A leading provider of professional management and
consulting services to independent owners of self-storage
facilities.
Corporate Info
Information about our founder, testimonials and storage FAQs.
About the Founder
Testimonials
Frequently Asked Questions
Joseph P. Niemczyk
President
Our satisfied customers want to share
their experiences!
Questions we hear often, with answers.
We are one of the largest Self Storage Management firms in the country, and for a very good reason.
Joe Niemczyk began his career with a degree in accounting and spent several years in public accounting. His specialties included auditing, tax preparation and financial planning. He then joined National Self Storage in 1981 as Controller where he eventually gained the position of president.
At NSS, he oversaw the construction and operation of more than 40 additional locations throughout the U.S. and created the first formal resident manager training program in the industry.
In 1986, he co-created Executive Self Storage Associates, Inc. Since its inception, ESSA has been involved in the management, consulting, development and manager training for more than 400 stores across the U.S., Europe, Australia and the U.S. Virgin Islands.
Mr. Niemczyk also provides services to storage industry associations as a featured speaker at many trade shows, seminars and workshops focused on manager training, advertising and legal issues related to the day-to-day operations of self storage.
"I found the
entire Executive Self Storage organization to be professional in their dealings
with my entire institution, from the accounting staff to the legal and
insurance departments.
I highly
recommend Executive Self Storage for any self storage facility which may need
the assistance of a consultant, or the actual management of the day-to-day
operations of the facility."
Michael
M. Brown, Vice President
Professional Federal Savings Bank
"My
experience in working with your organization was outstanding. I could add
numerous accolades, but after stating the results achieved by you with the
property, nothing more need be said. When your management contract commenced in
October, 1990, property occupancy was 40% and had been languishing at the same
level for about two years. By June of this year, you had increased occupancy to
over 71% without decreasing rental rates."
- Robert
Walden, Vice President
Citibank Commercial Properties, Inc.
"Having had
the benefit of Executive Self Storage as our property managers for nearly seven
years, I felt it only fair that we make our experience available to others who
may have interest in the company. During the entire period we were treated to
professional service and caring attitudes that were so refreshing and unique in
this industry...answers to our questions always seemed to be right in front of
them every time we called. There was always concern for the project and
considered advice when needed. If we asked for something, the attitude was
positive and the answer always, "You've got it." I have recommended
Executive Self Storage many times in the past without regret or disappointment,
and will continue to do so."
Ron
Hagerthy
President, Ron Hagerthy Inc.
Is self storage a good investment?
This depends on the location, the market and the ability for new competitors to enter the market. This also depends on how much you pay for a facility or how much it will cost you to develop a facility. Because the self-storage industry has grown significantly over the past decade, there are greater risks and much more competition.
What should my expense-to-revenue ratio be?
We do not assign a target expense-to-revenue ratio to our stores; rather, we look at the overall business performance.
We do not assign a target expense-to-revenue ratio to our stores; rather, we look at the overall business performance.
How much should I pay my managers?
Your managers are the most important assets you have. Historically, our industry has paid managers less than other similar industries, but recently, many operators have seen the value of compensating managers properly. If you want top professional managers, plan to pay them accordingly.
Is it true that I should own a self-storage facility because there is not much work to making them run profitably and they do not cost much to build?
Nothing could be further than the truth. While it is true that most facilities operate with less than 4 employees, there are many other factors to running a facility. Development, construction and land costs have escalated over the past decade. Be prepared to pay top dollar for your new facility.
Are delinquent accounts a big problem for your facilities?
Unfortunately, in our industry, we do have customers who for one reason or another do not pay their rent on time and become delinquent. Some of these delinquent accounts lead to auctions. Delinquent accounts can be minimized by persistent, firm (not rude) follow-up by your management team. At Executive, we follow all applicable state and local laws with respect to collections and we train our management teams on how to collect them. We attempt to maintain less than a 4% delinquent rent rate for our stores.
Should I include the managers in my budgeting process?
Yes. Managers can be very helpful in projecting rent fluctuations, delinquencies and other revenue concerns. Managers should be aware of controllable expenses (supplies, maintenance, services, etc.) and can be helpful with ideas for how to save money without sacrificing service.
