Self storage- Management Software

[Henry Clark]

Was asked a question about which management software to use.

Key discussion points from an operations standpoint:

a. Web based- that way you don't need to do software updates. You can access data from an ipad, phone, pc, etc anytime anywhere in the world. Key if you're on vacation or out of town.

b. Google ranking- If your full, then most of the following points don't matter. The longer a person stays on your website and the more interaction they do, the higher your Google ranking will be. Thus, you want them to be able to do online reservations since this can take a while, versus just clicking through screens. Most people want to be the top Google ranking in a search, but there are too many big players, with far more resources than a Mom/Pop operator. Plus, even if you're the top search, your just one line item. We want to be in the top 3 Google rankings, because the top three get shown on the Google Map listing. This is way more powerful since it shows you as a top recommendation and it shows where you are at on the map.

c. Google ranking- Some management software also have SEO (search engine optimization) and website design options. These tend to make your website rank higher since they are in the Self-Storage business and know the key search words, can keep changing them and they are built to keep the website visitor on your page longer. We did not go this route. We have an independent management software with no web support. Hired a local SEO manager to get us to the top ranking. Took about 6 months. Costs a lot of money per month, so you have to have the number of units to absorb the cost and be in a Rent up phase.

d. Sparefoot- owns Store edge, and others. They just came out about 2 months ago with a charge rule, that if you don't hit 50% new contracts versus reservations, you will be charged at 50%. If you don't use one of their management software.

e. U-Haul- you can use their management software and don't have to use their customer reservation center. If you do use their reservation system, it costs $20 per reservation (or contract???). You also benefit from being on their reservation system if customers are looking for storage rentals while also doing Vehicle rentals.

f. Customer Insurance- pick a management software that has an integrated customer insurance policy as an option. If you use and independent insurance solution, then you have to support two different systems. If integrated, then the customer collection and the payment to the insurer is seamless.

g. Security systems- if you plan to use Security software systems like PTI, then make sure your software will integrate with them seamlessly. Whether this is for gate access or Door access.


Personally, don't get to hung up on this. No big crystal ball, but the industry is consolidating. As it consolidates the support vendors such as Software, locks, security systems, management softwares, etc will start to also consolidate. The big player today, might not be the big player tomorrow.

No recommendations on any of the above. Use what fits your business model.

Just remember to stop and smell the lilies.  These actually taste and look good in salad.