Sierra Self Storage Consulting, LLC

Self Storage turnkey consulting services handling all aspects of self storage from the ground up to operational evaluations and management. Training, feasibility and marketing studies, due diligence for storage buyers, mystery shopping, cap expense budgeting, safety training and expert witness. Please email with any questions of services not listed.

Principal

A B Kelly Realty, LLC

Management of Self Storage Facilites and Commercial Office and Industrial Properties.

Principal / Broker

Sierra Self Storage

Member of the Board

National Self Storage Management Inc

Managed over 90+ self storage and commercial properties nationwide. Handled all consulting and due dilligence for company and third party owners.

Chief Operating Officer

Canoa Development

Responsible for leasing, management and tenant improvement of a 45,000 sq. ft class A office building.

Commercial Leasing and Property Management

Hammond Mortgage Company

Executive Loan Officer

Experienced Principal with a demonstrated history of working in the real estate industry. Strong education professional skilled in Negotiation, Due Diligence, Commercial and Operations Management, Training, Expert Witness testimony, Sales, Feasibility Studies, and Asset Management.

Self Storage Soup of the Day " Night time audits".

Now that the ISS trade show is done, many of the newbies to the industry are full of information. I can help you with 98% of the confusion and get you on the right course. Reach out to me and lets' make your plan for self storage success. Put 31 years of experience to work for you.

I had a client with some operational issues and couldn't put their finger on what was going on, but he had that feeling something was wrong. Most owners hire consultants to perform daytime audits, but what is going on after hours? Every company/owner should employ the nighttime audit when things are out of whack, complaints, or generally shoddy operations with poor manager attitudes. These audits can reveal all sorts of under the table issues to liabilities occurring under the operator's noses. The owner arranged to be at the site with me in case of issues with the manager, and they were told to stay in the apartment. 
Performing a walk through at 9:00 pm at night, we found empty units being rented to bands with the $$$ going to the manager's pocket, homeless sleeping in units money to the manager, and a very unusual smell coming from a unit. The operator terminated the manager on the spot. The manager vacated the next day and I went back to work on the follow up audit. I had the Police Department come in with drug sniffing K-9's and hit the unit with the weird smell, which turned out to be a Meth Lab with all the chemicals. The hazmat team came in to remove the materials. The Police served a search warrant at the tenant's house and was found to be a stash house. All this was found as the owner had a weird feeling and acted on it. This audit can be done in addition to checking aisle lights and lit signage that may not be noticed at daytime. 

Use your intuition when something doesn't seem right, act, or suffer the consequences that could have been avoided. Do not wake up to a abandoned office with all the cash deposits gone, petty cash and cash drawer, it happens to every operator over time. How to prevent and keep things in check? Require all managers to deposit daily by noon the following day, all checks and cash noted by unit number on bank deposit slip. Have manager scan bank deposit, check date, time, and amount of cash and checks by noon. If the manager fails to notify the operator of a delayed deposit, one warning should be given depending on the story, it could be a flat tire, but the money needs to be deposited that day. DO not fall for the bank is so far away and I'm busy, make it happen. Have a policy that if cash gets over $500 that the manager is required to go the bank immediately for the large cash deposit, this serves two purposes, less cash on site for embezzlement and possibly robbery. I have used these techniques for more than 30 years and they work and let the manager know you are watching the books. If you have any questions or need help contact me PM.
#sierraselfstorageconsulting #selfstorage

Andrew Kelly

Self Storage Soup of the Day " Arizona Self Storage Association trade show April 17-19th".

To all my clients, friends and anyone looking to get into self storage. Come see me at AZSA trade show next week. It's one of the best state storage shows across the US. Warm weather, great speakers and plenty of networking with experienced professionals. 
I would love to visit with anyone over April 18th and 19th at the show to talk shop about self storage. Take advantage of my free consultation of a 1/2 hour on any topic from operations, site selection, due diligence, management, market demand studies and financial feasibility studies. Lets connect and make your time at the show successful.
See you there!

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