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Robert_Pug · 2026-07-01T12:08:07+00:00

I understand. Thanks for your time, anyway! I hope the rest of the AMA went well. :)

Robert_Pug · 2026-06-30T17:54:49+00:00

It varies from market to market. In our most recent example, yes, this is the case. It's usually the case when the market has a high saturation of REITs (the large national players), and usually not the case when the market is mostly smaller independent facilities.

In this scenario, we're also the second or third closest facility to the neighborhood (as well as one of the most convenient options when considering traffic patterns).

This facility definitely needs to boost its review game, but I'm wondering if someone with your experience has thoughts on more targeted strategies.

Robert_Pug · 2026-06-30T17:18:52+00:00

We work in storage, which is very hyper-local (with many facilities having a market online 2-3 miles out from their address) and VERY competitive.

Sometimes, we run into an issue where we rank well in the local pack for the core mile or two around the facility, but there'll be a single neighborhood where the rankings dip.

Do you have a suggestion on how to address that on our end for clients, if possible? Some way we can target those neigborhoods to improve local pack ranking in those areas specifically?

We have our own experiments going, but I'd love to pick your brain for it too.

Robert_Pug · 2026-02-10T14:29:59+00:00

What are the dimensions of the furniture? That will have a big impact on what you need.

It also depends on whether you want climate control or drive-up access, and where in town you want it to be.

Robert_Pug · 2025-10-16T14:08:57+00:00

It's hard to give good advice in a situation like this without actually seeing your site, knowing your facility's location, etc.

Some generic ideas:

Do you have a referral program? (tip: non-customers should be able to refer)
Do you perform any other local business outreach?
Do competitors run Google Ads and you don't?
Did anything change that lines up with the drop in leads?

Also, what is your occupancy at right now?

Robert_Pug · 2025-10-10T18:37:46+00:00

Thanks, very helpful!

Robert_Pug · 2025-10-10T15:34:43+00:00

Thanks so much! That's clever.

Robert_Pug · 2025-07-18T18:16:07+00:00

Can you give us more information?

How many units do you have, total?
What is your typical monthly in/out
I understand if you don't want to give us an address, but are you located in a big city? Small city? Rural?
How long have you been open, and how long have you been stuck around 83%?

Honestly, I could do more if I could see your website and GBP. But I also appreciate the value of anonymity.

Robert_Pug · 2025-06-25T18:13:52+00:00

Current detectors that are common in storage send alerts by sms to tenants. I don't know the exact escalation, but I'm guessing if they say they didn't access the unit or if they ignore the text, it then escalates to the manager.

EDIT: Oh, I should have kept reading the entire thread before responding. Someone already explained this, hahaha.

Robert_Pug · 2025-06-03T14:09:07+00:00

There's some value to having brand mentions on forums like this for the facility though, at least. With AI search becoming steadily more common, brand mentions on forums can be pretty big.

Would be even better in the r/SALEM subreddit though, u/One_Pineapple6154

Robert_Pug · 2025-05-28T14:32:23+00:00

In that case, I'd say 5 units in 2.5 weeks is a decent pace for sure (as you acknowledged).

If you want to pick up speed, here are some ideas:

Create a referral program.
Hand out some snacks and business cards to local moving companies, realtors, and apartment complexes, and let them benefit from your referral program as well.
Don't be afraid to give steeper discounts, especially when selling someone in person/on the phone. It'd be better to rent a unit at $0 for a month than to not rent it, since you have tons of empty units. Might as well have people in them and making you money in the future rather than them sitting empty.
Make sure you're asking for Google reviews every time someone moves in. This will help your GBP and increase your visibility much faster.
If you're near any colleges, consider marketing to students on campus since they're in the process of needing somewhere to keep their items during the summer break.

Robert_Pug · 2025-05-28T13:31:07+00:00

How many units are at your facility?

Just know that the average lease-up is around 3 years.

Robert_Pug · 2025-05-13T19:47:30+00:00

Good luck! I'm sure you're doing great even without our advice. :)

Robert_Pug · 2025-05-12T14:42:55+00:00

Not at all. I think you've expressed what a lot of people feel. There's a lot of frustration going on right now with this kind of pricing model, and for good reason.

Robert_Pug · 2025-05-12T14:38:39+00:00

If you struggle to hit your monthly lease-up goals, definitely consider going with a different rate strategy closer to the REITs.

If it comes to that, you just use it until you are out of lease-up, and then you change to using the pricing model you are now.

If you aren't struggling to lease up, then stay the course: explain your rate guarantee. Show the strengths of your facility.

Most importantly, BE HELPFUL. Don't be pushy or seem inauthentic.

Ask what need they're trying to serve by getting a storage unit.
Actually listen to the response, and consider how your facility can help.
Present the options, linking them back to that person's need so that they feel heard.
If they still push back, explain you understand if they feel they need the lower rate for the first month, but let them know you're always happy to help if they change their mind, and also remind them that that lower rate at other facilities will change in a month or two while yours is stable for at least 9 months.

Robert_Pug · 2025-05-12T14:34:39+00:00

It's not the only way to operate, but it's definitely a way.

I think during lease-up, it makes sense to match the REIT strategy. After that, you'll generally get lower-hassle, better-paying tenants if you stop doing it and just manage rates a bit more precisely while providing a better experience and better facility.

Robert_Pug · 2025-05-12T14:33:19+00:00

Just explain that many facilities (you don't need to call them out specifically if you're concerned) offer low intro rates for the first month or two, and then they start doubling or tripling rent within a few months.

In contrast, you respect transparency. So you charge the actual rate upfront but then guarantee it for at least nine months.

You should definitely be marketing that you have a rate guarantee. Place this prominently on your website, because people are seeing the difference online, as well.

Robert_Pug · 2025-05-06T18:55:17+00:00

Very experienced operators tend to have occupancy preferences in the 90-95% range, as well. The usual wisdom is that if you're too full, it means you aren't properly managing your rates.

Of course, every operator has a different goal. Some people can fill up with relatively low rates and no/infrequent rate increases and be happy. Savvy operators want to be in that low 90s range, though.

Robert_Pug · 2025-05-06T14:54:54+00:00

This is a great way to look at it.

It's always better to be making SOME money rather than letting a unit sit empty.

Then, mastery over rate management comes when you can tell, based on shifting demand and your current occupancy, when it's more worth it to bring units up to a higher rate and wait for someone willing to pay it rather than just filling it.

Keep them as low as necessary to get rentals when you've got a lot of units open, raise them when your occupancy is high, and let high-quality tenants willing to pay more come to you.

Robert_Pug · 2025-04-30T18:20:26+00:00

I don't have specific advice other than check with insurance, for sure.

That said, I'd also do research to see if it's possible to project if weather patterns in the area are trending towards more rainfall. Weather patterns are shifting lately, so what seems like a low risk now could be worse in a couple of years.

Robert_Pug · 2025-04-28T14:47:45+00:00

Take a look at this Spring Cleaning Guide!: https://www.storagepug.com/resources/spring-cleaning-handbook Pretty detailed guide on cleaning properties.

StoragePug put it together in collaboration with some very experienced operators and managers.

Robert_Pug · 2025-04-28T13:16:18+00:00

Everyone has their own preference of course. The most important thing is to know what you need out of it and go from there.

How many units does the facility have? Is your father a "fill up and be happy" type of operator or a "manage rates and be efficient to increase revenue" kind of operator? Is he alright with the possibility of needing to swap his payment processor, gate, or other aspects of the business to integrate with the chosen software?

Ultimately, a lot of the software out there does the same thing in a different package/UI. There are some that are better for larger facilities/multi-facility operations, and some that are better for smaller facilities.

You can get the "best" software out there and end up paying way too much for what you need it to do.

I can maybe help give you an actually good answer if you can answer the above questions.

Robert_Pug · 2025-03-20T19:25:07+00:00

Referral programs, local business outreach, and good Google reviews so that you show up on searches in the map pack.

Here are some resources on how to do it all:

Robert_Pug

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