Gabfocus Self Storage Podcast

As 2025 comes to a close, what have we learned and what should we be ready for in 2026? In this special year-end Gabfocus LIVE episode, we reflect on the highs and lows of the self storage industry in 2025 with three seasoned professionals. We break down trends in occupancy, rates, technology, operations, and customer behavior, and we talk honestly about challenges that operators faced—from rate wars to staffing struggles. Our panel shares lessons they've learned (some the hard way), what they tried that didn't work, and what they're already doing to prepare for the new year. Looking ahead, we discuss what's likely to carry over into 2026 and offer insights on staying resilient, forward-thinking, and people-focused in your self storage business. We wrap things up with a few hot takes—and some exciting Gabfocus updates you won't want to miss. Watch the YouTube replay- Lessons Learned in 2025 Guests: Jane Sauls (Sauls Commercial Real Estate), Heather McCombs (Spacebox Management), Shannon Charbonneau (XPS Solutions) Hosts: Josh Huff & Melissa Huff Brought to you by the teams at StoragePug and Lighthouse Storage Solutions

As we wrap up the year, Josh and Melissa close out the podcast season with a forward-looking conversation on setting the right goals for 2026. In this episode, we focus on the importance of establishing SMART goals—specific, measurable, achievable, relevant, and time-bound—that actually move the needle for self storage operators. Rather than chasing everything at once, we break down three big-picture goals every facility should prioritize in the year ahead. We discuss why: Consistently generating Google reviews strengthens trust and improves visibility Raising rates intentionally is critical for long-term profitability Finding one focused area of improvement—for yourself, your team, or your operations—can dramatically impact performance Whether that improvement comes from learning your software better, investing in team education, or moving toward full automation, these goals are practical, achievable, and proven to improve your bottom line. This is our final regular podcast episode of the year (with one more webinar coming up), and it's designed to help you start 2026 with clarity and confidence. Plus some holiday focused recommendations for making memories that will last. Hosts: Josh Huff & Melissa Huff Produced by Lighthouse Storage Solutions

Every self storage manager hears objections from customers—but how you respond can make the difference between a lost lead and a new tenant. In this episode, we into the art of overcoming customer objections with empathy and strategy. Through practical role-playing and real-world examples, we explore some of the most common pushbacks, including: "Do I really need tenant insurance?" "That price is too high." "I don't want to sign up for autopay." "Why is my rate going up?" We unpack each objection to reveal the real concern underneath the question—and share how to respond in a way that builds trust and moves the conversation forward. Plus some holiday focused recommendations. Hosts: Josh Huff & Melissa Huff Produced by Lighthouse Storage Solutions

Understanding the financial side of self storage is critical—whether you're just getting started or already scaling your portfolio. In this rebroadcast of our popular webinar, we're joined by Brooks Lumpkin and Amber Crucian to break down the financial fundamentals every owner and operator should know. We cover: The key reports and KPIs to track your facility's financial health Budgeting for controllable vs uncontrollable expenses Cap rates, depreciation, and stabilized assets explained in plain language Knowing when it's time to grow—and how to fund that growth The pros and cons of building new vs buying an existing facility What lenders look for and how to prepare for expansion, sale, or refinance We also tackle common financial questions from owners across the country—covering topics like DSCR vs DST funding, interest rates, ad budgets, and what to do when your tenant passes away. Whether you're aiming to stabilize your first facility or planning a multi-site portfolio, this session is packed with practical tips and strategic advice to build a profitable future in self storage. Watch the YouTube replay- Self Storage Finances: 101 Guests: Brooks Lumpkin (Flex Storage) and Amber Crucian (Live Oak Bank) Hosts: Tommy Nguyen Brought to you by the teams at StoragePug and Lighthouse Storage Solutions

In this practical follow-up episode, Josh and Melissa dive deeper into real-world ways self-storage operators can use AI to improve their daily workflow, marketing, and operations. They break down: The right way to write a useful AI prompt How to use AI to build a social media calendar Using AI to analyze competitors and improve your market position Leveraging AI to simplify maintenance tracking and team communication Learning new software or systems faster with AI-powered guidance Ways to check if your storage website shows up in AI tools like ChatGPT and search bots And since it's never too early… they also share their first Christmas gift recommendations of the season. If you're curious about how to actually use AI day-to-day in your storage business, this episode is for you. Listen to Part 1 of Everyday Uses for AI in Self Storage Hosts: Josh Huff & Melissa Huff Produced by Lighthouse Storage Solutions

In this rebroadcast of our live webinar, attorney Joe Doherty joins Melissa Huff and Tommy Nguyen to unpack the most pressing legal topics facing self storage owners and operators in 2025. From website privacy lawsuits and predatory ADA claims to evolving lien laws and tenant disputes, this session is packed with practical legal insight. You'll learn: What 2025's biggest legal trends mean for your facility Key updates on rent control, website compliance, and arbitration How to handle tenant death, gate damage, and unit disputes Legal pitfalls to avoid—and what issues may be overhyped What's coming in 2026 and how to prepare now Don't miss Joe's answers to real owner-submitted legal questions and his top 3 legal tips for every storage operator. Watch the YouTube replay- 2025 Storage Legal Update Guest: Joe Doherty, Legal Counsel for the Self Storage Association Hosts: Tommy Nguyen & Melissa Huff Brought to you by the teams at StoragePug and Lighthouse Storage Solutions

In this special episode, Melissa and Josh reflect on a big moment: being featured on the cover of Modern Storage Media's October issue! 🎉 They share what it means to be recognized and the exciting shifts happening behind the scenes at Lighthouse Storage Solutions. Melissa opens up about her recent transition away from managing a state association to focus fully on Lighthouse, and together they break down how state self storage associations actually work—including the difference between affiliate-run vs independently run states, and how the Self Storage Association (SSA) supports the industry at the national and state level. 💡 Episode Highlights: What led up to being on the cover of Modern Storage Media Melissa's transition away from from state management in TN and LA How self storage associations work—from SSA to state-run events Differences between affiliate and SSA association models Lighthouse updates, what's coming next, and a heads-up about no new episode next week! Modern Storage Media October Messenger Issue - Preview Here October Surprise Newsletter - Read Here Hosts: Josh Huff & Melissa Huff Produced by Lighthouse Storage Solutions

Do you really know who's renting your storage units? In this episode, Josh and Melissa Huff dive into one of the most overlooked aspects of effective self-storage marketing: creating clear, specific buyer personas. Understanding your customers is the first step to attracting more of them—and retaining them longer. We break down how to analyze your current rent roll to identify customer patterns, segment renters into meaningful categories (happy vs. sad customers), and craft profiles that can guide your marketing, sales messaging, and customer service. 💡 Key Highlights Why buyer personas are essential for self-storage marketing The difference between "happy" customers (e.g., new homes, hobbies) and "sad" customers (e.g., divorce, downsizing, death) How to read your rent roll to uncover your core audience Practical walkthroughs of two buyer personas: Alice: A recently divorced mom of two teens navigating transition Mike: A 50-year-old side hustler growing a cornhole board business How to tailor your marketing and facility experience to each persona Plus… the October surprise you've been waiting for 👀 Hosts: Josh Huff & Melissa Huff Produced by Lighthouse Storage Solutions

Whether you're a hands-on owner-operator or a passive investor looking to scale, finding the right management style can make or break your self-storage success. In this episode, guest host Brad North walks us through the various management setups—from on-site managers and remote tech-driven operations to hybrid and hub-and-spoke models. We explore the real pros and cons of each option, when it's time to shift your approach, and how to assess your facility's needs based on size, staffing, and customer expectations. Brad shares practical insights from his own journey starting as an owner-operator, growing through third-party management, and mystery shopping his way to operational clarity. If you've ever wondered how to choose between self-managing or hiring a third-party team—or how to optimize customer service, marketing, and upkeep across different styles—this episode is for you. 💡 Key Highlights The evolution from DIY operations to full-scale third-party management On-site vs. remote: balancing cost, control, and customer service When hybrid or hub-and-spoke models work best What to look for (and avoid) in a third-party vendor Signs it's time to re-evaluate your management fit Tips for auditing your management performance and making transitions Watch the YouTube replay- Choosing the Right Management Fit Guest: Brad North (Advantage Consulting & Management)  Hosts: Tommy Nguyen Brought to you by the teams at StoragePug and Lighthouse Storage Solutions

None of us would go a year between oil changes for our cars. I can't even go 6 months without descaling my Keurig. But how long has it been since you did a tune-up of your self storage facility? The word "Audit" has gotten a bad wrap over the years, but it is one of the most essential things you can do to ensure your facility runs smoothly and avoids major issues. Today, we tackle why audits are important, the key things to look for if you do an audit yourself, and several red flags to look for that may trigger the need for an audit. You may think your operation is running smoothly, and perhaps it is, but waiting until things fall apart isn't the time to schedule a tune-up. Regular audits are the keys to preventing theft, legal trouble, maintenance problems, and much more. As good old Ben Franklin once said, an ounce of prevention is worth a pound of cure. Hosts: Josh Huff & Melissa Huff Produced by Lighthouse Storage Solutions

Another generational event has happened, and it's worth taking a break from self storage to talk about. The events of yesterday, the assassination of Charlie Kirk, remind us of the last great generational tragedy from 24 years ago today. In both cases, evil individuals plotted and carried out deadly killings against people and ideals they disagreed with. Innocents lost their lives, children were left without parents, wives were widowed, and our nation was shaken to its core. But even amidst the sorrow, hope was there. Perhaps this most recent event will also bring the unity that comes in the aftermath of death. Charlie knew that his death was a possibility. He got threats all the time. So why did he keep speaking out, engaging in dialogue and seeking cultural change? He did it because he was driven by something deeper, something more important than his own life. He knew he was fulfilling a calling given to him by God. He burned bright in that calling and wasn't shy about declaring where his true hope was anchored. He had the hope of Christ, and he wanted others to share in that hope, in the joy of a life lived according to principles he found in scripture. We share in that same hope, rooted in Jesus, and look forward to the day when we will see Charlie again. Podcast Resources: Psalm 11 Hosts: Josh Huff & Melissa Huff Produced by Lighthouse Storage Solutions

If you're like us, you didn't make it out to Vegas this year for the Self Storage Association 50th Anniversary Conference. But don't despair! We have tons of other ways to find the education, networking, and vendor updates you need to keep your business competitive. Whether it's in-person events, virtual webinars, podcasts, or papers, we share all our recommendations for finding out what you need to know in our industry. So, break open a bottle of wine, pour a glass of bourbon, and enjoy those at home prices as we talk about tons of non-Vegas options to scratch that trade show itch. Here are the linked key resources we touch on in the episode: In person events (find the full calendar from ISS right here) Virtual Events like the Gabfocus Webinar Podcasts a plenty, all listed on the Modern Storage Media podcast website Articles about everything self storage from StoragePug, Inside Self Storage, Modern Storage Media, Lighthouse, and SSA Hosts: Josh Huff & Melissa Huff Produced by Lighthouse Storage Solutions

Today we focus on something every self storage operator hopes they never have to face—but absolutely need to be ready for: disasters. When the worst happens, every decision matters. Kevin Leebrick and Scott McLaughlin join Tommy and Melissa to share real stories from their own crisis experiences—fires, floods, and more—and the lessons they've learned the hard way. We cover: What to do (and avoid) in the first 24–48 hours after disaster strikes How to support distressed staff and tenants Dealing with insurance gaps, communication breakdowns, and repair delays How to prep your facility now: checklists, safeguards, and budgets What disasters aren't typically covered by insurance Tips for multi-site operators and high-risk areas like flood zones The top 3 pieces of advice our guests would give to every operator Disasters don't wait. This episode gives you the tools to prepare, respond, and recover stronger. This webinar originally aired on August 21, 2025 . Watch the YouTube replay- Disaster Prep & Recovery Webinar Guests: Kevin Leebrick (NoDa Self Storage) & Scott McLaughlin (Sentry Self Storage Management) Hosts: Tommy Nguyen & Melissa Huff Brought to you by the teams at StoragePug and Lighthouse Storage Solutions

As the self storage industry moves further online, legal risks are evolving fast. In this Legal Chat episode, Carlos Kaslow and Scott Zucker break down the biggest legal challenges operators face today—and how to prepare for them. Key topics include: Website accessibility & ADA lawsuits Deceptive Trade Practices and Drip Pricing Mandatory arbitration vs. class action exposure Disclosing fees and exclusions online Online contracts (click-wrap, scroll-wrap) and enforceability Oregon's wage theft law and its impact on construction projects Revenue management & antitrust concerns—especially around RealPage Why transparency, documentation, and education are your best legal defenses Carlos and Scott offer real-world examples, recent cases, and clear takeaways to help you reduce risk and protect your facility. You can watch this episode over on the YouTube channel- Watch Episode 6 on YouTube Make sure to subscribe to watch future episodes. Hosts: Carlos Kaslow & Scott Zucker with the Self Storage Legal Network Brought to you by Lighthouse Storage Solutions

AI is everywhere in the self storage world—but how can operators actually use it day-to-day? In this episode, Jennifer Barroqueiro from All-Purpose Storage joins Josh and Melissa Huff to share real, practical ways managers and owners can leverage AI to save time, improve communication, and boost efficiency. We discuss: How AI can streamline emails, Google review responses, and content creation Using AI tools to scrape competitor rates and recommend pricing Tips for creating branded graphics and mascots (like APS's famous goat, Roy) Why detailed prompting and verification matter for reliable results How to avoid losing your brand's voice while still using AI to speed up work Plus, recommendations that extend to using AI beyond the office Whether you're skeptical of AI or just looking for ways to make it work for you, this episode gives actionable ideas you can start using today. Episode Resource: Episode 138- When AI Isn't the Answer Guest: Jennifer Barroqueiro (All-Purpose Storage) Hosts: Josh Huff & Melissa Huff Produced by Lighthouse Storage Solutions

Is your self storage facility ready for the future—or falling behind? In this episode, Nigel Kreft from Elevate Structures joins Tommy Nguyen and Melissa Huff to talk about how to keep your property competitive, profitable, and positioned for growth through the right upgrades and expansions. We discuss: When and why to upgrade or expand (from occupancy struggles to prepping for a sale) How to time improvements around seasons, customer impact, and ROI The upgrades that deliver the biggest return (and the ones that matter long-term, even with delayed ROI) Expert tips for roofing, fencing, gates, access systems, and landscaping How to decide between raising rates, expanding, or acquiring Common construction pitfalls and how to avoid them What to know about budgeting, vendors, and scheduling before breaking ground The three upgrades every operator should prioritize: security, functional doors, and quality roofing Whether you're battling competition, planning to sell, or simply want to keep your facility thriving, this episode will help you make smart decisions that pay off now—and years down the road. This webinar originally aired on July 24, 2025 . Watch the YouTube replay- Webinar of this Episode Guest: Nigel Kreft (Elevate Structures) Hosts: Tommy Nguyen & Melissa Huff Brought to you by the teams at StoragePug and Lighthouse Storage Solutions

Your facility manager isn't just an employee—they're running your multi-million-dollar business. Are you training, empowering, and compensating them to reflect that responsibility? In this episode, we cover: What NOT to incentivize (and why the wrong goals can hurt your bottom line) How to educate your manager (or yourself) so they fully understand how your business makes money The big question: How should you actually incentivize your manager? (What's pay is fair, effective, and aligned with your goals) Why clear expectations and proper training are critical for getting manager buy-in and strong facility performance If you want a manager who's invested in your success—and a pay structure that motivates the right behaviors—this episode gives you the framework to make it happen.   Listen to Part 1 of this topic - Run It Like You're Selling It Episode Don't forget to subscribe to Lighthouse Storage Solutions on YouTube to get alerts for our upcoming video podcast. Hosts: Josh Huff & Melissa Huff Produced by Lighthouse Storage Solutions  

Whether you plan to sell next year or in 20 years, one thing is certain: you won't own your self storage facility forever. So how do you ensure it's gaining—and retaining—value? In this episode, we explore what it means to steward your storage asset with the future in mind. We break down three key areas that directly impact your facility's long-term value: ✅ Up-to-date procedures that ensure smooth operations and make your facility attractive to buyers or successors 📈 Revenue management strategies to drive consistent growth and uncover missed income opportunities 🛠️ Capital improvements that actually pay off and keep your facility competitive in the market For those preparing to exit the industry or just wanting to build a stronger business, this episode offers practical ways to protect and grow the value of your facility—starting today. Episode resources: Policies and Procedures Episode Don't forget to subscribe to Lighthouse Storage Solutions on YouTube to get alerts for our upcoming video podcast. Hosts: Josh Huff & Melissa Huff Produced by Lighthouse Storage Solutions

How's your social media presence? Do you post once a month? Once a year? If your Facebook page or Instagram profile are low priorities, it might be time for a change. A HUGE update from META dropped today. Posts on social can now be indexed on Google. Plus, Google is launching AI Mode to go along with their traditional search. What does this mean for self storage? It means content is more important that ever. Google is searching the same way we do, serving results from LinkedIn, YouTube, Reddit, and yes, even your Facebook Page right in your results window. So dust off those social media strategies, get out that camera phone, and start posting, because social media is back for self storage. Hosts: Josh Huff & Melissa Huff Produced by Lighthouse Storage Solutions

We sat down with James Hatfield from LiveSwitch and Michael Brevdeh from Cubby to unpack how self storage operators can make the most of their technology—whether you're working with what you already have or considering your next big upgrade. We dive into: The essential tech tools every facility should have in place The most underutilized features operators overlook How tech can help you enhance marketing, convert leads, and optimize operations Tips to automate your workflow—and what tasks should not be automated Signs it's time for a tech upgrade and how to prioritize improvements Red flags when evaluating new tech and vendors Emerging trends like AI, smart facility tools, and what could become the next must-have for storage facilities If you're a self storage operator wondering how to get more out of your systems—or which tech investment will actually move the needle—this one's for you. This webinar originally aired on July 3, 2025 . Watch the YouTube replay- Webinar of this Episode Guest: James Hatfield (LiveSwitch) and Michael Brevdeh (Cubby) Hosts: Tommy Nguyen & Melissa Huff Brought to you by the teams at StoragePug and Lighthouse Storage Solutions