Keep doing it yourself
The phone at nine at night. Chasing rent. Inspections you have to remember. Finding a plumber on a Saturday. Every week, for as long as you own it.
Full management for your self-storage facility. You keep the property, the income, and the equity — and you never lift a finger again.
by Topside Management · owners and operators of self-storage
The choice as most owners see it
Most owners we meet think these are the only ones.
Keep doing it yourself
The phone at nine at night. Chasing rent. Inspections you have to remember. Finding a plumber on a Saturday. Every week, for as long as you own it.
Sell it
One check, and the thing you spent years building belongs to somebody else. No more income, no more upside, and the phone stops ringing because it isn't yours anymore.
There is a third
Keep the property. Keep the income. Keep the equity you've built. Hand us the work, and never think about the day-to-day again.
Retire from the job without selling the asset.
That's the whole idea. You stay the owner. We become the operator.
What we take on
Eight jobs you do now. Every one of them becomes ours — not delegated to an app you have to check.
The job
What it is today
What happens instead
Leasing
The nine o'clock phone call
Calls, texts and web chat answered 24/7 and taken all the way to a signed lease and a gate code
Collections
Chasing down late rent
Late notices, payment retries, delinquency follow-up and lien tracking, start to finish
Pricing
Deciding when to raise rates
Street and existing-tenant rates set weekly against what your market is actually paying
Marketing
Hoping people drive past
Your website, marketplace listings, Google, paid search and local mailers, worked every week
Maintenance
Finding a vendor on a Saturday
Requests become work orders, vendors assigned, work followed up and closed out
Compliance
The inspection you forgot about
Inspections, insurance, taxes and legal deadlines tracked before they become problems
Bookkeeping
The books and the bank rec
Rent roll, P&L, reconciliation and a monthly owner report you don't have to assemble
Knowing where you stand
Guessing, mostly
Collections, vacancies and compliance in one place, any time you feel like looking
We call you for two things: something that needs your signature, or a decision only an owner should make. That is the entire job now.
After hours
This is where most independent owners quietly lose money.
70%
of people looking for storage call, text or click after hours
60%
rent from whichever facility answers them first
So the facility that picks up at 9pm gets the tenant. The one that calls back Monday never hears from them again.
Calls, texts and web chat, day or night — answered, questions handled, and the unit rented start to finish without you.
Anyone who calls, texts or clicks and doesn't sign gets followed up with automatically — not whenever somebody remembers to.
Inspections, insurance, taxes, vendors and rent — tracked on a calendar that fills itself in and never forgets.
This is the part an owner simply cannot do alone — not because you're not working hard enough, but because nobody can answer a phone at two in the morning every night for a decade.
Included
Most independent facilities lose renters before anybody ever picks up the phone.
Request a demoWhat most facilities have now
Valley Road Self Storage
Clean, Dry & Affordable Storage Since 1998
Office Hours: Mon–Fri 9:00 AM – 5:00 PM
Saturday 9:00 AM – 12:00 PM · Sunday CLOSED
Gate access during office hours only.
PLEASE CALL FOR CURRENT AVAILABILITY
Last updated: March 2016
Hours, a phone number, and “call for availability.” Nothing happens after 5pm.
What we build you
Online-only rates — save up to 20%
Reserve your unit in about five minutes. Pick a size, sign the lease, pay, and get your gate code — any time, day or night.
5 × 10
Fits a small apartment
In-store $109
$89/mo online
10 × 10
Most popular size
In-store $174
$139/mo online
10 × 20
Fits a full household
In-store $269
$219/mo online
24/7 gate access · No deposit · Month to month · Instant gate code
Leased, paid and gate code issued in minutes — at a web rate that beats walking in.
Design, build, hosting and updates. No setup cost, no monthly bill.
The online price is the lower one, so renters close it themselves and nobody has to be there.
Listed on the storage marketplaces, plus your Google listing, reviews and ads.
Right now that 10pm searcher rents from your competitor and you never know. Afterward, they rent from you — while you're asleep.
Illustrative example. Your site is built around your facility, your units and your rates.
Pricing intelligence
We watch your market every single day, so your rates never sit still.
The competition
Every facility in your trade area swept daily — what they charge, what's full, what they're running as a special.
The season
Rentals peak May through August. A rate that hasn't moved since spring is money sitting on the table in July.
The life events
Storage demand comes from six things: downsizing, dislocation, decluttering, distribution, divorce and death. We track them in your county, not nationally.
The local stuff
Storm season on the coast. Move-out week at the college. The apartment complex that just broke ground two miles from your gate.
25 million
searches for storage in the U.S. last year
+88%
growth in storage search interest since 2020
Every day
your competitors' rates are re-checked
Then we actually do something with it. Your rates get set against what your market will pay this week — raised when demand is there, held when it isn't. No guessing, no leaving it at whatever felt fair four years ago.
Search and seasonality data: StorageCafe and Extra Space Storage. Competitor sweeps are run on your specific trade area.
Demand
Getting found, getting chosen, getting signed — on a schedule, not when somebody has a minute.
1. Get found
2. Get chosen
3. Get signed
And it runs on a schedule, not on good intentions
Every day
Competitor rates swept. Every inquiry answered and logged.
Every week
Records scanned, mailers sent, paid search adjusted, listings refreshed.
Every month
Rates reset, review requests sent, and a report on leads, leases and cost.
Every quarter
Full trade-area study and next season's plan, set before the season.
Almost no independent facility does any of this — not because owners don't want to, but because it is a full-time job. It's ours now.
Local marketing
Public records say who is about to need storage. Almost nobody in this business reads them.
Scan
Every week our system reads the public records in your county — deed transfers, building permits, new business filings, apartment lease-ups.
Match
We keep only the addresses inside your trade area, close enough that your gate is the convenient one, not the one down the highway.
A printed piece goes out within days, written for that specific trigger. Design, printing, list and postage all handled by us.
Just sold on Maple Street?
You have 30 days to empty the house.
We have the space — two miles from your front door, and you can reserve it tonight without calling anybody.
First month $1
Use code MAPLE30 · valleyroadstorage.com
Valley Road Self Storage
1420 Valley Road · Open 24/7 with a gate code · Rent online in about five minutes
A house changes hands
The seller has thirty days to empty it. The buyer has a garage full of boxes. Both get a mailer.
A permit is pulled
A kitchen or basement renovation means a whole room has to live somewhere for three months.
A business registers
Inventory, equipment, seasonal stock. Commercial tenants stay longer and pay more than households.
An apartment opens
Hundreds of people with no garage and no basement, a couple of miles from your gate.
A postcard that lands the week somebody closes on a house isn't junk mail. It's timing — and nobody else in your market is doing it.
Illustrative mailer. Records scanned are public filings only; we do not use probate or family-court records.
A real facility
First facility. Ran it himself. Did everything right — and was still leaving money on the table.
What we found
Two years later
+$50,000
more income every year
+$833,000
added to what the property is worth
He didn't do anything differently. He just stopped doing it himself. Same facility, same units, same town. We answered the phone, kept the rates current, and collected what was already his.
New York. Results over the first two years of StoreWard management; property value based on a 6% cap rate. Every facility is different and results will vary.
Even if you're full
Full tells you the price is too low. It doesn't tell you the facility is done.
≈ 400 hours
a year to run a 15,000 sq ft facility yourself — ten full working weeks, unpaid
Zero
once we take it over. Not fewer hours — none. You approve what needs a signature and that's the job.
We price it properly
Rates move with your market every week instead of sitting where they were in 2019 — and existing tenants get reviewed too. That is where the money is hiding.
We bring better tenants
Marketing reaches people choosing on availability and convenience, not just the cheapest sign on the road. A full facility of $118 tenants beats a full facility of $100 tenants.
You stop working
No nine o'clock calls, no chasing rent, no hunting a vendor on a Saturday, no books. Those four hundred hours don't get easier. They stop.
+$15,700
more revenue a year, on the same building
≈ $215,000
added to what the property is worth
4 tenants
the number you'd trade to get there
The New York facility was full too. Its rents were sitting 10–23% below the places down the road — worth $50,000 a year once somebody looked.
Hours are a StoreWard estimate for an owner-operated 15,000 sq ft facility. Revenue figures assume rents 15% below local comps, a 6.5% cap rate, and four move-outs after the increase.
Who we are
We're not a software company that discovered self-storage. We own it and we run it.
We own self-storage
Topside Management is a real estate firm that owns and operates self-storage in New York. We sign the same leases, chase the same vendors and read the same lien statutes you do.
We built it for ourselves first
Every piece of StoreWard exists because something on one of our own properties wasn't working. It ran our facilities before we offered it to anybody else.
We only get paid when you do
Our fee comes out of the growth we create. If your revenue doesn't move, neither does ours — which is why we'd rather hand you the numbers every month than ask you to take our word for it.
Valley Road Self Storage
August
Money in
$18,420
Money out
$4,105
Units rented
7
Six-month performance
We aren't looking for customers. We're looking for owners who want the thing we built for ourselves — people who know this business and would rather run it well than run it personally.
Sample report. Yours is built from your own facility's numbers.
What this costs you
Don't.
$0
to get started
No setup fee, no onboarding cost, no website bill.
$0
every month
No subscription. Nothing to buy. No software you're paying for whether you use it or not.
A share
of what we grow
We're paid a percentage of the additional revenue we create. Not a flat fee, and not a cut of what you already had.
You never write us a check out of your own pocket.
You pay us out of money the facility didn't make before. If we don't grow it, there's nothing to pay. And if you ever decide to sell, we structure it around the increase in what the property is worth — so we're working on the same thing you are.
1
One call
About an hour. We learn your units, your rates, your vendors and your books.
2
We set it up
We take it from there — website, leasing, collections, compliance, reporting.
3
You step back
The work stops being yours. The income keeps being yours.
You keep the property. You keep the income. You keep the equity.
You just stop doing the work.
Book the call