Gabfocus Self Storage Podcast

Hosted by Melissa Huff, Josh Huff

Business

Website RSS feed

Episodes

179

Latest episode

Oct 2026

Language

About the show

Listen in as we gab about the self storage industry and focus in on particular areas. Want to learn more about auctions, operations, management, marketing, best practices, customer service, and more? Interested in what the best in the industry have to say? Melissa Huff and Josh Huff tap into a combined 30+ years of experience on operations and marketing to speak to the issues that concern owners and operators. This is also the place for the monthly Gabfocus webinar rebroadcasts where Melissa Huff and Tommy Nguyen bring in nationally recognized speakers, leaders of companies, and top experts to help you maximize your self-storage business, optimize your management team, and prepare for what's ahead. Brought to you by the team at Lighthouse Storage Solutions.

Listen to episodes

60 recent

October 27, 2026Episode 1438 min

What Are You Selling And What's It Worth? - Self Storage Fundamentals Part 3

We rent empty space, a box of air with metal walls and a concrete floor. But not all of it is worth the same. Part 3 of Self Storage Fundamentals takes what you learned about your competitors in Part 1 and your customers in Part 2 and turns it into pricing: what you're selling, and what it's worth. We start with the product itself, the sizes and names people actually search for. Then we walk through setting a street rate, grading your units, and giving customers three options on the same size instead of one. A few of the things we get into: How to fold an odd 9x10 or 10x11 into your 10x10 listings without confusing anyone Calling your units what people search for Why occupancy drives your rate once you're stabilized Walking the property to grade every unit, and why managers rent the unit closest to the office first Value, standard, and premium on the same size, with the rate you really want in the middle Why "call for pricing" sends people to the next facility Your homework: walk your property, find where the value is, and name it. Two tiers is fine if that's what your units support. Then look at the discount on each size, and if one still isn't moving, try a different kind of discount. Raising rates on existing customers comes later in the series, in Part 11. CHAPTERS: (00:00) Welcome to Part 3 (01:00) What We've Been Up To (04:12) What Is Value Pricing? (06:03) Keep Sizes and Unit Names Simple (09:45) Odd Sizes and Unit Labels (14:20) Setting Your Street Rate (18:02) Not Every 10x10 Is Equal (22:10) Good, Better, Best Pricing (25:58) Discounts That Fit Your Market (28:58) Give Them a Choice of Terms (30:54) Publish Your Rates (32:05) How You Know It's Working (33:21) Your Homework (36:02) Our Recommendation: Go to a Show (37:15) Next Time: Boat and RV Parking Next time is Part 4, a deep dive on boat and RV parking. If you're planning your year, here are a few events we'll be at and recommend attending: Register for The Big Ideas in Storage Conference in Texas - Register Here Register for MSM's The Show using code LSS2026 - Register Here Hosts: Josh Huff & Melissa Huff Produced by Lighthouse Storage Solutions

October 13, 2026Episode 1338 min

Who Are Your Customers? - Self Storage Fundamentals Part 2

Before you can market to your customers, you have to know who they are. Part 2 of Self Storage Fundamentals picks up where last week left off. Part 1 was about where your renters come from. This one is about the people themselves. We walk through building a buyer persona, which works a lot like a police sketch of your tenant: enough real details that you recognize who's on the phone and know what matters to them. A few of the things we get into: Why "wide driveways" means nothing to someone who has never driven a twenty six foot U-Haul, and why you sell the benefit and not just the amenity Happy tenants and sad tenants: divorce, disaster, displacement, downsizing, and death on one side, and a growing business, a new RV, or a home office on the other Building personas from real tenants you already know, not from who you assume your customers are How the same facility gets presented three different ways to a recent divorcee, someone who just took a pay cut, and a family clearing out a parent's home Better questions than "what size do you need?" (nobody knows the answer to that one) Business and commercial tenants: why they stay, pay on time, and send referrals, and what has to be in your lease before you can charge for extended access Your homework: build three buyer personas from actual customers, starting with the map you made last week. Then use them to decide where your marketing goes and which tenants hear about your referral program every time they walk in the door. Plus a recommendation that has nothing to do with storage, and a look ahead to Part 3: What Are You Selling, and What's It Worth? Related episodes: Episode 172 is all about secret shopping your competitors, and Episode 143 covers how to compete with low intro rates. Chapters: (00:00) Welcome to Part 2 (01:33) Where We Are This Week (03:30) Who Are Your Customers? (04:50) Not Every Customer Thinks Like You (08:33) Happy Tenants and Sad Tenants (10:20) Why People Rent Storage Today (13:49) Building a Buyer Persona (17:23) What Each Customer Needs to Hear (22:43) Be the Expert, Ask Better Questions (24:43) Business and Commercial Tenants (28:11) Set Up Your Lease for Business Tenants (30:07) Your Homework: Build Three Personas (33:36) Our Recommendation: Touch Some Grass (37:02) Next Time: What Are You Selling? If you're planning your year, here are a few events we'll be at and recommend attending: Register for The Big Ideas in Storage Conference in Texas - Register Here Register for MSM's The Show using code LSS2026 - Register Here Hosts: Josh Huff & Melissa Huff Produced by Lighthouse Storage Solutions

October 6, 2026Episode 1240 min

Where Do Your Renters Come From? - Self Storage Fundamentals: Part 1

We're back, and we're kicking off something we've wanted to do for a long time. Self Storage Fundamentals is a twenty part series on how to run a storage facility well, built from our conference sessions, our seminars, and our own policy and procedures manual. Five units, twenty parts, and a new one every week (that's the goal, anyway). Part 1 opens Unit 1, Your Market, with the question that comes before you spend a dollar on marketing or set a single rate: where do your renters come from? Three to five miles is a good rule of thumb, but it's rarely as simple as drawing a circle around your facility. Josh and Melissa walk through how to find your real trade area and the competitors that matter. A few of the things we get into: Mapping your current tenants from your management software or a rent roll, and why the map surprises so many owners Drive time versus distance on a map, and how a lake, a freeway, or a mountain decides who you're really competing with Comparing apples to apples, so your comps match your age, amenities, and unit types Three ways to scout the competition: secret shopping, reading their reviews, and a quick AI search of published amenities Why a rate report like StorTrack is worth the monthly fee, drive time data included Knowing what your market expects before you price, and why a market study from six months ago is already out of date We wrap up with homework you can do this week: map your tenants, pick three to five real competitors to keep an eye on, then drive from your renters' neighborhoods back to your facility and take note of the storage facilities you pass along the way. Plus how Melissa uses Claude to turn a two hundred email inbox into a dated to-do list, a thirty dollar Cabernet that drinks like a much pricier bottle, and a look ahead to Part 2: Who Are Your Customers? Chapters: (00:00) Welcome Back (01:17) Introducing Self Storage Fundamentals (03:40) What We've Been Up To (07:48) Where Do Your Renters Come From? (12:23) Drive Time vs. Distance on a Map (16:39) Who Your Real Competitors Are (19:52) Secret Shops, Reviews, and AI (22:30) Rate Tools and Data You Can Trust (24:30) Read Your Market Before You Price (26:28) Your Comps Change Every Day (29:57) You Have to Know Your Town (32:26) Your Homework (34:52) Our Picks: Claude and Decoy Limited (39:06) Next Week: Who Are Your Customers? If you're planning your year, here are a few events we'll be at and recommend attending: Register for The Big Ideas in Storage Conference in Texas - Register Here Register for MSM's The Show using code LSS2026 - Register Here Hosts: Josh Huff & Melissa Huff Produced by Lighthouse Storage Solutions

August 13, 2026Episode 1139 min

Stop Stealing From Yourself: The Money Owner-Operators Leave on the Table

The person quietly costing your storage facility the most money might be the owner. It's rarely cash out of the drawer. It's income that never shows up because you're too close to your own operation to see it. Josh and Melissa dig into the ways owner-operators steal from themselves every month without even realizing it. Some of what we get into: "Maintenance" units that quietly pile up, ten or twenty of them holding spare doors, tools, a golf cart, and the brother-in-law's stuff Units sitting un-rent-ready for a week because it's hard to hold yourself accountable the way you'd hold a manager Ancillary income left on the table, from giving away retail to a tenant insurance program stuck at thirty percent penetration Marketing spend that drifts, especially Google Ads that quietly optimize you into the wrong keywords, wrong radius, and a bigger bill Vendors who need watching, like the landscaper billing us in the dead of winter for a three-minute loop around the property The thread through all of it is a fresh set of eyes. A real monthly self-audit, walking your property as if you were seeing it for the first time, catches these leaks before they cost you, especially when life happens and you have to sell. Plus a great twenty dollar Cabernet, and Josh's soapbox on why he never says thank you to AI and what personifying a tool might do to how we treat actual people. If you're planning your year, here are a few events we'll be at and recommend attending: Register for the SSA Fall Conference in Vegas - Register Here Register for The Big Ideas in Storage Conference in Texas - Register Here Register for MSM's The Show using code LSS2026 - Register Here Hosts: Josh Huff & Melissa Huff Produced by Lighthouse Storage Solutions

August 5, 2026Episode 1043 min

Fighting Crime From Within - Plus BIG 3PM News from Lighthouse

Last episode we tackled crime from without, break-ins and unwanted guests. This time we flip it around and look at what happens inside your own office. Sometimes it's an employee skimming cash, but a lot of the time it's just money quietly leaking out while nobody's watching. Drawing on eighteen years and dozens of facility audits, we break down the patterns owners miss and the safeguards that actually stop them. A few of the things we get into: Padded overtime and time edits that slowly creep up your payroll Free units handed out to family, friends, and employees until your inventory disappears Waived fees that always line up with a cash payment, and how to catch the pattern Why theft usually starts small and innocent, and why curiosity beats accusation Prevention that works: reliable software, pulling manager admin access, daily deposits, no waived fees, and real audits We also share some big news. As Sue Haviland retires after an incredible career, we're taking over her portfolio of California properties, and we talk about what a boutique, hands-on approach to third-party management really looks like. Plus our full fall show lineup and a pool gadget that saved us a ton. Best Skimmer to Keep Your Pool Clean (mentioned on episode) If you're planning your year, here are a few events we'll be at and recommend attending: Register for the SSA Fall Conference in Vegas - Register Here Register for The Big Ideas in Storage Conference in Texas - Register Here Register for MSM's The Show using code LSS2026 - Register Here Hosts: Josh Huff & Melissa Huff Produced by Lighthouse Storage Solutions

June 22, 2026Episode 938 min

Fighting Crime From Without - Break-ins and Unwanted Guests

Crime at a storage facility isn't a matter of if, it's a matter of when. You don't have to be in this business long to deal with a break-in, some trespassing, vandalism, or worse. In this episode, Josh and Melissa kick off a two-part series on fighting crime at your facility, starting with the threats that come from the outside. The big idea? A property that looks awake doesn't get hit. Overgrown weeds, a half-open gate, dead leaves in the driveway in the middle of summer, a mattress leaning against a building for a week. Those are green lights for bad actors. The same eyes a tenant uses to decide "do I want to store my stuff here" are the eyes a criminal uses to decide "is anyone paying attention here." Keeping your property clean, walked, and genuinely cared for is your first and cheapest line of defense. From there, Melissa and Josh break security down into three levels you can build toward at your own pace: Level 1, the non-negotiables: a coded gate system, good security cameras, and lighting. If your budget only allows one, light it up. Nothing happens in a well-lit lot. Level 2, leveling up: motion or full-property lighting (and grab those nighttime photos for your website), coded exit as well as entry, fence-top deterrents like razor wire where it's legal, privacy screening, cameras with alerts, and restricted access hours. Sometimes a simple 9 or 10 PM cutoff solves most of your problems. Level 3, serious protection: anti-passback codes that shut down tailgaters, active monitoring through AI cameras like Arcsi or a live security company, on-site guards, and patrolling the lot at close to make sure nobody's loitering after hours. The name of the game at every level is the same: knowing exactly who is on your property, and when. Plus, a little birthday celebration, an avocado margarita recipe situation, a goat update, and a preview of where you can catch the Huffs at this fall's conferences. Click here for that DisneyWorld Avocado Margarita recipe Next time: Fighting Crime From Within, how to spot and prevent crime from the inside. If you're planning your year, here are a few events we'll be at and recommend attending: Register for the SSA Fall Conference in Vegas - Register Here Register for The Big Ideas in Storage Conference in Texas - Register Here Register for MSM's The Show using code LSS2026 - Register Here Hosts: Josh Huff & Melissa Huff Produced by Lighthouse Storage Solutions

May 26, 2026Episode 841 min

Secret Shopping Secrets

Josh and Melissa recently went undercover, visiting several self-storage facilities near one of their managed properties in Southern California to see how the competition was showing up. What they found was equal parts encouraging and eye-opening. The tours were genuinely enjoyable. Several facilities presented well, with staff who were friendly and professional. But not everything passed the test. Some red flags came up that no self-storage operator should be comfortable with, including staff who casually mentioned recent break-ins during a tour and a facility that openly disclosed rates could increase within just 30 days of signing. In this episode, Josh and Melissa break down what they observed, what it means for operators, and what every storage facility should be doing differently. Secret shopping is one of the most underused tools in self-storage, and this episode is a practical reminder of why it matters. If you've never walked into a competitor's facility as a customer, this one might change that. If you're planning your year, here are a few events we recommend: Register for The Big Ideas in Storage Conference in Texas - Register Here Register for MSM's The Show using code LSS2026 - Register Here Hosts: Josh Huff & Melissa Huff Produced by Lighthouse Storage Solutions

May 1, 2026Episode 734 min

We Got Goats- Why Goats Matter In Self Storage

This one starts with goats… and ends with better business decisions. Josh and Melissa share the story behind their recent decision to bring goats onto their property to tackle a growing poison ivy problem. For a long time, they stuck with the status quo. The problem was annoying, but not quite painful enough to force a change. Goats felt like a big step into the unknown. Then things shifted. The problem got worse, they did the research, and made the change. What they found was that the solution was far more effective and far less complicated than they expected. The short-term discomfort of trying something new led to a long-term fix they wish they had implemented sooner. That's why "goats" matter for self storage. This same pattern shows up in how operators make decisions every day. In this episode, Josh and Melissa walk through three areas where many facilities stay stuck, even when better options (our goats) are within reach: Software : When small frustrations and rising costs are tolerated instead of explored, operators may miss out on tools that could significantly improve efficiency and reporting. Access Systems : Many facilities are just one step away from offering a fully online rental experience, but hesitate to complete the process. Staffing : Whether it's maintenance, call centers, or AI support, adding the right help can unlock growth and improve the customer experience. The lesson is simple. Sometimes the thing that feels like the biggest leap is actually the most practical solution. It just takes a little research and a willingness to step outside of what is familiar. If you're planning your year, here are a few events we recommend: Register for the NeSSA Expo in Connecticut using code Lighthouse10 - Register Here Register for The Big Ideas in Storage Conference in Texas - Register Here Register for MSM's The Show using code LSS2026 - Register Here Hosts: Josh Huff & Melissa Huff Produced by Lighthouse Storage Solutions

April 23, 2026Episode 631 min

ISS World Expo Takeaways and What It Means for Self Storage

Josh and Melissa are back from the Inside Self-Storage World Expo and sharing their biggest takeaways from one of the industry's largest events. AI was everywhere, with vendors continuing to integrate it into their platforms. At the same time, we are seeing the rise of agentic AI in other industries, which raises interesting questions about where self storage is headed next. But even with all the innovation, one theme stood out clearly. The basics still matter. We reflect on our Management Mastery session and the encouraging number of owners who are focused on truly understanding and improving how they run their businesses. Strong operations, clear processes, and intentional leadership are still the foundation of success. We also talk through the tradeshow floor, where we saw more niche vendors than ever before. The number of options available to help operators improve every part of their business continues to grow. To wrap it up, we share the shows we are looking forward to for the rest of the year and why getting in the room still matters. If you're planning your year, here are a few events we recommend: Register for the NeSSA Expo in Connecticut using code Lighthouse10 - Register Here Register for The Big Ideas in Storage Conference in Texas - Register Here Register for MSM's The Show using code LSS2026 - Register Here Hosts: Josh Huff & Melissa Huff Produced by Lighthouse Storage Solutions

April 9, 2026Episode 542 min

Self Storage and a Can of Corn: Lessons from the Hospitality Industry with Lee Creech

What can self storage operators learn from the hotel industry? Quite a bit. In this episode, Josh Huff and Melissa Huff sit down with Lee Creech to talk through how hospitality principles apply directly to self storage. Lee shares how his background in hotels shaped the way he thinks about customer service, pricing, and running a facility day to day. The conversation covers everything from keeping your property clean in a way that actually impacts customer perception, to understanding who your customers really are and how to serve them better. You will also hear: Why your facility is not a "can of corn" and how that changes your pricing strategy How to identify and track the customer segments that matter most in your market Why customer lifetime value is higher than most operators realize Simple ways to build loyalty so customers return and refer others How to approach pricing based on your specific market and competition This episode is full of practical ideas that can help you think differently about your operation and how you serve your customers. If you're planning your year, here are a few events we recommend: Register for the NeSSA Expo in Connecticut using code Lighthouse10 - Register Here Register for The Big Ideas in Storage Conference in Texas - Register Here Register for MSM's The Show using code LSS2026 - Register Here Hosts: Josh Huff & Melissa Huff Produced by Lighthouse Storage Solutions