Welcome to The Self Storage Show, hosted by Jim Ross. On this podcast you'll find a mix of my 3 Mile Storage show, interviews with other self storage professionals, segments from my self storage virtual summits; and much, much more!
Truth: If potential renters aren't answering your calls or emails, it's because your follow-up process is broken. Most storage owners assume a lead that doesn't rent right away wasn't serious—but the real issue is lack of follow-up. People get busy. They compare options. And the facility that stays in front of them wins the rental. In this episode of 3 Minutes with 3 Mile, Jim shares how to fix your follow-up process so leads stop ghosting you—and start converting. Want my Self Storage Follow-Up Script to start converting more leads today? Email jim@3milestorage.com with the subject line “Send Me the Follow-Up Script”, and I'll send it to you for free.
Truth: AI isn't coming—it's already here. And the storage owners who embrace it will have the advantage. The biggest operators are already using AI for call handling, follow-ups, pricing, and customer support. If you're still doing things manually, you're falling behind. In this episode of 3 Minutes with 3 Mile, Jim shares how AI is transforming self storage—and how you can start using it today to make more money and work less. Want my Self Storage AI Starter Guide to see exactly how AI can improve your business? Email jim@3milestorage.com with the subject line “Send Me the AI Guide”, and I'll send it to you for free.
Truth: If your storage business doesn't run on systems, it runs on guesswork—and that's costing you time and money. Many owners rely on memory and manual effort to keep things moving. But without clear, repeatable systems, things fall through the cracks—calls go unanswered, fees don't get applied, and revenue stays inconsistent. In this episode of 3 Minutes with 3 Mile, Jim breaks down how to stop winging it and start running a storage business that's built to scale. Want my Self Storage Operations Playbook to help systematize your business? Email jim@3milestorage.com with the subject line “Send Me the Operations Playbook”, and I'll send it to you for free.
Truth: The best self storage operators don't wait for problems to show up—they constantly refine, adjust, and improve. Most owners only make changes when something breaks. But if you want consistent growth in revenue and occupancy, improvement has to be a daily habit—not a one-time fix. In this episode of 3 Minutes with 3 Mile, Jim explains how top operators stay ahead by always testing, tracking, and evolving. Want my Self Storage Growth Checklist to make sure you're always optimizing your business? Email jim@3milestorage.com with the subject line “Send Me the Growth Checklist”, and I'll send it to you for free.
Truth: The way your manager handles the first phone call determines whether a customer rents with you—or your competitor. Most self storage managers answer the phone but don't actually know how to close the deal. If they're just giving out prices without creating urgency or asking for the rental, that customer is gone. In this episode of 3 Minutes with 3 Mile, Jim shares the simple phone tactics that turn more calls into move-ins—without being pushy. Want my Self Storage Sales Call Script to help your team close more rentals over the phone? Email jim@3milestorage.com with the subject line “Send Me the Call Script”, and I'll send it to you for free.
Truth: Curb appeal isn't just about looks—it determines whether a customer walks in or drives to the next facility. First impressions happen before a tenant ever talks to your manager. If your facility looks rundown, messy, or outdated, potential renters will assume your service is the same. A clean, well-maintained property builds trust and attracts more walk-ins. In this episode of 3 Minutes with 3 Mile, Jim shares the most common curb appeal mistakes and how to fix them fast to win more customers on the spot. Want my Self Storage Curb Appeal Checklist to make sure your facility always makes a great first impression? Email jim@3milestorage.com with the subject line “Send Me the Curb Appeal Checklist”, and I'll send it to you for free.
Truth: If you're not actively collecting reviews, your competitors are winning before a customer even calls you. When potential tenants search “storage near me,” they don't just compare prices—they compare reputations. If your competitor has 100+ five-star reviews and you have 12 mediocre ones, they're going to trust the other guy. In this episode of 3 Minutes with 3 Mile, Jim breaks down the review mistakes that drive renters away—and the simple review strategy that brings them in. Want my Self Storage Review Request Template to start collecting more 5-star reviews today? Email jim@3milestorage.com with the subject line “Send Me the Review Template”, and I'll send it to you for free.
Truth: If you're not charging for add-ons like locks, admin fees, or tenant insurance, you're leaving easy money on the table. Most self storage owners focus on rental rates to grow revenue. But the most profitable operators know that ancillary income—small fees and product sales—can add thousands to the bottom line without needing more tenants. In this episode of 3 Minutes with 3 Mile, Jim shares the top missed revenue opportunities and how to start capturing more profit from every rental. Want my Self Storage Ancillary Revenue Guide to start making more without adding new tenants? Email jim@3milestorage.com with the subject line “Send Me the Revenue Guide”, and I'll send it to you for free.
Truth: If tenants don't feel their belongings are safe, they won't just move out—they'll tell others to avoid your facility. Most self storage owners focus on occupancy and pricing. But if your property doesn't feel secure, even satisfied tenants will second-guess their decision. And perception matters—small security lapses can cost you long-term customers. In this episode of 3 Minutes with 3 Mile, Jim shares how to spot and fix common security mistakes that affect tenant trust—and your bottom line. Want my Self Storage Security Checklist to make sure your facility feels safe to every tenant? Email jim@3milestorage.com with the subject line “Send Me the Security Checklist”, and I'll send it to you for free.
Truth: Customers don't choose the cheapest storage facility—they choose the most convenient one. Most self storage owners think price is the biggest factor in renting a unit. But the real deal-breaker is how easy—or hard—you make it to rent. If your process is clunky, slow, or manual, customers will find a facility that makes it simple. In this episode of 3 Minutes with 3 Mile, Jim shares how to eliminate friction in your rental process so you can win more tenants—even against lower-priced competitors. Want my Self Storage Online Rental Checklist to make sure your process is built to convert? Email jim@3milestorage.com with the subject line “Send Me the Online Rental Checklist”, and I'll send it to you for free.
Truth: Keeping your storage rates the same for too long isn't helping tenant retention—it's quietly killing your profits. Many self storage owners avoid raising rates because they're afraid of losing tenants. But the real risk is letting your margins shrink while your competitors grow. In this episode of 3 Minutes with 3 Mile, Jim shares why smart operators raise rates the right way—and how to do it without pushback or move-outs. Want my Self Storage Rate Increase Template to implement this without pushback? Email jim@3milestorage.com with the subject line “Send Me the Rate Template”, and I'll send it to you for free.
Truth: If your Google Business Profile isn't updated and optimized, you're invisible to potential renters. Most self storage owners think having a website is enough. But when customers search “storage near me,” Google decides who shows up first—and it's not random. If your competitor has optimized their profile and you haven't, they're getting the call. You're not. In this episode of 3 Minutes with 3 Mile, Jim breaks down the top mistakes self storage owners make with their Google listing—and how to fix them fast to start getting more rentals. Want my Self Storage Google Profile Optimization Guide to get more rentals from search? Email jim@3milestorage.com with the subject line “Send Me the Google Guide” and I'll send it to you.
Truth: Tenants don't leave because of price—they leave because they feel ignored. Most self storage owners assume move-outs happen after rate increases. But the reality is, tenants are willing to pay more—if they feel taken care of. In this episode of 3 Minutes with 3 Mile, Jim breaks down the 3 biggest tenant experience mistakes that push customers away—and the simple fixes that increase retention without lowering rates. What You'll Learn: Why ignoring tenants is worse than raising rates The 3 most common customer service failures in self storage How to build loyalty with fast response times and clear communication The easiest way to make your property feel well-managed and secure Want my Self Storage Retention Guide to keep tenants longer and reduce move-outs? Email jim@3milestorage.com with the subject line “Send Me the Retention Guide” and I'll send it to you.
If your marketing is focused on “brand awareness” instead of generating leads, you're wasting money. Most self storage owners think marketing means getting their name out there—running ads, sponsoring events, or posting on social media without a clear strategy. But here's the truth:
Self storage owners—customers will pay higher rates if they believe they're getting more value. Most owners hesitate to raise rates because they're afraid of losing tenants. But here's the truth: People don't leave over small price increases. They leave when they feel like they're overpaying for a bad experience. Your competitors are already raising rates—and still filling units. The key isn't price—it's perceived value. In this episode of 3 Minutes with 3 Mile, I'll show you how to raise rates the right way—without pushing tenants out. What You'll Learn: Why tenants accept rent increases when they see value The three factors that make people willing to pay more A step-by-step strategy to increase rates without losing customers
The most expensive thing at your self storage facility isn't your property, payroll, or marketing—it's your empty units. Every vacant unit is lost recurring revenue, yet many storage owners don't realize how much money they're leaving on the table. For example:
If you're not charging (or enforcing) late fees, you're losing thousands in revenue every year. Many self storage owners hesitate to enforce late fees because they don't want to upset tenants. But here's the truth: Late fees aren't about punishment—they're about behavior. If you don't enforce them, tenants have no reason to pay on time, leading to more delinquencies and costly auctions. In this episode of 3 Minutes with 3 Mile, I'll break down the biggest late fee mistakes and how to fix them to increase your cash flow immediately. What You'll Learn: Why inconsistent or waived late fees cost you money How to automate late fees so they're applied every time The simple way to reduce delinquent accounts and improve cash flow
If you're not optimizing your Google Business Profile, you're handing customers to your competitors. Most self storage owners focus on ads and promotions, but when people need storage, the first thing they do is Google "storage near me." If your facility isn't showing up at the top, your competitor is getting the call instead of you. In this episode of 3 Minutes with 3 Mile, I'll show you the three biggest Google Business Profile mistakes that cost you rentals—and exactly how to fix them. What You'll Learn: Why your competitor is outranking you on Google The three biggest Google Business Profile mistakes storage owners make A simple strategy to get more reviews, rank higher, and get more calls
If your self storage facility isn't filling up, it's not just a marketing problem—it's a follow-up problem. Most storage owners think they need to spend more on ads or lower their prices when leads don't convert. But the truth is, most leads don't rent because no one follows up. In this episode of 3 Minutes with 3 Mile, I'll show you the real reason your occupancy is stuck—and the simple fix that can turn more leads into rentals today. What You'll Learn: Why leads disappear after getting a quote The follow-up system that actually works How to create urgency and close more rentals
Self storage owners—your rental process might be costing you move-ins. Today's renters expect fast, seamless online rentals. If they have to call, visit in person, or wait for office hours, they'll book with a competitor who makes it easier. In this episode of 3 Minutes with 3 Mile, I'll show you the biggest mistakes storage owners make in their rental process—and how to fix them to convert more customers. What You'll Learn: The top reasons customers abandon the rental process How to streamline online rentals for more move-ins A simple test to see if your website is costing you business
Self storage owners—your facility's condition determines whether customers stay or leave. If you're not regularly inspecting your property, your tenants are—and they notice the small details that you might overlook. In this episode of 3 Mile Management Minute, I'll show you the most common maintenance issues that cause customers to leave—and the simple steps to keep your facility in top shape. What You'll Learn: The small problems that make customers question their decision to store with you A simple weekly inspection routine that keeps your facility move-in ready How to assign accountability so nothing falls through the cracks
Self storage owners—your biggest revenue opportunity isn't in empty units. It's in the tenants you already have. If you're only raising rates for new move-ins, you're leaving thousands of dollars on the table every single month. In this episode of 3 Minutes with 3 Mile, I'll show you a simple rate adjustment strategy that can increase your revenue—without losing customers. What You'll Learn: The #1 revenue mistake most self storage owners make How to raise tenant rates without causing move-outs A step-by-step plan to maximize income from occupied units
Self storage owners—how many rentals are you losing every day because of bad phone calls? If your managers aren't trained to sell on the phone, they're just giving out prices and hoping customers call back. Most don't. In this episode of 3 Minutes with 3 Mile, I'll show you exactly what's going wrong—and the simple fix that can turn more phone calls into move-ins. What You'll Learn: The #1 mistake storage managers make on calls A better way to handle price inquiries A proven 3-step formula to convert more calls into rentals Want the exact Self Storage Sales Script I use? Email me at jim@3milestorage.com with the subject line “Send Me the Script”, and I'll send it to you for free. Need Help Managing Your Facility? At 3 Mile Storage Management, we specialize in maximizing rentals, increasing revenue, and improving operations for self storage owners. Book a free consultation at www.3milestorage.com.
Transform your self storage customer service training with the latest in AI technology! In this webinar, Jim Ross showcases how to leverage ChatGPT's advanced voice feature to improve sales call flow and role-play customer service scenarios with real-world accuracy. Here's what you'll take away: How to integrate ChatGPT's voice feature into your training. • Effective techniques for sales call simulations. • Best practices for enhancing customer service through AI tools. • Live demos and an interactive Q&A session. Whether you're a business owner or a manager, this session is packed with practical strategies to boost your team's performance using AI. Ready to level up your customer service? Visit www.3milestorage.com for more resources and support!
In this episode of "3 Minutes With 3 Mile," we discuss the strategic opportunity of leveraging a local military base to increase self-storage rentals. Military personnel often need storage solutions due to relocations, deployments, and limited on-base housing. Learn how to connect with your local base, build partnerships, and effectively market your facility to attract military customers. If you're ready to tap into this unique market and boost your rentals, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you make the most of local opportunities.
In this episode of "3 Minutes With 3 Mile," I share a memorable story from my early days in the self-storage business—the first unit I ever sold at auction. Imagine my surprise when that unit turned out to contain a vintage Harley Davidson motorcycle! Discover the unexpected and exciting aspects of running a self-storage facility, and learn why every auction is full of surprises and opportunities. If you're interested in learning more about the self-storage business and want to hear more stories like this, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you navigate the world of self-storage auctions with confidence.
In this episode of "3 Minutes With 3 Mile," we dive into the reality of self-storage move-in specials and how the "genie is out of the bottle." Once these promotions became a staple in the industry, there's no turning back. Learn how to strategically use move-in specials to attract customers while maintaining your facility's profitability and competitiveness. If you're looking to navigate the world of self-storage promotions and stand out in a crowded market, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you create effective marketing strategies.
In this episode of "3 Minutes With 3 Mile," we talk about the importance of giving your self-storage business a regular "health checkup." Just like you go in for routine checkups to ensure your health, your business needs the same attention to stay in top shape. Learn how to evaluate your operations, identify areas for improvement, and ensure your self-storage facility is running at peak performance. If you're ready to give your business a comprehensive checkup and make sure it's thriving, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you maintain a healthy and profitable self-storage business.
In this episode of "3 Minutes With 3 Mile," we break down the key rate definitions used in the self-storage industry. From standard rates to promotional rates, and everything in between, understanding these terms is essential for maximizing revenue and ensuring clarity with your customers. Learn how to effectively communicate rate structures and make the most of your pricing strategies. If you're ready to optimize your pricing strategy and get a clearer understanding of self-storage rates, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you achieve greater clarity and profitability.
In this episode of "3 Minutes With 3 Mile," we highlight a staggering statistic: There are now just as many self-storage facilities in the U.S. as there are Subway, McDonald's, and Starbucks locations—combined! This explosive growth in the self-storage industry reflects the increasing demand and opportunities in the market. Learn what this means for your business and how you can stand out in a crowded field. If you're ready to leverage this growth and make your self-storage facility stand out, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you thrive in this competitive market.
In this episode of "3 Minutes With 3 Mile," we explore the concept of constant and never-ending improvement in your self-storage business. Learn why continuous enhancement of your operations, customer service, and marketing strategies is crucial for staying ahead in the competitive self-storage industry. Discover practical tips for fostering a culture of improvement that drives long-term success. If you're ready to take your self-storage business to the next level with a commitment to constant improvement, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you achieve sustained growth and excellence.
In this episode of "3 Minutes With 3 Mile," we tackle the critical question: Are you wasting your PPC ad dollars by directing traffic to a subpar website? Learn how an ineffective website can undermine your pay-per-click advertising efforts and discover strategies to optimize your site for better results. Ensure your PPC investment drives real value and conversions for your self-storage business. If you're ready to maximize your PPC ad spend and improve your website's performance, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you achieve greater online success.
Introducing our "3 Minutes Vendor Spotlight" segment featuring StorageReach. StorageReach is an automated platform built for storage facilities. It helps boost online visibility by gaining reviews, gathering valuable customer feedback, and managing your online reputation. All without breaking the bank! Learn how StorageReach can enhance your self storage business and drive success by scheduling a call with them here: https://storagereach.com/3-mile-domination/ #SelfStorage #VendorSpotlight #3MileStorage #StorageReach #OnlineReputation #CustomerFeedback #BusinessOptimization #StorageSuccess
In this episode of "3 Minutes With 3 Mile," we discuss the importance of community and support for self-storage owners. Learn how leveraging resources, networks, and partnerships can help you overcome challenges and achieve greater success. Discover the benefits of not going it alone and how connecting with others in the industry can enhance your business. If you're ready to find support and resources to grow your self-storage business, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you build a stronger, more successful business.
In this episode of "3 Minutes With 3 Mile," we dive into the critical question of customer acquisition costs. Understanding how much you're willing to spend to acquire a new customer is essential for budgeting and marketing strategies. If you're ready to refine your customer acquisition strategy and maximize your marketing budget, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you achieve greater efficiency and profitability.
In this episode of "3 Minutes With 3 Mile," we explore the benefits of filming and uploading a 30-second video to the photos section of your Google Business Profile. This quick and engaging video can significantly enhance your online presence, attract more customers, and provide a dynamic view of your self-storage facility. Learn practical tips on creating an effective video and maximizing its impact. If you're ready to take your self-storage marketing to the next level with engaging video content, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you achieve greater online visibility and success.
In this episode of "3 Minutes With 3 Mile," we discuss the crucial steps of taking photos and videos to document the process when prepping a unit for self-storage auction. This documentation not only ensures transparency but also helps resolve any disputes and provides a clear record of the unit's condition. Learn practical tips on how to effectively document your auction preparation process. If you're ready to enhance your auction process with thorough documentation, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you achieve greater efficiency and professionalism in your self-storage auctions.
In this episode of "3 Minutes With 3 Mile," we delve into the process of interviewing and hiring the ideal self-storage manager. A great manager can significantly impact your facility's success by ensuring smooth operations and excellent customer service. Learn effective strategies for conducting interviews and selecting the right candidate to manage your self-storage business. If you're ready to find the perfect manager for your self-storage facility, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you streamline your hiring process and build a strong management team.
In this episode of "3 Minutes With 3 Mile," we discuss why the most expensive item at your self-storage facility is an empty unit. Discover the financial impact of vacant units and learn strategies to minimize vacancies and maximize your rental income. We'll share practical tips on how to keep your units occupied and your business thriving. If you're ready to reduce vacancies and boost your self-storage income, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you achieve greater occupancy and financial success.
In this episode of "3 Minutes With 3 Mile," we explore how customer reviews directly impact your self-storage rentals. Positive feedback not only builds trust and credibility but also attracts more potential customers to your facility. Learn effective strategies for encouraging and managing reviews to boost your rentals and enhance your business reputation. If you're ready to leverage customer reviews to drive more rentals and grow your business, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you achieve greater success through powerful customer feedback.
In this episode of "3 Minutes With 3 Mile," we discuss strategies for dealing with challenging customers in the self-storage industry. Sometimes, it's best not to renew their month-to-month agreement and suggest they find storage elsewhere. Learn how to identify these "headache" customers and handle the situation professionally to maintain a positive environment for your business and other customers. If you're looking for expert advice on managing customer relationships and optimizing your self-storage operations, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you achieve greater business success and customer satisfaction.
In this episode of "3 Minutes With 3 Mile," we take you through the process of renting a self-storage unit from your own facility online to test the customer journey. Discover the insights gained from experiencing your rental process firsthand and learn how to identify and resolve potential issues to enhance customer satisfaction. This exercise can reveal valuable opportunities for improving your online rental system and overall customer experience. If you're ready to optimize your self-storage business with expert strategies and insights, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you achieve a seamless and efficient customer journey.
In this episode of "3 Minutes With 3 Mile," we explore the benefits of adding your self-storage units as products on your Google My Business Profile. Discover how this simple optimization can improve your listing's visibility, attract more customers, and provide detailed information about your offerings. Learn practical tips on how to effectively showcase your units as products to enhance your online presence. If you're ready to boost your self-storage marketing with expert strategies, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you achieve greater online visibility and success.
In this episode of "3 Minutes With 3 Mile," we dive into the power of self-storage podcasts as a valuable learning tool. Discover how tuning into industry-specific podcasts can provide you with insights, strategies, and tips from experts to help you enhance your self-storage operations. Learn how to leverage this resource to stay informed, inspired, and ahead of the competition. If you're ready to take your self-storage business to the next level with expert advice and industry trends, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you achieve greater success.
In this episode of "3 Minutes With 3 Mile," we explore the benefits of creating friendly competition alliances with other local self-storage locations. By forming partnerships and referring customers to each other for a referral fee, you can ensure that customers always find the right unit size, even if it's not at your facility. Learn how these alliances can enhance customer satisfaction, drive business growth, and foster a supportive local self-storage community. If you're interested in innovative strategies to boost your self-storage business and build strong local alliances, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you achieve greater success through collaboration.
In this episode of "3 Minutes With 3 Mile," we invite you to join "Q&A w/ Jim&Jim," where Jim Ross and Jim Mooney Jr. go live with members of the self storage community to answer questions and discuss all things self storage. Tune in every other Friday for an hour of insightful conversations starting at 12:00pm EDT. Register now at: https://3milestorage.com/events/jim-jim If you're looking to connect with industry experts and gain valuable insights, don't miss out on this opportunity. Visit www.3milestorage.com to learn more about our services and how we can help you succeed in the self storage industry.
In this episode of "3 Minutes With 3 Mile," we discuss the importance of maintaining transparency in your self-storage business's Profit & Loss (P&L) statements by using a proper chart of accounts. Learn how clear and detailed financial reporting can enhance your decision-making, improve financial health, and build trust with stakeholders. We'll share best practices for setting up and managing your chart of accounts effectively. If you're looking to optimize your financial reporting and ensure transparency in your self-storage operations, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you achieve better financial management and business success.
In this episode of "3 Minutes With 3 Mile," we discuss the importance of frequently updating your Google Business Profile to optimize your self-storage facility's online presence. Learn how regular updates can improve your visibility, attract more customers, and enhance your business's reputation. We'll share practical tips on what to update and how often to do it for the best results. If you're ready to take your self-storage marketing to the next level with expert strategies, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you achieve greater online visibility and success.
In this episode of "3 Minutes With 3 Mile," we discuss the impactful gesture of placing Thank You Bags inside recently rented units. These bags can include a lock, a thank you card, a card requesting a review, and even a gift card. Learn how this simple act of appreciation can significantly enhance customer satisfaction and retention. If you're interested in innovative ways to improve your customer experience and build stronger relationships, visit www.3milestorage.com to connect with us today. Let's discuss how our services can help you achieve greater customer loyalty and business success.
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