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Tapping Into Retirement Savings: The 401(k) Tax Benefit for Self-Storage Operators

Article-Tapping Into Retirement Savings: The 401(k) Tax Benefit for Self-Storage Operators

By William H. Black Jr.

There’s a time in a self-storage operator’s life when the question arises, “How do I keep more of the money I make?” Frequently, the answer is “with a qualified plan.” Called “qualified” because the contributions qualify for an income-tax deduction, these plans offer many significant benefits.

While there are many types of qualified plans available, this article focuses on the most popular, the 401(k) plan. Of course, implementation is strictly your decision; but before you make it, let’s discuss the basics.

What Is a 401(k) Plan?

In essence, a 401(k) is a tax-deductible savings account. Its name is taken from the Internal Revenue Code. These plans first became popular in the 1980s and are rapidly becoming an alternative to the more traditional retirement pension previously sponsored by employers, otherwise known as defined-benefit plans. However, the 401(k) structure does place the bulk of the responsibility of saving and investing on the employee himself. Additionally, employer contributions can vary drastically in amount and frequency.

Saving with a 401(k) retirement plan helps reduce taxable income, as all contributions by the employee and employer are deductible. And under the Employee Retirement Income Security Act of 1974, pension monies are judgment-creditor proof!

These plans generally offer various options as to how and where contributions are invested. Typical investment options are mutual funds, money-market investments, Target Date Funds, Asset Allocation funds or a combination thereof. Most plans offer the employee flexibility in how to allocate his account balance among the offered investment options. A good platform offers each participant his own private Web page to access his account and make trades.

What Is a Matching Contribution?

A matching contribution is an extra contribution to your account, paid for by the company, with tax-deductible dollars. Many plan designs will match whatever contribution you make, up to a certain percentage.

For instance, let's say in your design the match is 100 percent of your contribution up to 3 percent of your W-2 income. Assume you make $50,000 a year and you contribute 3 percent, or $1,500. Your company will match that at 100 percent, putting another $1,500 in your account. So in this particular year, investment gains aside, your 401(k) savings would go from $1,500 to $3,000—an exceptional increase in your account by any measure!

What Is Vesting?

Simply put, vesting is “earning” the employer’s contributions. 401(k) plans are not bonus plans. They are not severance-pay plans. They are rewards for long and loyal service. Employees who leave early abandon all or part of the employer’s contribution. For example, let's say your company requires six years of employment before being fully vested. If an employee leaves before that time, he won't be able to keep all the money his company contributed.

Of course, all the money employees contribute and any Safe Harbor employer contributions vest 100 percent immediately. A Safe Harbor 401(k) is similar to a traditional 401(k) plan, but the employer is required to make contributions for each employee. One other point: Vesting accelerates to 100 percent on a participant’s death, reaching retirement age or plan termination. That’s the exception.

If an employee leaves employment after, say, two years, he’ll likely keep only 20 percent of the company's contributions. The other 80 percent is forfeited, stays in the plan and is allocated, or spread, among the remaining participants.

What Happens When an Employee Leaves?

If an employee leaves or is terminated, any monies he deferred from salary, any Safe Harbor contributions and any vested employer contributions are payable to the employee. All other monies are forfeited. How does a former participant receive his vested account? He can roll it over income-tax-free to his IRA account, roll it tax-free to another employer-sponsored plan (if allowed by the plan document), or take the money, pay tax on it, and do whatever he chooses.

How Are Income Taxes Paid?

You don't have to pay tax on the money you contribute from your salary or any funds your company adds in the year contributed. You also don’t pay taxes on the earnings in your account or the forfeitures allocated to your account. In other words, as long as the money remains in the account, it grows without current taxation and is protected from the claim of judgment creditors. For example, if your income is $150,000 this year and you put $17,500 into your 401(k) account during the year, your taxable income next April 15 will be $132,500 ($150,000 minus $17,500), not $150,000. 

Of course, the time will come when income tax is due. When is that? Taxes are due at ordinary income-tax rates when the monies are withdrawn from your account. Generally, one’s account balance is rolled income-tax-free to one’s IRA account where it continues to grow on a tax-deferred, asset-protected basis until withdrawn at age 70 and half under the Required Minimum Distribution rules.

Is There a Limit to How Much One Can Contribute?

There’s a limit to how much an employee can contribute to his 401(k) plan. For 2014, the limit for one’s salary deferral is 100 percent of earned income (W-2 or net Schedule C) up to $17,500. If the employee is 50 or older, there’s an additional $5,500 “catch-up” contribution allowance, bringing the total salary deferral to $23,000.

However, your company’s contributions are over and about those limits. The combined salary deferral and employer contribution limit for 2014 is $52,000. For age 50 or over, the total becomes $57,500 ($52,000 plus $5,500 catchup). Remember, these contributions are tax-deductible, so the IRS limits the amounts.

Should You Start Now?

It’s called the “time value of money,” meaning the sooner you start, the more money you'll have in the future. That’s the magic of compound growth! Think about it: You get a return on your salary deferral, the company’s contribution, allocated forfeitures, etc. And don’t forget the income-tax deduction. What’s not to like?

Assume you live in a state where the income-tax rate is 6 percent. Add to that a federal income-tax rate of 25 percent, and your total tax bite is 31 percent. Assume you defer $17,500 from your W-2, and your company puts in enough employer contributions to bring your total contribution to the maximum of $52,000. How does this compare to just paying the taxes?

401(k) Contribution Table***

As the chart demonstrates, the 401(k) saved $16,120 in taxes in the first year, assuming the 25 percent federal tax bracket and the 6 percent state. Are you in the 39.6 percent federal bracket and 6 percent state? Your total tax bite is 45.6 percent (39.6 percent plus 6 percent). Now the total tax savings becomes $23,700 ($52,000 times 45.6 percent). Add to that the tax-deferred growth, the asset-protection features and the compounding of the account’s value, and this becomes a significant part of your overall financial plan.

It’s never too late to establish a 401(k) plan, particularly if your employer offers a contribution program. These plans can reduce your tax burden and help you save for your retirement.

Note: This discussion is not intended as tax advice. The determination of how the tax laws affect a taxpayer is dependent on the taxpayer’s particular situation. A taxpayer may be affected by exceptions to the general rules and other laws not discussed here. Taxpayers are encouraged to seek help from a competent tax professional for advice about the proper application of the laws to his situation.

William H. Black Jr. has been in the pension-administration business for 34 years. His firm, Pension Services Inc., administers defined contribution and benefit plans and employs an ERISA attorney, an enrolled actuary and a complete clerical staff. He is a speaker and author for several industry journals and has appeared on financial radio shows to discuss retirement and financial matters. To reach him, call 888.412.4120; e-mail [email protected]; visit www.pensionsite.org.

Sovran Self Storage Announces Second-Quarter 2014 Dividend

Article-Sovran Self Storage Announces Second-Quarter 2014 Dividend

Real estate investment trust Sovran Self Storage Inc., which operates the Uncle Bob’s Self Storage brand, will pay its shareholders a quarterly dividend of $0.68 per share of common stock for the second quarter of 2014, which ended June 30. The amount is equal to that of the first quarter and will be paid on July 28 to shareholders of record on July 14.

The annualized dividend is $2.72 per share, which, based on Tuesday’s closing share price, equates to an annual rate of approximately 3.5 percent, according to a company press release. It is equivalent to the amount paid in the first quarter.

In its first-quarter financial report, Sovran said total revenue increased 18.1 percent over the previous year's first quarter, while operating costs increased 16.6 percent, resulting in a net-operating-income (NOI) increase of 18.9 percent. Same-store NOI increased 9.3 percent year over year. Funds from operations for the first quarter was 88 cents per fully diluted common share, compared to 82 cents for the same period the previous year, a 7.3 percent increase.

Net income available to common shareholders for the first quarter was $26.7 million, or 51 cents per fully dilated share. For the same period in 2013, net income available to common shareholders was $14.3 million, or 47 cents per fully diluted common share.

Same-store revenue during the first quarter increased 8.3 percent year over year, helped by an increase in average occupancy of 310 basis points and 3.4 percent increase in rental rates. Average overall occupancy was 88.7 percent, with units renting for an average of $11.75 per square foot, an increase of 9.2 percent.

Buffalo, N.Y.-based Sovran operates 501 self-storage facilities in 25 states. The company ranked No. 5 on the Inside Self-Storage 2013 Top-Operators List.

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U-Haul Rental Facility in San Juan Capistrano, CA, to Add Self-Storage Services

Article-U-Haul Rental Facility in San Juan Capistrano, CA, to Add Self-Storage Services

U-Haul Co. of Orange County has opened a rental facility in a converted building in San Juan Capistrano, Calif., that will eventually offer self-storage. The building formerly housed a Family Classic Cars dealership and has been rebranded as U-Haul Moving and Storage of San Juan Capistrano. Customers can currently rent trucks, trailers and U-Box portable storage, company officials said in a press release.

"There is no U-Haul storage location in the vicinity," said Brandon Williams, marketing company president. "This makes it an ideal location for us to step in and serve the needs of the residents of San Juan Capistrano."

Constructed in 1979, the concrete building at 33033 Camino Capistrano comprises 38,584 square feet. It was remodeled in 1993, officials said.

The building conversion is part of U-Haul’s corporate sustainability initiative to support infill developments that help local communities lower their carbon footprint. U-Haul’s adaptive reuse of existing buildings eliminates the amount of energy and resources required for new-construction materials and helps local cities diminish their unwanted inventory of unused buildings, company officials said.

Other recent U-Haul self-storage conversion projects have included the transformation of a former Walmart in Arkansas, a cotton mill in North Carolina and a game center in Tennessee.

Established in 1945, U-Haul International Inc. has more than 40 million square feet of storage space at more than 1,000 owned and managed facilities throughout North America.

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Trumbull, CT, Gets Its First Self-Storage Facility

Article-Trumbull, CT, Gets Its First Self-Storage Facility

The town of Trumbull, CT, recently saw the opening of its first self-storage facility, according to an article in the “Trumbull Times.” Trumbull Self Storage at 245 Spring Hill Road encompasses 42,140 square feet of rentable storage space and 362 units, 34 of which offer drive-up access and 278 of which are climate-controlled.

Amenities include covered loading and unloading areas, free Wi-Fi and business accommodations, moving supplies, advanced security and monitoring, and a large lobby.

Trumbull Self Storage is owned by a local family and managed by Storage Asset Management Inc., a York, Pa., company that oversees more than 35 self-storage properties and three UPS Stores along the East Coast.

Trumbull is in Fairfield County and has a population of about 34,000, according to the town’s website.

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Data Collection Underway for the 2014 Inside Self-Storage Top-Operators List

Article-Data Collection Underway for the 2014 Inside Self-Storage Top-Operators List

Inside Self-Storage (ISS) is now collecting data for its 2014 Top-Operators List, which identifies 100 of the self-storage industry's leading operators based on total net-rentable square footage. The list includes facility and brand owners, independents and property-management companies. The data also features the number of locations and units, expansion plans and contact information.

To participate, companies that have been published in a past list can log in to update their existing information. Operators who are new to the process can create a listing through the same Web page. Submissions must be complete by July 31.

The new Top-Operators list will be featured in the October 2014 issue of ISS magazine and published online on Sept. 15.

For nearly 25 years, ISS has provided informational resources to self-storage owners, managers, developers and investors. Its educational offerings include a monthly magazine, annual conferences and tradeshows, an extensive website, an online store, and Self-Storage Talk, the industry’s largest online community.

England Self-Storage Operator Easistore Opens New Facility in Maidstone

Article-England Self-Storage Operator Easistore Opens New Facility in Maidstone

England-based Easistore Self Storage recently opened a new facility in Maidstone. The grand-opening event included participation from town mayor Clive English and parliament member Helen Grant. The location on Hart Street is the company’s fourth facility.

“We’re very happy that our Maidstone store is up and running, and for the services that we can now offer local businesses and households,” said Paul Glenister, founder and managing director of Easistore. “We have always had Maidstone on our list for a new store, as it is a vibrant and popular area, and we can see that significant investment is being made to improve it further.”

The property is centrally located, also serving the nearby towns of Chatham, Gillingham, Rainham, Rochester and Strood. It features climate control, security and complimentary moving service for new tenants, according to the Easistore website.

Founded in 1999, Easistore has three other locations in Southeast England, including Crawley, Edenbridge and Tunbridge Wells. In addition to traditional self-storage, the company offers records and wine storage as well as steel shipping containers for large or outdoor items.

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ISS Store Releases New Self-Storage Tenant Exit-Survey Package

Article-ISS Store Releases New Self-Storage Tenant Exit-Survey Package

The Inside Self-Storage (ISS) Store, an e-commerce website providing research and education products for industry professionals, has released the “Self-Storage Tenant Exit-Survey Package,” a set of products designed to help operators better understand why tenants move out and stay engaged with those who leave on good terms.

“Understanding why tenants eventually leave a self-storage facility can be an important indicator of business performance,” said Tony Jones, manager of the ISS Store. “A thorough exit survey not only enables operators to analyze why dissatisfied customers leave, it provides an opportunity to stay connected with former customers who enjoyed their storing experience. This allows you to incentivize them to participate in a facility’s customer referral program.”

The exit-survey package contains a 10-question sample survey operators can use in their operation, as well as fully customizable versions they can tailor to their specific business. In addition to asking why a tenant has chosen to move out, the survey asks customers to rate facility cleanliness and the professionalism and helpfulness of staff, as well as whether or not the tenant would recommend the facility to friends and family.

The product also includes a 23-page software user’s manual detailing how to use the exit-survey features of several popular management-software products, and a seven-page educational guide on how to build a strong referral program. It is available for purchase at insideselfstoragestore.com.

Conceived as a central hub that allows self-storage owners, operators, developers and investors to obtain cutting-edge information and resources, the ISS Store is owned and operated by ISS, a dynamic services provider that has served the self-storage industry for nearly 25 years. The brand includes ISS magazine, the ISS Expo and Self-Storage Talk, the industry’s largest online community.

Uncle Bob's Self Storage Hosts Kid-Fitness Event in Chicago

Article-Uncle Bob's Self Storage Hosts Kid-Fitness Event in Chicago

Uncle Bob’s Self Storage at 3626 N. Broadway Ave. in Chicago is hosting a children’s fitness event on July 12 featuring Chicago Bears lineman Kyle Long. "Grow Strong With Kyle Long,” noon to 2 p.m., will promote childhood fitness and well-being through a variety of games and activities. In addition to overseeing specific events, Long will sign autographs and greet fans. Autographs will be limited to one item per person, with personal memorabilia permitted.

Uncle Bob's 16,000-square-foot parking lot will be transformed into a training center where kids will test their skills using several inflatable activity stations. Options will include a bungee run and the junior sports challenge, a multi-sport skill trainer. There will also be video-fitness training and a climb and slide game. Fresh fruit, juices and other healthy snacks will be provided. Sports Radio 670 “The Score” will provide giveaways.

Long was recently in the news after spending an afternoon with 9-year-old Andrew Oyston, a bullying victim from Huntley, Ill. Oyston has endured taunts from other children due to his weight, his father told ESPN Chicago.

"I've always loved working with kids, and fitness offers as many benefits for the mind as it does the body," Long said. "It's important to encourage good habits early on, and I'm happy to be a part of that."

In the 2013 NFL draft, Long was drafted in the first round by the Chicago Bears. He earned a spot in the 2014 Pro Bowl and was the first Bears offensive rookie to do so since Gale Sayers in 1965.

Uncle Bob’s Self Storage is owned by Sovran Self Storage Inc., a real estate investment trust that acquires and manages self-storage facilities. The company operates more than 500 facilities in 25 states, including 13 in the Chicago area.

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ISS News Desk: Eco-Friendly GreenCube Self Storage Opens in Cape Town, South Africa

Video-ISS News Desk: Eco-Friendly GreenCube Self Storage Opens in Cape Town, South Africa

This ISS News Desk highlights GreenCube Self Storage, the first commercial property in Africa to use eco-friendly ICF, or insulating concrete formwork, in its construction. The process will help reduce the facility’s carbon footprint by regulating its temperature year-round. GreenCube is in the Ottery area of Cape Town, South Africa.

Crowdfunding as a Self-Storage Investment Opportunity

Article-Crowdfunding as a Self-Storage Investment Opportunity

There’s a new option on the scene for those who are keen to invest in real estate, including self-storage properties: crowdfunding. Even if you’ve heard of this investment opportunity, you may have questions about what it is, how it works and how you can take advantage of it.

For insight, “Inside Self-Storage” recently turned to Jilliene Helman, CEO and co-founder of Realty Mogul. A Certified Wealth Strategist, Helman has underwritten more than $1 billion of real estate and was previously a vice president at Union Bank, where she spent time in wealth management, finance and risk management. She holds Series 63 and Series 7 licenses and has a degree in business from Georgetown University.

Realty Mogul is an online marketplace that allows accredited investors to pool money online and buy shares of pre-vetted investment properties, allowing them to become equity holders in real estate opportunities that were historically difficult to access. Through the use of the Web platform, investors can browse and screen real estate investments, view investment details and sign legal documents.

In December, Realty Mogul announced the first-ever crowdfunded self-storage facility. Through a private placement traditionally offered only to larger institutional investors, the platform helped raise $1 million to convert an existing self-storage property in Fayetteville, N.C., to a StoreSmart-branded facility.

Curious to see if crowdfunding might open investment doors for you? Read what Helman had to share.   

How does crowdfunding work?

Crowdfunding can be applied across many industries. As the word itself implies, it allows individuals to pool together funds to invest in an opportunity.

Realty Mogul is crowdfunding for real estate, a marketplace for accredited investors to pool money online and buy shares of real property like office buildings, apartment buildings and retail centers. It partners with private real estate companies to source deal flow and curates all of the investments. The companies then have access to a broader capital pool and tools to do investor reporting, investor communication and distributions.

With which types of investors does crowdfunding work?

Today, Realty Mogul works with accredited investors as defined by the SEC. An investor must meet certain threshold requirements: He must have a minimum annual income of $200,000 or a net worth of at least $1 million. Once approved as an investor, an individual can invest seamlessly through the Realty Mogul platform.

What can investors expect?

Realty Mogul gives investors tools to browse investments, do due diligence and invest online. They also have 24/7 access to an investor dashboard to watch how their investments are performing. Investors can diversify across property types, geographies and transaction types.

How can crowdfunding open the door to new investors in the self-storage industry?

Investors can gain access to sponsors and deal flow that they never had access to before, at a much lower minimum investment amount.

How might this type of investing change the storage-ownership landscape?

Currently, the real estate landscape for self-storage is very fragmented. If you look at big companies in self-storage ownership, they own a very small percentage of the total self-storage companies out there. This means there is room for acquisitions, room for growth, and room for new investors into the space.

Any time a new source of capital comes into a space, it has the opportunity to impact that space. Through crowdfunding, an entirely new group of investors can be introduced into self-storage.

Does Realty Mogul have plans for future self-storage crowdfunding investments? If so, will it be in Arizona or other states as well?

Absolutely. As a national platform providing both debt and equity capital for self-storage sponsors, Realty Mogul has plans for future self-storage crowdfunding investments all over the country.

What predictions do you have for self-storage crowdfunding?

Self-storage is an increasingly understood and appreciated segment of the real estate market. Our investors have a real appetite for it. As crowdfunding grows, expect additional capital flowing into the space.

How does the exit strategy for a crowdfunded self-storage investment differ from that of that of other self-storage properties?

It doesn’t. Just like before the Internet opened up crowdfunding, exit strategies will vary on a deal-by-deal basis. While one sponsor may choose to hold an investment for three years, another could choose to hold an investment for seven-plus years. The important thing is communication. Investors are made aware of the projected timeline for an exit and any changes in plan, should they occur.

How can potential investors find crowdfunding opportunities in the storage industry?

Through sites like www.realtymogul.com, which offers self-storage opportunities.