Extra Space Storage Inc.EXR
Extra Space Storage Inc. Segments Disclosure
SEGMENT INFORMATION
The Company’s segment disclosures present the measure used by the chief operating decision maker (“CODM”) for purposes of assessing each segment’s performance. The Company’s CODM is its Executive Committee (“EC”), which uses net operating income (“NOI”) to assess the performance of the business for the Company’s reportable operating segments. The EC is comprised of the Chief Executive Officer, Chief Financial Officer, Chief Investment Officer, Chief Digital Officer, Chief Strategy and Partnership Officer, Chief Operations Officer, and Chief Legal Officer. The Company’s segments are comprised of two reportable segments: (1) self-storage operations and (2) tenant reinsurance. NOI for the Company’s self-storage operations represents total property revenue less direct property operating expenses. NOI for the Company’s tenant reinsurance segment represents tenant reinsurance revenue less tenant reinsurance expenses.
The Company’s consolidated revenues equal total segment revenues plus management fees and other income. The self-storage operations activities include rental operations of stores that are wholly-owned and in consolidated joint ventures. Tenant reinsurance activities include the reinsurance of risks relating to the loss of goods stored by tenants in the stores operated by the Company. Management fees and other income is excluded from segment revenues and net operating income.
The CODM regularly reviews NOI to assess the performance of each segment and makes decisions about resources to be allocated to each segment. As part of this process, the CODM approves each operating segment’s budget, determines allocation of funds for capital expenditures, and reviews discrete financial information on a quarterly basis. Based on each segment’s budgeted operating revenues and expenses, resources are allocated to each segment, and these budgeted amounts comprising NOI are compared against actual segment performance.
For all years presented, substantially all of the Company’s real estate assets, intangible assets, other assets, and accrued and other liabilities are associated with the self-storage operations segment. Financial information for the Company’s business segments is set forth below:
| Year Ended December 31, | |||||||||||||||||
| 2025 | 2024 | 2023 | |||||||||||||||
| Revenues | |||||||||||||||||
| Self-Storage Operations | $ | 2,895,190 | $ | 2,803,252 | $ | 2,222,578 | |||||||||||
| Tenant Reinsurance | 352,876 | 332,795 | 235,680 | ||||||||||||||
| Total segment revenues | $ | 3,248,066 | $ | 3,136,047 | $ | 2,458,258 | |||||||||||
| Operating expenses | |||||||||||||||||
| Self-Storage Operations: | |||||||||||||||||
| Payroll and benefits | $ | 183,068 | $ | 170,529 | $ | 127,300 | |||||||||||
| Marketing | 70,225 | 64,146 | 44,117 | ||||||||||||||
| Office expense | 144,159 | 123,604 | 97,621 | ||||||||||||||
| Property operating expense | 78,167 | 74,498 | 57,376 | ||||||||||||||
| Repairs and maintenance | 61,212 | 55,097 | 38,750 | ||||||||||||||
| Property taxes | 327,015 | 292,413 | 212,360 | ||||||||||||||
| Insurance | 36,888 | 32,892 | 25,466 | ||||||||||||||
Other segment items (1) | 17,414 | 18,387 | 9,046 | ||||||||||||||
| Total self-storage operations expenses | 918,148 | 831,566 | 612,036 | ||||||||||||||
| Tenant Reinsurance: | |||||||||||||||||
Tenant reinsurance expense and other segment items (2) | $ | 68,873 | $ | 73,886 | $ | 58,874 | |||||||||||
| Total segment operating expenses | $ | 987,021 | $ | 905,452 | $ | 670,910 | |||||||||||
| Net operating income | |||||||||||||||||
| Self-Storage Operations | $ | 1,977,042 | $ | 1,971,686 | $ | 1,610,542 | |||||||||||
| Tenant Reinsurance | 284,003 | 258,909 | 176,806 | ||||||||||||||
| Total segment net operating income: | $ | 2,261,045 | $ | 2,230,595 | $ | 1,787,348 | |||||||||||
| Other components of net income: | |||||||||||||||||
| Management fees and other income | 129,476 | 120,855 | 101,986 | ||||||||||||||
| Life Storage Merger transition costs | — | — | (66,732) | ||||||||||||||
| General and administrative expense | (186,343) | (167,398) | (146,408) | ||||||||||||||
| Depreciation and amortization expense | (715,177) | (783,023) | (506,053) | ||||||||||||||
| Loss on real estate assets held for sale and sold, net | (76,310) | (25,906) | — | ||||||||||||||
| Impairment of Life Storage trade name | — | (51,763) | — | ||||||||||||||
| Interest expense | (587,613) | (551,354) | (419,035) | ||||||||||||||
| Non-cash interest expense related to amortization of discount on unsecured senior notes, net | (47,519) | (43,720) | (18,786) | ||||||||||||||
| Interest income | 163,202 | 124,422 | 84,857 | ||||||||||||||
| Equity in earnings and dividend income from unconsolidated real estate entities | 68,815 | 67,272 | 54,835 | ||||||||||||||
| Equity in earnings of unconsolidated real estate ventures - gain on sale of real estate assets and sale of a joint venture interest | 54,521 | 13,730 | — | ||||||||||||||
| Income tax expense | (41,559) | (33,478) | (21,559) | ||||||||||||||
| Net income | $ | 1,022,538 | $ | 900,232 | $ | 850,453 | |||||||||||
| (1) Other segment items for the Self-Storage Operations segment include miscellaneous items such as legal and professional fees, capital expenditures, taxes, and casualty losses. | |||||||||||||||||
| (2) Tenant reinsurance expense and other segment items for the Tenant Reinsurance segment include claims expense, acquisition costs, claims service fees, and miscellaneous administrative items. | |||||||||||||||||
Historical Timeline
| Fiscal Year | Filed | |
|---|---|---|
| 2025 | Feb 20, 2026 | Showing above |
| 2024 | Feb 28, 2025 | |
| 2023 | Feb 29, 2024 | |
| 2022 | Feb 28, 2023 | |
| 2021 | Feb 28, 2022 | |
| 2020 | Feb 26, 2021 | |
| 2019 | Feb 25, 2020 | |
| 2018 | Feb 26, 2019 | |
| 2017 | Mar 1, 2018 | |
| 2016 | Feb 27, 2017 | |
| 2015 | Feb 29, 2016 | |
About Segments Disclosures
Segment disclosures break a company into its reportable operating units, revealing revenue, profit, and asset allocation that consolidated financial statements obscure. Under ASC 280, segments must match how the chief operating decision maker views the business, providing a window into internal management structure and resource allocation priorities.
Key signals: compare segment margins to identify which units drive profitability and which destroy value. Watch for changes in the number of reportable segments — segment aggregation or disaggregation often coincides with strategic shifts or attempts to obscure declining performance. Intersegment elimination patterns reveal internal pricing practices. The reconciliation between segment totals and consolidated figures exposes corporate overhead allocation and unallocated items. Geographic revenue concentration highlights regulatory and currency exposure. Compare segment-level capital expenditure against segment revenue to assess where management is investing for future growth versus harvesting existing assets.