Multi-Facility Management
Running 10+ facilities is fundamentally different from running 1-3. Learn how to think portfolio-first, allocate resources unevenly, and manage by exception.
Portfolio Thinking vs. Property Thinking
You don't manage 50 facilities. You manage one portfolio of 50 facilities.
| Property Thinking | Portfolio Thinking |
|---|---|
| Every facility gets equal attention | Attention follows opportunity |
| Uniform pricing strategy | Market-specific pricing |
| Same marketing spend everywhere | Spend where ROI is highest |
| Judge each site in isolation | Compare against portfolio benchmarks |
Feed Hay to Faster Horses
Not all facilities deserve equal investment. The goal isn't fairness — it's portfolio-wide ROI maximization.
Increase marketing spend. These sites convert. Every dollar here produces more move-ins.
Maintain. Optimize where obvious. Don't over-invest until they prove themselves.
Diagnose first. Is it market, operations, or marketing? Fix root cause before increasing spend.
Management by Exception
At 50+ facilities, you can't review everything. Focus on exceptions.
Set thresholds. Get alerts when facilities cross them. Ignore everything operating within bounds.
Segmenting Your Portfolio
Group facilities for smarter decision-making. Common segmentation approaches:
Regional clusters share market dynamics, competitor sets, and seasonality patterns.
Top / Middle / Bottom. Different strategies for each tier.
Lease-up, stabilized, or mature. Lease-up needs marketing. Stabilized needs optimization. Mature needs rate management.
Climate vs non-climate. Drive-up vs interior. Different customer expectations and pricing power.
Weekly Portfolio Review (30 min)
Key Takeaway
Multi-facility management is about leverage, not equal treatment. Use portfolio benchmarks to identify outliers. Invest disproportionately in winners. Fix underperformers at the root cause. And always remember: the goal is portfolio NOI, not individual facility fairness.