Frequently Asked Questions
Does a Tenant Protection Program increase the value of my self storage facility?
On The Move’s Tenant Protection Program allows you complete control of the profits which adds value to your self storage facility. Value for your facility is all dependent on the Cap Rate for your area.
What kind of profits can you expect?
A typical storage facility of 600 units, with an occupancy rate of 90% and a participation level of 75% will generate revenue from 405 units. The majority of tenants opt for a Protection Plan Valuation of $2500. Based on this valuation, the average cost per participating unit is $1.50. With 405 units participating at an average charge to the tenant of $10.00, the facility reflected by this example would generate a monthly gross profit of $3442.50 or $41,310 annually.
Amount you Charge – Cost of Participation = $Profit
$Profit x #of Tenant Protection Plans = Potential Profits
Why do I need a Tenant Protection Program?
Offering a tenant protection program to your customers helps limit your liability per a court ruling “Kane vs U-Haul, Intl., Inc.” ruling that a tenant that declined insurance could not hold the facility liable for the damage sustained by the tenants goods stored in the facility, where the contract had a clause relieving them from responsibility. If the tenant turned down a lease with the facility offering to take limited responsibility for the goods, it would make it clear the tenant understood and agreed to the “sole responsibility” clause in most self storage leases.
Do you need licenses to sell SecureLease? ®
No. You are not selling insurance; you are offering a lease addendum. You do not charge premiums; you charge additional rent for the better quality lease.
What information is needed to add a customer to SecureLease® ?
Our team has been guided by legal counsel and has crafted an addendum to your lease. By having your customer sign this addendum, you can add them to your protection plan.
How do you promote SecureLease® to your tenants?
We have created the marketing material we feel is the best in the industry. Our SecureLease® marketing program will quickly and easily allow your staff to up sell new and existing tenants to SecureLease®. The facility controls the pricing giving you complete flexibility to be competitive within your own market. The convenience afforded to your customer is also a selling point. The added cost of SecureLease® is built into their rent so they receive only one bill each month. SecureLease® can also be offered to your tenants at no charge as a move-in incentive. Marketing and training material will be provided for you to train your personal how to up sell to SecureLease® maximizing rental profits.
How long does it take to set up and when does SecureLease® go into effect?
The program can be rolled out immediately. Underwriting and acceptance of a your proposal allows you to start selling to your tenants. If switching from a different coverage, allow 30 days to send out a switch notification.
SecureLease® and the responsibility accepted by the facility is part of the lease and runs concurrent with it. The only exception would be if either party elected to give thirty days notice and terminate the addendum.
What type of software integration is required to implement SecureLease®?
There is no integration required or needed with SecureLease®. Within any software, you have the ability to set up a reoccurring fee, much the way your actual units are set to reoccur on a monthly basis. Our billing process is on a monthly, quarterly or annual basis. Based on your billing preference, you will submit a report that shows what you have sold and be billed accordingly. This means you will never be billed for something you didn’t collect. If a tenant is delinquent, they will cease to have coverage until they are brought current.
Does SecureLease® allow you to accept limited responsibility for tenant's good stored outside?
Yes with specific limitations if stored outside including vehicles, trailers, RV’s and boats. .
What types of responsibility are you taking for tenant's goods?
Almost any personal and business property a customer stores is eligible for the program.
The following goods are not covered risks and are automatically excluded: money, coins, bullion, deeds, bonds, stocks, securities, livestock, explosives and flammables.
Jewelry, watches, precious stones, stamps of all kinds exceeding $500 combined total.
Furs, garments trimmed with fur, fine arts, perfumery, mobile phones, tobacco, cigars, cigarettes, beers, wines, spirits exceeding $15,000 combined total.
All this is clearly stated in the lease addendum on the tenant’s “Limitation and Exclusions to Liability” page.
Can you accept risk for commercial tenants?
Yes, just for their goods stored. We do not cover the risk of the day-to-day operation of any workshop. However we are one of the few programs in the market place that allows participation from commercial tenants. 20% of most self storage facility customers are commercial, thus, SecureLease® can immediately allow you to take limited responsibility for the 20% of your customers who have limited access to self storage insurance for their goods.
What is the claims process?
Simply go to our claims portal to file a claim: https://www.wkwebster.com/securelease/
How do you convert your tenants to On The Move's Tenant Protection Program, SecureLease®, from another tenant protection program?
A sample letter will be provided with your training information to assist you in implementing this transition. SecureLease® is easy to sell since it is not insurance. It is perfectly acceptable and encouraged to offer incentives for your staff to work on getting existing tenants to participate and sign your new addendum. SecureLease® eliminates the need for your tenant to purchase costly insurance policies for their goods. Your existing tenants will also see the SecureLease® marketing material (posters and rack cards) on their next visit and make inquiries.
Do you provide a copy of your policy to your customer?
No, the tenant is not directly insured. The tenant only needs to know what the facility is accepting responsibility for and be provided with the “Limitation and Exclusions” page of the SecureLease® Addendum. The facility is insured for the new found contractual risk assumed in the SecureLease® addendum.
Do Homeowners Policies cover stored goods?
Homeowner policies may not provide adequate coverage, cover commercial goods and often have high deductibles. SecureLease® has “no insurance deductible” for you or your tenant. Have your tenant consult their insurance agent or company for coverage clarification. By accepting limited responsibility for your tenant’s goods, SecureLease® provides peace of mind for your tenants knowing the facility is standing behind the presumed safe self storage of their goods. In addition, if your lease requires your tenant to have insurance often satisfied by a home owner’s policy, by accepting limited responsibility you have satisfied that lease requirement.
What types of responsibility can you accept for our tenant's goods?
SecureLease® covers your risk for losses to property kept in a self storage unit either stationary or a portable unit due to burglary, lightning, windstorm, hail, fire, smoke, building collapse, explosion, vandalism, riot and water damage (some exclusions apply).
Does SecureLease® allow you to take responsibility for flood damage?
No. We do not cover that risk and it is clearly stated in the lease addendum’s “Limitations and Exclusions” page. With exception of the U.S. Government and the National Flood Insurance Program, we know of no other policy that covers loss or damage caused by, resulting from, contributed to or aggravated by flood, surface water, waves, tidal water or tidal wave, overflow of streams or other bodies of water, or spray from any of the foregoing, all whether driven by wind or not.
Can you accept risk for moisture damage, rodent or pest damage?
Moisture damage is covered if caused by a leak in the roof or an accidental discharge of a sprinkler system. The program regardless of the limit on the stated value of goods will cover the tenant for up to $500 in rodent and pest infestation damage.
Resources & Articles For Self-Storage Insurance
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