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Mr. Mike Gately, CPM

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RE: Climate Control temperature policy

Posted By Mike Gately 04-15-2025 02:38 PM
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We use 50 degrees in winter, and 78 to 80 degrees in summer. This has worked well for many years across several cities with varying climates. Mike Gately, CPM President Emeritus 210-508-6450Trusted Self Storage Professionals

RE: Newbie looking to Self Storage

Posted By Mike Gately 02-27-2025 05:02 PM
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Reginald, My suggestion is save the $25k. Just start attending TSSA functions, including the annual conference. Over my 25 plus years managing/consulting for clients I have worked with many folks who educated themselves by attending TSSA meetings/seminars. You will meet many owners/vendors who are willing ...

RE: Feasibility Studies

Posted By Mike Gately 01-21-2025 09:02 AM
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I have used Jim Stratton, Stratton Research, for 25 years-excellent reputation and work. He only does research-not a competitor. His email is strattonresearch@bellsouth.net. Mike Gately, CPM President Emeritus 210-508-6450Trusted Self Storage Professionals

RE: Rate Change

Posted By Mike Gately 01-07-2025 10:37 AM
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I suggest you leave tenant rates as they are, unless you have a tenant ask if rate could be lowered to current street rate. The fact that market rates on vacant units fluctuate above or below what your tenants are paying is not an indication of fairness. It is fair to charge each tenant the amount the ...

RE: Feasibility Studies - Any recommended fimrs?

Posted By Mike Gately 08-05-2024 04:28 PM
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We have used James Stratton, Stratton Research for more than 2 decades. He does a very thorough analysis that we have found trustworthy. Sent from my iPhone

RE: Door Restoration

Posted By Mike Gately 07-31-2024 02:50 PM
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Our company has used Everbright, and have had good results. If you have oxidized doors in which the paint is dull , but still holding, not flaking, it will restore the original luster. You can test a small area to see if you like the results. It will last a long time. Sent from my iPhone

RE: Rent velocity for new facility

Posted By Mike Gately 05-20-2024 09:33 AM
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Some marketing ideas that may help: Go to area boat and RV dealers and promote referrals-as their customers may need storage when they buy a boat or RV Make sure your on site signage/banners is very prominent/visible to drive-by traffic Get friendly with the managers on your comps-sometimes they can ...

RE: Best use for Open Land at a storage facility

Posted By Mike Gately 02-14-2024 09:18 AM
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Assuming you have the demand for it, we have seen better return on enclosed storage. Usually not as common, attracts higher income renter and rents/sf are more than enough to justify the higher cost. Good luck! Mike Gately, CPM President Emeritus 210-508-6450Trusted Self Storage Professionals

RE: Storage unit as "warehouse" for gun manufacturer?

Posted By Mike Gately 02-12-2024 09:17 AM
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It may be a good idea for you to contact ATF to verify if and why they want the letter from you. They should be able to do this and any info you get may help you decide if storing the gun parts is worth doing. Mike Gately, CPM President Emeritus 210-508-6450Trusted Self Storage Professionals

RE: Weeds Keep Popping Up on Gravel Log (Outdoor Boat & RV Storage Lot)

Posted By Mike Gately 12-12-2023 02:27 PM
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One idea: compare your current cost of labor to keep weed free vs. long term solution of no weeds by installing a rolled base surface. The one time cost may be worth it, especially when factoring in you have a better product that may command higher rent. Sent from my iPhone

RE: $100k expansion options…what are good options?

Posted By Mike Gately 08-18-2023 02:15 PM
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Preserving your current income stream would be my highest priority. So I would paint and seal coat to keep my site worthy of tenant retention and their satisfaction,and better potential of higher rents.Then I would do the portable storage.

RE: RV & Boat Storage

Posted By Mike Gately 08-03-2023 12:24 PM
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We have many facilities with boat/RV. Extended access hours is a common request. Generally we charge a premium for it, around $10 to $15/month. This reduces the tenants who request it, which is one way to preserve your security in that only the tenants who pay for extended hours are on the property outside ...

RE: New Trends- Tenants staying for only a few weeks?

Posted By Mike Gately 06-28-2023 02:22 PM
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Megan,My suggestion is make sure you have a current market survey and evaluate the effective rate on each unit size, after factoring in any specials. If your market is super price sensitive then lower your rental rates enough to compete without offering specials. As you lease up on each type of unit, ...

RE: Self Storage usage

Posted By Mike Gately 05-11-2022 06:17 PM
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I have most often seen a demand formula based on 8.5 sf of storage as average for each member of household. Sent from my iPhone

RE: How can we get rid of birds in the RV storage?

Posted By Mike Gately 12-06-2021 10:16 AM
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Years ago we solved same issue with noisemaker boxes that emit hi-pitched sound that deters/scares off birds. You will need 110volt plug to plug in the box(es). Not sure of brand or name but you can google to find out who makes it. Good luck, Mike Gately, CPM President Emeritus 210-508-6450Trusted Self ...

RE: Security

Posted By Mike Gately 11-16-2021 03:57 PM
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2 suggestions: require or recommend hitch locks to prevent taking boats/trailers offer reward for info leading to arrest and conviction of the thieves-post it prominently on or near the entry gate (sometimes this will deter future crimes as thieves go elsewhere); and you may get info to help solve ...

RE: Retail Pricing

Posted By Mike Gately 04-22-2021 09:30 AM
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A good rule of thumb is retail price is double your cost of the item.

RE: Fair and Competitive Pay for small facility managers

Posted By Mike Gately 04-12-2021 09:09 AM
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Jeanne, We have experienced same issue with a much more competitive hiring market. We operate 20 facilities in Texas, varying sizes-most are in San Antonio/New Braunfels area. In our experience in central Texas is it takes $16/hr or more plus good benefits plus bonuses to attract the right candidates ...

RE: Credit Card Fees

Posted By Mike Gately 03-22-2021 02:03 PM
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To make sure you are not over paying for credit card processing, we have found it to be a good practice to bid out credit card processing every year or two. Credit card use is expanding with more customers opting to pay this way, and some some credit card processors charge considerably more than others, ...