Uncle Bob s Management enables you to tap

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1 Uncle Bob s Management enables you to tap the power of the Uncle Bob's Self Storage brand along with all of our competitive advantages. - Ken Myszka President Join a recognized leader in the industry Increase net value Access financing solutions Introducing Uncle Bob s Management For more than 25 years, Uncle Bob's has helped hundreds of thousands of customers with their storage needs. In the process, we have grown to become a recognized leader with more than 375 locations across the country. Our experienced people employ advanced technologies to drive new business and turn every customer inquiry into an opportunity for owners like you. When you partner with Uncle Bob s Management in a third party management agreement, you have unparalleled expertise, cutting edge resources, and proven strategies working for you. We will manage your self-storage properties with an eye toward increasing their value, thereby allowing you to turn your attention to other opportunities. Develop a clear exit strategy Uncle Bob s Management also gives you access to financing solutions with the national reputation of our brand standing behind you. Whether obtaining new financing or renegotiating existing debt, we can help you secure the best terms possible. Your peace of mind may be the greatest advantage of working with Uncle Bob s Management. With all that we have to offer, we can help you develop an exit strategy that fits your needs. Should you decide to sell, remember that Uncle Bob s Self Storage is an active player in the acquisition arena.

2 Top 5 self-storage companies in the U.S. Consider our strength in numbers million square feet of space, 160,000 customers, 375 locations, 24 states. Size and scale result in distinct benefits for owners. - Jack Rogers Vice President of Business Development Buying power and scale Uncle Bob s Management brings you the distinct benefits of our size and scale as a national leader in self-storage. You can be confident in our ability to manage your properties by focusing on the fundamentals of marketing, pricing, cost control, and property upkeep. 160,000 customers in 24 states With over 375 facilities and counting, Uncle Bob's has the purchasing power and systems in place that will reduce your operating costs. These include advertising and yellow pages, internet marketing, merchandise, insurance, and many other costs. Over 25 years experience Your properties will take on one of the most respected and recognizable names in the business. With this, you have an added edge against the competition and added appeal for new customers. Our 25 years of experience in the self storage industry, coupled with our company culture, gives you a solid foundation on which to build your future and increase the value of your investment.

3 "Revenue management results in revenue maximization, with continuous monitoring and real-time adjusting that capture opportunities." - David Paolini Vice President, Revenue Management Our advanced Revenue Management model (RM) is aimed at understanding, anticipating, and influencing customer behavior in order to maximize revenues. We take it to a new level in self-storage with an RM team made up of the sharpest analysts in the business utilizing cutting edge systems. We continually monitor and adjust pricing for your stores, looking at current and forecasted demand, supply, price sensitivity, and competition. Our RM team can quickly adjust pricing and promotions as market conditions change. Advanced Revenue Management Dynamic Pricing Proprietary Technology From proprietary software that helps increase revenues by ranking each store by opportunity, to monitoring and analysis systems and automated rate increases, we bring you the tools that help you stay ahead. Targets The RM team determines target occupancies that will provide optimal revenues based on current market conditions. Once identified, the team continually monitors and adjusts rates to achieve those targets.

4 "Call, click and visit sales channels are constantly fine-tuned to optimize opportunities to capture customers." - Edward Killeen Executive Vice President, Operations Up to 30,000 prospective customers telephone our dedicated Customer Care Center monthly. All in-coming calls are answered by highly trained Customer Care Representatives (CCRs). With the help of our proprietary software systems, CCRs can check space availability, pricing, store hours, security features, truck reservations and just about anything else that a customer needs to know. Our CCRs answer the phone lines seven days a week, up to 15 hours a day to deliver qualified customers to your store. Each month, over 90,000 unique visitors shop the unclebobs.com website for storage at our locations. The site provides up-to-the-minute availability and pricing as determined by our RM model, and enables shoppers to make a no-fee reservation at the location of their choice. This distinct advantage accounts for 20% of our company s rentals. Additionally, sophisticated search engine optimization delivers top rankings for localized searches for dozens of storagerelated key phrases. The site also supports mobile browsing for iphone, Android and Blackberry - a segment that is rapidly growing. 40% of Uncle Bob s customers walk through the door, with no prior telephone or web site contact. Our store associates are well trained in the sales techniques that turn shoppers into customers, and the customer skills that help retain them. That combination is what creates a favorable long-term impression of our brand. Customer can... Call the Customer Care Center Log onto Walk into one of our stores We have the right marketing mix A third part management agreement with Uncle Bob s Management opens your store to a marketing mix that exposes potential customers to our brand with placement that makes it easier for them to find your store. Our marketing strategy includes tradition yellow page advertising, grassroots market-specific branding, and aggressive online advertising and emerging electronic media placement.

5 "Our experienced Human Resources professionals pave the way to recruit and retain our top-notch team of employees." - Jennifer Kozub Director, Human Resources Uncle Bob's Management can offer you a complete menu of comprehensive Human Resources (HR) services provided by experts who not only understand the details of HR, but also know the ins and outs of working in the self storage industry. We can relieve you of many HR responsibilities so you can focus on what is most important to you. We can provide full management of the payroll function to include bi-weekly check processing and delivery, tax reporting, insurance deductions, payroll accounting and accruals, as well as W2 and W4 reporting. Our system provides a fully integrated, automated time and attendance system to streamline the collection and calculation of hours worked. The system provides time and attendance data to assist with scheduling and reporting. Our HR department assists in all phases of the preemployment hiring process including the recruitment of quality candidates, initial telephone screening, reference and background checks and other candidate selection procedures. Your employees can access a comprehensive benefits program that includes health insurance, 401(k) retirement, life insurance, Employee Assistance Program (EAP), and paid time off. We can provide standardized or customized HR policies and employee handbooks so employees understand expectations and responsibilities. Our professionals can also assist with administering these policies and procedures including complaint resolution, discipline, and compliance with local, state and federal laws and regulations. Comprehensive Services Advanced Payroll System Staffing Services Employee Benefits Policies and Procedures

6 "In-depth support and training drive business results and help team members continually grow and succeed." - Darren Laratonda Director, Training and Development Training and Development Online Training Performance Management New Hire Training Uncle Bob's Management recognizes the importance of our people to the success of the company. We pride ourselves on providing our associates with the most comprehensive and robust training in the self-storage industry. We have more than 60 home office and field based training staff who use proven training techniques to help employees succeed. Ongoing, in-depth training ensures continued excellence at each store. A comprehensive on-boarding program helps new team members quickly assimilate and understand the Uncle Bob's culture so they can immediately begin to contribute to business results. We employ a very powerful online training and development system that includes proprietary self-storage, sales, and customer service training courses. The online courses increase efficiency of our training program, while training managers and field trainers oversee and monitor the selfstudy portion, providing assistance to personnel when needed. Our ongoing training program includes a Performance Management component that tracks employee performance, assists them in setting goals, assesses competency and creates performance plans to address specific issues. These initiatives help to continually expand the team member's knowledge and proficiencies. The program also gives employees access to internal, online professional networking to connect with peers and mentors to ask questions, share ideas, and learn best practices. Comprehensive new hire training includes 40 hours of in person time with a dedicated trainer, a 24-hour shadowing period with an experienced Uncle Bob s team member and 3 to 4 weeks of additional on-the-job, supervised self-study. It is a multi-stage program that covers all the activities, skills, policies and procedures team members must understand to help drive their success.

7 "The controls & reporting we employ are rooted in accrual-based accounting, which is the most accurate way to evaluate the performance of your properties." - Andy Gregoire Vice President, Finance Proprietary Systems Complete Accounting Support Independent Audits Reporting Your properties are in good hands with the experienced people and systems employed by Uncle Bob s Management. We use proprietary accounting and finance control systems that centralize data and allow real-time updates for services such as online payments and online reservations. The accounting team is made up of more than 20 professionals overseen by two CPAs who have a combined 20 years experience with a focus on self-storage. Our accounting team will work for you by overseeing the financial aspects of your operations including operating budgets, capital expenditures, property tax assessment analysis, mortgage reporting, property insurance, and other accounting support services. They will provide daily audits of the application of payments and cash/credit reporting, and perform monthly bank reconciliations for your stores' cash and credit card accounts. You also gain the benefits of clearly defined policy and procedures for stores, with monthly evaluations for compliance. A staff of 10 professionals, independent of Uncle Bob's Management and operations, conduct on-site, unannounced shock audits of stores compliance with legal and operational policies and procedures. The audit includes review of customer files for legal compliance, physical store inspections, verification of store funds and merchandise inventory balances, and a review of account records. These thorough audits will help to minimize your properties' exposure to legal issues and potential fraud. The accounting team provides various financial reports so you always have a clear picture of your properties performance. These include profit and loss statements, monthly balance sheets, weekly reports of move ins and outs, and annual book and tax depreciation reports.

8 "Our regional and area managers provide strong leadership with proven performance management systems and a distinct understanding of the business." - Jeff Myszka Regional Vice President Regional and Area Managers Our Regional Vice Presidents (RVP) provide big-picture leadership, striving to drive business through the development of our people, continual fine-tuning of policies, and constant analysis of data to achieve results. Each RVP works with dedicated Area Managers to provide the necessary management of assets and people to support the excellence of the Uncle Bob's brand. Area Managers make monthly store visits to work with Store Managers on everything from marketing, staffing, performance reviews, move-in and out activity, and customer service. Uncle Bob s culture of teamwork, coupled with standardized operating procedures, allows a sharing of staff across various locations. STARS HOMR STARS (Standards/Teamwork/Accountability/Recognition = Success) is Uncle Bob s internally developed Performance Management Program. STARS provides incentive-based evaluations to reward team members who manage stores effectively by balancing excellent financial performance with customer service and property curb appeal. Each store is held to a pre-defined set of Core and Visual Standards. It is a system of accountability and recognition that sets the bar for expectations of excellence and rewards those who exceed them. Your employees are motivated to a higher level of performance, and your properties will perform better as a result. HOMR (Home Office Management Reports) is a system of management tools for overseeing Uncle Bob's sales/operations metrics. HOMR provides real time performance analysis of customer inquiries, reservations, and move-ins. Further, it is integrated with our Revenue Management model to track demand on a space-by-space basis, and historical analysis enables us to spot trends and measure performance right down to the store level. The numerous reports generated by HOMR allow our team to quickly assess regional, area, and store specific performance to make adjustments as necessary.

9 "We give owners options and our willingness to invest equity in their properties demonstrates our commitment as a third party management partner." - Paul Powell Executive Vice President, Real Estate One of the options Uncle Bob s Management offers is a simple fee-based management agreement. This agreement frees you from the day-to-day management responsibilities of your storage property while providing all the advantages of the Uncle Bob's brand. If you need immediate capital, or are otherwise interested in more financial flexibility, we can structure a joint venture in which we invest equity value into your properties. A joint venture adds value and provides an immediate return on investment to partners, while assisting you with cash flow and financing - it provides you with all the advantages of a third party management agreement with added benefits. We have a long history of successful joint ventures with companies that meet our investment criteria, thereby creating long and mutually beneficial relationships. In fact, nearly 15% of Uncle Bob's self-storage facilities are joint ventures. Uncle Bob's has built a portfolio of over 375 stores, typically purchasing existing operating facilities that meet a specific set of marketing, maintenance, and financial criteria. In working with Uncle Bob s Management, you have the opportunity to open the door to a possible equity partnership with Uncle Bob's Self Storage. Fee-based Management Agreements Joint Venture Equity Partner Your Opportunity We can help you increase the value of your properties; we can help you find more time to pursue other opportunities; and we can work together on an exit strategy that is right for you. Whatever the case, Uncle Bob s Management may be a viable solution for your needs.

10 Contact information: Dale Payne Sales / Client Relations Manager 6467 Main Street Buffalo, NY [email protected] Exclusive Third Party Management Partner