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Boxed Up Self Storage
General Manager
Job Description
Summary:
The General Managers responsibility is to efficiently manage and maintain the daily operations of the self-storage facilities. The position works under the direction of First Midwest Groups CFO & Senior Accountant.
Essential Duties:
The following are the main duties and responsibilities of the position. This does not imply that these are the only duties and responsibilities of the position. The General Manager will be required to follow any job related instruction and perform other workrelated duties requested by the supervisor.
o Achieves sales objectives and increases revenue by:
Converting potential customers into renters thereby increasing occupancy;
Marketing the property and services aggressively to local businesses, community groups and residents through active monthly participation in local networking/business groups, for example: Chamber of Commerce, networking groups, and civic organization meetings and events, ect.
Marketing the property directly to local businesses and residential communities through targeted monthly inperson marketing visits, visit follow ups, email campaigns and mailings in accordance with company marketing practices;
Maximizing insurance penetration for all tenants through proper presentation of company insurance requirements;
Maximizing merchandise sales through proper ordering and presentation of ancillary products;
Maintaining a working knowledge of the competitors in the local area by keeping abreast of their occupancy, rates, policies and specials and other property changes while working to maintain a friendly relationship and foster the potential for shared sales leads; and
Maximizing economic rate at the property.
o Maintains appropriate financial controls and accurate financial reporting, and achieves financial goals by:
Collecting rent, past due rent, insurance payments, ancillary sales payments and fees, posting payments and processing daily banking deposits accurately and in a timely manner;
Maintaining balanced, documented and accurate petty cash and cash drawer funds;
Managing expenses while working within budgetary constraints;
Controlling delinquencies through aggressive collection practices in accordance with company standards and local, state and federal laws; and
Approving and forwarding any invoices to the corporate office on a timely basis
o Consistently demonstrates superior customer service by:
Answering telephone calls professionally, consistently demonstrating company sales technique standards;
Handling customer inquiries or problems in a timely, courteous, and effective manner, greeting all customers promptly and professionally;
Understanding, knowing and presenting the amenities, features and benefits of the property in a positive light; and
Representing the company in a positive and professional manner through words, actions and appearance.
o Maintains timely and accurate administrative processes throughout all aspects of his/her job by:
Operating the computerized management system competently and efficiently;
Maintaining full, accurate and organized tenant and office files, and current, accurate manuals, forms and logs in accordance with company policy;
Maintaining accurate auction files in accordance with company policy and local, state and federal law;
Preparing, organizing and submitting reports in a timely and accurate manner;
Participating in training programs, meetings and seminars as required;
Performing required property and visual locks checks, full unit inventories, and overlock procedures on a timely and consistent basis in accordance with company policy; and
Opening and closing the office each day according to the specific office hours.
o Maintains a clean, orderly and welcoming property and grounds at all times by:
Achieving company standards for cleanliness of empty units, hallways, mechanical rooms and property grounds;
Achieving company standards for clean, orderly and wellstocked retail office, breakroom, restroom(s) and company units; and
Maintaining all equipment and systems in working order, and advising management of defects, concerns and safety hazards promptly and requesting proposals from outside vendors for work that is beyond his/her expertise in accordance with company policy.
Weekly Sales/Marketing Duties:
o Work in conjunction with First Midwest Groups marketing department to market the facilities on social media, pay-per-click ads (google ad-words), email blasts, & print materials.
o Perform off-site marketing visits to at least 3-4 local businesses per week. For example: Flea Markets, Antique Malls, Moving Companies, Postal/shipping Companies, ect. First Midwest Group will provide marketing materials that can be left at these businesses.
o Enlist the help of tenants and businesses by promoting our referral program.
ï§ Real Estate Agents, Moving Companies, & Postage/Shipping companies would be great businesses to team up with
o Follow the example of the Phone Sales Script provided. Follow-up with leads at least 24hrs after speaking. After a second try, at least 3-4 days after to see if theyre still interested in storage.
o Attend at least 1-2 company approved or sponsored Networking/Marketing events per month.
o Keep a current marketing/sales log to track marketing/sales activity. Learn to use Sitelinks CRM module.
o Conduct Monthly Market surveys of competitive Self-Storage facilities in the area.
