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3milestorage · 3 years

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Self Storage Tools For Success: Radius +

Here's a quick tool I use frequently when evaluating current self storage competition and projects coming into an area. Radius+ is a fantastic tool that everyone in the self storage industry should make themselves familiar with.

Check Them Out https://www.radiusplus.com/

Hey, everyone. Thanks for joining me here for another three minutes with three mile, but it'll probably go a little bit longer than three minutes.

Uh, anyone wanna talk about tool that I love using with my self storage clients of the sites that I managed and sites that I do consulting with. I've used it with some of the challenges i've done in the past.

It's just a really helpful tools that i'm just going to scrape the surface just a little bit of what it can do. But it's something that could be really beneficial for again for owners and managers.

I just kind of get more of, ah, feeling, you know, for what's going on in their area with competition and pricing and news that's coming on.

I'm talking about radius plus and it's funny because I was thinking this story. It's probably a year ago now, at least, but I was doing a consulting gig with a owner here in utah, and they're well on the way on construction.

You know, it was we're talking a few months ahead before they were opening, and they brought me in to kind of helping with from grand opening ideas and pricing and all that kind of stuff.

And so that's what we're doing. And course you know, the first conversation that we had, it was just talking about, okay, you know where you at, you know, it's what's your timeline, that kind of thing. And we got around to getting your competition.

I'm like alright. Why many current competitors, you know, do you have what's the pipeline look like? Anyone new coming on board.

And these owners like what we have right now in our in our told me. But the three mile radius came three miles. Get it three miles and, like we have like 5 competitors in a five mile radius on they're all full.

Five. Cool. All right, good. And you know, my spidey sense is kind of going up a little bit, thinking almost that's quite right.

I'm like, cool. Hey, guys, let's check this out. And so we brought it up. What we're doing is, zoom, call, you know, like this, and I brought it up on the computer and started my screen type in their address and three mile radius popped it up and it was showing, believe 18 competitors in the five mile radius or three mile radius, and they just got kinda quiet, like, you know what? That's what shows. And at first I didn't believe me.

That's what it was i'm like a well. You know who did your feasibility study? Who did you know, the market study to get this green lit? I'm not saying it's not gonna work, is just like this is a kind of low hanging fruit here. On what? You should know what's going on in your market and, you know, they told me and like, yeah, this is a little concerning but let's let's get into it here and it's all worked out.

You know? I'm just we've got into it and open up that there is going gangbusters so that they're doing fine. Just the a little bit of heart attack first realizing they didn't quite know the market as much as they thought they did.

And they were already well, on the way of almost opening. So anyway, I just wanted to start my screen. I'm fuzzy. Do you listen to podcasts?

Price is a little bit more visual. You wanna check us out on youtube or the facebook group? Watch it on there. Let me show you. Here bring it up cool.

And again. I'm just gonna do this really quick. Okay, so this is ah, radius. Plus, go on this button here because this is the tool you'll be using.

And again, this is they have a free trial. Yeah, I would just say anything even if you haven't checked this out yet. Go on. Do the free trial play around, okay, there's again. It's a lot you can do on it.

I'm just gonna show you just a little bit. But that little bit goes a long ways. I'm just kind of show. You gonna go on search here, have ah, I was actually talk to someone in phoenix there is someone gonna pull that one up?

The dinner brings it up. Call. So appear you could set your radius pretty much. Three miles is a good good wanna go with, so i'm gonna stick with it. Three miles radius here.

Cool seat. Brings it up. Kind of doing if you want and you'll see, um, securing supply. Fantastic.

Here's the key is going to show you any plan or permitted sites or coming in the pipeline. That's their currently under construction, and ones there have expanding.

Okay, all information. You really need to know if you're running a storage facility. I don't care if you're just getting into it, just opening or your existing your full. You need to know this information ok and it's the way storages everyone jumping on storage. It's it can change.

Okay, week to week basis. So again, when you pulled your side up again, I recommend this pool of your own site. Check it out, start seeing things. You know you don't like this one here and we'll click on one here.

That one shows. Yeah, you're downtown phoenix under construction. Good to know another one here by the one under construction that's popular in a three mile radius.

And then you can see course your existing locations and click on them get, uh, good idea of what they're charging after facility. So again for pricing comparisons. That's a fantastic tool of that way.

And I love to do more on this tool and kind of delve more into specifics on how to use it. I just wanted to quickly just bring it to your attention.

If you haven't used it yet. Check it out. Okay. Just for this part alone, just to kind of get more of an idea of what's going on in your areas. Far as, uh, what's in the pipeline?

Competitive pricing. And again, you have to go thio that website, get a free trial and play around with it. All right.

So stop sharing that. So, yeah, that's a kind of a quick overview of how I use it for least initially to kind of get a good overview of a facility and on future episodes. Also raise more specifics on how I use it when i'm double more deeply into a project.

Right. So thank you very much for tuning in. I'll see you next time. Take care. Hi, everyone. This is jim again.

If you enjoyed this episode, make sure to visit threemilesstorage. Com for or free resource is on how to grow your self storage business. See you on the next episode.

Step #1 Download my FREE eBook: 3 Mile Storage - How To Stop Losing Leads, Rentals, & Revenue To Your Competition. https://3milestorage.com/ebooklanding/

Step #2 Watch our FREE video series: This is a step by step walkthrough on how Jim saves his clients thousands every month while increasing leads, rentals, and revenue. https://3milestorage.com/freevideocourse/

Step #3 Schedule your FREE revenue strategy session: The goal by the end of the call is to map out a plan for you to increase your monthly revenue by $2,000 per month for your self storage business. https://3milestorage.com/strategycall/

#self storage management #self storage

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3milestorage · 3 years

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Self Storage on Tik Tok

Jim chat's with Frazier Robison and his journey in self storage on documenting on social platforms such as Tik Tok.

So the big question is this. Are those in the self storage industry like us going to be successful in today's market? That's the question, and this show will give you the answers.

My name is jim ross, and welcome to the self storage show. Hi, everyone this is jim ross and the self storage show. It's been a minute, but we're back recording some new episodes. Got a lot more content coming out here the next weeks and months coming up. So we're looking forward to it.

But yeah, we're kind of starting off with the big here. You got frazier robinson with me today. How's it going, frazier? And i'm doing well, good. And maybe some people like who?

But it's it's kind of funny how i, you know, i'm always kind of keep my eyes and ears to the ground on what's going on and who's in the storage business and of all places, my daughter, my 17 year old daughter, just just a couple days ago. What's it been like two or three days ago? She's like, dad, you gotta check this guy out. I'm like why? She's like someone's doing storage on tik tok.

I'm like, are you kidding? Me. Like what? So she sure being? I think you were doing some sort of, uh, like, abandoned unit. Kind of a thing. Like like people laughing with that kind of thing. Like, all right, this is this is pretty cool. So that's how I found out about you reached out to you.

And here we go. Perfect. Yep. That definitely been on tik tok for a little bit now, posting a lot of self storage content there, and I really enjoy it. And it seems that other people have been enjoying it as well.

So yeah, it's kind of fun, especially when you kind of document the journey. I love that kind of stuff. You know it, you know?

Uh, yes, very much the yeah, the one that you know. He's the reason I even started on tic tok. Anyways, he pushed in a lot. You know, he's all social media and goes tik tok in a huge you know, you should go on there. And I was like, okay, i'll try it.

And so that's what got me started. No, it's it's great. You know, his whole models document you don't create another thing. And I went back to your i'd like benji on tick tock. I went back. I was kind of watching the journey over the bit in your story journey. It's it's it's fun. It's a great way toe.

Get to know somebody. But for those that are i'm not. Don't have a phone watch ticked off right now. I want to kind of just talk about it here on the podcast a bit more about your journey. So, yeah, tell us a little about yourself how you kind of got in the storage industry here.

That's a great question. So i'm a real estate agent as well. That's kind a little bit about my background and at the time and kind of where I pushed and focused a little more as a real estate agent was helping investor clients, people that are looking for investment properties.

It could be anything residential commercial, so I had a client of mine a couple years back, um, a few years back now, and she was looking for basically rental properties, apartments, anything that she could rent out that was, you know, a good deal on. And so we we looked at hundreds, and it was until we started to come across some stuff self storage units, facilities.

At the time, I didn't know anything really about the industry. Just knew what a self storage. What a unit was so I mentioned her. I said, are you interested in self storage? That's kind of like you're renting something. So with that way, wanna look?

So we started. Look, a storage facility a little more came across one in particular, and it ended up being the whole down payment was going to be pretty much what she had available for her. He locking every think eso she didn't want to move forward with. In case you don't have any money for expenses so, my brother is also private money fund manager per se him and his partners. They own a private money fund.

And so I sent it over to him, said, you have any investors who would be interesting, this property, as i've done with other properties before when I think it's a good deal on , he messaged me back and he said, you know, actually, I am. I'm interested in that.

So I said, great. Okay, let's look into this. So we started moving forward with the process. He's too far away.

And he said, you know, i'm gonna need to wanna manage this. Would you be interested in that? So we worked out a deal where I ah portion of equity as well as managed the day to day of it all.

And so we end up buying it him and i'm partner on that one and then kind of went forward from there. So that's how we got started. That's cool.

Thats if you could just get the foot in the door sometimes when the and the thing that you had, uh, able to see that there was potential with something like that. You know, it's kind of funny sometimes that stores flies under the radar a lot of places when it comes toe and things like that. But once you get a little taste of and see your like, i'm all in.

That's right. You know, I can't tell you people have, you know, done other like apartments or any kind of real estate, and they try to first storage property and then they're like, all in, they start selling, everything got off.

It's kind of funny how that happens when you start seeing how it just operational life, you know how it works and just the revenue, you know, that's that's there to be taken right here. Yeah.

So i'm working in washington state. Okay, so, yeah, if you're if you're managing, you probably want to find something that's somewhat so i'm not close. You keep an eye on it. Sounds like, yeah. I mean, we've done other things to before, basically, you know, all managed a lot remotely.

And so we just had a couple storage facilities down in oregon, actually, and they were about 4. 5 hour drive for me. Um, and we end up selling those recently, but yeah, I managed them remotely.

And I would have caretaker or part time manager. Um, they would live on site, we would rent out. The house is well to them, and then they would get a little bit of ah, paycheck, help manage some of the day to day stuff. Things that need to be.

You know, units need to be locked out, units to be unlocked, cleaning and garbage and that sort of thing, but yeah, were ableto manage things that air far away as well, uh, no, it's good. It's one thing when it comes to storage to if you have the right systems in place. Yeah, you can get away with that. You could you could manager from remote.

Uh, yeah. Much as possible. So? So i'm just curious. Coming as a newbie. You've been there for a couple of years. Sounds like, yeah. About 2. 5 years since we bought the first one. It was june of 2018.

So you're still a baby? Yes, I like that. Uh huh. But no, it's those two years. I'm just kind of curious. Anything that you've got into it now, you kind of you wish you would have no one then, that you know now, after having a couple years of experience under your belt, yeah, that's ah, we we've done a lot, I think, in the past 2. 5 years, we bought five storage facilities within the first within less than a year of time. So from june 2018 to march 2019 we end up buying five stores, which is so obvious.

Hi. Um, so we still have three of them. And recently, after a year and a half. We sold two of them off, um, the ones down in oregon.

And so basically, we've done different lots of different managing things. I managed myself. We brought on a third party management company, and then we've gone back recently to me, owning and operating it, managing it myself again.

Um, so biggest things i've learned would be that's like that's a great question. I've learned a lot operationally, that would be the biggest take away from having the management companies seeing how they run it, having caretakers or assistant managers, and seeing the pros and cons with those how to better increased revenue, different strategies we can to push rentals and getting them rented out faster.

Eso a lot of those along those lines. So i've learned a ton. I constantly, i'm learning to, and especially even with ticktock going back to that when I post videos, there's things that I i oversee or don't necessarily see the biggest benefit to it, or that it could be improved in this way. It's something I hadn't thought about before, and so people just making all their comments because they're opinionated, which is actually super helpful to me so i'm grateful for it. I'll change things based upon comments because I realized that's a better way to do it. So that's another way i'm constantly learning.

Really, that's that's according to your crowd. Sourcing how toe? Exactly. Yeah, like there was. There was one video I remember watching it was something like your kind of running remotely, you know, as much as possible and reading the units on, then email in the contract.

But it had, like, the locks on it to give him the code. Oh, that was, like earlier video. Then you kind of transition to know. I'm gonna put the tags on. I think you know, stamper tags off.

Uh, i've seen it work both ways, you know, and and certain sites. But yeah, it's just the same kind of thing. You know, you're learning as you're going along and across from the crowd, sourcing the feedback. That's a great way to do it. Actually, yeah, comments on those videos. That's pretty cool.

Yeah, I start to get more and more, you know, as I continue to grow on there, i'll start to get it's normal to get hundreds of comments now, depending on the any given video, but it helps because you get people from all sorts of industries.

You don't realize that when you're posting the video, you're going to reach so many people until you get going with it. And then you get people from all sorts of industries and they'll tell you, don't cut that that way.

You should probably use a different tool. That's what this is called or whatever or and they'll just share things about, um, how it can be improved. And have you ever thought about doing this before and on what not?

And so I kind of take it all in some of it. People don't understand, you know the industry enough. And so that thing when it actually worked or be effective good.

But other times it goes on. I thought about that great and so just being able to reach out to so many people, all with just a post of a video, it's not calling up a million different comments and they just send in stuff.

It's awesome. It's cool. I'm sure you get a lot of feedback in your you know, i'm afraid of getting your hands dirty, getting credit for that.

You know the maintenance and the conversions and all that kind of stuff. So i'm sure you're getting a lot of feedback going on. Do this. Do that. So, yeah, I saw that a command. And make sure you're you gotta take your hat off to you for forgetting your hands or your like that.

A lot of people don't want to do that kind of portion of it, but a lot of time, jeff, you're doing it yourself. You have no choice.

You got yeah, I i enjoy it. I don't think it's the fastest way to grow, but i'm kind of at another point in the past few months where i'm kind of resetting a little bit, building a better foundation, kind of building more of an in house management type style and ultimately, all kind of slowly get myself out of it and be kind of overseeing one of those things of people so we can continue to grow more.

Hello, better rate. So but if you do not right way, actually, I think it's far as you got dirty. They're getting into it. Is that what you can make better decisions later on? Like if you do end up having someone else that's helping you for management overseeing.

You know the pitfalls and red flags and what to look for eso, you know. And there's other people on the other side of coin that just don't know anything and the higher, like a third party manager company.

I hate to say it, but sometimes the third party guys take advantage of them from on their ignorance. They don't know what, how to oversee, about questions to ask, or what red flags like popping up. So no, that's that's your benefit. I've given really getting down and dirty that way because you know what to look for.

Yeah, it's been very beneficial. No, that's great. What was this? E no, you just that's how we communicated to this community thing you're a part of. That's kind of cool with the text application. Yeah, that's ah, that would be another inspired gary v social ideal community for everybody that doesn't know what that is, is community is a text plan.

If you just search the word community in google, it's gonna pop up the tv show. So just google community text platform, whatever. And essentially it's like a social media texting where everybody that is receiving text is receiving a right to their phone, and you kind of have experience with receiving them for me.

Um, when i'm sending them is it just pops up like a regular text message to you. But on my side, if you're the one that has the community platform, I can access it from my phone or on desktop version, and I see it more as an app, and so I can see all the messages.

But I can respond one on one to people as a text. Or I can send out a group message, which you may have seen those here and there to me, and i'll shoot it out to everybody, or I can shoot it out to select people.

And it works a lot different than a group text messaging thing because in a group text message you've got, you know, it says, you know all the numbers or the names.

You know it smacks of like 10 people, whatever, but this is a has a lot more capacity, and so on our side. If you have a community platform, you do pay a cost. For there's a monthly cost for that, um, but I take that in is, you know, business cost, and i'm trying to grow that in a text way, and I see it being very beneficial.

Eso it's been it's been different to use that as well, and i've been doing that for just a few weeks. So yeah, that's that's interesting. I saw that was like how to make sure you brought that up.

So it's really for this episode I want to introduce you to, you know, say hi to everybody in my followers because I love producing content and getting things out there, and you have you have a unique spin on it. As you've seen kind of that document and you don't create just document the process. I think it could be inspiring for a lot of people that are in storage.

Uh, I can knock down interest because i've been a part of it for so long. We're behind the times. Ah, lot for a lot of ways, especially in marketing.

I think of just there's there's so many avenues right now in marketing, I think sometimes it's like the analysis paralysis kind of thing. People kinda overthink a lot of stuff.

Yeah, kind of way you're doing it, I think could be beneficial people just to see of just go just record it just just kind of go with the flow of what's going on in your day to day operations for vendors or for cold storage managers of the storage site. I think there's like people that can take things away from from watching it. So go ahead and tell us working people, you know, look, you up following it and it gets, um, inspiration.

Well, thank you. I appreciate that. S o ticktock. I'm huge on their, um and so that's my biggest focus.

Short form videos. If you're not familiar with what tic tac is 15 to 62nd videos. But fraser, ari I or f r a z I e r r e I if you search that, that's my user name on tick tock.

A zwelling fraser underscore robinson on instagram and frazier robinson on self on youtube and so you can find those on. That's what that's where i'm at. We'll put the link in the description, too, and I can already hear, you know, even though it's just us right now, I can hear people listen. That's going to talk is not like the just the dance. But I could hear what you're saying.

It's not. It is partly, but it xjs fast. Who's jumping on what kind of content on there. It's not just, you know, just dance videos. It's not. It's like I said, my that's how it works. My daughter introduced me to it.

You got some 45 year old 44 45 2 more days. Okay, 44 year old happy birthday, you know, now i'm on it, and that's how it goes. And that's how it flows and changes. And so again, I want people to go check on just to get some inspiration of what you could do on this kind of platform. So I think it's awesome, man. Yeah, I think there's huge opportunity, especially if you have a business or you have something that you can teach a skill. It's really no different than than what youtube used to be.

Everybody accepts youtube as a very educational platform slash entertainment platform, and that's very much so. How ticktock is continually changing if you're any.

If you're familiar with anything about an algorithm, it will shoot you things that you want to see. So if you love d I y stuff and that sort of thing or still storage, then that's what it is going to shoot you on the platform. You don't have to watch little kids dancing. If that's not what you're into, whatever it may be.

So that's great. Well, cool. I'll keep checking the out, man. We'll stay in touch. So thanks.

Be part of this ranger. Hey, thank you so much. Appreciate it. Hi, everyone. This is jim again.

If you enjoyed this episode, make sure to visit threemilesstorage. Com for or free resource is on how to grow your self storage business. See you on the next episode.

To follow Frazier: TikTok: https://vm.tiktok.com/ZMJah1Lu7/ Instagram: instagram.com/frazier_robison/ Youtube: https://www.youtube.com/channel/UCfXTg76QBoiaStx4UsGqHTg Community: Text Me at 360-226-8123

Step #1 Download my FREE eBook: 3 Mile Storage - How To Stop Losing Leads, Rentals, & Revenue To Your Competition. https://3milestorage.com/ebooklanding/

#self storage management #self storage

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3milestorage · 3 years

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Build Value in Every Call

Jim secret shops self storage sites and gives evaluations on high to boost conversions and increase the revenue for your self storage property.

Hello, this is kevin can I help you? Yeah, I was calling to see if you have any storage available? Um, what size are you looking for?

Trying to think, trying to figure that out, actually. Something a little bit larger, its my whole house.

So, how much furniture, big appliances, anything like that? Uh, its three bedrooms worth of furniture. So your standard, I guess. What? Mattresses, and, uh, chest, drawers, that kind of stuff.

Uh, no appliances, though. I don't have to worry about bringing that with me, got ya. So for that, i'd recommend about a 10 x20.

Should be enough. It's about 200 square feet. Um, they're currently going for $155 a month. Okay. Just writing that down.

Okay. Got it. Um, we do require all of our tenants to have some form of insurance on their goods for your convenience. Um, if you're say homeowners or renters doesn't cover off site storage, our policy is $15 a month. It's your five grand in coverage.

And then the only other thing is we do you cylinder locks of this location to kind of look like a cork in a wine bottle. We have them here for $21 if you find one else where you can feel free to bring that in with you.

But if you need to buy one with us, uh, i'll be 21 on top of that. So all said and done, um, you're moving cost should be probably about $61 because it is on a $1 special.

Okay, okay. Dollar for rent and everything. Okay, got it. Uh, and then the subsequent months with that insurance would be, um, $170 even every month after that.

What if I only needed for, like, a month? That's kind of the idea. He's kind of get in, get out. Kind of deal, then. No worries. It would be that 61 moving and then, um, that be it, a long as you're out 30 days later, you wouldn't get charged an additional amount.

Okay. Got that. All right. Okay. I guess i'll let you know then. Okay. No worries. I recommend checking us out, to make a reservation through there or by just calling us back at this number.

Okay. All right. Sounds good. Okay, thank you. Perfect. You're welcome. Have a good rest of your day.

You too. Bye. Okay uh, not bad. Not bad again. Kind of missing a flow of it. All right.

At least there was a greeting, but didn't ask me for my name again. I know it's such a simple thing, guys. I've just introducing yourself. Who am I speaking with?

But just just getting that name out of the way and just starting the conversation that way, it really does set the tone. Okay? It's such a simple thing that's very effective.

Uh,build some rapport in value again. He did ask, you know what am I storing, what size do I need? Um, again, I would like to flip that.

Alright. And not just say what size do you need? Now you're putting all the pressure on me of what are you storing? I get a good size ideas. We can find the right value for you.

Okay. It's again subtle, but it makes all the difference in the world. Have not put the pressure on me of finding out what size, calling you help counsel me through that.

Okay. What's the best size for what i'm storing that we can find the best value. Okay, it's simple and effective. So we got a little through that what size got down to a 10x20

Our great got the pricing. Here's insurance. This is kind of on my trip up a little bit. I'd love to get thoughts on this to all the comments and that when you're getting pricing, great. But then when you start adding insurance and then you have to get the cylinder lock okay to me, sometimes it just feels like you're attacking stuff on, and I totally get it.

That's revenue generation, and that's there for everyone's benefit of having insurance. So bring me the such ok, let me know.

You know, you know, for your added security benefit way, have insurance that's on this package as well. And we're gonna have to have a cylinder lock, you know, for these units to store here.

It says we really prioritize our security at that facility. Make sure goods or secure as possible. And these cylinder locks are the best you can get okay just to something like that, just help me kind of justify a little bit more and build more value in what you're charging me, okay? And the only takes an extra 10 seconds to kind of get through that. It's like, okay, cool.

And it kinda helps me drop any kind of complaints, you know, just just kind of icky feeling. I might get just getting attacked on fees. All right, so think about that when we're giving you pricing.

And again, I do like that. They actually mentioned all that on the call front. I hate going to my secret shop site don't get told on the phone.

Then you go there and then I lost sudden. It's like, oh, yeah, it was a dollar moving special. But now we got this and this and this now, 70 bucks.

Okay? Just sounds like a baited switch. So I love that they're able to put that on the phone. Just build some more value into it. Okay? Help justify the cost a bit more.

Lastly, with the reserve and confirmation, kind of end the call. That way there is no urgency. Again. I love to be a little bit a little bit more urgency of like, hey, we only have a few left of this. The size do recommend to reserve this right now, I get your name phone number to put on this list for you.

Just something. Should we take it out of inventory will say this for you for the next 24. 48 hours? Yeah, that wasn't there.

Okay, so there's no sense of urgency. I don't really have any kind of reason to make sure I follow up with them. And speaking of follow up, there was no question of.

Can I get your information so I can send you what we talk about. Confirm what we talked about with the pricing and the size and the quote again, if you've heard in the stuff in the past, I love being able to get their text to build a send that in a text. Just like, cool. Hey, if I could get your he didn't ask for a name, but again, see if you set it up beginning. Get a name.

Kind of sets us up for the later in the call. Be able to send you a quick text. Just confirm what we talked about. So you have it in writing.

What's a good number to send this to? Okay, just doing that makes you stand out from everybody else. Okay, again, its your customer service.

Now you're getting it to make sure you're able to follow up with them. And that's a whole nother thing as well as the art of the follow up. But again, on as far as the customer goes, I would love to be able to get that in writing in text, that what we just talked about because we all know, you know, if someone's calling around, they call 3, 4 who knows how many locations, kind of price match and see what's going on. If you send a text that way, boom, they're on their phone that you already you already established that rapport little bit a little more of a connection rather than just trying to keep track of it right in prices down. So, yeah, hopefully all these calls you're listening to your starting pick up on things like, oh, I like that idea. I like this idea.

Um, this is not meant for me to be like just writing all the calls because there's a lot of great calls out there. Its a art of continually improving your sales. Presentation and man, and once you kind of lock that in on getting those that set up on the greeting and building rapport and value.

You know, qualifying the needs, setting up the pricing and reserved and confirmed kind of getting those pieces in place man you'll just kill it.

They'll stand out from everybody. And it's not that it's not that hard just to kind of take some practice. And so we're listening to these calls and and listen to real calls on some of my evaluations afterward.

Ah, I think it's bound to help your own call as well. Uh, just listening to it and that kind of brings me to something real quick is if you already have this capability, set it up like a tracking number. They're really cheap, inexpensive, that we can listen to your own calls. Okay. And trust me, you're gonna be your own worst critic listening to yourself and your sales presentation. But it's the quickest way to make some changes quickly in your sales presentation. You'll start seeing the conversion go immediately up.

Okay, so that that's the whole point about doing this serious. So hope you're enjoying it. I think it's fun for me, too. I like doing this kind of call so i'll keep them coming.

Take care. Hi, everyone. This is jim again. If you enjoyed this episode, make sure to visit threemilesstorage. Com for more free resources on how to grow your self storage business.

See you on the next episode.

Step #1 Download my FREE eBook: 3 Mile Storage - How To Stop Losing Leads, Rentals, & Revenue To Your Competition. https://3milestorage.com/ebooklanding/

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3milestorage · 3 years

Text

Don't Just Jump Right to Size and Price

Can help you? Yeah. I was calling to see if you have any storage available? Um, I have 10x20's available they're $185 a month.

Okay. Just write that down here. A 10x20 is that what you said? Yeah, and all my other smaller ones I believe were all taken right now. Okay. Got it.

All right. Guess, that's it. Yeah. Okay. Yeah. Let me know if you want to get that set up, we can do electronically, or I could meet you up there and do that all right.

Sounds good. Thank you. Thank you. Bye. Wow okay, that was that was short and sweet.

Uh, about a minute into it. Uh, when it comes to these calls, even when you're full. Okay. You still wanna have ah, framework?

To these things. You know, if you heard anything things i've done in the past with these ever call counts series, is you have a greeting, you build some rapport , build value in what you have.

Qualify, you know, their needs. Get the pricing and then reserve a confirm. Ah, sounds like, you heard it.

Just skip right to the punch of yeah, we got 10x20's $185. That was it. You're kind of missing an opportunity here. Okay, of first, have a bit of a greeting.

Asking who is calling on getting my name. Buildings, you know, a quick rapport saying okay, what do you storing?

What do you need? You know, for for storage. And then great. If it's a fit for that size unit.

Perfect. Okay, uh, just have a little bit ahead of time. I'm just building that value of what you have available. And if it's a good fit for if I if I need a 10x20 and it's what you got?

Perfect. Um, just kind of went straight to the punch on that one. Uh, this is all we got. This is our price.

That was it. So again for the sites that are in this position. Okay and again, a good position to have, again. That's a whole other thing we could talk about it is that you should always have some availability in certain size units because that means you're probably not charging enough.

But we're getting some of that revenue management how that dovetails into these kind of calls but again, yeah, if that's all you got is a certain size.

Okay, great. But still hear the call out? You know hear that person out? What? They need certain sizes. Hey, maybe that's all it needs. A certain if it's small size, and that's all I need.

We'll still get that information from me, because, hey, maybe you have, ah, list of when someone's gonna be moving out.

You could give them a call back and a quick follow up again. You maybe you haven't even asked me? Do you need it right now or do you need it maybe next week. You know, what's the timetable here? Maybe I can I can work something out with you.

So how that in mind if you're in that position of, you're full. You only have certain amount of units available. Again, don't just jump right to the punch of this is my price. This is my units availability, you know, take it or leave it.

No, it's still the same kind of sales presentation. You want to gather because again you get your list put together for any vacant units that come up in the future.

Maybe have some alliances built around you could maybe help them. They need it right now. You don't have that size available. You can send them somewhere else that you've maybe built some competition alliances together with again helping the customer.

Okay, that's always the of all the things we're talking about here and again, I know sometimes I may rag on the managers at times, uh, answering the calls, but it's always for the for the sake of the customer. Bring the most fire to the customer.

And, you know, a call like that, didn't really serve me whatsoever. So have that in mind? You know, if you're in that position for next time, that that phone rings, take a little bit of time.

Okay. All right. So, again, enough for that call. Let's move on to another one. Hi, everyone.

This is jim again. If you enjoyed this episode, make sure to visit threemilesstorage. Com for more free resources on how to grow your self storage business.

See you on the next episode.

Step #1 Download my FREE eBook: 3 Mile Storage - How To Stop Losing Leads, Rentals, & Revenue To Your Competition. https://3milestorage.com/ebooklanding/

#self storage management #self storage

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3milestorage · 4 years

Text

Who's Got Your Customer?

Hey, it's jim. On this segment of three minutes of three mile. I want to talk about a question that I often ask myself, and that is who's got my customers?

Okay, when i'm running a facility with my property management company or if i'm doing a consultation with somebody, i'll ask them that. Okay, who's got your customers?

And sometimes it kind of takes people back a little bit. Well, quite frankly, your competition does all right. We can't create a demand for storage.

You know, people need it when they need it. Okay? But it's our job to market ourselves correctly so that people decide that they are in need of storage.

That your top of mind and they are calling you versus your competition. So again, you ask yourself that question. Who's currently getting my customers?

Because I guarantee you you're not getting not getting all the rentals in your area. It's otherwise you're you're competition would be empty.

All right, so so why in the world with that customer that move all the items in your competitors facility, why did they choose them over you?

Okay, be honest. Uh, make it hurt a little bit okay. It might hurt, you know, a little bit to kind of put yourself in the position of why did they choose them did they have better online attention than you. They have better drive by visibility is the manager or call center better on the phone than you?

Okay? I want you to take this personally. Like I said, make it hurt. Make a hurt a little bit or a lot.

Uh, you know that customer, you know, that should have been coming to your facility to rent from you. No. No, they they're giving your business they're given your competition their business there, given their competition, more revenue.

They said no to you. They said yes to somebody else. Why? So ask yourself that question, you know, did you even give yourself did you give yourself a chance to even get a swing of the bat?

You know, just, uh did you get? Did you even get the call? Okay, that's one thing getting a call, and then they choose somewhere else.

Okay, I get you didn't have a chance to present your offer to that customer. So, you know, ask yourself. You know, that that question start factoring in some of these things of looking at your marketing, even giving yourself a chance to get that rental if not why?

Okay, got to be really honest with yourself. So, you know, I always ask, you know that to my potential clients, when we're discussing about possible managing their property, not ask, you know what you're currently doing to give yourself, ah, chance to get that rental versus, you know, the guy down the street and just kind of phrasing it that way.

You start kind of going through your own, your own marketing, what you can do better. What's working I can focus on is already working. And make that even better.

Okay, it's just a it's a great, quick way to get insight, uh, into your operations and marketing and kind of see it again, where you're at now, where you want to get to and kind of building that roadmap and that path to make things better. So again, we'll leave it that.

Ask yourself that question. Who's got my customers? All right? Now go. Dominate. Hi, everyone.

This is jim again. If you enjoyed this episode, make sure to visit threemilestorage. Com for more free resource on how to grow your self storage business.

See you on the next episode.

I guarantee you're not getting all of the customers that you could be getting in your local self storage market. Here's an important question I ask myself for every location I manage..."Who's Got My Customers?" and how can I boost the odds that potential customers choose me over my competition.

3 FREE Steps To Start On The Path To Dominate Your Local 3 Mile Market

Step #1 Download my FREE eBook: 3 Mile Storage - How To Stop Losing Leads, Rentals, & Revenue To Your Competition. https://3milestorage.com/ebooklanding/

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3milestorage · 4 years

Text

I Can't Compete Against Them

Hey, it's jim. About six months ago, I took over management of a location. I remember this owner saying, in the last year has had three new competitors.

There's a there's a running theme of three you're going on, but you have three new competitors open up in this market. Him saying that they were new or training. You know, he just he said the words that I can't compete against them.

And maybe you've said the same thing. You know about new competitors coming into your market, okay? And so we sat down, we broke down everything. Step by step on the necessary actions that it was gonna have to take where he was now to where he wanted to get to.

And you know those steps. It's kind of what we're gonna be talking about in these segments here. But I did that with the owner and totally had that were on the same page where he wanted to get to you.

Okay? And I don't care what color's. The doors are for your competitors. Okay? If you do the necessary things that laid out there and the right actions behind them, you can compete.

Okay. How can you compete. You can dominate your three mile market. You really can. I remember this particular facility. Sat it all down, andi. I started with the foundations.

Just start from scratch. And quite frankly, I just I couldn't get the manager on board. Okay. Long story short.

After six weeks, I made a manager change. I'm sure a lot of you can agree that you know the manager will make or break your facility.

I don't care how much automation and stuff you wanna put your facility. Great but a good manager will make a facility, bad managers gonna break it.

Okay, i've seen it time and time again. Anyway, we made that manager change, started over. Went over the foundations. You know, when your target market, how many households in that market competitors set goals together, learn the lifetime value of a customer.

I just learning how to track everything and doing a performance audit together, just setting that foundation. And just after a few weeks, you could just start seeing the improvement happen and you know, i'm happy to say, six months into this process, besides making more money than it ever has, things were running a lot more smoother than they ever have before.

You know, a few bumps in the beginning part of the process. Okay, but now it's smooth sailing, and it great feeling just kind of seeing that when people trust the process. Quite frankly, uh, hopefully with property management a lot of times able to say great. Just just do it.

You know, just this country check. Just do what you gotta do. Kind of like that. It's great. So it makes things less resistance, and we just move on and go for it.

And that's what happened with this particular site. So the reason I bring this up is with these segments, as you're you're listening to these kind of bite size segments, i'm gonna be walking you through a lot of the same things I do with my clients one on one.

So I encourage, you don't just listen, but take action as well. Okay, sometimes it might just be a just a little spark of something like oh, that's that's a good deal.

Go do it. Okay. Don't just listen. You all want to be active on this as well. So again, it's great for free to listen to it.

You know, um, but when people hire me for one on one I get you there faster. That's kind of the idea.

Um, but there is kind of a middle ground as well. If you want to go to threemilestorage. Com you're gonna see some materials there as well that I have available for you. That will help you get there faster.

Kind of where you are now, where you want to get to. Okay, I have it. There for you at threemilestorage. Com so little shameless plug, but got to once in a while.

All right? So again, it's just it's just that right mindset. And again, managers were gonna make or break your facilities. So hopefully owners that are out there listening to this make sure you turn your managers on this kind of content because it does help.

Alright. So again, thank you so much. Now go dominate. Hi, everyone. This is jim again.

If you enjoyed this episode, make sure to visit threemilestorage. Com for more free resource on how to grow your self storage business. See you on the next episode

#self storage management #self storage

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3milestorage · 4 years

Text

What Do You Do For A Living?

Hey, it's jim. Uh, this segment of three minutes with three mile. I just had a funny phone call that prompted me to record this segment. I was doing an interview with, um, guys doing kind of like a virtual booth kind of a deal for their business and just in conversation, you know, ask me, what exactly do you do for a living?

And it made me laugh, because again, i've been in the storage industry for 20 something years now, we'll quit counting after 20 but in a long time, okay? And of course, you see me making content with the video is in the podcast in the summits, great, but do they, you know, what do you do for a living?

No, that's not it. Okay, I do those kind of things to just give back to the industry. It's a great way to network. Quite frankly, get the name out is fantastic.

And I talked about earlier. It's how I learned to talking with everybody else with the summits in the podcast. That's how i'm kind of keeping my finger on the pulse on what's going on on in the industry as well. So selfishly, you know, that's kind of why I do it as well.

And then after I learned great, then I gave it everybody else in the industry and all kind of learned together. So fantastic. Great. But as far as what I do for a living, it's with my management company.

Quite frankly, that's that's that's what brings in money. Uh, but that kind of value so far, every idea is free.

Okay? It's great. It's free giving it out there perfect people that want more of my personal help. You know, one on one with my services and my management company.

Oh, great. That's when you know the services and the fees come in. Uh, you know, so that comes in terms with doing some consulting work.

Kind of one on one. I've got a couple of clients right now. Yesterday signed up doing that, and then, obviously with my third party management services and I focus on the western united states.

No, that's kind of where my headquarters are in salt lake city, utah so, i'm kind of geographically located that way. It's got to be the best value and best services that way. So I focus on on those states. Yeah, with property management.

That's my passion and be able to have more one on one focus and really have an impact on a storage business and their operations rather than just doing the free content that's out there.

Great. Yeah, form or one on one and kind of what I do for a living. It's the property management services with three mile storage, so I want to kind of clear that up a little bit.

So again, it's a lot of fun. It's kind of hard getting your thoughts and a three minute segment, but gonna keep plugging along.

All right. Thanks so much. Go dominate. Hi, everyone. This is jim again.

If you enjoyed this episode, make sure to visit threemilestorage. Com for more free resource on how to grow your self storage business. See you on the next episode.

It's funny how often this question comes up. So here is what 3 Mile Storage does in under 3 minutes!

3 FREE Steps To Start On The Path To Dominate Your Local 3 Mile Market

Step #1 Download my FREE eBook: 3 Mile Storage - How To Stop Losing Leads, Rentals, & Revenue To Your Competition. https://3milestorage.com/ebooklanding/

#self storage management #self storage

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3milestorage · 4 years

Text

Why 3 Mile Storage?

Hey, it's jim! In this episode, let's talk about, well, where three mile came from, the name. Okay, a little different, you know.

Years ago I came up with three mile domination because it's, you know that that three mile anyone that's in the self storage industry, you kind of know that your target market it's a three mile radius.

Now I know in some rural areas might be larger and some really, uh, high density cities. It's smaller, but on average, we all kind of agree that three mile radius market is that your target market that you're focusing on.

And so, yeah, I wanted to dominate that three mile market. And three mile domination, it's still out there. You know, there's a lot of videos with myself and matt van horn at the time, and in fact, I did a quick hits with three mile domination for awhile.

And that's kind evolved into this. With the quick hits in these small, bite sized segments like this like it's kind of fun and they're out there anyway, with the rebranding I wanted, you know, storage the name because hey, in the storage industry. So three miles storage.

And yes, so every time i'm talking about that, everything we talk about in these segments and pretty much everything I do always kind of have on that lens of that three mile market.

You know, when it comes to with the marketing and the sales and knowing your competition and how you're going to properly have a revenue management, you know, ticket at your site.

It's all kind of one of that lens of this is my market. I'm kind of putting blinders on everything else. I'm just focusing on my three mile market. My three mile market. What can I do to stand out?

What kind of make sure my website is the best in my market. What can I do to make sure my sales calls are amazing and standing out from everybody else. You know, just dovetails everything we're talking about, I kind of builds upon each other and just kind of have that lens of everything we talk about is how can we dominate our three mile market with you know what? We're going through what we're talking about. Uh, that's the idea.

All right, so gonna be fun again. Thank you so much for being a part of this journey. We're gonna get into this here. Now gonna start rolling.

Just want to kind of give a little bit of a little bit of back story myself and the company. So you ready? Let's go dominate.

Hi, everyone. This is jim again. If you enjoyed this episode, make sure to visit threemilestorage. Com for more free resource on how to grow your self storage business.

See you on the next episode.

I thought I'd tell a brief story on where the name "3 Mile" came from and why I chose it for so many of my self storage services.

3 FREE Steps To Start On The Path To Dominate Your Local 3 Mile Market

Step #1 Download my FREE eBook: 3 Mile Storage - How To Stop Losing Leads, Rentals, & Revenue To Your Competition. https://3milestorage.com/ebooklanding/

#self storage management #self storage

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3milestorage · 4 years

Text

My Journey in Self Storage

My journey in self storage in under 3 minutes!

Hey, it's jim on this one. I'm going to give you the three minute version of my journey and self storage here. I started back when I was 20 years old. I was living in portland at a time, playing in my rock band and back then my brother who was working in the industry.

And he's like, hey, I got a site you want to run it? And cool band broke up. I moved back here to salt lake city, and I ran a location there for well, about a year at that one location going to school and another opportunity opened up at another location that was too far away.

Took that one lived on that property. Got married, in the meantime. So, we lived in that property lot larger, and I ran my previous site at a satellite locations, so I was running two locations.

There's a lot of work. I learned a lot. Ah, lot of this stuff, I kind of learned by necessity. That's kind of what i'm bringing to you in your segments here. Anyway, long story short went from there, started being a regional manager, are running a lot of locations in the western united states.

During that time, at the height of storage wars, I started an auction company. If you google excel, self storage auctions, problems still see some videos and stuff with me doing that.

It was a lot of fun. Again, we all know how to storage wars, how crazy it was, that was back. He was doing live auctions. This kind of before online auctions took over. So a lot of fun, uh, eventually from there from lots of reasons. I moved on from my position, and I ran my own property management company that was still going on.

I was under three mile domination for a while on the kind of rebranding everything. Now it's three miles storage, and along the same time I was doing that, i'd love to get back in the industry. It's how I learned as well.

So I started that, obviously, the self storage show podcast. That is great, you know, just getting introduced to everybody in the industry. Again, that's how I learned from everyone as well, asking questions, getting know him a lot of fun. So I learned as much as everybody else does, consuming it so it been a great experience on to keep doing that as well. Have hosted a couple large virtual self storage summits, both of them fantastic and learning experiences in of itself putting those together.

Those have been a great success, and i'll continue to do more of those virtual summits as well. So I guess my career industry continues to evolve, hopefully, it will involve ownership in a storage location that eventually that's that's the goals. Or we're working towards that, getting some ownership in some capacity.

I mean, while I continue to build up my management services and continued to bring out this kind of content and interviews with three miles storage segments and self storage show segments. So in the summit that will continue as well, so packed a lot in in that three minutes. But it's it's been a fun journey, and i'm gonna keep going. So thank you so much.

Go dominate. Hi, everyone. This is jim again. If you enjoyed this episode, make sure to visit threemilestorage. Com for more free resource on how to grow your self storage business.

See you on the next episodeHey, it's jim on this one. I'm going to give you the three minute version of my journey and self storage here. I started back when I was 20 years old. I was living in portland at a time, playing in my rock band and back then my brother who was working in the industry.

Took that one lived on that property. Got married, in the meantime. So, we lived in that property lot larger, and I ran my previous site at a satellite locations, so I was running two locations.

During that time, at the height of storage wars, I started an auction company. If you google excel, self storage auctions, problems still see some videos and stuff with me doing that.

Go dominate. Hi, everyone. This is jim again. If you enjoyed this episode, make sure to visit threemilestorage. Com for more free resource on how to grow your self storage business.

See you on the next episode

3 FREE Steps To Start On The Path To Dominate Your Local 3 Mile Market

Step #1 Download my FREE eBook: 3 Mile Storage - How To Stop Losing Leads, Rentals, & Revenue To Your Competition. https://3milestorage.com/ebooklanding/

#self storage management #self storage

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