Reports To: District Manager/Regional Property Manager 

Scope and Purpose 

The Storage Facility Manager is responsible for leasing storage units, possibly selling merchandise, implementing networking and marketing programs, customer service, office administration and achievement of budgeted financial results.  The Storage Facility Manager is also responsible for ensuring that the facility is properly maintained, achieved through coordinating and overseeing the efforts of the Assistant Storage Facility Manager, Assistant Storage Facility Relief Manager and/or outside contractors.  The Storage Facility Manager assists the District and/or Regional Property Supervisor in the development of an annual budget and will continuously monitor actual financial performance against the budget as the year progresses.  The Storage Facility Manager shall exercise discretion within company guidelines in dealing with a wide variety of operating situations (i.e. promoting increased rental revenue, servicing tenants’ needs, collecting rents and fees, maintaining the facility, etc.).  While the following information should be considered a comprehensive description of this position, it should also be noted that some responsibilities and duties might not be specifically addressed.  Advantage Management, Inc. emphasizes a team approach and fully expects every person to perform any reasonable task or request that is consistent with fulfilling company objectives.

Duties and Responsibilities 

Consulting: Provides customers with advice and directions on how to store and pack their belongings in their storage unit. Provides customers with names of local moving companies and assists in finding moving services. Provides customers with assistance in determining the needed storage unit size by accessing their needs and physically reviewing the available storage size options with them. Has a strong knowledge of the local community, allowing the Storage Facility Manager to provide customers with directions to key points of interest within the area and/or recommend businesses for use by the customer. Always tells the customer that he/she should consider tenant insurance and informs the customer that their belongings are not covered by the property insurance. Always lets the customer know that boxes may be purchased where available.

Leasing: Answers the telephone in a professional and courteous manner, with the objective of closing the sale and properly documents calls on the traffic logs. Instructs potential tenants about the self-storage process, rules and regulations of the facility, and tips for storing their goods, etc. Prepares and fully executes all documents associated with leasing a storage unit. Maintains tenant files (letters, invoices, etc.).

Sales and Marketing: Conducts marketing for the self-storage facility, in accordance with the guidelines in the Advantage Management, Inc. Self Storage Operations Manual. Develops and recommends to the District and/or Regional Property Supervisor marketing strategies and programs designed to increase sales. Develops and maintains alliances with the local business community, for the purpose of networking and customer referrals. Communicates regularly with nearby company facilities for the purposes of sharing referrals. Develops strong knowledge of facility competition, knows the rates and specials at all times to assist in the sales presentation to potential customers. Prepares any reports as directed by the Advantage Management, Inc. Self-Storage Operations Manual, and any other reports as directed by the District and/or Regional Property Manager.

Office Administration: Timely preparation of daily bank deposits and reports as required by Advantage Management, Inc. Timely and accurate preparation of various daily, weekly, monthly and annual reports as directed by Advantage Management, Inc. Readies the office to enable any Assistant Storage Facility Manager or Assistant Storage Facility Relief Manager to take over the management of the site in the event of an absence. Orders all necessary supplies (office, maintenance and janitorial) for the use of the property using the approved ordering methods. Provides necessary travel for required bank deposits and other approved company tasks. Checks, codes and verifies invoices.
Budget: Provides District and/or Regional Property Supervisor with recommendations for repairs and maintenance items, capital improvements and contract services for review and inclusion in the annual budget. Assists District and/or Regional Property Supervisor with budgeting and recommends rent increases.

Collections: Places follow-up telephone calls for collection of rents. Mails out the appropriate “past-due” letters. Documents all communication (written or verbal) with past due tenants. Responsible for the certification process of tenants in liquidations. Properly conducts the liquidation process for all tenants past due.

Maintenance: Responsible for the maintenance of the self-storage facility. Responsible for having units cleaned and ready to show at all times. Assists in securing contracts from all contractors involved in maintenance for the property.  The Storage Facility Manager is not authorized to sign any contracts, but secures bids and submits them to the District and/or Regional Property Supervisor for review and execution. Performs general repairs to doors, property, cleaning of the self-storage units and overall site cleaning and maintenance including the dumpster area, fence line, aisles and bathrooms. This may include taking care of the landscape areas if this is not contracted out. Conducts a physical site inspection daily of the self-storage facility including lock checks. Reports any incidents to the District and/or Regional Property Supervisor (damage to buildings etc.). Responsible for understanding how to properly operate and maintain or coordinate the maintenance of all mechanical systems on site.  These systems shall include, but are not limited to, security, fire alarm, HVAC, interior and exterior lighting and timers, gate operators, cart and office equipment, etc. Remains available, as needed for various property related emergencies.

Skills: Must have a good general working knowledge of a PC and be familiar with Word, Excel, and the applicable self-storage management system for the property as well as a working familiarity with the gate software. Must be familiar with the credit card machine and its applicable procedures. Requires oral and written communication skills.  Requires the ability to speak using sales techniques. Requires reading skills to the extent of good comprehension. Requires math skills to determine rates and prorates. Must have customer service experience and marketing and sales experience.