost Segregation study?

Cost Segregation is not a “trigger” for audit. The IRS issued automatic consent for deprecation whether applying a change from straight-line to MACRS at the time of purchase or retroactive for a property you bought 10 years ago. This means that taxpayers are allowed to make this change with the approved forms offered by reputable cost segregation firms. However, in the rare case of an IRS review, rest assured that a detail report with the proper IRS approved methods and audit support will affectively defend your tax filing position.

9.  How much does a Cost Segregation study cost?

The cost is usually based upon the type and use of the building, size, and location of the property. Beware of cost segregation providers who charge a percentage of the tax savings. The tax savings is relative to the entity type, number of owners, the year of acquisition and other factors, so the actual cash benefit can vary. Most providers will offer a quote along with projected tax savings, so you and your CPA have the information necessary to make an educated decision.

10. How much will a Cost Segregation study save me?

The tax savings realized with a cost segregation can vary depending on the type of building, your total acquisition cost, and length of ownership. Self-storage properties vary in type and size and may see reclassification percentages from 15% to as high as 40%. Request a detailed benefit analysis from a qualified and experienced firm who has a history with self-storage properties.

11. What does the Tax Cuts & Jobs Act (TCJA) passed in December of 2017 mean for my tax return?

The Trump administration passed the TCJA which is the largest tax reform bill passed in over 30 years. There are significant changes that offer tax cuts for real estate investors. The largest change being the adoption of 100% bonus depreciation for tangible personal property acquired after September 27, 2017. Tangible personal property is defined as assets with a useful life of 5, 7 or 15 years. Therefore, when cost segregation is performed to identify the personal property (5, 7 15-year property) apart from real property (39-year assets), it allows the property owner to capture bonus depreciation on those reclassified property and immediately expense the entire value in the year purchased!

*MACRS: Modified Accelerated Class Recovery System



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


March 2018 Newsletter

We would love to grab a coffee with you if you are going to be at the National SSA conference in Orlando next week March 14 & 15. Send me an email to set a time Garrett@StroageAuthority.com

We want to welcome two new franchise owners; Robert from Massachusetts and Don From Texas! Our new master development checklist added to our Development Dynamic Ease Series will make it much easier to keep on track.

And we want to congratulate Scott from Florida and Ed from Texas for breaking ground on their new selfstorage Projects.

This picture may just look like your ordinary bulldozer but for Ed, it is a milestone as it means he found land, designed his project & obtained approved, obtained financing and he is on his way to making his selfstorage dreams come true.  You can read an interview on our blog with Ed about his StorageStorage Authority experience to date here.

Interview with Storage Authority Franchise owner Ed O., March 2018

Tips You Can Use Today:

  1. Even before you look for the land you should have your engineer and architect on board so you can move forward swiftly.
  2. When you find a piece of land you need to be ready to do a concept plan in hours, not days in order have a preliminary concept of how much square feet will fit on the property.
  3. When you make an offer it is critical to have your counter-offer ready. A quick counter offer lets them know you make decisions quickly and will not take forever to get your project approved so can buy the property faster.
  4. Here is Ed’s building 1.  It is important to beef up the office area to give it that first class appearance.  Also even if you do not have unit access along the street frontage it is important to install faux doors.  The best selfstorage signage is a row of selfstorage doors.


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 selfstorage 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

Storage Authority is excited to welcome aboard Union Real Time Radius, Location Intelligence Experts.  Your key to finding better selfstorage sites faster with confidence.

Just a short year ago it used to take two days of hard work to do a mini demand study to determine if you should make an offer or do a further review.  Now you can do the same mini demand review in less than an hour with Radius.

In one simple screen for a chosen radius you get:

  • The locations of the existing selfstorage and a ton of info on each one.
  • Demographics including population, # households, income & more.
  • The total square footage of the existing selfstorage broken down to gross and net square feet and climate control and no climate control.
  • The existing sf of selfstorage per person.
  • Selfstorage pipeline info
  • Rental rates for existing units
  • And this is just the beginning. Zoning, drive time analysis and much more will cut your decision time drastically.  You need to check out their website: https://www.unionrealtime.com/radius.html 
I highly suggest you take up James de Gorter’s,(Co-founder of Union Real-time) offer to provide you a demo.  You will not regret it!

Here is a link to set up an appointment on his calendar and his contact info:

Radius tips you can use today:

  • 7-8 sf/per person of selfstorage can be a good starting point of selfstorage at equilibrium if you do not have local selfstorage averages.
  • You can simply move the Radius anywhere on the screen to compare different densities of selfstorage in a given radius.  And you can visit areas from low density to high density to get an idea of what density the occupancy falls off.
  • Union real-time Radius allows you review a specific address but since you can move the radius on the screen and at the same time see the sq ft of selfstorage per person it is a great tool to help you decide where are the best locations to look for selfstorage.

 Industry News & Tips You Can Use Today

 1. If you are going to be at the National Self Storage Association Orlando Convention March 14 & 15, 2018 be sure to send us an email we would love to meet up with you.  Garrett@StorageAuthority.com

2.  With Open Tech’s newest CIA Access Control systems you and your clients will notice the difference.  Battery backs up access during power outages are no problems.  And customers don’t even half to roll down the window to enter a keypad number as it will be sent directly from their cell phone.  And just as important they have great prices!

3. Make sure when you order your entrance ground sign it is clear if it is one-sided or two-sided.  Sounds simple but haha easy to get wrong.

4. When purchasing your facility blower, disc grinder, and shop vac go with rechargeable battery back up as you can move more efficiently throughout the facility without dragging around extension cords or worrying about your oil to gas mix on your blower.

5. Quill.com is a great place to order your office supplies and if you set up an account most orders ship free and the next day.  One less stop for your manager to keep all needed supplies on hand to keep the office moving efficiently.

Self Storage Articles

Top 5 Reasons to Invest in Self Storage:

1) Asset Class Returns:

According to the National Association of REIT the selfstorage sector produced an average annual return of 17.43% from 1994 – 2017. For comparison here are the returns from some other REIT sectors during that same time:

Office: 13.26%

Retail: 12.75%

Industrial 13.36%

Residential: 13.42%

Apartments: 13.32%

Manufactured Homes: 13.27%

Mortgage: 11.18%

S&P 500: 7.54% (https://dqydj.com/sp-500-return-calculator/ )

Selfstorage rents on the rise across the United States

One of the most consistently reliable commercial real estate investments? Selfstorage units. And a new study showing how much Americans are willing to spend on these units each month shows just how solid this investment type can be.

Interested in selfstorage rents across the country? Check out this interactive map from Life Storage.  A great tool if you are trying to decide between states where to build.

With Storage Authority on your team, we will 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 we have the answer, we will help get you developed and lease up faster than if you were to go it alone. Team up with the experts to maximize your profits.


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

” Nothing in the world can take place of persistence. Talent will not; nothing is more common than unsuccessful men with talent. Genius will not; unrewarded genius is almost a proverb. Education will not; the world is full of educated derelicts. Persistence and determination alone are omnipotent. ”
Ray Kroc

Recent Storage Authority Blogs You Will Enjoy!

Complete Storage Authority News Room 
The Storage Authority Marketing & Sales Advantage for Higher Profits!
Chapter 8 – 10 things to consider to find an A+ Site

Recent Storage Authority Newsletters

February 2018 Self Storage State of the Union-Tips you can use Today!
Storage Authority -Jan. 2018 Newsletter- SBA Lending Updates
December 2017 Newsletter. Let the experts help you find Land.Storage Authority & Morrow Hill

Storage Authority Recent Videos

Storage Authority Development Series 

Storage Authority How to Find Land

Storage Authority Outward marketing 

Storage Authority Pre-opening task




Please share!      We Love Referrals.
Storage Authority

677 N Washington Blvd.

Sarasota FL 34236
www.StorageAuthorityFranchise.com         Garrett@StorageAuthority.com

Interview with Storage Authority Franchise 0wner, March 2018



Marc Goodin, President of Storage Authority LLC, 

Ed, you must be excited to have started construction on your self-storage facility?

Ed: Absolutely. We have put substantial time and research into this project and the team is excited to open Storage Authority Houston-Walters Rd.

Marc: First I want to congratulate you and your wife Jenny.  It was not that long ago we met as strangers in a Houston hotel lobby and you shared your goals with GP & I.  Now we are friends and you are well on your way to making your self-storage dreams come true.

Can you provide us a short background on yourself?

Ed: I do remember that meeting with you and GP and it has been a pleasure working with you all on this project. I have been in the transportation industry working in an executive role for many years and I have also been involved in a few technology startups, but I always have had a passion for real estate.

Marc:  I know you are all ready to starting your marketing for your grand Opening.  What is your projected construction time?

Ed: Approximately 6 months

Marc: How helpful was the Storage Authority preferred Houston Area real estate broker Richard Anderson?

Ed: Richard was both a resource and an advisor through the entire process. He has an extensive commercial real estate and development background, so his experience was invaluable.

Marc: How many acres did you buy? And How many square feet of self-storage did you get approved?

Ed: We bought four acres of land and will be building a 60,000 sq ft facility in two phases.

Marc: You and I did some conceptual early on and then once your offer was accepted we worked together with your architect & engineer to come up with the final layout for both the buildings and the individual units.  It’s a tradition civil engineers (like myself) get a little tough on Architects but other that did you feel the Storage authority process helped you understand the options and choose the right layout for you?

Ed: Yes indeed. You were involved in all reviews of the design process and we made many updates to the plans that gave us a much better final layout that I am confident is positioning us for a strong opening.

Marc: You actually had a very smooth design and approval process but what surprised you the most about the design or approval process?

Ed: Although the internal side of the design/approval was manageable, like any real estate deal I believe staying creative and alert to the details of the transaction is critical. We encountered several hurdles finalizing the deal that brought us to the close.

Marc: What advice would you offer a new franchise owner starting the design process?

Ed: Tap into Storage Authority’s experience and knowledge, while being sure to be mindful of local storage development trends. Bounce ideas off of Marc and collaborate to develop the best solution.

Marc: Obviously getting a loan is one of the very important steps of self-storage development.  How does it feel to have your first multimillion-dollar loan?

Ed: Exciting and challenging. I believe the due diligence that we performed, feasibility studies and local research were all keys to forming a solid working partnership with my lender.

Marc: Many people don’t realize there is a lot of work between the site plan design and having the final construction bid & permits the bank requires.  Sometimes inexperienced developers wait until after final site plan approval to start, the building design by the Architect and getting complete bids.  You had your Architect and Contractor on board during the site design process.  Do you agree this was critical for your project?

Ed: It was essential. I believe the site design process is essential to understanding the full scope of a deal’s feasibility. 

Marc:  What did you find the most challenging so far and why.

Ed: Keeping a detailed checklist, timeline and prioritizing all of the items was a challenge as we neared the final stages of the project. Large companies have teams that manage this process, and, in our case, it was me and the Storage Authority team.

Marc: Did Storage Authority meet your expectations? And what can Storage Authority do better to assist the next Storage Authority Owner?

Ed: Storage Authority exceeded my expectations. As for what can be improved, you all are already doing it. From enhancing your web platform to providing new operating guidelines your team is innovating to help me the other Owners be successful. 

Marc:  Thanks for share your experience and thoughts. One last question for now.  Are you excited to start your self-storage marketing and renting up your facility?

Ed: Marc, we are ready to get this one leased up, so we can get back to work with you and the team on our next project.

New Sign SA

Houston Rendering


The Storage Authority Marketing & Sales Advantage for Higher Profits!

Why don’t most self storage implement a marketing plans?  Simple it takes a lot of self storage marketing experience, time and money just to develop a marketing and even harder to get your staff to implement.  This is great news for Storage Authority Franchise owners because not only do we know what works, you will have your  sales and marketing plan ready day one but even more important is we have the secret sauce of how to implement a successful marketing plan.

The Storage Authority Marketing & Sales Advantage for Higher Profits!

 We Bring the Ritz Carlton Experience to the Self-Storage Industry!

Simply put Storage Authority Platforms & Systems makes for happy customers and allows Storage Authority Franchise owners to charge premium rates for higher profits.  Storage Authority Franchises are the market price leaders, often renting up much faster at rental rates higher than their competition.


Sales and Marketing is 50% the environment and 50% people driven. Storage Authority Franchise owners start with the next generation facilities designs and the platforms, systems, tools, training, manuals and a detailed facility-specific marketing plan.  The Storage Authority Manager driven system is backed up by both the franchise owner and Storage Authority experts available 24/7. Storage Authority has replaced the losing one-month free marketing strategy (which costs a facility over $50,000/yr. in profits) with “it just feels right” feeling, sales and marketing.

The Storage Authority over the top sales, marketing and customer service philosophy is shared in detail with every potential franchise to confirm they believe in our marketing strategies and plans and are ready to embrace them before they are approved.

Manager Training & Marketing:

 Managers are hired for their friendly personality, and sales and marketing abilities and are taught the Storage Authority sales and marketing.  Some examples items managers learn starting day one:

  • The Storage Authority standards and systems must be followed. Storage Authority is available to help and will do regular inspections and checks to help each manager and owner succeed.
  • Individual facility Unique Selling Features.
  • What makes us different.
  • With every feature a benefit must be provided and often an action. Never “we have 10 sizes” but rather “we have over 10 sizes so you only pay for the space you need.  Let’s go take a look at a couple of units and find the right size for you.”
  • We are not in the self-storage business but rather in the business of being remarkable, wowing our customers and providing over the top customer service. Storage Authority managers are trained how to be exceptional without giving discounts.
  • Customers are looking to solve a specific need or problem. Storage Authority managers learn how to determine their needs, so we can rent more units.
  • Renting units at a premium price is about building trust.
  • We are the experts: We quickly assess the unit size range a customer needs and show them a unit.
  • People enjoy doing business with people they like and trust. Storage Authority takes every opportunity to provide the “it just feels right” feeling for more premium rentals.
  • Self-storage typically has a three-mile radius customer base. Storage Authority uses state of the art Geo Centric Target Marketing for 3 Mile Domination. (And maximum results for the least amount of time & money).

Storage Authority managers have detailed scripts they must learn and adhere to including the following scripts:

  • Walk in Script: Introduction: shake hands – name – show a unit – confirm a unit -ask for sale (one extra rental per week = $93,600 in profits a year)
  • Overcoming concerns & asking for the rental again script
  • Phone rental script.
  • Completing the rental agreement script.
  • May I have your number (to follow up) script.
  • Follow up script
  • Autopay script – for an easy extra $30,000 a year profits and more time.
  • Insurance script
  • Disc Lock script for a safer facility and more profits
  • Box & product script
  • Thank you, script
  • Rate Script ($15/month average higher rent for 500 units = $90,000 in profits a year.)
  • Before & after hours kiosk & website have their own scripts as well (one extra kiosk/website rental per week = $93,600 in profits a year)

Storage Authority managers have a list of daily, weekly & monthly marketing duties they must adhere to that is completed because they are completed regular they become a habit. Examples:


  • Walk site twice daily for security and ensure the facility is super clean.
  • Contact at least five customers a day.
  • Call at least one business a day to introduce Storage
  • Follow up daily with past prospects.
  • Walk the site daily – check units & facility super clean.
  • Social network posting.
  • Ask for referrals.
  • Ask for online reviews.
  • Sandwich board & banners out at street side daily.
  • Constantly remind the customer on every contact they are special by providing the little things that count –Example: free soda or bottled water carried out to them at their unit on a hot day.
  • Carry customer products to their car.
  • Visit renters on site.
  • Provide over the top remarkable service.
  • Candy bowl overflowing.
  • Offer free use of our “commercial car wash” vacuum.
  • Surprise their customers.


  • Visit local business 2 hours every week (10 businesses a week)
  • Weekly marketing project – often co-marketing projects with local businesses.
  • 101 weekly marketing projects are provided in Storage Authority Founders Marc Goodin best-selling self-storage book CRUSH your Competition
  • Facebook Friday special.



  • Improve drive-by impressions
  • Visit top 40 business monthly
  • Volunteer 4 hours a month on company time.
  • Each month meet, email, mail a different major customer resources such as real estate agents, funeral homes, town hall, police dept., car dealers, universities, attorneys ect. and teach them how and why to refer to Storage Authority self-storage.
  • Monthly Marketing project.
  • Monthly marketing calendar used for month specific marketing for example:
    • Visit, email, and mail in October for winter vehicle storage
    • Pumpkin giveaway in October
    • College Campus marketing in March
    • High School car was in May
    • Free hot dog & Hamburg lunch cookout 3 times a year
    • Plant flowers in spring
    • Holiday marketing


Special Marketing projects and new marketing projects.

Storage Authority New Generation Facilities

  • Minimal lighting replaced with brilliant LED lighting.
  • Keypad entry replaced with cell phone app entry with geo-fence.
  • Multiple ways to rent & pay including high-tech kiosk at every facility.
  • Management program, security, gates & cameras all are cloud-based to detect problems & resolve immediately, even from off-site.
  • Over the top landscaping provided to provide the “just feels right feeling” as a customer drives in.
  • Free use of exterior “commercial Vehicle vacuum for clients.
  • Large professionally design monument & building signs. Rent 24/7 Here kiosk signs.
  • Customer Coffee bar. Free coffee, bottles of water and soda.
  • A Remarkable oversized retail office that provides that “just feels right” feeling.
  • Remarkable landscaping.
  • Free Wi-Fi for our customers.
  • Additional or specialty services such as wine cellar, power for car storage or pharmaceutical reps, extra secure fire rated rooms, handicap rooms.

STORAGEFINAL2 Storage Authority Mulbury FL

Storage Authority New Generation Service:

  • Our motto: shake hands, call them by name 3 times and ask for the rental 3 times.
  • Great customer service replaced with over the top remarkable service.
  • The best guarantee in the business.
  • Clean, replaced with spotless and beautiful.
  • Staff empowered with solutions to solve problems immediately.
  • Staff provided the resources, so they can do a better job and get more done in a day.
  • Staff regularly secrete shopped to confirm Storage Authority Standards are met.
  • The Staff has uniforms and dress codes for a professional appearance every day.
  • The Site is walked two times a day to keep spotless and lock checks. (renters sometimes lock unit open)
  • Every customer is treated like a Million dollars on every touch.
  • Bringing the Ritz Carlton experience to the self-storage industry.
  • We understand customers are looking to rent and we make it easy for them to do so on the first visit or phone call. And if they do not we will call them back in 1-3 days.

Storage Authority provides:

  • Geo centric market.
  • 24/7 Marketing & Sales hotline to assist franchisees.
  • Systems and platforms to be professional starting day one.
  • Marketing materials and sample marketing letters for different groups.
  • Marketing & Sales start-up training and ongoing training.
  • State of the art website and SEO.
  • Operations & marketing manuals.
  • Storage Authority has multiple vendors on board to provide the best customer service including movers, valet service, tenant insurance providers, merchant providers and more.
  • Storage Authority is constantly reviewing options from the self-storage industry, other industries, and our franchisees to provide more options and systems to gain additional renters at premium pricing and to better serve our customers.
  • National brand marketing.

Storage Authority New Generation Marketing

  • Both High Touch & High-Tech Marketing.
  • Social marketing daily on Facebook and other social networks.
  • PPC marketing-lease up accelerated.
  • Online rentals and reservations.
  • Rent here 24/7 Kiosks.
  • Every renter given the opportunity to make $30 and give $30 to a friend with our referral marketing.
  • $17.95 locks on sale for $12.99 means every customer buys a lock.
  • Autopay with 90% penetration.
  • Paperless contracts/receipts for customers who want email copies
  • Phone rental calls automatically recorded to management software for swift follow up.
  • Text marketing & payment collections directly from management software.
  • Employees empowered to help drive business.
  • Employees are educated on networking for profits.
  • Free Rental truck for new renters.
  • Seasonal marketing: festivals, holidays, winter car storage, campgrounds, college students, etc.
  • Special marketing promotions with local realtors since they represent the highest proportion of self-storage tenants, someone moving.
  • Phones answered by on-site manager 1st (most knowledgeable) then rolled over to call center.
  • Manager is the highest common denominator (vs the lowest for the REITs) for the closing the rental. Starts with the on-site manager answering the phone vs an out of town call center.
  • Storage Authority employees are kept active and engaged with a purpose to help them drive better results.
  • Owners are part of the local community and a large part of the sales and marketing team
  • Home-town self-storage creating a value to the community & local businesses
  • Cross marketing and promoting fellow businesses in three-mile radius
  • Storage Authority Value coupon envelope for every customer who takes site tour. Envelope is filled with local businesses discounts to promote community relationships & compound referrals.
  • Welcome cards and emails with referral bonus on move in’s and thank cards and emails with future discounts when our service is needed again on move out’s.

Storage Authority -Target Marketing Partners:

  • Moving Companies, Truck Rentals (that don’t provide self-storage) & Senior Move Managers –

Co-operative marketing and referral partnerships opportunities

  • Real Estate – Realtors / tittle companies / mortgage/ Home Inspectors / Staging / Designers

Great for cross-marketing

  • Apartments / Condo HOA’s –

For their move-in Packages – Self Storage Rack Cards with a coupon for move in packets, helps         leasing consultants overcome an objection of downsizing to an apartment.

  • Senior Communities – 55+ Mobile Homes / Assisted Living & Independent Living

Do they do move in Packages?  Resource Center?

  • Senior Care Providers – like home health care services. Cluttered homes are a safety hazard and they can recommend storage is they don’t want to part with the items.
  • Child Centers – Daycare /After School/ Recreational like ballet, karate, sports: – Families need storage
  • Restoration Companies/Disaster/Construction Companies – Emergency cleanup and store items able to salvage while the home is being restored.
  • Pharmaceutical Reps—They will target climate control units that are central to their distribution location, that will receive packages for them and store their sample drug inventory, marketing materials, and literature.
  • Insurance Companies –

Auto/Boat/RV – (their clients may need a place to store these) Homeowners – Buying/Selling –      they call their insurance provider – may need temp storage or downsizing.

  • Bankers and Attorneys—They are a perfect source for referrals and often need your self-storage services for time-sensitive record keeping complying with their industry regulations.
  • Schools – Public & Private / Elementary – High – Families & Faculty need storage

What marketing opportunities with local school to participate in.

  • Teachers – Teacher Lockers to store supplies during the summer and keep home clutter free.
  • Colleges – Focus April & August – Student Flyer – Students use storage between summer semesters. Lockers during the school year to keep personal items locked up.
  • Funeral Homes/ Crematoriums

Families need quick storage to clear out the house for sale, time to grieve and then go through stuff and decide to keep or give away.

  • Local Businesses / Restaurants / Dr. Offices / Retail / Thrift Stores – store extra inventory, business records, catering supplies
  • Laundromat, pizza places, etc. Look to see if they have community boards, place to put our display – Get lots of traffic.
  • Home-based businesses – HVAC/Sales/Accountants/etc. – We accept package and deliveries, store inventory, equipment, business records.

Self Storage State of the Union-Tips you can use Today!

February 2018 Newsletter

2018 Self Storage State Of The Union

New Construction is the Story of 2017 & 2018!

Self-storage records were broken in 2017 and looks like even more will be broken in 2018.  52 Million square feet of new self-storage may sound like a lot, but unless you are in one of the top 10 metropolitan cities it will have little effect or even a positive effect on your Storage Authority Facility. 40% of these new facilities were built in just 5  cities.  And take one of those cities, Miami for example, they still need new construction to meet the demand. But the immediate concern is when you build 2 – 200,000 sf facilities on the same side of town it is going to increase the rent up time from 24 months to 48 months. The 1000 new facilities equate to a 2-3% increase in the number of facilities but if you look at the average over the last 10 years it is well under 1% growth leaving unmet demand in many locations throughout the US.

In 2017 many operators exceeded their 12 – 14 month projected rent up timetables. And vacancies remain at or near historic lows with increased rental rates.


Whether you like or hate Trump the good news is the new tax codes provides immediate tax savings for savvy self-storage owners. Now if you do component depreciation the previous 5yr – 7 yr and 15 yr component depreciation items can be depreciated in the first year!

Future Development

So what does this all mean?  For the REITs and large developers who want to add 5 or 10 or more facilities to their portfolio, it means it will not be easy or cheap in 2018.  The self-storage facility inventory for sale continues to be very low and continues to be priced high. The large players like to be in metropolitan areas where they can have multiple large facilities and these are the areas where the bulk of new facilities were built in 2016, 2017 and will be built in 2018 and 2019.

For the individual investor and Storage Authority Franchisee all the new construction and associated abundant news is good news in many respects as it is bringing in new technology and new renters using for the next generation self-storage facility.  As long as you are looking to build a single facility outside of the major metropolitan areas, you have the opportunity and luxury to take your time and typically find a location where there are no new facilities in your 3-mile radius.

The new growth has spurred a lot of self-storage technology growth that will make your facility more renter friendly.  This allows you to rent for more and allows you do more with fewer employees.  As the new self-storage quality and security standards are increasing so are the number of people who want to rent at a new generation facility vs an older facility.

Also, the new technology allows us to do a mini demand review in 15 minutes which only a year ago would take two days. Check out https://www.unionrealtime.com/radius.html it will cut your research time by 90%. Let James know Marc from Storage Authority sent you.

Future Profits

Many self-storage will not Cater to the Modern Consumer!
The self-storage world is in the middle of going cloud-based and customer base. In a few short years, we have a two-tier self-storage world. Motel 6 vs the Hampton INN or a $1.99 coffee at Dunkin donuts vs the $4.99 coffee at Star Bucks.  The world needs both but you have to decide which one you want to be a part of and the profits from.  The High Tech – High Touch model may take a little more work but you will make substantially more profits


For most new developers it will take longer to develop a new self-storage from the ground up if you are not multi-tasking all the time.  The Vendor capacity has not caught up with the new development demand so 60-day building designs are taking 120 days.  Building delivery times for many manufacturers is 6 months.

Even bidding has gone form 30 days to 90 days.  In some cases, the bidders have so much work they are not doing the proper work to keep the bids low but rather making a quick estimate and adding 20 or even 30% to the price.  Or they bid the plans your provide which often means they are bidding 75% of the job leaving 25% as extras.   In the past, they would have contacted you to make the bids complete.

Tips You Can Use Today:

  1. Even with great demographics and self-storage demand, a new large nearby competitor can double you rent up times.
  2. In 2018 it is going to be much easier to find good locations for single story facilities than multi-story facilities without
  3. If you are looking for land the new internet-based tools that provide the existing self storage rates, locations, square footage, climate control sf vs non climate control square feet, populations, mile radius maps and the existing self storage square footage per person on a single page will turn two days or research into 15 minute review so you can quickly look at more sites. See Radius for more details on internet research.

SA DE Ease logo smaller 1

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.comor Direct 941-928-1354)

Vendor Highlight

Select Merchant Solutions is the approved preferred Credit Card Merchant provider for Storage Authority.  After a lot of research and firsthand experience, the choice was easy for many reasons. First, we have unbelievable pre-negotiated rates for all our franchisees which will save you $$ thousands per year compared to the other options and the rates are guaranteed.

Everyone touts customer service but few ever provide.  The entire team at Select Merchants Solutions is ready to help us 24/7.  And even better than that we have our own customer Storage Authority National agent John Berry that understands the Storage Authority platforms.  I have tried the others and their guaranteed rate disappeared in the first year and our promised agent turned out to be a random person after waiting on the line for several minutes.

It may sound corny but Select Merchant Solutions really is a small group of professionals with the long-term goal to help us succeed. I am sure their service is why they have been voted best of the best year after year. When compared to the international conglomerate’s alternatives, the difference is huge.

Don’t forget to read the Tips you can use today below to learn if your merchant provider is ripping you off.

$$ Saving tips you can use today


  • Take a look at your current and last several Merchant bills to see if it has something to the effect “there may be new fees and new rates to better serve you” and if you object your option is to provide the 30-day notice you are leaving them.
  • Simple take you merchant Account bill from a year ago and compare it to last months bill.  Chances are very high for the same amount of money processed the bill is significantly higher now due to new rates & fees. Time to change?
  • Exchange fees are much lower for debit cards.  So it is important to let your managers know this so they can get used renters debit cards when possible.  A change in your rental script may be required.  ” our clients love the convenience and no late fee savings of our Automatic payment plan.  If you have a debit card I can get you started now”

Industry News & Tips You Can Use Today


  1. Marc Goodin’s Self Storage Development Book has been updated for 2018 with over 200 development tips.  Available on Amazon or email Garrett@StorageAuthority.com before the end of February for you your free copy.
  2. There are incredible new software programs that can provide the 3-mile competition and the existing square footages, rental rates. population, existing square footage of self-storage per person and much more.  Want to know more email Marc@StorageAuthority.com & Check out Radius.
  3. The SBA standard operating procedures have been updated for 2018 which require owners to manage their own facility, which means most owners who use a 3rd party management company will not be able to get a SBA loan.  Storage Authority franchise has been approved by the SBA.
  4. Two pieces of equipment I find most facilities missing that would help them save time and keep the facility cleaner for higher rents are a cordless DeWalt vacuum to clean units and a $200 rubber maid clean cart available on Amazon.
  5. The presentation of auto-pay is everything, how you say it, how you deliver it and the sub-conscious triggers the customer reads all work as a synergy to optimize your auto-pay program.  As you start lease presentation “All I need is your ID and the debit card you would like to keep on file.” As you swipe the debit card remind the customer their card will be debited on whichever date their move-in date is every month and we will send an email confirmation. Because people stay 2 extra months if they are on auto pay an extra 10 auto pays a month is worth $30,000 a year. 
Self Storage News
2018 will be the first time self-storage security becomes cloud-based.  This means several things such as automatic updates and gives us the ability to access our keypads, cameras & our gate systems from off-site to assist our clients after hours and keep an eye on our facilities 24/7.

Self Storage Articles

New self-storage facility in Broward, FL sells for $15.7M

The seller paid $2.9 million for the 3-acre property in 2016. Records show it scored $8.2 million in construction financing from Stonegate Bank in October. The 84,000-square-foot, climate-controlled facility was completed earlier this year and is made up of two buildings – one two-story building and one three-story building.

All in Build price $11.1M at $132.14 dollars per square ft.

Sale price $15.7M at $186.90 dollars per square ft.

Assuming all numbers are factual seller will net $4.6M in 15 months of developing and this is before one unit is rented.  If the developer would have taken the time to lease the facility up he could have doubled his profits!

The death of the shopping mall meets self-storage development

Goodbye Macy’s, hello self-storage.

Long considered anchors of the shopping mall, many department stores are undergoing a long, painful death. That has left mall owners scrambling to find suitable tenants to fill the large empty footprints left behind. Enter self-storage.

Department stores are slowly withering, as the internet and other apparel retailers suck the life out of them.
*Sparefoot Storage Beat

While conversions are a great option it is not easy to find the empty big boxes as they are often offered to a list or preferred developers before they are offered to the public for sale.

With Storage Authority on your team, we will 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 we have the answer, we will help get you developed and lease up faster than if you were to go it alone. Team up with the experts to maximize your profits.


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

“You cannot change your destination overnight, but you can change your direction overnight.” ~ Jim Rohn

Recent Storage Authority Blogs You Will Enjoy!

Complete Storage Authority News Room 

Self Storage the Art of the Auto-pay

More big box retailers closing – Think Self Storage Conversions!

Recent Storage Authority News Letters

Storage Authority -Jan. 2018 Newsletter- SBA Lending Updates

December 2017 Newsletter. Let the experts help you find Land. Storage Authority & Morrow Hill

November 2017 Newsletter: When should you start your self-storage construction financing plan?


Please share!      We Love Referrals.

Storage Authority
677 N Washington Blvd.
Sarasota FL 34236

www.StorageAuthorityFranchise.com         Garrett@StorageAuthority.com

Chapter 8 – 10 things to consider to find an A+ Site

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  1. Location, Location, Location. This is the single most crucial factor in the success of a self storage business. The majority of your rentals will come from drive-by traffic. Out of the way locations typically struggle to get customers compared to main street locations. The best properties are on a main road with an average daily traffic volume of at least 10,000 vehicles per day with a preferred average daily traffic volume of 20,000 plus vehicles per day or greater. These are often State roads. Of course, due consideration must be given to surrounding population and how much of the potential renters should be proportioned to existing or other planned self storage facilities nearby. Often you can get roadway traffic counts from The Department of Transportation.

Think retail. Would you put retail on a back road or behind another development? No and the same goes for new self-storage developments.

  1. Unmet Self-Storage Demand is just as important as location! For a quick first total demand review, you can use 8 square feet of self storage demand per person, in a 3-mile radius. To get the unmet demand the square footage of the existing and planned self storage facilities in the 3-mile radius will need to be deducted from the total demand. For rural areas with little competition you may draw from a larger area. For large metropolitan areas of high population, the demand area may be smaller. Higher population density is often better because it is easier to have better service and out market the competition and get more of your share of renters than find renters that do not exist.

Too many people tell me they are about to build self-storage on land they own or located because self storage is needed in the area.  And they are right about half the time. Not a good enough percentage to move forward with a multimillion dollar investment. In the end, new developers are going to need help to make the final decision. But you can rule out some properties with a bit of effort and determine which property in an area would be the best one to choose for a feasibility study.

First you need to determine the existing population.  The population can be provided by many realtors or is often provided with many property listings. There are also several on line programs that can provide the population.

The unknown is the demand of square foot of self-storage per person.  And there is not one size fits all locations correct answer since demand can and does vary from state to state and even area to area within a state. Demand in the end is not a square foot per person but rather a square foot/person where facilities reach equilibrium (90% -+ full) at acceptable rates.  In other words, demand cannot be determined in a vacuum and must be used in conjunction with a review of the existing market occupancy rates and prices.  Be careful not to assume full means there is a need for more facilities.  Full with a regular 10 x 10-unit renting for $70 is not a good sign while 10 x 10’ renting for $160 is a great sign.

For many urban areas where there are numerous self storage facilities to choose from the draw/competition area of 3-mile radius is commonly used.   And the demand of 8+_ sf per person can be used as a temporary starting point.

So, if the 3-mile population is 30,000 the total self-storage demand would be:

30,000 people x 8 sf/person = 240,000 sf of self-storage needed.

Next you need to determine the location, number and size of the existing self-storage in the 3-mile radius.  Most novices underestimate the number of nearby facilities.  You can use google earth pro or “google nearby” to help you find the 3-mile facilities. On google earth pro you can draw a 3-mile radius and visual search for the self storages.  For a given address on a google map you can enter self-storage in the nearby tab and it will show the nearby self storages. But it does not go over town lines, so it is tricky to get all the facilities. This is considerable work to make sure you get it right but can often give you a quick count.  You may be able get the existing square footages from the land records or scale from google earth pro, again a lot of work.  Or you could use a real rough estimate of 50,000 sf of self-storage for each facility with a square footage check as part two of your demand study.

So, if you had 3 existing self storages in the three-mile radius you could temporarily assume that: 3 facilities x 50,000 sf/each = 150,000 sf of the existing demand has been met.

The needed demand for this case would be:

The total demand of 240,000 sf – 150,000 sf existing = + 90,000 sf. demand needed.

You would also need to subtract the demand for any facilities under construction or in the approval process.

You can see a sample mini demand study at the Storage Authority News Room

The good news is there are programs that can quickly determine the population and the existing self storages and even the square footage of the facilities, so the existing and unmet self storage demand can be determined quickly as part of a preliminary study.

One developer who recently contacted me did his own demand calculations.  When I emailed him back our check of his findings with an online demand review he said “ Wow what you did in 10 minutes took me over 2 day to do by hand.”

Below is a screen shot of the Radius program we use to determine the existing self-storage demand & population.  It also does a ton more, from providing the existing self storage square footage, the names of your competition and the rates of your competition.

The program is available at : https://www.unionrealtime.com/radius.html

I suggest you set up a demo with James de Gorter the co founder of Union Real time. Here is a link to set up an appointment on his calendar  https://calendly.com/radiusteam/radiusdemo

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This location is a 3-mile radius review for one of the FL Kmart locations closing this year.  While it shows the existing self-storage is 7.36 sf per capitol (see bottom left hand side) the key is the fact that there is only 0.69 sf/person of climate control.  So, this is a great location to investigate further for a big box conversion to climate control self-storage.  If you want to learn more about this program or even conversions email me at marc@storageauthority.com

Of course, Storage Authority and our national brokers will help find and review your potential sites, saving you mega hours.  Better yet we will even help you determine the best areas to look for land in your neighborhood.

The occupancy of the existing facilities (and their rates) can tell you a good deal about the local market demand.  You should stop by a couple and call a couple to get their rates and see if they will tell you their occupancy even before you start looking for land.

In the end, there are many important factors in addition to demand so a feasibility study is highly recommended. For your planning purposes, each can cost $6,000 to $7,000.  If you need preliminary assistance with your initial investigations or need a recommendation for a feasibility expert email me at marc@storageAuthority.com and I would be happy to help.

  1. Dry flat usable land with no restrictions can typically support 10,000 to 15,000 square feet of 1 story self storage buildings per acre. I recommend you use 10,000 sf per acre before you have done your due diligence. I have not found many parcels without restrictions of one kind or another, so it is prudent to do significant due diligence to determine if a parcel of land is suitable for your needs and to determine a fair purchase price of the land.

The shape of the land, topography, wetlands, drainage, flood limits, neighbors, building design, and zoning requirements can have a significant impact on the final building square footage. Some towns, for example, only permit 50% impervious lot coverage for the buildings and pavement, other towns do not permit a new self storage within 3 miles of an existing facility. Regulated wetlands setbacks or wetland buffers often vary from 50 feet to 150 feet from the wetlands in many locations. On site storm drainage detention, if required can require a half acre or more land. High parking requirements in some towns can also limit the amount of buildings.  In other words, the regulations can significantly reduce the amount self storage permitted. Often self storage is not even permitted in residential zones and other zones.

  1. Typically, you will be looking for 4 to 5 acre or larger parcel of land with few constraints or unusual zoning restrictions for a 50,000 sf one story facility. Don’t overlook the importance of walking the entire property before you make an offer. Water, wetlands, watercourses, steep slopes, easements (overhead wires), abutting uses can sometimes be observed on a site walk.  If you have a civil engineer you are working with, ask him to walk the site with you. It will be well worth his fee, especially if you do not have experience with land development.
  1. Many self storage building manufacturers will provide a conceptual layout plan. This is a good preliminary start, but remember they often do not take into consideration all the land feature restrictions or zoning restrictions.
  1. Early on in the due diligence process you should have the wetlands delineated on the site. Of special concern are vernal pools, special breeding areas, that often require very large buffer areas. Endangered or threatened species should also be reviewed early on.
  1. Consider the limitations and cost of steep sloping land before making an offer. Because single story buildings are often long and because they are only 24 to 30 feet apart they require a relatively flat finish grade. Buildings can be stepped down, but only so much and this also adds to the cost. Filling or excavation on steep slopes can cost tens of thousands of dollars, sometimes more.
  1. Once you find a parcel that appears to meets your qualifications, I highly recommend you have a local engineer do a conceptual plan for you. Ask them specifically about all the utilities, including water, sewer, drainage, and storm water detention. Make sure they tell you about any zoning regulations that may be of concern.  Easy access and street views are two important items to attract more renters.

If you don’t have city sewer you will need extra land for a septic system.  If you do not have city water, you will need room for a well and significant building fire walls will be required that will add substantially to the project cost.

  1. Remember to review the local design and approval process in detail before determining the purchase option time frame. I recommend at least a 6 to 8-month option period to get your approvals, if possible. I also recommend that you include a 6-month extension clause, even if you have to pay to execute an extension.  To get the extension clause approved by the land owner you might have to agree to submit site plan application to the Town by a certain date to show you are moving swiftly forward with the project.
  1. The best sites do not always have a for sale sign on them. We are having great success finding off line parcels.  Fallen down signs, friend of a friend, word of mouth, or land record research have led to best parcels.  I knocked on doors. I called them and told them I was interested in buying their land and asked if we could meet.  If they ask the price you are willing to pay, ask if you can walk the property to help you determine the price.  It often takes two or three meetings of no’s to get to the yes. In all three cases, no one had to pay a realtor’s fee. And even better, they were purchased below market rates.

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5 acres were used on this 9-acre site.  The rest of the land was not usable.