Life Storage Annual Report 2011

Plain-text annual report

Sovran Self Storage, Inc. 2011 Annual Report S O V R A N S E L F S T O R A G E , I N C . 2 0 1 1 A N N U A L R E P O R T Sovran Self Storage 381 Sovran HHF JV UB Management Total 45 9 435 6467 Main Street Williamsville, NY 14221 Dear Fellow Shareholder Our focus as we began 2011 was to “return to growth”. We weathered the economic crisis of 2008/2009 by keeping our balance sheet strong, our customer base intact and our operations lean. We spent 2010 enhancing our operating systems and marketing programs, and made additional investments in our technology and our people. Meanwhile, our eﬀorts at sourcing and acquiring quality acquisitions began to bear fruit. As a result, 2011 proved to be the most dynamic in our 25-plus years in the storage business. During the past year we: Achieved same store revenue increases of 4.2% and same store net operating income increases of 6.2%; among the best in the industry Invested $155 million to acquire 29 quality stores in good, growing markets Formed another joint venture with our partners at Heitman, LLC and acquired 20 stores in New Jersey - primarily in the metro New York and Philadelphia markets Ramped up our Uncle Bob’s Management program to solicit new third party management contracts – at the end of 2011, we were operating 54 stores via this program Executed a $500 million ﬁnancing package which signiﬁcantly extended the term of our loans, provided for a better interest rate, and expanded our line of credit to $175 million Implemented an “At the Market” equity oﬀering program and issued $46 million of common stock in an eﬀective and eﬃcient manner We invested heavily in technology again this year – our internet marketing group, revenue management team and employee training staﬀ all utilize state of the art operating platforms to deliver higher market share, stronger rental rates and better operating margins. Increasingly, such systems and technology are the main drivers diﬀerentiating us from the owners of 90% of the properties in the industry who do not have the resources to make such investments. Self storage is rapidly becoming a business in which scale is all important – and at 435 stores and growing, we have signiﬁcant scale. Early in 2012, we made some changes to the executive structure of our team. Throughout our history of almost three decades as both a private and a publicly owned company, the three of us have managed Sovran as a partnership and we will continue as a team to provide core management as we grow the Company. This year, however, we appointed Dave as CEO, reﬂecting his role as the more public face of the Company. Further, we appointed Andrew Gregoire as our CFO, Paul Powell as Executive Vice President of Real Estate Investment, and Edward Killeen as Executive Vice President of Real Estate Management. Andy, Paul and Ed have each been with us for about 15 years and brought a wealth of experience to us when they arrived. They are proven and valuable members of our team, and their promotions are designed to provide an orderly transition and a plan for eventual succession in the leadership of our Company. We are more excited than ever to be in the self storage business, especially in our role as one of the dominant players and leading innovators. We anticipate signiﬁcant consolidation in the industry and we are well poised with a strong balance sheet, excellent operating systems and highly qualiﬁed people to capitalize on the opportunity to grow the size and value of our Company. Your ongoing support is appreciated. Robert J. Attea Executive Chairman Kenneth F. Myszka President and COO David L. Rogers CEO Officers & Directors Robert J. Attea Director Executive Chairman of the Board James R. Boldt Director Chairman, President, and Chief Executive Oﬃcer Computer Task Group Inc. Charles E. Lannon Director President Strategic Advisory, Inc. Kenneth F. Myszka Director President and Chief Operating Oﬃcer Anthony P. Gammie Director Chairman of the Board Bowater Incorporated (retired) David L. Rogers Chief Executive Oﬃcer Andrew J. Gregoire Chief Financial Oﬃcer and Corporate Secretary Edward F. Killeen Executive Vice President Real Estate Management Paul T. Powell Executive Vice President Real Estate Investment Registrar and Transfer Agent American Stock Transfer & Trust Co. 6201 15th Avenue Brooklyn, New York 11219 (800) 937-5449 Annual Meeting May 23, 2012 Sovran Self Storage, Inc. Home Oﬃce 6467 Main Street Williamsville, New York 14221 9:00 a.m. (e.d.t.) Investor Relations Diane M. Piegza (716) 633-1850 www.unclebobs.com/company Independent Auditors Ernst & Young LLP 1500 Key Tower Buﬀalo, New York 14202 Corporate Counsel Phillips Lytle LLP 3400 HSBC Center Buﬀalo, New York 14203 Exchange New York Stock Exchange Listing Symbol: SSS Average Daily Volume in 2011: 135,789 The Chief Executive Oﬃcer has previously ﬁled with the New York Stock Exchange (NYSE) the annual CEO certiﬁcation for 2011 as required by section 303A.12(a) of the NYSE listed company manual. As of December 31, 2011, there were approximately 1,155 shareholders of record of the common stock. Store 378 - Atlanta, GA Store 740 - Newark, NJ Store 373 - Raleigh, NC Sovran Self Storage, Inc. | 6467 Main Street | Williamsville, NY 14221 | 716.633.1850 UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-K ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2011 Commission File Number: 1-13820 SOVRAN SELF STORAGE, INC. (Exact name of Registrant as specified in its charter) Maryland (State of incorporation or organization) 16-1194043 (I.R.S. Employer Identification No.) 6467 Main Street Williamsville, NY 14221 (Address of principal executive offices) (Zip code) (716) 633-1850 (Registrant's telephone number including area code) Title of Securities Common Stock, $.01 Par Value Exchanges on which Registered New York Stock Exchange Securities registered pursuant to Section 12(b) of the Act: Securities registered pursuant to section 12(g) of the Act: None Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. Yes [ X ] No [ ] Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Exchange Act. Yes [ ] No [ X ] Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes [ X ] No [ ] Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§ 232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files). Yes [ X ] No [ ] Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not be contained, to the best of registrant's knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K. [ X ] Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer or a smaller reporting company. See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act. (Check one): Large accelerated filer [ X ] Accelerated filer [ ] Non-accelerated filer [ ] Smaller reporting company [ ] Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes [ ] No [ X ] As of June 30, 2011, 27,699,279 shares of Common Stock, $.01 par value per share, were outstanding, and the aggregate market value of the Common Stock held by non-affiliates was approximately $1,107,442,226 (based on the closing price of the Common Stock on the New York Stock Exchange on June 30, 2011). As of February 15, 2012, 28,967,583 shares of Common Stock, $.01 par value per share, were outstanding. DOCUMENTS INCORPORATED BY REFERENCE Portions of the registrant’s Proxy Statement for the 2012 Annual Meeting of Shareholders are incorporated herein by reference in Part III of this Annual Report on Form 10-K to the extent stated herein. Such proxy statement will be filed with the Securities and Exchange Commission within 120 days of the registrant’s fiscal year ended December 31, 2011. 1 THIS PAGE LEFT BLANK INTENTIONALLY TABLE OF CONTENTS Part I Item 1. Business Item 1A. Risk Factors Item 1B. Unresolved Staff Comments Item 2. Properties Item 3. Legal Proceedings Item 4. Mine Safety Disclosures Part II Item 5. Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities Item 6. Selected Financial Data Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations Item 7A. Quantitative and Qualitative Disclosures About Market Risk Item 8. Financial Statements and Supplementary Data Item 9. Changes in and Disagreements With Accountants on Accounting and Financial Disclosure Item 9A. Controls and Procedures Item 9B. Other Information Part III Item 10. Directors, Executive Officers and Corporate Governance Item 11. Executive Compensation Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters Item 13. Certain Relationships and Related Transactions, and Director Independence Item 14. Principal Accountant Fees and Services Part IV Item 15. Exhibits, Financial Statement Schedules SIGNATURES EX-10.1 EX-10.6 EX-10.7 EX-12.1 EX-21.1 EX-23.1 EX-31.1 EX-31.2 EX-32.1 EX-101 3 10 15 16 17 17 18 21 22 35 36 61 61 63 63 63 63 63 63 63 68 2 Part I When used in this discussion and elsewhere in this document, the words "intends," "believes," "expects," "anticipates," and similar expressions are intended to identify "forward-looking statements" within the meaning of that term in Section 27A of the Securities Act of 1933 and in Section 21E of the Securities Exchange Act of 1934. Such forward-looking statements involve known and unknown risks, uncertainties and other factors, which may cause the actual results, performance or achievements of the Company to be materially different from those expressed or implied by such forward-looking statements. Such factors include, but are not limited to, the effect of competition from new self-storage facilities, which would cause rents and occupancy rates to decline; the Company’s ability to evaluate, finance and integrate acquired businesses into the Company’s existing business and operations; the Company’s ability to effectively compete in the industry in which it does business; the Company’s existing indebtedness may mature in an unfavorable credit environment, preventing refinancing or forcing refinancing of the indebtedness on terms that are not as favorable as the existing terms; interest rates may fluctuate, impacting costs associated with the Company’s outstanding floating rate debt; the Company’s ability to comply with debt covenants; any future ratings on the Company’s debt instruments; regional concentration of the Company’s business may subject it to economic downturns in the states of Florida and Texas; the Company’s reliance on its call center; the Company’s cash flow may be insufficient to meet required payments of operating expenses, principal, interest and dividends; and tax law changes that may change the taxability of future income. Item 1. Business Sovran Self Storage, Inc. together with its direct and indirect subsidiaries and its consolidated joint ventures, to the extent appropriate in the applicable context, (the “Company,” “We,” “Our,” or ”Sovran”) is a self- administered and self-managed real estate investment trust ("REIT") that acquires, owns and manages self-storage properties. We refer to the self-storage properties in which we have an ownership interest and are managed by us as "Properties." We began operations on June 26, 1995. We were formed to continue the business of our predecessor company, which had engaged in the self-storage business since 1985. At December 31, 2011, we held ownership interests in and/or managed 435 Properties consisting of approximately 28.9 million net rentable square feet, situated in 25 states. Among our 435 self-storage properties are 25 properties that we manage for an unconsolidated joint venture of which we are a 20% owner, 20 properties that we manage for an unconsolidated joint venture of which we are a 15% owner, one property that we manage for a consolidated joint venture of which we have a 20% common ownership interest and a preferred interest, and nine properties that we manage and have no ownership interest. We believe we are the fifth largest operator of self-storage properties in the United States based on facilities owned and managed. Our Properties conduct business under the user-friendly name Uncle Bob's Self- Storage ®. We own an indirect interest in each of the Properties through a limited partnership (the "Partnership"). In total, we own a 98.8% economic interest in the Partnership and unaffiliated third parties own collectively a 1.2% limited partnership interest at December 31, 2011. We believe that this structure, commonly known as an umbrella partnership real estate investment trust ("UPREIT"), facilitates our ability to acquire properties by using units of the Partnership as currency. By utilizing interests in the Partnership as currency in facility acquisitions, we may partially defer the seller’s income tax liability which in turn may allow us to obtain more favorable pricing. We were incorporated on April 19, 1995 under Maryland law. Our principal executive offices are located at 6467 Main Street, Williamsville, New York 14221, our telephone number is (716) 633-1850 and our web site is www.sovranss.com. We seek to enhance shareholder value through internal growth and acquisition of additional storage properties. Internal growth is achieved through aggressive property management: increasing rents, increasing occupancy levels, controlling costs, maximizing collections, and strategically expanding and improving the Properties. Should economic conditions warrant, we may develop new properties. We believe that there continue to be opportunities for growth through acquisitions, and constantly seek to acquire self-storage properties that are 3 susceptible to realization of increased economies of scale and enhanced performance through application of our expertise. Industry Overview We believe that self-storage facilities offer inexpensive storage space to residential and commercial users. In addition to fully enclosed and secure storage space, many facilities also offer outside storage for automobiles, recreational vehicles and boats. Better facilities, such as those owned and/or managed by the Company, are usually fenced and well lighted with automated access systems, and surveillance cameras, and have a full-time manager. Our customers rent space on a month-to-month basis and typically have access to their storage space up to 15 hours a day and in certain circumstances are provided with 24-hour access. Individual storage spaces are secured by the customer's lock, and the customer has sole control of access to the space. According to the 2012 Self-Storage Almanac, of the approximately 50,000 facilities in the United States, approximately 11% are managed by the ten largest operators. The remainder of the industry is characterized by numerous small, local operators. The scarcity of capital available to small operators for acquisitions and expansions, internet marketing, and calls centers, and the potential for savings through economies of scale are factors that are leading to consolidation in the industry. We believe that, as a result of this trend, significant growth opportunities exist for operators with proven management systems and sufficient capital resources to grow either through acquisitions or third party management platforms. Property Management We have over 25 years experience managing self storage facilities and the combined experience of our key personnel has made us one of the leaders in the industry. All of our stores operate under the user-friendly name of Uncle Bob’s Self Storage®, and we employ the following strategies with respect to our property management: Our People: We recognize the importance of quality people to the success of an organization. Our store personnel are held to high standards for customer service, store appearance, financial performance, and overall operations. They are supported with state of the art training tools including an online learning management system, a company intranet, and an extensive network of certified training personnel. Every store team also has frequent, and sometimes daily, interaction with an Area Manager, a Regional Vice President, an Accounting Representative, and other support personnel. Training & Development: Our employees benefit from a wide array of training and development opportunities. New store employees undergo a comprehensive, proprietary training program designed to drive sales and operational results while ensuring the delivery of quality customer service. Each new hire is assigned a Certified Training Manager as a mentor during their initial training period. To supplement their initial training, employees enjoy continuing edification, coaching, and performance feedback throughout their tenure. All learning and development activities are facilitated through our online Learning and Performance Management System internally named eBOB. eBOB delivers and tracks hundreds of on-demand computer based training and compliance courses; it also administers tests, surveys, and the employee appraisal process. Sovran’s training and development program encompasses the tools and support we deem essential to the success of our employees and business. 4 Marketing and Advertising: We believe the avenues for attracting and capturing new customers have changed dramatically over the years. As such, we have implemented the following strategies to market our properties and increase profitability: • We employ a Customer Care Center (call center) that services over 30,000 rental inquiries per month. Our highly skilled Sale Representatives answer incoming sales calls for all of our stores, 361 days a year. The team undertakes continuous training in effective storage sales techniques, which we believe results in higher conversions of inquiries to rentals. • The once predominant advertising vehicle - yellow pages - has lost favor to a wide range of other opportunities. Our aggressive internet marketing and websites provide customers with real-time pricing, online reservations, online payments, and support for mobile devices. Our advertising and marketing strategies employ a mix of web media to ensure the Uncle Bob’s name is found wherever customers search for storage. • We believe we were the first self storage operator to develop a Mobile App that allows potential customers to search for and reserve a storage space electronically or connect directly to a Customer Care Rep with a touch of the screen. Further, the App allows existing customers to manage their account and pay their rent via smart phone. • Since the need for storage is largely based on timing, the ultimate goal is to create as much positive brand recognition as possible. When the time comes for a customer to select a storage company, we want the Uncle Bob’s brand to be on the top of their mind. That said, we employ a variety of different strategies to create brand awareness including our Uncle Bob’s rental trucks, branded merchandise such as moving and packing supplies, and extensive regional marketing in the communities in which we operate. We strive to gain the most exposure as possible for the longest period of time. • Dri-guard humidity-controlled spaces are a premium storage feature intended to protect metal, electronics, furniture, fabrics and paper from moisture. We became the first self-storage operator to utilize this humidity protection technology and we believe it helps to differentiate us from other operators. • We also have a fleet of rental trucks that serve as an added incentive to choose our storage facilities. The truck rental charge is waived for new move-in customers and we believe it provides a valuable service and added incentive to choose us. Further, the prominent display of our logo turns each truck into a moving billboard. Ancillary Income: We know that our 200,000 customers require more than just a storage space. With that in mind, we offer a wide range of other products and services that fulfill their needs while providing us ancillary income. Whereas our Uncle Bob’s trucks are available with no rental charge for new move-in customers, they are available for rent to non-customers and existing customers. We also rent moving dollies and blankets, and we carry a wide assortment of moving and packing supplies including boxes, tape, locks, and other essential items. For those customers who do not carry storage insurance, we make available renters insurance through a third party carrier, on which we earn a commission. We also earn incidental income from billboards and cell towers. Information Systems: Each of our primary business functions are linked through our customized computer applications. This system provides for a consistent, timely and accurate flow of information. • • It performs the functions necessary for our store personnel to efficiently and effectively run their property. This includes customer account management, automatic imposition of late fees, move-in and move-out analysis, generation of essential legal notices, and marketing reports to aid in regional marketing efforts. It is linked with each of our primary sales channels (customer care center, web, store) allowing for real time access to space type and inventory, pricing, promotions, and other pertinent store information. This robust flow of information facilitates our commitment to capturing prospective customers from all channels. 5 • • It provides our revenue management team with raw data on historical pricing, move-in and move-out activity, specials and occupancies, etc. This data is then utilized in the various algorithms that form the foundation of our revenue management program. It generates financial reports for each property that provide our accounting and audit departments with the necessary oversight of transactions; this allows us to maintain proper control of receipts. Revenue Management: Our proprietary revenue management system is constantly evolving through the efforts of our revenue management group and our partnership with Veritec Solutions. We have the ability to change pricing instantaneously for any one unit type, at any single location, based on occupancy, competition, and forecasted changes in demand. By analyzing current customer rent tenures, we are able to implement rental rate increases at optimal times to increase revenues. Advanced pricing analytics enable us to reduce the amount of concessions, attracting a more stable customer base and discouraging short term price shoppers. We believe this will lead to revenue growth. Property Maintenance: We take great pride in the appearance and structural integrity of our Properties. All of our Properties go through a thorough annual inspection performed by qualified Project Managers. Those inspections provide the basis for short and long term planned projects which are all performed under a standardized set of specifications. Routine maintenance such as landscaping, pest control, etc. is contracted through local providers who have a clear understanding of our standards. As with many other aspects of our Company, our size has allowed us to enjoy relatively low maintenance costs because we have the benefit of economies of scale in purchasing, travel, and overhead absorption. Further, we continually look to green alternatives and implement energy saving alternatives as new technology becomes available. Most recently we have begun installation of solar panels which are both environmentally friendly and have the potential to substantially reduce energy consumption (thereby reducing costs) in the buildings in which they are installed. Environmental and Other Regulations We are subject to federal, state, and local environmental regulations that apply generally to the ownership of real property. We have not received notice from any governmental authority or private party of any material environmental noncompliance, claim, or liability in connection with any of the Properties, and are not aware of any environmental condition with respect to any of the Properties that could have a material adverse effect on our financial condition or results of operations. The Properties are also generally subject to the same types of local regulations governing other real property, including zoning ordinances. We believe that the Properties are in substantial compliance with all such regulations. Insurance Each of the Properties is covered by fire and property insurance (including comprehensive liability), and all-risk property insurance policies, which are provided by reputable companies and on commercially reasonable terms. In addition, we maintain a policy insuring against environmental liabilities resulting from tenant storage on terms customary for the industry, and title insurance insuring fee title to the Company-owned Properties in an amount that we believe to be adequate. Federal Income Tax We operate, and intend to continue to operate, in such a manner as to continue to qualify as a REIT under the Internal Revenue Code of 1986 (the "Code"), but no assurance can be given that we will at all times so qualify. To the extent that we continue to qualify as a REIT, we will not be taxed, with certain limited exceptions, on the taxable income that is distributed to our shareholders. We have elected to treat certain of our subsidiaries as taxable 6 REIT subsidiaries. In general, our taxable REIT subsidiaries may perform additional services for customers and generally may engage in certain real estate or non-real estate related business. Our taxable REIT subsidiaries are subject to corporate federal and state income taxes. See Item 7, "Management's Discussion and Analysis of Financial Condition and Results of Operations - Liquidity and Capital Resources - REIT Qualification and Distribution Requirements." Competition The primary factors upon which competition in the self-storage industry is based are location, rental rates, suitability of the property's design to prospective customers' needs, and the manner in which the property is operated and marketed. We believe we compete successfully on these bases. The extent of competition depends significantly on local market conditions. We seek to locate facilities in a manner in which we can increase market share while not adversely affecting any of our existing locations in that market. However, the number of self-storage facilities in a particular area could have a material adverse effect on the performance of any of the Properties. Several of our competitors, including Public Storage and U-Haul, are larger and have substantially greater financial resources than we do. These larger operators may, among other possible advantages, be capable of greater leverage and the payment of higher prices for acquisitions. Investment Policy While we emphasize equity real estate investments, we may, at our discretion, invest in mortgage and other real estate interests related to self-storage properties in a manner consistent with our qualification as a REIT. We may also retain a purchase money mortgage for a portion of the sale price in connection with the disposition of Properties from time to time. Should investment opportunities become available, we may look to acquire self- storage properties via a joint-venture partnership or similar entity. We may or may not elect to have a significant investment in such a venture, but would use such an opportunity to expand our portfolio of branded and managed properties. Subject to the percentage of ownership limitations and gross income tests necessary for REIT qualification, we also may invest in securities of entities engaged in real estate activities or securities of other issuers, including for the purpose of exercising control over such entities. Disposition Policy Any disposition decision of our Properties is based on a variety of factors, including, but not limited to, the (i) potential to continue to increase cash flow and value, (ii) sale price, (iii) strategic fit with the rest of our portfolio, (iv) potential for, or existence of, environmental or regulatory issues, (v) alternative uses of capital, and (vi) maintaining qualification as a REIT. Although we sold no stores in 2011, during 2010 we sold ten non-strategic storage facilities located in Georgia, Michigan, North Carolina and Virginia for net cash proceeds of $23.7 million resulting in a gain of $6.9 million. During 2009 we sold five non-strategic storage facilities located in Massachusetts, North Carolina and Pennsylvania for net cash proceeds of $16.3 million resulting in a loss of $1.6 million. Distribution Policy We intend to pay regular quarterly distributions to our shareholders. However, future distributions by us will be at the discretion of the Board of Directors and will depend on the actual cash available for distribution, our financial condition and capital requirements, the annual distribution requirements under the REIT provisions of the Code and such other factors as the Board of Directors deems relevant. In order to maintain our qualification as a REIT, we must make annual distributions to shareholders of at least 90% of our REIT taxable income (which does 7 not include capital gains). Under certain circumstances, we may be required to make distributions in excess of cash available for distribution in order to meet this requirement. On May 6, 2009, recognizing the need to maintain maximum financial flexibility in light of the current state of the capital markets, our Board of Directors reduced the quarterly common stock dividend from $0.64 per share to $0.45 per share, for an annual dividend rate of $1.80 per share. Financing Policy Our Board of Directors currently limits the amount of debt that may be incurred by us to less than 50% of the sum of the market value of our issued and outstanding Common and Preferred Stock plus our debt. We, however, may from time to time re-evaluate and modify our borrowing policy in light of then current economic conditions, relative costs of debt and equity capital, market values of properties, growth and acquisition opportunities and other factors. In addition to our Board of Directors’ debt limits, our most restrictive debt covenants limit our leverage. However, we believe cash flow from operations, access to the capital markets and access to our credit facility, as described below, are adequate to execute our current business plan and remain in compliance with our debt covenants. We have a $175 million (expandable to $250 million) revolving line of credit bearing interest at a variable rate equal to LIBOR plus a margin based on the Company’s credit rating (at December 31, 2011 the margin was 2.0%). At December 31, 2011, there was $129 million available on the unsecured line of credit. The revolving line of credit has a maturity date of August 2016, but can be extended for 2 one year periods at the Company’s option with the payment of an extension fee equal to 0.125% of the total line of credit commitment. The Company also has a continuous equity offering program (“Equity Program”) pursuant to which we may sell from time to time up to $125 million in aggregate offering price of shares of our common stock. During 2011 we issued 1.2 million shares under the Equity Program for net proceeds of approximately $46 million. Future sales under the Equity Program will depend on a variety of factors and conditions, including, but not limited to, market conditions, the trading price of the Company’s common stock, and determinations of the appropriate sources of funding for the Company. The Company expects to continue to offer, sell, and issue shares of common stock under the Equity Program from time to time based on various factors and conditions, although the Company is under no obligation to sell any shares under the Equity Program. To the extent that we desire to obtain additional capital to pay distributions, to provide working capital, to pay existing indebtedness or to finance acquisitions, expansions or development of new properties, we may utilize amounts available under the line of credit, common or preferred stock offerings, floating or fixed rate debt financing, retention of cash flow (subject to satisfying our distribution requirements under the REIT rules) or a combination of these methods. Additional debt financing may also be obtained through mortgages on our Properties, which may be recourse, non-recourse, or cross-collateralized and may contain cross-default provisions. We have not established any limit on the number or amount of mortgages that may be placed on any single Property or on our portfolio as a whole, although certain of our existing term loans contain limits on overall mortgage indebtedness. For additional information regarding borrowings, see Item 7, "Management's Discussion and Analysis of Financial Condition and Results of Operations - Liquidity and Capital Resources" and Note 7 to the Consolidated Financial Statements filed herewith. Employees We currently employ a total of 1,164 employees, including 435 property managers, 28 area managers, and 538 associate managers and part-time employees. At our headquarters, in addition to our three senior executive officers, we employ 160 people engaged in various support activities, including accounting, human resources, customer care, and management information systems. None of our employees are covered by a collective bargaining agreement. We consider our employee relations to be excellent. 8 Available Information We file with the U.S. Securities and Exchange Commission quarterly and annual reports on Forms 10-Q and 10-K, respectively, current reports on Form 8-K, and proxy statements pursuant to the Securities Exchange Act of 1934, in addition to other information as required. The public may read and copy any materials that we file with the SEC at the SEC's Public Reference Room at 100 F Street, NE, Washington, D.C. 20549. The public may obtain information on the operation of the Public Reference Room by calling the SEC at 1 (800) SEC-0330. We file this information with the SEC electronically, and the SEC maintains an Internet site that contains reports, proxy and information statements, and other information regarding issuers that file electronically with the SEC at http://www.sec.gov. Our annual reports on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8- K, and all amendments to those reports are available free of charge on our web site at http://www.sovranss.com as soon as reasonably practicable after such material is electronically filed with or furnished to the SEC. In addition, our codes of ethics and Charters of our Governance Committee, Audit Committee, and Compensation Committee are available free of charge on our website at http://www.sovranss.com. Also, copies of our annual report and Charters of our Governance Committee, Audit Committee, and Compensation Committee will be made available, free of charge, upon written request to Sovran Self Storage, Inc., Attn: Investor Relations, 6467 Main Street, Williamsville, NY 14221. 9 Item 1A. Risk Factors You should carefully consider the risks described below, together with all of the other information included in or incorporated by reference into our Form 10-K, as part of your evaluation of the Company. If any of the following risks actually occur, our business could be harmed. In such case, the trading price of our securities could decline, and you may lose all or part of your investment. Our Acquisitions May Not Perform as Anticipated We have completed many acquisitions of self-storage facilities since our initial public offering of common stock in June 1995. Our strategy is to continue to grow by acquiring additional self-storage facilities. Acquisitions entail risks that investments will fail to perform in accordance with our expectations and that our judgments with respect to the prices paid for acquired self-storage facilities and the costs of any improvements required to bring an acquired property up to standards established for the market position intended for that property will prove inaccurate. Acquisitions also involve general investment risks associated with any new real estate investment. We May Incur Problems with Our Real Estate Financing Unsecured Credit Facility and Term Notes. We have a line of credit and term note agreements with a syndicate of financial institutions and other lenders. This unsecured credit facility and the term notes are recourse to us and the required payments are not reduced if the economic performance of any of the properties declines. The unsecured credit facility limits our ability to make distributions to our shareholders, except in limited circumstances. Rising Interest Rates. Indebtedness that we incur under the unsecured credit facility and bank term notes bear interest at a variable rate. Accordingly, increases in interest rates could increase our interest expense, which would reduce our cash available for distribution and our ability to pay expected distributions to our shareholders. We manage our exposure to rising interest rates using interest rate swaps and other available mechanisms. If the amount of our indebtedness bearing interest at a variable rate increases, our unsecured credit facility may require us to enter into additional interest rate swaps. Refinancing May Not Be Available. It may be necessary for us to refinance our unsecured credit facility through additional debt financing or equity offerings. If we were unable to refinance this indebtedness on acceptable terms, we might be forced to dispose of some of our self-storage facilities upon disadvantageous terms, which might result in losses to us and might adversely affect the cash available for distribution. If prevailing interest rates or other factors at the time of refinancing result in higher interest rates on refinancings, our interest expense would increase, which would adversely affect our cash available for distribution and our ability to pay expected distributions to shareholders. Covenants and Risk of Default. Our unsecured credit facility and term notes require us to operate within certain covenants, including financial covenants with respect to leverage, fixed charge coverage, minimum net worth, limitations on additional indebtedness and dividend limitations. If we violate any of these covenants or otherwise default under our unsecured credit facility or term notes, then our lenders could declare all indebtedness under these facilities to be immediately due and payable which would have a material adverse effect on our business and could require us to sell self-storage facilities under distress conditions and seek replacement financing on substantially more expensive terms. Reduction in or Loss of Credit Rating. Certain of our debt instruments require us to maintain an investment grade rating from at least one and in some cases two debt ratings agencies. Should we fail to attain an investment grade rating from the agencies, the interest rate on our line of credit and $225 million of our bank term notes would increase by 0.25%, and the rate on our $150 million term note due 2016 and our $100 million term note due 2021 would increase by 1.750%. 10 Our Debt Levels May Increase Our Board of Directors currently has a policy of limiting the amount of our debt at the time of incurrence to less than 50% of the sum of the market value of our issued and outstanding common stock and preferred stock plus the amount of our debt at the time that debt is incurred. However, our organizational documents do not contain any limitation on the amount of indebtedness we might incur. Accordingly, our Board of Directors could alter or eliminate the current policy limitation on borrowing without a vote of our shareholders. We could become highly leveraged if this policy were changed. However, our ability to incur debt is limited by covenants in our bank credit arrangements. We Are Subject to the Risks Posed by Fluctuating Demand and Significant Competition in the Self-Storage Industry Our self-storage facilities are subject to all operating risks common to the self-storage industry. These risks include but are not limited to the following: • Decreases in demand for rental spaces in a particular locale; • Changes in supply of similar or competing self-storage facilities in an area; • Changes in market rental rates; and • Inability to collect rents from customers. Our current strategy is to acquire interests only in self-storage facilities. Consequently, we are subject to risks inherent in investments in a single industry. Our self-storage facilities compete with other self-storage facilities in their geographic markets. As a result of competition, the self-storage facilities could experience a decrease in occupancy levels and rental rates, which would decrease our cash available for distribution. We compete in operations and for acquisition opportunities with companies that have substantial financial resources. Competition may reduce the number of suitable acquisition opportunities offered to us and increase the bargaining power of property owners seeking to sell. The self-storage industry has at times experienced overbuilding in response to perceived increases in demand. A recurrence of overbuilding might cause us to experience a decrease in occupancy levels, limit our ability to increase rents, and compel us to offer discounted rents. Our Real Estate Investments Are Illiquid and Are Subject to Uninsurable Risks and Government Regulation General Risks. Our investments are subject to varying degrees of risk generally related to the ownership of real property. The underlying value of our real estate investments and our income and ability to make distributions to our shareholders are dependent upon our ability to operate the self-storage facilities in a manner sufficient to maintain or increase cash available for distribution. Income from our self-storage facilities may be adversely affected by the following factors: • Changes in national economic conditions; • Changes in general or local economic conditions and neighborhood characteristics; • Competition from other self-storage facilities; • Changes in interest rates and in the availability, cost and terms of financing; • The impact of present or future environmental legislation and compliance with environmental laws; • The ongoing need for capital improvements, particularly in older facilities; 11 • Changes in real estate tax rates and other operating expenses; • Adverse changes in governmental rules and fiscal policies; • Uninsured losses resulting from casualties associated with civil unrest, acts of God, including natural disasters, and acts of war; • Adverse changes in zoning laws; and • Other factors that are beyond our control. Illiquidity of Real Estate May Limit its Value. Real estate investments are relatively illiquid. Our ability to vary our portfolio of self-storage facilities in response to changes in economic and other conditions is limited. In addition, provisions of the Code may limit our ability to profit on the sale of self-storage facilities held for fewer than two years. We may be unable to dispose of a facility when we find disposition advantageous or necessary and the sale price of any disposition may not equal or exceed the amount of our investment. Uninsured and Underinsured Losses Could Reduce the Value of our Self Storage Facilities. Some losses, generally of a catastrophic nature, that we potentially face with respect to our self-storage facilities may be uninsurable or not insurable at an acceptable cost. Our management uses its discretion in determining amounts, coverage limits and deductibility provisions of insurance, with a view to acquiring appropriate insurance on our investments at a reasonable cost and on suitable terms. These decisions may result in insurance coverage that, in the event of a substantial loss, would not be sufficient to pay the full current market value or current replacement cost of our lost investment. Inflation, changes in building codes and ordinances, environmental considerations, and other factors also might make it infeasible to use insurance proceeds to replace a property after it has been damaged or destroyed. Under those circumstances, the insurance proceeds received by us might not be adequate to restore our economic position with respect to a particular property. Possible Liability Relating to Environmental Matters. Under various federal, state and local environmental laws, ordinances and regulations, a current or previous owner or operator of real property may be liable for the costs of removal or remediation of hazardous or toxic substances on, under, or in that property. Those laws often impose liability even if the owner or operator did not cause or know of the presence of hazardous or toxic substances and even if the storage of those substances was in violation of a customer’s lease. In addition, the presence of hazardous or toxic substances, or the failure of the owner to address their presence on the property, may adversely affect the owner’s ability to borrow using that real property as collateral. In connection with the ownership of the self-storage facilities, we may be potentially liable for any of those costs. Americans with Disabilities Act. The Americans with Disabilities Act of 1990, or ADA, generally requires that buildings be made accessible to persons with disabilities. A determination that we are not in compliance with the ADA could result in imposition of fines or an award of damages to private litigants. If we were required to make modifications to comply with the ADA, our results of operations and ability to make expected distributions to our shareholders could be adversely affected. There Are Limitations on the Ability to Change Control of Sovran Limitation on Ownership and Transfer of Shares. To maintain our qualification as a REIT, not more than 50% in value of our outstanding shares of stock may be owned, directly or indirectly, by five or fewer individuals, as defined in the Code. To limit the possibility that we will fail to qualify as a REIT under this test, our Amended and Restated Articles of Incorporation include ownership limits and transfer restrictions on shares of our stock. Our Articles of Incorporation limit ownership of our issued and outstanding stock by any single shareholder to 9.8% of the aggregate value of our outstanding stock, except that the ownership by some of our shareholders is limited to 15%. 12 These ownership limits may: • Have the effect of precluding an acquisition of control of Sovran by a third party without consent of our Board of Directors even if the change in control would be in the interest of shareholders; and • Limit the opportunity for shareholders to receive a premium for shares of our common stock they hold that might otherwise exist if an investor were attempting to assemble a block of common stock in excess of 9.8% or 15%, as the case may be, of the outstanding shares of our stock or to otherwise effect a change in control of Sovran. Our Board of Directors may waive the ownership limits if it is satisfied that ownership by those shareholders in excess of those limits will not jeopardize our status as a REIT under the Code or in the event it determines that it is no longer in our best interests to be a REIT. Waivers have been granted to the former holders of our Series C preferred stock, FMR Corporation, Cohen & Steers, Inc. and Invesco Advisers, Inc. A transfer of our common stock and/or preferred stock to a person who, as a result of the transfer, violates the ownership limits may not be effective under some circumstances. Other Limitations. Other limitations could have the effect of discouraging a takeover or other transaction in which holders of some, or a majority, of our outstanding common stock might receive a premium for their shares of our common stock that exceeds the then prevailing market price or that those holders might believe to be otherwise in their best interest. The issuance of additional shares of preferred stock could have the effect of delaying or preventing a change in control of Sovran even if a change in control were in the shareholders’ interest. In addition, the Maryland General Corporation Law, or MGCL, imposes restrictions and requires specific procedures with respect to the acquisition of stated levels of share ownership and business combinations, including combinations with interested shareholders. These provisions of the MGCL could have the effect of delaying or preventing a change in control of Sovran even if a change in control were in the shareholders’ interest. Waivers and exemptions have been granted to the initial purchasers of our former Series C preferred stock in connection with these provisions of the MGCL. In addition, under the Partnership’s agreement of limited partnership, in general, we may not merge, consolidate or engage in any combination with another person or sell all or substantially all of our assets unless that transaction includes the merger or sale of all or substantially all of the assets of the Partnership, which requires the approval of the holders of 75% of the limited partnership interests thereof. If we were to own less than 75% of the limited partnership interests in the Partnership, this provision of the limited partnership agreement could have the effect of delaying or preventing us from engaging in some change of control transactions. Our Failure to Qualify as a REIT Would Have Adverse Consequences We intend to operate in a manner that will permit us to qualify as a REIT under the Code. Qualification as a REIT involves the application of highly technical and complex Code provisions for which there are only limited judicial and administrative interpretations. Continued qualification as a REIT depends upon our continuing ability to meet various requirements concerning, among other things, the ownership of our outstanding stock, the nature of our assets, the sources of our income and the amount of our distributions to our shareholders. If we were to fail to qualify as a REIT in any taxable year, we would not be allowed a deduction for distributions to shareholders in computing our taxable income and would be subject to federal income tax (including any applicable alternative minimum tax) on our taxable income at regular corporate rates. Unless entitled to relief under certain Code provisions, we also would be ineligible for qualification as a REIT for the four taxable years following the year during which our qualification was lost. As a result, distributions to the shareholders would be reduced for each of the years involved. Although we currently intend to operate in a manner designed to qualify as a REIT, it is possible that future economic, market, legal, tax or other considerations may cause our Board of Directors to revoke our REIT election. 13 We May Pay Some Taxes, Reducing Cash Available for Shareholders Even if we qualify as a REIT for federal income tax purposes, we are required to pay some federal, state and local taxes on our income and property. Certain of our corporate subsidiaries have elected to be treated as “taxable REIT subsidiaries” of the Company for federal income tax purposes. A taxable REIT subsidiary is taxable as a regular corporation and is limited in its ability to deduct interest payments made to us in excess of a certain amount. In addition, if we receive or accrue certain amounts and the underlying economic arrangements among our taxable REIT subsidiaries and us are not comparable to similar arrangements among unrelated parties, we will be subject to a 100% penalty tax on those payments in excess of amounts deemed reasonable between unrelated parties. Finally, some state and local jurisdictions may tax some of our income even though as a REIT we are not subject to federal income tax on that income because not all states and localities follow the federal income tax treatment of REITs. To the extent that the Company or any taxable REIT subsidiary is required to pay federal, foreign, state or local taxes, we will have less cash available for distribution to shareholders. We May Change the Dividend Policy for Our Common Stock in the Future In 2011, our board of directors authorized and we declared quarterly common stock dividends of $0.45 per share in January, April, July and October, the equivalent of an annual rate of $1.80 per share. In addition, our board of directors authorized and we declared a quarterly common stock dividend to $0.45 per share in January 2012. We can provide no assurance that our board will not reduce or eliminate entirely dividend distributions on our common stock in the future. Our board of directors will continue to evaluate our distribution policy on a quarterly basis as they monitor the capital markets and the impact of the economy on our operations. The decisions to authorize and pay dividends on our common stock in the future, as well as the timing, amount and composition of any such future dividends, will be at the sole discretion of our board of directors in light of conditions then existing, including our earnings, financial condition, capital requirements, debt maturities, the availability of capital, applicable REIT and legal restrictions and the general overall economic conditions and other factors. Any change in our dividend policy could have a material adverse effect on the market price of our common stock. Market Interest Rates May Influence the Price of Our Common Stock One of the factors that may influence the price of our common stock in public trading markets or in private transactions is the annual yield on our common stock as compared to yields on other financial instruments. An increase in market interest rates will result in higher yields on other financial instruments, which could adversely affect the price of our common stock. Regional Concentration of Our Business May Subject Us to Economic Downturns in the States of Texas and Florida As of December 31, 2011, 171 of our 435 self-storage facilities are located in the states of Texas and Florida. For the year ended December 31, 2011, these facilities accounted for approximately 40% of store revenues. This concentration of business in Texas and Florida exposes us to potential losses resulting from a downturn in the economies of those states. If economic conditions in those states continue to deteriorate, we will experience a reduction in existing and new business, which may have an adverse effect on our business, financial condition and results of operations. Changes in Taxation of Corporate Dividends May Adversely Affect the Value of Our Common Stock The maximum marginal rate of tax payable by domestic noncorporate taxpayers on dividends received from a regular “C” corporation under current federal law is 15% through 2012, as opposed to higher ordinary income rates. The reduced tax rate, however, does not apply to distributions paid to domestic noncorporate taxpayers by a REIT on its stock, except for certain limited amounts. The earnings of a REIT that are distributed to its 14 stockholders generally remain subject to less federal income taxation than earnings of a non-REIT “C” corporation that are distributed to its stockholders net of corporate-level income tax. However, the lower rate of taxation to dividends paid through 2012 by regular “C” corporations could cause domestic noncorporate investors to view the stock of regular “C” corporations as more attractive relative to the stock of a REIT, because the dividends from regular “C” corporations continue to be taxed at a lower rate while distributions from REITs (other than distributions designated as capital gain dividends) are generally taxed at the same rate as other ordinary income for domestic noncorporate taxpayers. The maximum rate for domestic noncorporate taxpayers will increase in 2013 unless current tax laws are changed. Item 1B. Unresolved Staff Comments None. 15 Item 2. Properties At December 31, 2011, we held ownership interests in and/or managed a total of 435 Properties situated in twenty-five states. Among our 435 self-storage properties are 25 properties that we manage for an unconsolidated joint venture of which we are a 20% owner, 20 properties that we manage for an unconsolidated joint venture of which we are a 15% owner, one property that we manage for a consolidated joint venture of which we have a 20% common ownership interest and a preferred interest, and nine properties that we manage and have no ownership interest. Our self-storage facilities offer inexpensive, easily accessible, enclosed storage space to residential and commercial users on a month-to-month basis. Most of our Properties are fenced and well lighted with automated access systems and surveillance cameras. A majority of the Properties are single-story, thereby providing customers with the convenience of direct vehicle access to their storage spaces. Our stores range in size from 23,000 to 181,000 net rentable square feet, with an average of approximately 66,000 net rentable square feet. The Properties generally are constructed of masonry or steel walls resting on concrete slabs and have standing seam metal, shingle, or tar and gravel roofs. All Properties have a property manager on-site during business hours. Generally, customers have access to their storage space up to 15 hours a day, and some customers are provided 24-hour access. Individual storage spaces are secured by a lock furnished by the customer to provide the customer with control of access to the space. All of the Properties conduct business under the user-friendly name Uncle Bob's Self-Storage ®. The following table provides certain information regarding the Properties in which we have an ownership interest and manage as of December 31, 2011: Alabama .......................................................... Arizona ........................................................... Colorado ......................................................... Connecticut ..................................................... Florida ............................................................. Georgia ........................................................... Kentucky ......................................................... Louisiana......................................................... Maine .............................................................. Maryland ......................................................... Massachusetts ................................................. Michigan ......................................................... Mississippi ...................................................... Missouri .......................................................... New Hampshire .............................................. New Jersey ...................................................... New York........................................................ North Carolina ................................................ Ohio ................................................................ Pennsylvania ................................................... Rhode Island ................................................... South Carolina ................................................ Tennessee ........................................................ Texas ............................................................... Virginia ........................................................... Total .............................................................. Number of Stores at December 31, 2011 25 9 4 5 59 24 2 14 2 4 12 4 14 8 4 22 28 18 23 7 4 8 4 112 19 435 Square Feet 1,756,111 513,594 276,716 300,610 3,949,785 1,561,702 144,914 866,579 113,276 172,019 664,329 229,193 1,081,398 505,398 261,155 1,759,249 1,609,287 1,036,816 1,553,554 438,836 168,371 435,709 291,244 8,062,330 1,188,670 28,940,845 Number of Spaces 13,137 4,555 2,354 2,865 36,399 12,847 1,322 7,555 1,007 2,037 6,069 2,159 8,247 4,468 2,333 18,097 14,675 9,602 12,857 3,601 1,567 3,757 2,433 67,010 11,076 252,029 Percentage of Store Revenue 4.9% 2.0% 1.3% 1.9% 14.1% 5.1% 0.6% 3.3% 0.5% 0.9% 3.1% 0.9% 3.3% 1.9% 1.0% 4.6% 8.3% 3.1% 5.1% 1.1% 0.8% 1.6% 1.0% 25.6% 4.0% 100.0% At December 31, 2011, the Properties had an average occupancy of 80.7% and an annualized rent per occupied square foot of $10.89. 16 Item 3. Legal Proceedings In the normal course of business, we are subject to various claims and litigation. While the outcome of any litigation is inherently unpredictable, we do not believe that any matters currently pending against the Company will have a material adverse impact on our financial condition, results of operations or cash flows. Item 4. Mine Safety Disclosures Not Applicable 17 Part II Item 5. Market for Registrant's Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities Our Common Stock is traded on the New York Stock Exchange under the symbol "SSS." Set forth below are the high and low sales prices for our Common Stock for each full quarterly period within the two most recent fiscal years. Quarter 2010 1st .............................................................................. 2nd ............................................................................. 3rd .............................................................................. 4th .............................................................................. Quarter 2011 1st .............................................................................. 2nd ............................................................................. 3rd .............................................................................. 4th .............................................................................. High $36.83 40.79 40.01 41.47 High $40.00 43.55 42.99 44.98 Low $31.12 32.29 32.35 35.00 Low $36.19 38.05 33.37 35.34 As of February 15, 2012, there were approximately 1,144 holders of record of our Common Stock. We have paid quarterly dividends to our shareholders since our inception. Reflected in the table below are the dividends paid in the last two years. For federal income tax purposes, distributions to shareholders are treated as ordinary income, capital gain, return of capital or a combination thereof. Distributions to shareholders for 2011 represent 78% ordinary income, 3% capital gain, and 19% return of capital. History of Dividends Declared on Common Stock January 2010 .............................................................. April 2010 .................................................................. July 2010 ................................................................... October 2010 ............................................................. $0.450 per share $0.450 per share $0.450 per share $0.450 per share January 2011 .............................................................. April 2011 .................................................................. July 2011 ................................................................... October 2011 ............................................................. $0.450 per share $0.450 per share $0.450 per share $0.450 per share 18 EQUITY COMPENSATION PLAN INFORMATION The following table sets forth certain information as of December 31, 2011, with respect to equity compensation plans under which shares of the Company’s Common Stock may be issued. Plan Category Equity compensation plans approved by shareholders: 2005 Award and Option Plan .............................. 1995 Award and Option Plan .............................. 2009 Outside Directors' Stock Option and Award Plan ...................................................... 1995 Outside Directors' Stock Option Plan ........ Deferred Compensation Plan for Directors (1) ... Equity compensation plans not approved by shareholders: .................................................... Number of securities to be issued upon exercise of outstanding options, warrants and rights (#) Weighted average exercise price of outstanding options, warrants and rights ($) Number of securities remaining available for future issuance (#) 304,913 12,350 21,500 25,505 45,025 N/A $43.37 $37.09 $33.30 $46.23 N/A N/A 811,436 0 115,684 0 12,036 N/A (1) Under the Deferred Compensation Plan for Directors, non-employee Directors may defer all or part of their Directors’ fees that are otherwise payable in cash. Directors’ fees that are deferred under the Plan will be credited to each Directors’ account under the Plan in the form of Units. The number of Units credited is determined by dividing the amount of Directors’ fees deferred by the closing price of the Company’s Common Stock on the New York Stock Exchange on the day immediately preceding the day upon which Directors’ fees otherwise would be paid by the Company. A Director is credited with additional Units for dividends on the shares of Common Stock represented by Units in such Directors’ Account. A Director may elect to receive the shares in a lump sum on a date specified by the Director or in quarterly or annual installments over a specified period and commencing on a specified date. 19 CORPORATE PERFORMANCE GRAPH The following chart and line-graph presentation compares (i) the Company’s shareholder return on an indexed basis since December 31, 2006 with (ii) the S&P Stock Index and (iii) the National Association of Real Estate Investment Trusts Equity Index. 120 100 80 60 40 Dec. 31, 2006 Dec. 31, 2007 Dec. 31, 2008 Dec. 31, 2009 Dec. 31, 2010 Dec. 31, 2011 S&P 500 NAREIT SSS CUMULATIVE TOTAL SHAREHOLDER RETURN SOVRAN SELF STORAGE, INC. DECEMBER 31, 2006 - DECEMBER 31, 2011 S&P NAREIT SSS Dec. 31, 2006 Dec. 31, 2007 Dec. 31, 2008 Dec. 31, 2009 Dec. 31, 2010 Dec. 31, 2011 100.00 100.00 100.00 105.50 84.31 73.44 66.46 52.50 70.18 84.05 67.20 75.67 96.71 85.98 81.98 98.76 93.10 99.52 The foregoing item assumes $100.00 invested on December 31, 2006, with dividends reinvested. 20 Item 6. Selected Financial Data The following selected financial and operating information should be read in conjunction with “Management’s Discussion and Analysis of Financial Condition and Results of Operations,” and the financial statements and related notes included elsewhere in this Annual Report on Form 10-K: (dollars in thousands, except per share data) Operating Data Operating revenues ................................. Income from continuing operations ........ Income from discontinued operations (1) ....................................... Net income .............................................. Net income attributable to common shareholders ......................................... Income from continuing operations per common share attributable to common shareholders– diluted ............ Net income per common share attributable to common shareholders – basic ............................. Net income per common share attributable to common shareholders – diluted ......................... Dividends declared per common share (2) ............................................... Balance Sheet Data Investment in storage facilities at cost .... Total assets ............................................. Total debt ................................................ Total liabilities ........................................ Other Data Net cash provided by operating activities ............................................... Net cash used in investing activities ....... Net cash provided by (used in) financing activities ............................... At or For Year Ended December 31, 2011 2010 2009 2008 2007 $ 211,156 31,529 $ 192,072 34,979 $ 191,040 20,581 $ 196,286 35,994 $ 186,251 38,416 - 31,529 7,562 42,541 1,073 21,654 3,689 39,683 3,429 41,845 30,592 40,642 19,916 37,399 37,958 1.10 1.20 0.79 1.55 1.65 1.11 1.48 0.84 1.72 1.81 1.10 1.80 1.48 1.80 0.84 1.54 1.72 2.54 1.81 2.50 $1,596,103 1,344,735 625,423 674,730 $1,419,956 1,185,541 488,954 528,398 $1,364,454 1,185,098 481,219 520,039 $1,343,669 1,212,439 623,261 692,292 $1,278,528 1,164,390 566,517 610,559 $80,310 (190,292) $73,671 (32,605) $59,123 (4,448) $77,132 (82,711) $85,175 (190,267) 111,537 (46,010) (48,471) 6,055 61,372 (1) In 2010 we sold ten stores, in 2009 we sold five stores, and in 2008 we sold one store whose results of operations and (loss) gain on disposal are classified as discontinued operations for all previous years presented. (2) In 2009 we declared dividends in March, July, and October (see Item 5). On January 4, 2010 we declared a dividend of $0.45 per common share, and therefore it is not included in the 2009 column. In 2010 and 2011 we declared regular quarterly dividends of $0.45 in January, April, July and October. 21 Item 7. Management's Discussion and Analysis of Financial Condition and Results of Operations The following discussion and analysis of the consolidated financial condition and results of operations should be read in conjunction with the financial statements and notes thereto included elsewhere in this report. Disclosure Regarding Forward-Looking Statements When used in this discussion and elsewhere in this document, the words "intends," "believes," "expects," "anticipates," and similar expressions are intended to identify "forward-looking statements" within the meaning of that term in Section 27A of the Securities Act of 1933 and in Section 21E of the Securities Exchange Act of 1934. Such forward-looking statements involve known and unknown risks, uncertainties and other factors, which may cause our actual results, performance or achievements to be materially different from those expressed or implied by such forward-looking statements. Such factors include, but are not limited to, the effect of competition from new self-storage facilities, which would cause rents and occupancy rates to decline; the Company’s ability to evaluate, finance and integrate acquired businesses into the Company’s existing business and operations; the Company’s ability to effectively compete in the industry in which it does business; the Company’s existing indebtedness may mature in an unfavorable credit environment, preventing refinancing or forcing refinancing of the indebtedness on terms that are not as favorable as the existing terms; interest rates may fluctuate, impacting costs associated with the Company’s outstanding floating rate debt; the Company’s ability to comply with debt covenants; any future ratings on the Company’s debt instruments; the regional concentration of the Company’s business may subject it to economic downturns in the states of Florida and Texas; the Company’s reliance on its call center; the Company’s cash flow may be insufficient to meet required payments of operating expenses, principal, interest and dividends; and tax law changes that may change the taxability of future income. Business and Overview We believe we are the fifth largest operator of self-storage properties in the United States based on facilities owned and managed. All of our stores are operated under the user-friendly name “Uncle Bob’s Self-Storage”®. Operating Strategy Our operating strategy is designed to generate growth and enhance value by: A. Increasing operating performance and cash flow through aggressive management of our stores: - We seek to differentiate our self-storage facilities from our competition through innovative marketing and value-added product offerings including: - Our Customer Care Center, established in 2000, answers sales inquires and makes reservations for all of our Properties on a centralized basis. Further, our call center and customer contact software was developed in-house and is 100% supported by our in-house experts. This brings us flexibility well beyond that of any operator using off the shelf software; The Uncle Bob’s truck move-in program, under which, at present, 276 of our stores offer a free Uncle Bob’s truck to assist our customers moving into their spaces, and acts as a moving billboard further supporting our branding efforts; Our dehumidification system, known as Dri-guard, which provides our customers with a better environment to store their goods and improves yields on our Properties; Aggressive and efficient Web and Mobile marketing which rank our websites highly and make Uncle Bob’s stand out among the competitors; Regional marketing which creates effective brand awareness in the cities where we do business. - - - - - Our customized computer applications link each of our primary sales channels (customer care center, 22 web, and store) allowing for real time access to space type and inventory, pricing, promotions, and other pertinent store information. This also provides us with raw data on historical and current pricing, move-in and move-out activity, specials and occupancies, etc. This data is then used within the advanced pricing analytics programs employed by our revenue management team. - Our store managers are better qualified and receive a high level of training. New store employees are assigned a Certified Training Manager as a mentor during their initial training period. In addition, all employees have access to our online Learning and Performance Management System internally named eBOB for initial training as well as continuing education. Finally, we have a company intranet that acts as a communications portal for company policy and procedures, online ordering, incentive rankings, etc. B. Acquiring additional stores: - - Our objective is to acquire new stores in markets in which we currently operate. This is a proven strategy we have employed over the years as it facilitates our branding efforts, grows market share, and allows us to achieve improved economies of scale through shared advertising, payroll, and other services. We also look to enter new markets that are in the top 50 MSA by acquiring established multi- property portfolios. With this strategy we are then able to seek out additional acquisition or third party management opportunities to continue to grow market share, branding and enhance economies of scale. C. Expanding our management business: - We see our management business as a source of future acquisitions. In 2011 we entered into another joint venture in which we retained a 15% ownership interest and manage the 20 self storage facilities owned by this joint venture. In addition, we entered into management contracts for nine self-storage facilities for which we have no ownership. We may enter into additional management agreements and develop additional joint ventures in the future. The joint venture agreements will give us first right of refusal to purchase the managed properties in the event they are offered for sale. D. Expanding and enhancing our existing stores: - Over the past five years, we have undertaken a program of expanding and enhancing our Properties. In 2008, we spent approximately $26 million to add 403,000 square feet and to convert 95,000 square feet to premium storage; in 2009, we completed construction of a new 78,000 square foot facility in Richmond Virginia, added 175,000 square feet to other existing Properties, and converted 64,000 square feet to premium storage for a total cost of approximately $18 million; in 2010, we added 162,000 square feet to existing Properties, and converted 6,500 square feet to premium storage for a total cost of approximately $9 million; and in 2011, we added 118,000 square feet to existing Properties, and converted 2,000 square feet to premium storage for a total cost of approximately $7 million. During 2011 we also installed solar panels at eight locations for a total cost of approximately $2.3 million after federal and local incentives. This initiative is expected to reduce energy consumption and reduce operating cost at those locations. Supply and Demand / Operating Trends We believe the supply and demand model in the self-storage industry is micro market specific in that a majority of our business comes from within a five mile radius of our stores. The recent economic conditions and the credit market environment have resulted in a decrease in new supply on a national basis in the last four years. With the recent loosening of the debt and equity markets, we have seen capitalization rates on quality acquisitions (expected annual return on investment) decrease from approximately 7.25% to 6.75%. 23 We believe our industry has weathered the recent recession very well. Although our industry experienced softness in 2008 through 2011, our same store sales showed positive increases save for 2009, when we showed a 3.1% decrease in same store revenue. That was the first time in recent history that we recorded lower same store sales. We feel our recent performance further supports the notion that the self-storage industry holds up well through recessions. We believe our same-store move-ins in 2011 were lower than 2010 for several reasons. The first being reduced upfront special promotions in 2011 as compared to 2010. The aggressive upfront concessions offered in 2010 resulted in short term customers taking advantage of the special, which resulted in a higher turnover rate in 2010. Second, the housing slowdown has impacted our industry by 1) a reduction in lease-up activity resulting from fewer residential real estate transactions (both buyers and sellers of residences use our product in times of transition) and 2) a contraction of housing construction activity which has reduced the number of people working in the construction trades (trades people are a measurable part of our usual customer base.) Year-to-date same store move ins ........................................... Year-to-date same store move outs ........................................ Difference ............................................................................... 2011 143,354 139,236 4,118 2010 151,995 Change (8,641) 150,608 (11,372) 2,731 1,387 We expect conditions in most of our markets to continue the recovery that we saw in 2011 and are forecasting 2% to 4% revenue growth on a same store basis in 2012. We were able to maintain relatively flat expenses at the store operating level from 2009 through 2011. Expenses related to operating a self-storage facility had increased substantially over the previous five years as a result of expanded hours, increased health care costs, property insurance costs, and the costs of amenities (such as Uncle Bob’s trucks). While we do expect some store expense growth in 2012, we do believe the expense increases will be at a manageable level of between 2% and 4%. Critical Accounting Policies and Estimates The discussion and analysis of our financial condition and results of operations are based upon our consolidated financial statements, which have been prepared in accordance with U.S. generally accepted accounting principles. The preparation of these financial statements requires us to make estimates and judgments that affect the amounts reported in our financial statements and the accompanying notes. On an on-going basis, we evaluate our estimates and judgments, including those related to carrying values of storage facilities, bad debts, and contingencies and litigation. We base these estimates on experience and on various other assumptions that we believe to be reasonable under the circumstances, the results of which form the basis for making judgments about the carrying values of assets and liabilities that are not readily apparent from other sources. Actual results may differ from these estimates under different assumptions or conditions. Carrying value of storage facilities: We believe our judgment regarding the impairment of the carrying value of our storage facilities is a critical accounting policy. Our policy is to assess any impairment of value whenever events or circumstances indicate that the carrying value of a storage facility may not be recoverable. Such events or circumstances would include negative operating cash flow, significant declining revenue per storage facility, or an expectation that, more likely than not, a property will be sold or otherwise disposed of significantly before the end of its previously estimated useful life. Impairment is evaluated based upon comparing the sum of the expected undiscounted future cash flows to the carrying value of the storage facility, on a property by property basis. If the sum of the undiscounted cash flow is less than the carrying amount, an impairment loss is recognized for the amount by which the carrying amount exceeds the fair value of the asset. If cash flow projections are inaccurate and in the future it is determined that storage facility carrying values are not recoverable, impairment charges may be required at that time and could materially affect our operating results and financial position. Estimates of undiscounted cash flows could change based upon changes in market conditions, expected occupancy rates, etc. 24 During 2011 we recorded an impairment charge at one of our stores as of a result of a structural deficiency that we have decided to address by demolishing the buildings in 2012. See further discussion in the analysis of the 2011 results compared to 2010 that follows. No assets had been determined to be impaired under this policy in 2010. Estimated useful lives of long-lived assets: We believe that the estimated lives used for our depreciable, long-lived assets is a critical accounting policy. We periodically evaluate the estimated useful lives of our long- lived assets to determine if any changes are warranted based upon various factors, including changes in the planned usage of the assets, customer demand, etc. Changes in estimated useful lives of these assets could have a material adverse impact on our financial condition or results of operations. We have not made significant changes to the estimated useful lives of our long-lived assets in the past and we don’t have any current expectation of making significant changes in 2012. Consolidation and investment in joint ventures: We consolidate all wholly owned subsidiaries. Partially owned subsidiaries and joint ventures are consolidated when we control the entity or have the power to direct the activities most significant to the economic performance of the entity. Investments in joint ventures that we do not control but for which we have significant influence over are reported using the equity method. Under the equity method, our investment in joint ventures are stated at cost and adjusted for our share of net earnings or losses and reduced by distributions. Equity in earnings of real estate ventures is generally recognized based on our ownership interest in the earnings of each of the unconsolidated real estate ventures. Revenue and Expense Recognition: Rental income is recognized when earned pursuant to month-to-month leases for storage space. Promotional discounts are recognized as a reduction to rental income over the promotional period, which is generally during the first month of occupancy. Rental income received prior to the start of the rental period is included in deferred revenue. Qualification as a REIT: We operate, and intend to continue to operate, as a REIT under the Code, but no assurance can be given that we will at all times so qualify. To the extent that we continue to qualify as a REIT, we will not be taxed, with certain limited exceptions, on the taxable income that is distributed to our shareholders. If we fail to qualify as a REIT, any requirement to pay federal income taxes could have a material adverse impact on our financial conditions and results of operations. Recent Accounting Pronouncements In May 2011 the FASB issued ASU No. 2011-04, Fair Value Measurements (Topic 820): Amendments to Achieve Common Fair Value Measurement and Disclosure Requirements in US GAAP and International Financial Reporting Standards (“IFRS”) (“ASU 2011-04”). ASU 2011-04 represents the converged guidance of the FASB and the IASB (the “Boards”) on fair value measurements. The collective efforts of the Boards and their staffs, reflected in ASU 2011-04, have resulted in common requirements for measuring fair value and for disclosing information about fair value measurements, including a consistent meaning of the term “fair value.” The Boards have concluded the common requirements will result in greater comparability of fair value measurements presented and disclosed in financial statements prepared in accordance with GAAP and IFRS. The amendments in this ASU are required to be applied prospectively, and are effective for interim and annual periods beginning after December 15, 2011. The Company does not expect that the adoption of ASU 2011-04 will have a significant impact on the Company’s consolidated financial statements. In July 2011, the FASB issued ASU No. 2011-05, “Comprehensive Income (Topic 220) – Presentation of Comprehensive Income.” The amendment eliminates the option to present other comprehensive income and its components in the statement of stockholders’ equity. The amendment requires all nonowner changes in stockholders’ equity be presented in either a single continuous statement of comprehensive income or in two separate but consecutive statements. The amendment, which must be applied retrospectively, is effective for interim and annual periods beginning after December 15, 2011, with early adoption permitted. The Company adopted the provisions of ASU No. 2011-05 in 2011 and has included a separate consolidated statement of comprehensive income in its financial statements. 25 YEAR ENDED DECEMBER 31, 2011 COMPARED TO YEAR ENDED DECEMBER 31, 2010 We recorded rental revenues of $198.2 million for the year ended December 31, 2011, an increase of $15.3 million or 8.4% when compared to 2010 rental revenues of $182.9 million. Of the increase in rental revenue, $6.4 million resulted from a 3.5% increase in rental revenues at the 344 core properties considered in same store sales (those properties included in the consolidated results of operations since January 1, 2010). The increase in same store rental revenues was a result of a 3% increase in average rental income per square foot as a result of our reduced use of move-in incentives. Average occupancy in 2011 was essentially flat to 2010. The remaining increase in rental revenue of $8.9 million resulted from the continued lease-up of our Richmond, Virginia property constructed in 2009 and the revenues from the acquisition of 36 properties completed since January 1, 2010. Other operating income, which includes merchandise sales, insurance commissions, truck rentals, management fees and acquisition fees, increased by $3.7 million for the year ended December 31, 2011 compared to 2010 primarily as a result of increased commissions earned on customer insurance and from fees for managing the properties in the new joint venture which began operations in July 2011. We also earned a $0.7 million acquisition fee from the new joint venture in 2011. Property operations and maintenance expenses increased $3.1 million or 5.9% in 2011 compared to 2010. $0.3 million of the increase resulted from increases in personnel and maintenance at the 344 core properties considered in same store pool. The remaining increase in operating expenses of $2.8 million resulted from the 36 properties acquired since January 1, 2010. Real estate tax expense increased $1.3 million as a result of 1.7% increase in property taxes on the 344 same store pool and the inclusion of taxes on the properties acquired in 2010 and 2011. Net operating income increased $14.7 million or 12.1% as a result of a 6.2% increase in our same store net operating income and the acquisitions completed since January 1, 2010. Net operating income or "NOI" is a non-GAAP (generally accepted accounting principles) financial measure that we define as total continuing revenues less continuing property operating expenses. NOI also can be calculated by adding back to net income: interest expense, amounts attributable to noncontrolling interests, impairment and casualty losses, depreciation and amortization expense, acquisition related costs, general and administrative expense, and deducting from net income: income from discontinued operations, interest income, gain on sale of real estate, and equity in income of joint ventures. We believe that NOI is a meaningful measure of operating performance, because we utilize NOI in making decisions with respect to capital allocations, in determining current property values, and comparing period-to-period and market-to-market property operating results. NOI should be considered in addition to, but not as a substitute for, other measures of financial performance reported in accordance with GAAP, such as total revenues, operating income and net income. There are material limitations to using a measure such as NOI, including the difficulty associated with comparing results among more than one company and the inability to analyze certain significant items, including depreciation and interest expense, that directly affect our net income. We compensate for these limitations by considering the economic effect of the excluded expense items independently as well as in connection with our analysis of net income. The following table reconciles NOI generated by our self-storage facilities to our net income presented in the December 31, 2011, 2010 and 2009 consolidated financial statements. 26 (dollars in thousands) Net operating income Year ended December 31, 2011 2010 2009 Same store ...................................................................... Other stores and management fee income ...................... Total net operating income .................................................... $ 127,049 8,790 135,839 $ 119,613 1,549 121,162 $ 119,558 1,401 120,959 General and administrative .................................................... Acquisition related costs ........................................................ Depreciation and amortization ............................................... Impairment of real estate ....................................................... Interest expense ..................................................................... Interest income ...................................................................... Casualty loss .......................................................................... Gain on sale of land ............................................................... Equity in (losses) income of joint ventures ........................... Income from discontinued operations.................................... Net income ............................................................................. (25,986) (3,278) (36,578) (1,047) (38,549) 83 (126) 1,511 (340) - $ 31,529 (21,071) (786) (32,939) - (31,711) 84 - - 240 7,562 $ 42,541 (18,649) - (32,736) - (50,050) 85 (390) 1,127 235 1,073 $ 21,654 Our 2011 same store results consist of only those properties that were included in our consolidated results since January 1, 2010, excluding the one property we developed in 2009. The following table sets forth operating data for our 344 same store properties. These results provide information relating to property operating changes without the effects of acquisition. Same Store Summary (dollars in thousands) Year ended December 31, 2011 2010 Percentage Change Same store rental income ....................................................... Same store other operating income ........................................ Total same store operating income..................................... $ 189,014 9,144 198,158 $ 182,635 7,519 190,154 3.5% 21.6% 4.2% Same store property operations and maintenance .................. Same store real estate taxes ................................................... 51,778 19,331 Total same store operating expenses .................................. 71,109 Same store net operating income ........................................... $ 127,049 51,532 19,009 70,541 $ 119,613 0.5% 1.7% 0.8% 6.2% General and administrative expenses increased $4.9 million or 23.3% from 2010 to 2011. The key drivers of the increase were a $2.2 million increase in salaries and performance incentives, $0.8 million increase in internet advertising, and a $1.1 million increase in costs associated with training and onboarding new owned and/or managed stores. Acquisition related costs increased by $2.5 million as a result of the 29 stores acquired in 2011 compared to seven stores acquired in 2010. Depreciation and amortization expense increased to $36.6 million in 2011 from $32.9 million in 2010, primarily as a result of depreciation on the 36 properties acquired in 2010 and 2011. The impairment charge related to a building that was determined to have a structural deficiency in 2011. A decision was made to demolish and rebuild this building in 2012, and we have written off the value of the building. 27 Interest expense increased from $31.7 million in 2010 to $38.5 million in 2011 mainly due to the $5.5 million that was paid to terminate two interest rate swap agreements related to the $150 million term note that was repaid as part of our debt refinancing in August 2011. The casualty loss recorded in 2011 relates to insurance proceeds received that were less than the carrying value of two buildings damaged by fire. During 2011, we sold three parcels of land to various municipalities for their use as part of road widening projects for net cash proceeds of $2.0 million resulting in a gain on sale of $1.5 million. Net income attributable to noncontrolling interest decreased from $1.9 million in 2010 to $0.9 million in 2011 as a result of our May 2011 additional investment in Locke Sovran II, LLC in which we purchased the remaining noncontrolling interest in that entity, and as a result of our lower net income. YEAR ENDED DECEMBER 31, 2010 COMPARED TO YEAR ENDED DECEMBER 31, 2009 We recorded rental revenues of $182.9 million for the year ended December 31, 2010, a decrease of $0.2 million or 0.1% when compared to 2009 rental revenues of $183.1 million. Of the decrease in rental revenue, $0.4 million resulted from a 0.2% decrease in rental revenues at the 344 core properties considered in same store sales (those properties included in the consolidated results of operations since January 1, 2009). The decrease in same store rental revenues was a result of a small decrease in average rental income per square foot as a result of our continued use of move-in incentives to attract customers. Average occupancy in 2010 was essentially flat to 2009. The decrease in same store rental income was offset by a $0.2 million increase in rental revenues resulting from the continued lease-up of our Richmond Virginia property constructed in 2009 and the few days of revenues from the acquisition of seven properties completed in late December 2010. Other income, which includes merchandise sales, insurance commissions, truck rentals, management fees and acquisition fees, increased in 2010 primarily as a result of $1.0 million increase in commissions earned from our customer insurance program. Property operations and maintenance expenses increased $1.1 million or 2.2%, in 2010 compared to 2009. The increase resulted mostly from higher health insurance costs and repairs and maintenance expense, as other property expenses were kept at or below 2009 levels. Real estate tax expense decreased $0.3 million as a result of assessment reductions and municipalities holding property tax rates steady. We expect same-store operating costs to increase moderately in 2011 with increases primarily attributable to employee costs, utilities, and property taxes. Net operating income increased $0.2 million or 0.2% as a result of the seven stores acquired in late 2010 as same store net operating income was flat. Our 2010 same store results consist of only those properties that were included in our consolidated results since January 1, 2009, excluding the one property we developed in 2009. The following table sets forth operating data for our 344 same store properties. These results provide information relating to property operating changes without the effects of acquisition. Same Store Summary (dollars in thousands) Year ended December 31, 2010 2009 Percentage Change Same store rental income ....................................................... Same store other operating income ........................................ Total same store operating income..................................... $ 182,635 7,519 190,154 $ 183,069 6,395 189,464 -0.2% 17.6% 0.4% Same store property operations and maintenance .................. Same store real estate taxes ................................................... 51,532 19,009 Total same store operating expenses .................................. 70,541 Same store net operating income ........................................... $ 119,613 28 50,561 1.9% 19,345 -1.7% 0.9% 0.0% 69,906 $ 119,558 General and administrative expenses increased $2.4 million or 13.0% from 2009 to 2010. The key drivers of the increase were a $1.3 million increase in salaries and performance incentives, $0.5 million increase in health insurance costs, $0.4 million increase in internet advertising, and a $0.2 increase in tax expense related to our taxable REIT subsidiary. Acquisition related costs increased by $0.8 million as a result of the seven stores acquired in 2010 compared with no stores acquired in 2009. Depreciation and amortization expense increased to $32.9 million in 2010 from $32.7 million in 2009, primarily as a result of a full year of depreciation on the Virginia property constructed in 2009, and the depreciation on the expansions completed at existing stores. Interest expense decreased from $50.1 million in 2009 to $31.7 million in 2010 as a result of the following factors: • Our credit rating remained investment grade during all of 2010. In May 2009, Fitch Ratings downgraded our rating on our unsecured floating rate notes which triggered a temporary 1.75% increase in the interest rate on our then outstanding $150 million term notes and a 0.375% increase in the interest rate on our $250 million term notes. The increase was effective from May to October of 2009, at which time our credit rating was upgraded back to investment grade rating after our common stock offering in October 2009; • At March 31, 2009, the Company had violated the leverage ratio covenant contained in its line of credit and term note agreements. In May 2009, the Company obtained a waiver of the violation as of March 31, 2009. The fees paid to obtain the waiver were approximately $0.9 million and are included in 2009 interest expense. No such violations occurred in 2010; • On October 5, 2009, the Company used proceeds from the issuance of common stock to terminate the interest rate swap agreements with notional amounts of $75 million and $25 million (see Note 8 of our financial statements). The total cost to terminate the swaps was $8.4 million and is included as additional interest expense in 2009. No such termination occurred in 2010, and; • In October 2009, we wrote-off to interest expense $0.6 million of unamortized financing fees related to the $100 million term note that was repaid with the proceeds of the common stock offering. No financing fees were written-off in 2010. The casualty loss recorded in 2009 relates to insurance proceeds received that were less than the carrying value of a building damaged by a fire at one of our facilities. During 2009, we sold a parcel of land to the State of Georgia Department of Transportation for their use as part of a road widening project for net cash proceeds of $1.1 million resulting in a gain on sale of $1.1 million. As described in Note 5 to the financial statements, during 2010 the Company sold ten non-strategic storage facilities for net cash proceeds of $23.7 million resulting in a gain of $6.9 million. During 2009 the Company sold five non-strategic storage facilities for net cash proceeds of $16.3 million resulting in a loss of $1.6 million. The 2010 and 2009 operations of these facilities and the loss/gain associated with the disposal are reported in income from discontinued operations for all periods presented. FUNDS FROM OPERATIONS We believe that Funds from Operations (“FFO”) provides relevant and meaningful information about our operating performance that is necessary, along with net earnings and cash flows, for an understanding of our operating results. FFO adds back historical cost depreciation, which assumes the value of real estate assets diminishes predictably in the future. In fact, real estate asset values increase or decrease with market conditions. 29 Consequently, we believe FFO is a useful supplemental measure in evaluating our operating performance by disregarding (or adding back) historical cost depreciation. FFO is defined by the National Association of Real Estate Investment Trusts, Inc. (“NAREIT”) as net income available to common shareholders computed in accordance with generally accepted accounting principles (“GAAP”), excluding gains or losses on sales of properties, plus impairment of real estate assets, plus depreciation and amortization and after adjustments to record unconsolidated partnerships and joint ventures on the same basis. We believe that to further understand our performance, FFO should be compared with our reported net income and cash flows in accordance with GAAP, as presented in our consolidated financial statements. In October and November of 2011, NAREIT issued guidance for reporting FFO that reaffirmed NAREIT's view that impairment write-downs of depreciable real estate should be excluded from the computation of FFO. This view is based on the fact that impairment write-downs are akin to and effectively reflect the early recognition of losses on prospective sales of depreciable property or represent adjustments of previously charged depreciation. Since depreciation of real estate and gains/losses from sales are excluded from FFO, it is NAREIT's view that it is consistent and appropriate for write-downs of depreciable real estate to also be excluded. Our calculation of FFO excludes impairment write-downs of investments in storage facilities. Our computation of FFO may not be comparable to FFO reported by other REITs or real estate companies that do not define the term in accordance with the current NAREIT definition or that interpret the current NAREIT definition differently. FFO does not represent cash generated from operating activities determined in accordance with GAAP, and should not be considered as an alternative to net income (determined in accordance with GAAP) as an indication of our performance, as an alternative to net cash flows from operating activities (determined in accordance with GAAP) as a measure of our liquidity, or as an indicator of our ability to make cash distributions. Reconciliation of Net Income to Funds From Operations (dollars in thousands) Net income attributable to common For Year Ended December 31, 2007 2011 2009 2008 2010 shareholders ......................................... $30,592 $40,642 $19,916 $37,399 $37,958 Net income attributable to noncontrolling interests ........................ 937 1,899 1,738 2,284 2,631 Depreciation of real estate and amortization of intangible assets exclusive of deferred financing fees..... Depreciation of real estate included in 36,578 32,939 32,736 33,252 32,779 discontinued operations ........................ - 217 1,083 1,215 1,257 Depreciation and amortization from unconsolidated joint ventures ............... Casualty and impairment loss (gain) ....... (Gain) loss on sale of real estate .............. Funds from operations allocable to noncontrolling interest in Operating Partnership ........................................... Funds from operations allocable to noncontrolling interest in consolidated joint ventures ........................................ Funds from operations available to 1,018 1,173 (1,511) 788 - (6,944) 820 - 509 333 - (716) 59 (114) - (813) (885) (984) (1,366) (1,425) (567) (1,360) (1,360) (1,564) (1,848) common shareholders .......................... $67,407 $67,296 $54,458 $70,837 $71,297 30 LIQUIDITY AND CAPITAL RESOURCES Our line of credit and term notes require us to meet certain financial covenants measured on a quarterly basis, including prescribed leverage, fixed charge coverage, minimum net worth, limitations on additional indebtedness, and limitations on dividend payouts. At December 31, 2011, the Company was in compliance with all debt covenants. The most sensitive covenant is the leverage ratio covenant contained in certain of our term note agreements. This covenant limits our total consolidated liabilities to 55% of our gross asset value. At December 31, 2011, our leverage ratio as defined in the agreements was approximately 44.9%. The agreements define total consolidated liabilities to include the liabilities of the Company plus our share of liabilities of unconsolidated joint ventures. The agreements also define a prescribed formula for determining gross asset value which incorporates the use of a 9.25% capitalization rate applied to annualized earnings before interest, taxes, depreciation and amortization and other items ("Adjusted EBITDA") as defined in the agreements. In 2009, the Company had violated the leverage ratio covenant contained in the line of credit and term note agreements and obtained a waiver of the violation. The fees paid to obtain the waiver were approximately $0.9 million and are included in interest expense in 2009. In the event that the Company violates debt covenants in the future, the amounts due under the agreements could be callable by the lenders. We believe that if operating results remain consistent with historical levels and levels of other debt and liabilities remain consistent with amounts outstanding at December 31, 2011, the entire availability under our line of credit could be drawn without violating our debt covenants. Our ability to retain cash flow is limited because we operate as a REIT. In order to maintain our REIT status, a substantial portion of our operating cash flow must be used to pay dividends to our shareholders. We believe that our internally generated net cash provided by operating activities and the availability on our line of credit will be sufficient to fund ongoing operations, capital improvements, dividends and debt service requirements through September 2013, at which time $100 million of term notes mature. Cash flows from operating activities were $80.3 million, $73.7 million and $59.1 million for the years ended December 31, 2011, 2010, and 2009, respectively. The increase in operating cash flows from 2010 to 2011 was primarily due to an increase in accounts payable and other liabilities. The increase in operating cash flows from 2009 to 2010 was primarily due to an increase in net income as a result of reduced interest expense. Cash used in investing activities was $190.3 million, $32.6 million, and $4.4 million for the years ended December 31, 2011, 2010, and 2009 respectively. The increase in cash used from 2010 to 2011 was due to the purchase of 29 storage facilities in 2011 for $150.4 million and the $13.6 million investment in the new unconsolidated joint venture entered in 2011. The increase in cash used from 2009 to 2010 was due to the purchase of seven storage facilities in 2010 for $34.7 million. No facilities were purchased in 2009. In addition, the proceeds from the sale of the ten stores in 2010 of $23.7 million exceeded the proceeds from the five stores sold in 2009 of $16.3 million. Cash provided by financing activities was $111.5 million in 2011, compared to cash used in financing activities of $46.0 million in 2010 and $48.5 million in 2009. In 2011, we realized $47.0 million from the sale of our common stock through our at the market equity offering and $211.0 million in proceeds, net of repayments, from our new credit agreements to fund our acquisitions, joint venture activity and mortgage payoffs of $77.0 million. In 2010, our financing activities were generally limited to a net $10.0 million draw on our line of credit as well as our recurring dividends, distributions, and mortgage principal payments. In 2009, we used our operating cash flow and the proceeds from our common stock offering to make net repayments of $14.0 million on our line of credit, to repay $100 million of term notes, and to make $28.0 million in mortgage principal payments. On August 5, 2011, we entered into agreements relating to new unsecured credit arrangements, and received funds under those arrangements. As part of the agreements, we entered into a $125 million unsecured term note maturing in August 2018 bearing interest at LIBOR plus a margin based on the Company’s credit rating (at December 31, 2011 the margin is 2.0%). The agreements also provide for a $175 million (expandable to $250 million) revolving line of credit bearing interest at a variable rate equal to LIBOR plus a margin based on the Company’s credit rating (at December 31, 2011 the margin is 2.0%), and requires a 0.20% facility fee. The interest 31 rate at December 31, 2011 on the Company's available line of credit was approximately 2.28% (1.64% at December 31, 2010). The proceeds from this term note and draws on the new line of credit were used to repay the Company’s previous line of credit and the Company’s $150 million bank term note that was to mature June 2012. At December 31, 2011, there was $129 million available on the unsecured line of credit without considering the additional availability under the expansion feature. The revolving line of credit has a maturity date of August 2016, but can be extended for 2 one year periods at the Company’s option with the payment of an extension fee equal to 0.125% of the total line of credit commitment. In addition, on August 5, 2011, we secured an additional $100 million term note with a delayed draw feature that was used to fund the Company’s mortgage maturities in December 2011. The delayed draw term note matures August 2018 and bears interest at LIBOR plus a margin based on the Company’s credit rating (at December 31, 2011 the margin is 2.0%). On August 5, 2011, we also entered into a $100 million term note maturing August 2021 bearing interest at a fixed rate of 5.54%. The interest rate on the term note increases to 7.29% if the notes are not rated by at least one rating agency, the credit rating on the notes is downgraded or if the Company’s credit rating is downgraded. The proceeds from this term note were used to fund acquisitions and investments in unconsolidated joint ventures. We also maintain an $80 million term note maturing September 2013 bearing interest at a fixed rate of 6.26%, a $20 million term note maturing September 2013 bearing interest at a variable rate equal to LIBOR plus 1.50%, and a $150 million unsecured term note maturing in April 2016 bearing interest at 6.38%. The interest rate on the $150 million unsecured term note increases to 8.13% if the notes are not rated by at least one rating agency, the credit rating on the notes is downgraded or the Company’s credit rating is downgraded. The line of credit and term notes require us to meet certain financial covenants, measured on a quarterly basis, including prescribed leverage, fixed charge coverage, minimum net worth, limitations on additional indebtedness and limitations on dividend payouts. At December 31, 2011, the Company was in compliance with its debt covenants. Our line of credit facility and term notes have an investment grade rating from Standard and Poor's and Fitch Ratings (BBB-). In May 2009, due to our debt covenant violation and operating trends, Fitch Ratings downgraded the Company's rating on its revolving credit facility and term notes to non-investment grade (BB+). As a result of our common stock offering in October 2009 and the use of proceeds to repay $100 million of term notes, Fitch Ratings upgraded our rating on our line of credit and term notes again to investment grade (BBB-). In addition to the unsecured financing mentioned above, our consolidated financial statements also include $4.4 million of mortgages payable that are secured by three storage facilities. On September 14, 2011, the Company entered into a continuous equity offering program (“Equity Program”) with Wells Fargo Securities, LLC (“Wells Fargo”), pursuant to which the Company may sell from time to time up to $125 million in aggregate offering price of shares of the Company’s common stock. Actual sales under the Equity Program will depend on a variety of factors and conditions, including, but not limited to, market conditions, the trading price of the Company’s common stock, and determinations of the appropriate sources of funding for the Company. The Company expects to continue to offer, sell, and issue shares of common stock under the Equity Program from time to time based on various factors and conditions, although the Company is under no obligation to sell any shares under the Equity Program. During 2011, the Company issued 1,166,875 shares of common stock under the Equity Program at a weighted average issue price of $40.59 per share, generating net proceeds of $46.4 million after deducting $0.9 million of sales commissions payable to Wells Fargo. In addition to sales commissions paid to Wells Fargo, the Company incurred expenses of $0.4 million in connection with the Equity Program during 2011. The Company used the proceeds from the Equity Program to reduce the outstanding balance under the Company’s revolving line of credit. As of December 31, 2011, the Company had $77.6 million available for issuance under the Equity Program. 32 On October 5, 2009, the Company completed the public offering of 4,025,000 shares of its common stock at $29.75 per share. Net proceeds to the Company after deducting underwriting discounts and commissions and estimated offering expenses were approximately $114.0 million. The Company used the net proceeds from the offering to repay $100 million of the Company's unsecured term note due June 2012 and to terminate two interest rate swaps relating to the debt repaid at a cost of $8.4 million. The Company used the remaining proceeds along with operating cash flows to payoff a maturing mortgage in December 2009 of $26.1 million. Our Dividend Reinvestment and Stock Purchase Plan was suspended in November 2009, and therefore we did not issue any shares under this plan in 2011. During 2009, we issued approximately 1.4 million shares via our Dividend Reinvestment and Stock Purchase Plan and the Employee Stock Option Plan. We received $32.6 million from the sale of such shares. We expect to reinstate our dividend reinvestment plan in 2012. During 2011 and 2010, we did not acquire any shares of our common stock via the Share Repurchase Program authorized by the Board of Directors. From the inception of the Share Repurchase Program through December 31, 2011, we have reacquired a total of 1,171,886 shares pursuant to this program. From time to time, subject to market price and certain loan covenants, we may reacquire additional shares. Future acquisitions, our expansion and enhancement program, and share repurchases are expected to be funded with draws on our line of credit, issuance of common and preferred stock, the issuance of unsecured term notes, sale of properties, and private placement solicitation of joint venture equity. Should the capital markets deteriorate, we may have to curtail acquisitions, our expansion and enhancement program, and share repurchases as we approach September 2013, when certain term notes mature. CONTRACTUAL OBLIGATIONS The following table summarizes our future contractual obligations: Payments due by period Contractual obligations Line of credit ............ Term notes ............... Mortgages payable ... Interest payments ..... Interest rate swap payments ................ Land lease ................ Expansion and enhancement contracts ................. Contribution to joint venture for acquisitions under contract ................... Building leases ......... Total ......................... Total 2012 2013-2014 2015-2016 2017 and thereafter $46.0 million $575.0 million $4.4 million $144.5 million - - $0.2 million $27.3 million - $100.0 million $2.1 million $47.3 million $46.0 million $150.0 million $0.3 million $35.8 million - $325.0 million $1.8 million $34.1 million $10.7 million $1.0 million $4.8 million $0.1 million $1.3 million $0.1 million $1.0 million $0.1 million $3.6 million $0.7 million $7.5 million $7.5 million - - - - - - $4.3 million $2.9 million $796.3 million $4.3 million $0.7 million $44.9 million $1.5 million $152.3 million $0.7 million $233.9 million - $365.2 million Interest payments include actual interest on fixed rate debt and estimated interest for floating-rate debt based on December 31, 2011 rates. Interest rate swap payments include net settlements of swap liabilities based on forecasted variable rates. 33 ACQUISITION OF PROPERTIES In 2011, we acquired 29 self storage facilities comprising 2.0 million square feet in New Jersey (3), Florida (1), Georgia (1), Missouri (1), Texas (22), and Virginia (1) for a total purchase price of $155.1 million. Based on the trailing financials of the entities from which the properties were acquired, the weighted average capitalization rate was 7.6% on these purchases and ranged from 5.3% to 8.4%. During 2010, we used the proceeds from the sale of the ten Properties and borrowings pursuant to our line of credit to acquire seven Properties in North Carolina comprising 0.5 million square feet from unaffiliated storage operators. We acquired no properties in 2009. FUTURE ACQUISITION AND DEVELOPMENT PLANS Our external growth strategy is to increase the number of facilities we own by acquiring suitable facilities in markets in which we already have operations, or to expand into new markets by acquiring several facilities at once in those new markets. We are actively pursuing acquisitions in 2012 and at December 31, 2011 we had 10 properties under contract to be purchased by the joint venture we entered in 2011 in which we have a 15% ownership. The properties were acquired by the joint venture in February 2012 for $29 million and the Company’s capital contribution was approximately $4.3 million. In 2011, we added 118,000 square feet to existing Properties, and converted 2,000 square feet to premium storage for a total cost of approximately $7.2 million. In 2010, we added 162,000 square feet to existing Properties, and converted 6,500 square feet to premium storage for a total cost of approximately $9 million. In 2009, we spent approximately $18 million to add 175,000 square feet to existing Properties, and to convert 64,000 square feet to premium storage. We also completed construction of a new 78,000 square foot facility in Richmond, Virginia. Although we do not expect to construct any new facilities in 2012, we do plan to complete approximately $20 million in expansions and enhancements to existing facilities of which $12.5 million was paid prior to December 31, 2011. In 2011, the Company spent approximately $14.6 million for recurring capitalized expenditures including roofing, painting, paving, and office renovations. We expect to spend $14.1 million in 2012 on similar capital expenditures. DISPOSITION OF PROPERTIES During 2010 we sold ten non-strategic storage facilities located in Georgia, Michigan, North Carolina and Virginia for net cash proceeds of $23.7 million resulting in a gain of $6.9 million. During 2009, we sold five non- strategic storage facilities in Massachusetts, North Carolina, and Pennsylvania for net cash proceeds of $16.3 million resulting in a loss of $1.6 million. We are seeking to sell additional Properties to third parties or joint venture programs in 2012. OFF-BALANCE SHEET ARRANGEMENTS Our off-balance sheet arrangements consist of our investment in two self storage joint ventures in which we have a 20% and 15% ownership, as well as our investment in the entity that owns the building that houses our corporate office in which we have a 49% ownership. We account for these real estate entities under the equity method. The debt held by the unconsolidated real estate entity is secured by the real estate owned by these entities, and is non-recourse to us. See Note 12 to our consolidated financial statements appearing elsewhere in this annual report on Form 10-K. REIT QUALIFICATION AND DISTRIBUTION REQUIREMENTS As a REIT, we are not required to pay federal income tax on income that we distribute to our shareholders, provided that the amount distributed is equal to at least 90% of our taxable income. These distributions must be 34 made in the year to which they relate, or in the following year if declared before we file our federal income tax return, and if it is paid before the first regular dividend of the following year. The first distribution of 2012 may be applied toward our 2011 distribution requirement. As a REIT, we must derive at least 95% of our total gross income from income related to real property, interest and dividends. In 2011, our percentage of revenue from such sources was approximately 96%, thereby passing the 95% test, and no special measures are expected to be required to enable us to maintain our REIT designation. Although we currently intend to operate in a manner designed to qualify as a REIT, it is possible that future economic, market, legal, tax or other considerations may cause our Board of Directors to revoke our REIT election. INTEREST RATE RISK The primary market risk to which we believe we are exposed is interest rate risk, which may result from many factors, including government monetary and tax policies, domestic and international economic and political considerations, and other factors that are beyond our control. We have entered into interest rate swap agreements in order to mitigate the effects of fluctuations in interest rates on our variable rate debt. Upon renewal or replacement of the credit facility, our total interest may change dependent on the terms we negotiate with the lenders; however, the LIBOR base rates have been contractually fixed on $245 million of our debt through the interest rate swap termination dates. See Note 8 to our consolidated financial statements appearing elsewhere in this annual report on Form 10-K. Through September 2013, $245 million of our $291 million of floating rate unsecured debt is on a fixed rate basis after taking into account our interest rate swap agreements. Based on our outstanding unsecured debt of $291 million at December 31, 2011, a 100 basis point increase in interest rates would have a $0.5 million effect on our interest expense. These amounts were determined by considering the impact of the hypothetical interest rates on our borrowing cost and our interest rate hedge agreements in effect on December 31, 2011. These analyses do not consider the effects of the reduced level of overall economic activity that could exist in such an environment. Further, in the event of a change of such magnitude, we would consider taking actions to further mitigate our exposure to the change. However, due to the uncertainty of the specific actions that would be taken and their possible effects, the sensitivity analysis assumes no changes in our capital structure. INFLATION We do not believe that inflation has had or will have a direct effect on our operations. Substantially all of the leases at the facilities are on a month-to-month basis which provides us with the opportunity to increase rental rates as each lease matures. SEASONALITY Our revenues typically have been higher in the third and fourth quarters, primarily because self-storage facilities tend to experience greater occupancy during the late spring, summer and early fall months due to the greater incidence of residential moves and college student activity during these periods. However, we believe that our customer mix, diverse geographic locations, rental structure and expense structure provide adequate protection against undue fluctuations in cash flows and net revenues during off-peak seasons. Thus, we do not expect seasonality to affect materially distributions to shareholders. Item 7A. Quantitative and Qualitative Disclosures About Market Risk The information required is incorporated by reference to the information appearing under the caption "Interest Rate Risk" in Item 7. Management's Discussion and Analysis of Financial Condition and Results of Operations" above. 35 Item 8. Financial Statements and Supplementary Data Report of Independent Registered Public Accounting Firm The Board of Directors and Shareholders of Sovran Self Storage, Inc. We have audited the accompanying consolidated balance sheets of Sovran Self Storage, Inc. as of December 31, 2011 and 2010, and the related consolidated statements of operations, comprehensive income, shareholders’ equity, and cash flows for each of the three years in the period ended December 31, 2011. Our audits also included the financial statement schedule listed in the Index at Item 15(a). These financial statements and schedule are the responsibility of the Company’s management. Our responsibility is to express an opinion on these financial statements and schedule based on our audits. We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion. In our opinion, the financial statements referred to above present fairly, in all material respects, the consolidated financial position of Sovran Self Storage, Inc. at December 31, 2011 and 2010, and the consolidated results of its operations and its cash flows for each of the three years in the period ended December 31, 2011, in conformity with U.S. generally accepted accounting principles. Also, in our opinion, the related financial statement schedule, when considered in relation to the basic financial statements taken as a whole, presents fairly in all material respects the information set forth therein. As discussed in Note 2 to the consolidated financial statements, the Company retrospectively adjusted the consolidated financial statements as a result of the Company’s adoption of Statement of Financial Accounting Standards No. 160, “Noncontrolling Interests in Consolidated Financial Statements – an Amendment of ARB No. 51” (codified in FASB ASC Topic 810 “Consolidation”) on January 1, 2009. We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), Sovran Self Storage, Inc.’s internal control over financial reporting as of December 31, 2011, based on criteria established in Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission and our report dated February 28, 2012 expressed an unqualified opinion thereon. /s/ Ernst & Young LLP Buffalo, New York February 28, 2012 36 SOVRAN SELF STORAGE, INC. CONSOLIDATED BALANCE SHEETS (dollars in thousands, except share data) Assets Investment in storage facilities: Land .............................................................................................................. Building, equipment, and construction in progress ...................................... Less: accumulated depreciation .................................................................... Investment in storage facilities, net ............................................................... Cash and cash equivalents ............................................................................. Accounts receivable ....................................................................................... Receivable from unconsolidated joint ventures ............................................. Investment in unconsolidated joint ventures.................................................. Prepaid expenses............................................................................................ Other assets .................................................................................................... Total Assets ................................................................................................. Liabilities Line of credit ................................................................................................. Term notes ..................................................................................................... Accounts payable and accrued liabilities ....................................................... Deferred revenue ........................................................................................... Fair value of interest rate swap agreements ................................................... Mortgages payable ......................................................................................... Total Liabilities............................................................................................ December 31, 2011 2010 $ 272,784 1,323,319 1,596,103 (305,585) 1,290,518 7,321 3,008 589 31,939 3,987 7,373 $ 1,344,735 $ 46,000 575,000 32,254 6,305 10,748 4,423 674,730 $ 240,651 1,179,305 1,419,956 (271,797) 1,148,159 5,766 2,377 253 19,730 4,408 4,848 $ 1,185,541 $ 10,000 400,000 23,991 4,925 10,528 78,954 528,398 Noncontrolling redeemable Operating Partnership Units at redemption value ....................................................................................... 14,466 12,480 Shareholders' Equity Common stock $.01 par value, 100,000,000 shares authorized, 28,952,356 shares outstanding (27,650,829 at December 31, 2010) ............................ Additional paid-in capital .............................................................................. Dividends in excess of net income ................................................................ Accumulated other comprehensive loss ........................................................ Treasury stock at cost, 1,171,886 shares ....................................................... Total Shareholders' Equity ........................................................................... Noncontrolling interest- consolidated joint venture....................................... Total Equity ................................................................................................. Total Liabilities and Shareholders' Equity ................................................... See notes to consolidated financial statements. 301 862,467 (169,799) (10,255) (27,175) 655,539 - 655,539 $ 1,344,735 288 816,986 (148,264) (10,254) (27,175) 631,581 13,082 644,663 $ 1,185,541 37 SOVRAN SELF STORAGE, INC. CONSOLIDATED STATEMENTS OF OPERATIONS (dollars in thousands, except per share data) 2011 2010 2009 Year Ended December 31, Revenues Rental income ........................................................................ Other operating income ......................................................... Total operating revenues....................................................... Expenses Property operations and maintenance .................................... Real estate taxes..................................................................... General and administrative .................................................... Acquisition costs.................................................................... Impairment loss ..................................................................... Depreciation and amortization ............................................... Total operating expenses ..................................................... $ 198,221 12,935 211,156 $ 182,865 9,207 192,072 $ 183,074 7,966 191,040 54,913 20,404 25,986 3,278 1,047 36,578 142,206 51,845 19,065 21,071 786 - 32,939 125,706 50,726 19,355 18,649 - - 32,736 121,466 Income from operations ......................................................... 68,950 66,366 69,574 Other income (expenses) Interest expense ...................................................................... Interest income ....................................................................... Casualty loss ........................................................................... Gain on sale of land ................................................................ Equity in (losses) income of joint ventures ............................ Income from continuing operations ........................................ Income from discontinued operations (including a gain on disposal of $6,944 in 2010 and loss on disposal of $1,636 in 2009) ..................................................................... Net income ............................................................................. Net income attributable to noncontrolling interest ............... Net income attributable to common shareholders .................. Earnings per common share attributable to common shareholders - basic Continuing operations ............................................................. Discontinued operations ......................................................... Earnings per share - basic ..................................................... Earnings per common share attributable to common shareholders - diluted Continuing operations ............................................................. Discontinued operations ......................................................... Earnings per share - diluted .................................................. (38,549) 83 (126) 1,511 (340) (31,711) 84 - - 240 (50,050) 85 (390) 1,127 235 31,529 34,979 20,581 - 31,529 (937) $ 30,592 7,562 42,541 (1,899) $ 40,642 1,073 21,654 (1,738) $ 19,916 $ 1.11 - $ 1.11 $ 1.10 - $ 1.10 $ 1.20 0.28 $ 1.48 $ 1.20 0.28 $ 1.48 $ 0.79 0.05 $ 0.84 $ 0.79 0.05 $ 0.84 Dividends declared per common share ............................... $ 1.80 $ 1.80 $ 1.54 See notes to consolidated financial statements. 38 SOVRAN SELF STORAGE, INC. CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (dollars in thousands, except per share data) 2011 2010 2009 Year Ended December 31, Net income .............................................................................. Other comprehensive income: Change in fair value of derivatives net of reclassification to interest expense ............................................................... Total comprehensive income .................................................. Comprehensive income attributable to noncontrolling interest Comprehensive income attributable to common shareholders $ 31,529 $ 42,541 $ 21,654 (1) 31,528 (937) $ 30,591 1,011 43,552 (1,912) $ 41,640 13,897 35,551 (1,997) $ 33,554 See notes to consolidated financial statements. 39 SOVRAN SELF STORAGE, INC. CONSOLIDATED STATEMENTS OF SHAREHOLDERS' EQUITY (dollars in thousands, except share data) Common Stock Shares Common Stock Additional Paid-in Capital Dividends in Excess of Net Income Accumulated Other Comprehensive Income (loss) Treasury Stock Total Shareholders’ Equity Balance January 1, 2009......................................................... 22,016,348 $ 232 $ 666,633 $ (122,581) $ (25,162) $ (27,175) $ 491,947 4,025,000 40 113,931 - 14 - 1 - - - 32,548 62 - 1,379 321 114 - - - - - - - - - - - - - - - - - - - - Net proceeds from the issuance of common stock .................. Net proceeds from issuance of stock through Dividend Reinvestment and Stock Purchase Plan.............................. Exercise of stock options ........................................................ Issuance of non-vested stock .................................................. Earned portion of non-vested stock ........................................ Stock option expense ............................................................. Deferred compensation outside directors ................................ Adjustment to redemption value of noncontrolling redeemable Operating Partnership Units .............................. Net income attributable to common shareholders ................... Change in fair value of derivatives ......................................... Dividends............................................................................... Balance December 31, 2009 ................................................... Exercise of stock options ........................................................ Issuance of non-vested stock .................................................. Earned portion of non-vested stock ........................................ Stock option expense ............................................................. Deferred compensation outside directors ................................ Carrying value less than redemption value on redeemed partnership units ................................................................ Adjustment to redemption value of noncontrolling redeemable Operating Partnership Units .............................. Net income attributable to common shareholders ................... Change in fair value of derivatives ......................................... Dividends............................................................................... Balance December 31, 2010 ................................................... Net proceeds from the issuance of common stock .................. Exercise of stock options ........................................................ Issuance of non-vested stock .................................................. Earned portion of non-vested stock ........................................ Stock option expense ............................................................. Deferred compensation outside directors ................................ Carrying value less than redemption value on redeemed noncontrolling interest ....................................................... Adjustment to redemption value of noncontrolling redeemable Operating Partnership Units .............................. Net income attributable to common shareholders ................... Change in fair value of derivatives ......................................... Dividends............................................................................... Balance December 31, 2011 ................................................... See notes to consolidated financial statements 1,430,521 3,770 59,590 - - 11,798 - - - - 27,547,027 25,650 78,152 - - - - - - - - 27,650,829 1,166,875 28,050 106,602 - - - - - - - - 28,952,356 113,971 32,562 62 1 1,379 321 114 (156) 19,916 13,897 (37,042) 636,972 603 617 1,307 354 239 (1,121) 620 40,642 1,011 (49,663) $631,581 46,034 728 617 1,492 302 239 (3,918) (2,227) 30,592 (1) (49,900) $655,539 - - - - 287 - - - - 814,988 (156) 19,916 - (37,042) (139,863) - - 13,897 - (11,265) - - - - (27,175) - 1 - - - - 603 616 1,307 354 239 (1,121) - - - - - - - - - - - - - - - - - - - - - - $ 288 - - - - $ 816,986 620 40,642 - (49,663) $ (148,264) - - 1,011 - $ (10,254) - - - - $ (27,175) 12 - 1 - - - - 46,022 728 616 1,492 302 239 (3,918) - - - - - - - - - - - - - - - - - - - - - - - - - $ 301 - - - - $ 862,467 (2,227) 30,592 - (49,900) $ (169,799) - - (1) - $ (10,255) - - - - $ (27,175) 40 SOVRAN SELF STORAGE, INC. CONSOLIDATED STATEMENTS OF CASH FLOWS (dollars in thousands) Operating Activities Net income .................................................................................................................. Adjustments to reconcile net income to net cash provided by operating activities: Depreciation and amortization...................................................................................... Amortization of deferred financing fees ....................................................................... (Gain) loss on sale of storage facilities ......................................................................... Gain on sale of land ...................................................................................................... Casualty loss ............................................................................................................... Impairment loss ........................................................................................................... Equity in losses (income) of joint ventures ................................................................... Distributions from unconsolidated joint venture........................................................... Non-vested stock earned .............................................................................................. Stock option expense .................................................................................................... Changes in assets and liabilities (excluding the effects of acquisitions): Accounts receivable .................................................................................................... Prepaid expenses ......................................................................................................... Accounts payable and other liabilities ......................................................................... Deferred revenue ......................................................................................................... Net cash provided by operating activities ..................................................................... Investing Activities Acquisition of storage facilities ................................................................................... Improvements, equipment additions, and construction in progress ............................. Net proceeds from the sale of storage facilities ........................................................... Net proceeds from the sale of land .............................................................................. Casualty insurance proceeds received ......................................................................... Investment in unconsolidated joint venture ................................................................. (Advances) reimbursement of advances to joint ventures ............................................ Property deposits ......................................................................................................... Receipts from related parties ....................................................................................... Net cash used in investing activities ............................................................................. Financing Activities Net proceeds from sale of common stock .................................................................... Proceeds from line of credit ........................................................................................ Proceeds from term notes ............................................................................................ Repayment of line of credit ......................................................................................... Repayment of term notes ............................................................................................. Financing costs ............................................................................................................ Dividends paid - common stock .................................................................................. Distributions to noncontrolling interest holders ........................................................... Redemption of operating partnership units .................................................................. Additional investment in Locke Sovran II LLC .......................................................... Mortgage principal payments ...................................................................................... Net cash provided by (used in) financing activities ...................................................... Net increase (decrease) in cash ..................................................................................... Cash at beginning of period .......................................................................................... Cash at end of period ................................................................................................... Year Ended December 31, 2009 2011 2010 $ 31,529 $ 42,541 $ 21,654 36,578 1,184 - (1,511) 126 1,047 340 944 1,492 302 (523) 434 7,988 380 80,310 (150,444) (28,064) - 2,019 588 (13,571) (413) (407) - (190,292) 47,001 198,000 325,000 (162,000) (150,000) (4,146) (49,900) (1,177) - (14,199) (77,042) 111,537 1,555 5,766 $ 7,321 33,156 1,030 (6,944) - - - (240) 494 1,307 354 (21) (72) 2,257 (191) 73,671 (34,717) (21,516) 23,708 - - - (80) - - (32,605) 842 32,000 - (22,000) - - (49,663) (2,030) (2,894) - (2,265) (46,010) (4,944) 10,710 $ 5,766 33,818 1,838 1,636 (1,127) 390 - (235) 686 1,379 321 509 413 (1,677) (462) 59,143 - (22,261) 16,309 1,140 518 (331) 163 - 14 (4,448) 146,710 30,000 - (44,000) (100,000) - (51,133) (2,006) - - (28,042) (48,471) 6,224 4,486 $ 10,710 Supplemental cash flow information Cash paid for interest, net of interest capitalized .......................................................... $ 35,134 $ 30,698 $ 49,154 See notes to consolidated financial statements. 41 SOVRAN SELF STORAGE, INC. - DECEMBER 31, 2011 NOTES TO CONSOLIDATED FINANCIAL STATEMENTS 1. ORGANIZATION Sovran Self Storage, Inc. (the "Company," "We," "Our," or "Sovran"), a self-administered and self- managed real estate investment trust (a "REIT"), was formed on April 19, 1995 to own and operate self-storage facilities throughout the United States. On June 26, 1995, the Company commenced operations effective with the completion of its initial public offering. At December 31, 2011, we had an ownership interest in and/or managed 435 self-storage properties in 25 states under the name Uncle Bob's Self Storage ®. Among our 435 self-storage properties are 25 properties that we manage for an unconsolidated joint venture (Sovran HHF Storage Holdings LLC) of which we are a 20% owner, 20 properties that we manage for an unconsolidated joint venture (Sovran HHF Storage Holdings II LLC) of which we are a 15% owner, one property that we manage for a consolidated joint venture (West Deptford JV LLC) of which we have a 20% common ownership interest and a preferred interest, and nine properties that we manage and have no ownership interest. Approximately 40% of the Company's revenue is derived from stores in the states of Texas and Florida. 2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES Basis of Presentation: All of the Company's assets are owned by, and all its operations are conducted through, Sovran Acquisition Limited Partnership (the "Operating Partnership"). Sovran Holdings, Inc., a wholly- owned subsidiary of the Company (the "Subsidiary"), is the sole general partner of the Operating Partnership; the Company is a limited partner of the Operating Partnership, and through its ownership of the Subsidiary and its limited partnership interest controls the operations of the Operating Partnership, holding a 98.8% ownership interest therein as of December 31, 2011. The remaining ownership interests in the Operating Partnership (the "Units") are held by certain former owners of assets acquired by the Operating Partnership subsequent to its formation. We consolidate all wholly owned subsidiaries. Partially owned subsidiaries and joint ventures are consolidated when we control the entity. Our consolidated financial statements include the accounts of the Company, the Operating Partnership, Uncle Bob’s Management, LLC (the Company’s taxable REIT subsidiary), Locke Sovran I, LLC, Locke Sovran II, LLC and West Deptford JV LLC, a controlled joint venture. All intercompany transactions and balances have been eliminated. Investments in joint ventures that we do not control but for which we have significant influence over are reported using the equity method. In December 2007, the FASB issued additional accounting guidance now codified in ASC Topic 810, "Consolidation" through the issuance of FASB Statement No. 160, "Noncontrolling Interests in Consolidated Financial Statements" ("SFAS No. 160") which was adopted by the Company on January 1, 2009. The additional guidance requires that the portion of equity in a subsidiary attributable to the owners of the subsidiary other than the parent or the parent's affiliates be labeled "noncontrolling interests" and presented in the consolidated balance sheet as a component of equity. The additional guidance does not significantly change the Company's past accounting practices with respect to the attribution of net income between controlling and noncontrolling interests, however, the provisions of the additional guidance require that earnings attributable to noncontrolling interests be reported as part of consolidated earnings and not as a separate component of income or expense. In addition, the additional guidance requires the disclosure of the attribution of consolidated earnings to the controlling and noncontrolling interests on the face of the statement of operations. In accordance with the guidance provided in ASC Topic 810, “Consolidation” in 2010 we presented noncontrolling interests in Locke Sovran II, LLC as a separate component of equity, called "Noncontrolling interests - consolidated joint venture" in the consolidated balance sheets. In May 2011, the Company made an additional investment of $17.0 million in Locke Sovran II, LLC and now owns 100% of that entity. The purchase price in excess of the carrying value of the non-controlling interest in Locke Sovran II, LLC was $3.9 million and was recorded as a reduction of additional paid-in capital. In connection 42 with this transaction, the noncontrolling interest holders settled an outstanding $2.8 million note receivable due to the Company, and the net cash paid by the Company to the noncontrolling interest holders was $14.2 million. Prior to May 2011, the Company presented noncontrolling interests in Locke Sovran II, LLC as a separate component of equity, called "Noncontrolling interests - consolidated joint venture" in the consolidated balance sheets. The following table sets forth the activity in the noncontrolling interest – consolidated joint venture: (Dollars in thousands) 2011 2010 Beginning balance noncontrolling interests – consolidated joint venture .................... Net income attributable to noncontrolling interests – consolidated joint venture ...... Distributions ............................................................................................................. Additional investment in Locke Sovran II, LLC ....................................................... Ending balance noncontrolling interests – consolidated joint venture ......................... $13,082 567 (567) (13,082) $ - $13,082 1,360 (1,360) - $13,082 On June 30, 2011, the Company entered into a newly formed joint venture agreement with an owner of a self-storage facility in New Jersey (West Deptford JV LLC). As part of the agreement the Company contributed $4.2 million to the joint venture for a $2.8 million mortgage note at 8%, a 20% common interest, and a $1.4 million preferred interest with an 8% preferred return. Pursuant to the terms of the joint venture operating agreement, upon a liquidation of the joint venture the Company has the right to receive a return of its investment prior to any distributions to the common members. The Company also has the right to redeem its preferred interests in the joint venture upon a written election any time on or after June 30, 2016. The Company has concluded that this joint venture is a variable interest entity pursuant to the guidance in FASB ASC Topic 810, “Consolidation” on the basis that the total equity investment in the joint venture is not sufficient to permit the joint venture to finance its activities without additional subordinated financial support from its investors. The Company has determined that it is the primary beneficiary of the joint venture as it has the power to direct the activities of the joint venture that most significantly impact the joint venture’s economic performance. The Company also has the right to receive a significant amount of the benefits of the joint venture by virtue of its preferred interest and liquidation preferences. As a result of the above, the assets, liabilities and results of operations of West Deptford JV LLC since June 30, 2011 are included in the Company’s consolidated financial statements. Pursuant to the terms of the West Deptford JV LLC operating agreement, neither party to the joint venture is obligated to make additional capital contributions to the joint venture and shall not be held personally liable for any obligations of the joint venture. Should the joint venture be unable to meet its obligations as they come due or there be any other events or circumstances that have a significant adverse effect on West Deptford JV LLC, the Company could be exposed to losses on its investment in the joint venture and the Company could determine that it is necessary to make additional capital contributions to West Deptford JV LLC. At December 31, 2011, West Deptford JV LLC had total assets of $4.1 million and total liabilities of $2.9 million. For the year ended December 31, 2011 West Deptford JV LLC generated total operating revenues of $0.3 million and a net loss of $3,100. Included in the consolidated balance sheets are noncontrolling redeemable operating partnership units. These interests are presented in the "mezzanine" section of the consolidated balance sheet because they do not meet the functional definition of a liability or equity under current accounting literature. These represent the outside ownership interests of the limited partners in the Operating Partnership. At December 31, 2011 and 2010, there were 339,025 noncontrolling redeemable operating partnership Units outstanding. The Operating Partnership is obligated to redeem each of these limited partnership Units in the Operating Partnership at the request of the holder thereof for cash equal to the fair market value of a share of the Company's common stock, at the time of such redemption, provided that the Company at its option may elect to acquire any such Unit presented for redemption for one common share or cash. The Company accounts for these noncontrolling redeemable Operating Partnership Units under the provisions of EITF D-98, "Classification and Measurement of Redeemable Securities" which are included in FASB ASC Topic 480-10-S99. The application of the FASB ASC Topic 480-10-S99 accounting model requires the noncontrolling interest to follow normal noncontrolling interest accounting and then be marked to redemption value at the end of each reporting period if higher (but never adjusted below that normal noncontrolling interest accounting amount). The offset to the adjustment to the carrying amount of the noncontrolling redeemable Operating Partnership Units is reflected in dividends in excess of net income. Accordingly, in the accompanying 43 consolidated balance sheet, noncontrolling redeemable Operating Partnership Units are reflected at redemption value at December 31, 2011 and 2010, equal to the number of Units outstanding multiplied by the fair market value of the Company's common stock at that date. Redemption value exceeded the value determined under the Company's historical basis of accounting at those dates. (Dollars in thousands) Beginning balance noncontrolling redeemable Operating Partnership Units .............. Redemption of Operating Partnership Units .............................................................. Redemption value in excess of carrying value .......................................................... Net income attributable to noncontrolling interests – consolidated joint venture ...... Distributions ............................................................................................................. Adjustment to redemption value ............................................................................... Ending balance noncontrolling redeemable Operating Partnership Units ................... 2011 2010 $12,480 - - 370 (611) 2,227 $14,466 $15,005 (2,894) 1,121 539 (671) (620) $12,480 Cash and Cash Equivalents: The Company considers all highly liquid investments purchased with maturities of three months or less to be cash equivalents. The cash balance includes $29 thousand and $2.4 million, respectively, held in escrow for encumbered properties at December 31, 2011 and 2010. Accounts Receivable: Accounts receivable are composed of trade and other receivables recorded at billed amounts and do not bear interest. The allowance for doubtful accounts is the Company’s best estimate of the amount of probable uncollectible amounts in the Company’s existing accounts receivable. The Company determines the allowance based on a number of factors, including experience, credit worthiness of customers, and current market and economic conditions. The Company reviews the allowance for doubtful accounts on a regular basis. Account balances are charged against the allowance after all means of collection have been exhausted and the potential for recovery is considered remote. The allowance for doubtful accounts is recorded as a reduction of accounts receivable and amounted to $0.5 million, $0.2 million and $0.3 million at December 31, 2011, 2010 and 2009, respectively. Revenue and Expense Recognition: Rental income is recognized when earned pursuant to month-to-month leases for storage space. Promotional discounts are recognized as a reduction to rental income over the promotional period, which is generally during the first month of occupancy. Rental income received prior to the start of the rental period is included in deferred revenue. Equity in earnings of real estate joint ventures that we have significant influence over is recognized based on our ownership interest in the earnings of these entities. Cost of operations, general and administrative expense, interest expense and advertising costs are expensed as incurred. For the years ended December 31, 2011, 2010, and 2009, advertising costs were $3.2 million, $2.3 million, and $1.9 million, respectively. The Company accrues property taxes based on estimates and historical trends. If these estimates are incorrect, the timing and amount of expense recognition would be affected. Other Operating Income: Consists primarily of sales of storage-related merchandise (locks and packing incidental truck rentals, and management and acquisition fees from insurance commissions, supplies), unconsolidated joint ventures. Investment in Storage Facilities: Storage facilities are recorded at cost. The purchase price of acquired facilities is allocated to land, land improvements, building, equipment, and in-place customer leases based on the fair value of each component. The fair values of land are determined based upon comparable market sales information. The fair values of buildings are determined based upon estimates of current replacement costs adjusted for depreciation on the properties. For the years ended December 31, 2011 and 2010, $3.3 million and $0.8 million of acquisition related costs were incurred and expensed, respectively. No acquisitions were completed in 2009 and therefore there were no acquisition related costs expensed during 2009. Depreciation is computed using the straight-line method over estimated useful lives of forty years for buildings and improvements, and five to twenty years for furniture, fixtures and equipment. Expenditures for 44 significant renovations or improvements that extend the useful life of assets are capitalized. Interest and other costs incurred during the construction period of major expansions are capitalized. Capitalized interest during the years ended December 31, 2011, 2010, and 2009 was $0.1 million, $0.1 million and $0.2 million, respectively. Repair and maintenance costs are expensed as incurred. Whenever events or changes in circumstances indicate that the basis of the Company's property may not be recoverable, the Company's policy is to assess any impairment of value. Impairment is evaluated based upon comparing the sum of the expected undiscounted future cash flows to the carrying value of the property, on a property by property basis. If the sum of the undiscounted cash flow is less than the carrying amount, an impairment loss is recognized for the amount by which the carrying amount of the asset exceeds the fair value of the asset. At December 31, 2011, the Company determined that a building was impaired due to a structural deficiency. The Company recorded an impairment charge of $1.0 million in 2011 related to the write-off of the building value. At December 31, 2010, no assets had been determined to be impaired under this policy. Other Assets: Included in other assets are net loan acquisition costs, property deposits, and the value placed on in-place customer leases at the time of acquisition. The loan acquisition costs were $5.9 million at December 31, 2011, and 2010. Accumulated amortization on the loan acquisition costs was approximately $1.5 million and $4.4 million at December 31, 2011, and 2010, respectively. Loan acquisition costs are amortized over the terms of the related debt. At December 31, 2010, the Company had a note receivable of $2.8 million representing a note from certain investors of Locke Sovran II, LLC. The note was repaid in 2011. Property deposits at December 31, 2011 were $0.4 million. There were no property deposits at December 31, 2010. The Company allocates a portion of the purchase price of acquisitions to in-place customer leases. The fair value of in-place customer leases is determined using an income approach. Estimates of future income are derived from customers in existence at the date of acquisition based primarily on historical income derived from the leases with those customers and the Company's experience with customer turnover. The Company amortizes in-place customer leases on a straight-line basis over 12 months (the estimated future benefit period). At December 31, 2011, the gross carrying amount of in-place customer leases was $9.5 million and the accumulated amortization was $7.0 million. Amortization expense related to financing fees was $1.2 million, $1.0 million and $1.8 million for the periods ended December 31, 2011, 2010 and 2009, respectively. Investment in Unconsolidated Joint Ventures: The Company's investment in unconsolidated joint ventures, where the Company has significant influence, but not control and joint ventures which are VIEs in which the Company is not the primary beneficiary, are recorded under the equity method of accounting in the accompanying consolidated financial statements. Under the equity method, the Company's investment in unconsolidated joint ventures is stated at cost and adjusted for the Company's share of net earnings or losses and reduced by distributions. Equity in earnings of unconsolidated joint ventures is generally recognized based on the Company's ownership interest in the earnings of each of the unconsolidated joint ventures. For the purposes of presentation in the statement of cash flows, the Company follows the "look through" approach for classification of distributions from joint ventures. Under this approach, distributions are reported under operating cash flow unless the facts and circumstances of a specific distribution clearly indicate that it is a return of capital (e.g., a liquidating dividend or distribution of the proceeds from the joint venture's sale of assets), in which case it is reported as an investing activity. Accounts Payable and Accrued Liabilities: Accounts payable and accrued liabilities consists primarily of trade payables, accrued interest, and property tax accruals. The Company accrues property tax expense based on estimates and historical trends. Actual expense could differ from these estimates. Income Taxes: The Company qualifies as a REIT under the Internal Revenue Code of 1986, as amended, and will generally not be subject to corporate income taxes to the extent it distributes at least 90% of its taxable income to its shareholders and complies with certain other requirements. 45 The Company has elected to treat certain of its subsidiaries as taxable REIT subsidiaries. In general, the Company's taxable REIT subsidiaries may perform additional services for tenants and generally may engage in certain real estate or non-real estate related business. A taxable REIT subsidiary is subject to corporate federal and state income taxes. Deferred tax assets and liabilities are determined based on differences between financial reporting and tax bases of assets and liabilities. For the years ended December 31, 2011, 2010 and 2009, the Company recorded federal and state income tax expense of $1.5 million, $1.1 million and $0.9 million, respectively. At December 31, 2011 and 2010, there were no material unrecognized tax benefits. Interest and penalties relating to uncertain tax positions will be recognized in income tax expense when incurred. As of December 31, 2011 and 2010, the Company had no interest or penalties related to uncertain tax provisions. The Company’s taxable REIT subsidiary has a current taxes payable of $0.2 million and a deferred tax liability of $0.1 million. Derivative Financial Instruments: The Company accounts for derivatives in accordance with ASC Topic 815 “Derivatives and Hedging”, which requires companies to carry all derivatives on the balance sheet at fair value. The Company determines the fair value of derivatives using an income approach. The accounting for changes in the fair value of a derivative instrument depends on whether it has been designated and qualifies as part of a hedging relationship and, if so, the reason for holding it. The Company's use of derivative instruments is limited to cash flow hedges of certain interest rate risks. Recent Accounting Pronouncements: In May 2011 the FASB issued ASU No. 2011-04, Fair Value Measurements (Topic 820): Amendments to Achieve Common Fair Value Measurement and Disclosure Requirements in US GAAP and International Financial Reporting Standards (“IFRS”) (“ASU 2011-04”). ASU 2011-04 represents the converged guidance of the FASB and the IASB (the “Boards”) on fair value measurements. The collective efforts of the Boards and their staffs, reflected in ASU 2011-04, have resulted in common requirements for measuring fair value and for disclosing information about fair value measurements, including a consistent meaning of the term “fair value.” The Boards have concluded the common requirements will result in greater comparability of fair value measurements presented and disclosed in financial statements prepared in accordance with GAAP and IFRSs. The amendments in this ASU are required to be applied prospectively, and are effective for interim and annual periods beginning after December 15, 2011. The Company does not expect that the adoption of ASU 2011-04 will have a significant impact on the Company’s consolidated financial statements. In July 2011, the FASB issued ASU No. 2011-05, “Comprehensive Income (Topic 220) – Presentation of Comprehensive Income.” The amendment eliminates the option to present other comprehensive income and its components in the statement of stockholders’ equity. The amendment requires all nonowner changes in stockholders’ equity be presented in either a single continuous statement of comprehensive income or in two separate but consecutive statements. The amendment, which must be applied retrospectively, is effective for interim and annual periods beginning after December 15, 2011, with early adoption permitted. The Company adopted the provisions of ASU No. 2011-05 in 2011 and has included a separate consolidated statement of comprehensive income in its financial statements. Stock-Based Compensation: The Company accounts for stock-based compensation under the provisions of ASC Topic 718, "Compensation - Stock Compensation" (formerly, FASB Statement 123R). The Company recognizes compensation cost in its financial statements for all share based payments granted, modified, or settled during the period. For awards with graded vesting, compensation cost is recognized on a straight-line basis over the related vesting period. The Company recorded compensation expense (included in general and administrative expense) of $302,000, $354,000 and $321,000 related to stock options and $1.5 million, $1.3 million and $1.4 million related to amortization of non-vested stock grants for the years ended December 31, 2011, 2010 and 2009, respectively. The Company uses the Black-Scholes Merton option pricing model to estimate the fair value of stock options granted subsequent to the adoption of ASC Topic 718. The application of this pricing model involves assumptions that are 46 judgmental and sensitive in the determination of compensation expense. The weighted average for key assumptions used in determining the fair value of options granted during 2011 follows: Expected life (years) ..................................... Risk free interest rate .................................... Expected volatility ........................................ Expected dividend yield ............................... Fair value ...................................................... Weighted Average 4.50 1.85% 42.22% 4.46% $10.09 Range 4.50 1.85% 42.22% 4.40% - 4.50% $9.95 - $10.29 The weighted-average fair value of options granted during the years ended December 31, 2010 and 2009, were $8.34 and $2.73, respectively. To determine expected volatility, the Company uses historical volatility based on daily closing prices of its Common Stock over periods that correlate with the expected terms of the options granted. The risk-free rate is based on the United States Treasury yield curve at the time of grant for the expected life of the options granted. Expected dividends are based on the Company's history and expectation of dividend payouts. The expected life of stock options is based on the midpoint between the vesting date and the end of the contractual term. During 2011, the Company issued performance based non-vested stock to certain executives. The fair value for the performance based non-vested shares granted in 2011 was estimated at the time the shares were granted using a Monte Carlo pricing model applying the following assumptions: Expected life (years) ..................................... Risk free interest rate .................................... Expected volatility ........................................ Fair value ...................................................... 2.1 0.28% 30.75% $28.66 The Monte Carlo pricing model was not used to value the other 2011, 2010 and 2009 non-vested shares granted as no market conditions were present in these awards. The value of these other non-vested shares was equal to the stock price on the date of grant. Reclassification: Certain amounts from the 2010 financial statements have been reclassified as a result of separating acquisition costs from general and administrative expenses on the consolidated statements of operations. Use of Estimates: The preparation of financial statements in conformity with U.S. generally accepted accounting principles requires management to make estimates and assumptions that affect the amounts reported in the financial statements and accompanying notes. Actual results could differ from those estimates. 3. EARNINGS PER SHARE The Company reports earnings per share data in accordance ASC Topic 260, "Earnings Per Share." Effective January 1, 2009, FASB ASC Topic 260 was updated for the issuance of FASB Staff Position ("FSP") EITF 03-6-1, "Determining Whether Instruments Granted in Share-Based Payment Transactions Are Participating Securities", or FSP EITF 03-6-1, with transition guidance included in FASB ASC Topic 260-10-65-2. Under FSP EITF 03-6-1, unvested share-based payment awards that contain nonforfeitable rights to dividends or dividend equivalents, whether paid or unpaid, are participating securities and shall be included in the computation of earnings-per-share pursuant to the two-class method. The Company has calculated its basic and diluted earnings per share using the two-class method. The following table sets forth the computation of basic and diluted earnings per common share utilizing the two-class method. 47 (Amounts in thousands, except per share data) 2011 Year Ended December 31, 2010 2009 Numerator: Net income from continuing operations attributable to common shareholders ........ $ 30,592 $ 33,080 $ 18,843 Denominator: Denominator for basic earnings per share - weighted average shares ..................... Effect of Dilutive Securities: Stock options and warrants and non-vested stock .................................................... 27,674 51 27,472 42 23,787 10 Denominator for diluted earnings per share - adjusted weighted average shares and assumed conversion.................................................................................... 27,725 27,514 23,797 Basic Earnings per Common Share from continuing operations attributable to common shareholders ........................................................................................ Basic Earnings per Common Share attributable to common shareholders .............. Diluted Earnings per Common Share from continuing operations attributable to common shareholders ........................................................................................ Diluted Earnings per Common Share attributable to common shareholders $ 1.11 $ 1.11 $ 1.10 $ 1.10 $ 1.20 $ 1.48 $ 1.20 $ 1.48 $ 0.79 $ 0.84 $ 0.79 $ 0.84 Not included in the effect of dilutive securities above are 305,468 stock options and 157,903 unvested restricted shares for the year ended December 31, 2011; 320,318 stock options and 159,763 unvested restricted shares for the year ended December 31, 2010; and 333,072 stock options and 125,871 unvested restricted shares for the year ended December 31, 2009, because their effect would be antidilutive. 4. INVESTMENT IN STORAGE FACILITIES The following summarizes activity in storage facilities during the years ended December 31, 2011 and December 31, 2010. (Dollars in thousands) Cost: Beginning balance ................................................................ Acquisition of storage facilities ............................................ Improvements and equipment additions ............................... Increase (decrease) in construction in progress .................... Dispositions and impairments ............................................... Ending balance ....................................................................... 2011 2010 $1,419,956 151,572 21,764 6,371 (3,560) $1,596,103 $1,364,454 34,155 23,311 (1,788) (176) $1,419,956 Accumulated Depreciation: Beginning balance ................................................................ Additions during the year ..................................................... Dispositions and impairments ............................................... Ending balance ....................................................................... $ 271,797 35,008 (1,220) $ 305,585 $ 238,971 32,939 (113) $ 271,797 The assets and liabilities of the acquired storage facilities, which primarily consist of tangible and intangible assets, are measured at fair value on the date of acquisition in accordance with the principles of FASB ASC Topic 820, “Fair Value Measurements and Disclosures.” During 2011 and 2010, the Company acquired 29 and 7 self-storage facilities, respectively, and the purchase price of the facilities was assigned as follows: 48 Consideration paid Acquisition Date Fair Value Number of Properties Date of Acquisition Purchase Price Cash Paid Loan Assumed Net Other Liabilities (Assets) Assumed Building, Equipment, and Improvements Land In-Place Customers Leases Closing Costs Expensed 6/30/2011 $ 4,154 1 7/14/2011 14,571 2 7/28/2011 2,400 1 8/1711 9,500 1 9/22/2011 110,950 22 1 9/29/2011 8,925 1 11/15/2011 4,600 $ 155,100 29 $ 4,131 $ - 14,439 - 2,350 - 9,399 - 106,703 2,511 8,851 - 4,571 - $ 2,511 $150,444 $ 23 132 50 101 1,736 74 29 $ 2,145 $ 626 1,681 197 1,043 25,660 2,848 197 $ 32,252 $ 3,419 $ 109 12,540 350 2,132 71 8,252 205 82,804 2,486 5,892 185 4,281 122 $ 119,320 $ 3,528 $ 23 467 95 226 2,051 252 164 $ 3,278 1 12/28/2010 5,040 6 12/29/2010 29,680 7 $ 34,720 5,020 - 20 29,697 - (17) $ 3 $ 34,717 $ - 846 4,523 $ 5,369 4,095 99 24,691 466 $ 28,786 $ 565 157 629 $ 786 State 2011 New Jersey New Jersey Missouri Georgia T exas Virginia Florida T otal 2011 2010 N. Carolina N. Carolina T otal 2010 The Company did not acquire any storage facilities in 2009. The operating results of the acquired faculties have been included in the Company’s operations since the respective acquisition dates. The Company measures the fair value of in-place customer lease intangible assets based on the Company's experience with customer turnover. The Company amortizes in-place customer leases on a straight-line basis over 12 months (the estimated future benefit period). In-place customer leases are included in other assets on the Company’s balance sheet as follows: (Dollars in thousands) In-place customer leases ......................................................... Accumulated amortization ...................................................... Net carrying value at December 31, ....................................... 2010 $6,014 (5,449) $565 2011 $9,542 (7,019) $2,523 Amortization expense related to in-place customer leases was $1.6 million, $0, and $0.3 million for the years ended December 31, 2011, 2010, and 2009, respectively. Amortization expense in 2012 is expected to be $2.5 million. 5. DISCONTINUED OPERATIONS During 2010, the Company sold ten non-strategic storage facilities in Georgia, Michigan, North Carolina and Virginia for net proceeds of approximately $23.7 million resulting in a gain of $6.9 million. During 2009, the Company sold five non-strategic storage facilities in Massachusetts, North Carolina, and Pennsylvania for net cash proceeds of $16.3 million resulting in a loss of $1.6 million. The operations of these facilities and the loss or gain on sale are reported as discontinued operations. Cash flows of discontinued operations have not been segregated from the cash flows of continuing operations on the accompanying consolidated statement of cash flows for the years ended December 31, 2010 and 2009. The following is a summary of the amounts reported as discontinued operations: (dollars in thousands) Total revenue Property operations and maintenance expense ................ Real estate tax expense .................................................... Depreciation and amortization expense ........................... Net realized gain (loss) on sale of property ..................... Total income from discontinued operations ...................... Year Ended December 31, 2009 $ 6,158 (1,872) (494) (1,083) (1,636) $ 1,073 2010 $ 1,404 (487) (82) (217) 6,944 $ 7,562 2011 $ - - - - - $ - Income from continuing operations attributable to common shareholders was $30.6 million, $33.2 million 49 and $18.9 million in 2011, 2010 and 2009, respectively. Income from discontinued operations attributable to common shareholders was $0, $7.5 million and $1.1 million in 2011, 2010 and 2009, respectively. 6. UNSECURED LINE OF CREDIT AND TERM NOTES On August 5, 2011, the Company entered into agreements relating to new unsecured credit arrangements, and received funds under those arrangements. As part of the agreements, the Company entered into a $125 million unsecured term note maturing in August 2018 bearing interest at LIBOR plus a margin based on the Company’s credit rating (at December 31, 2011 the margin is 2.0%). The agreements also provide for a $175 million (expandable to $250 million) revolving line of credit bearing interest at a variable rate equal to LIBOR plus a margin based on the Company’s credit rating (at December 31, 2011 the margin is 2.0%), and requires a 0.20% facility fee. The interest rate at December 31, 2011 on the Company's available line of credit was approximately 2.28% (1.64% at December 31, 2010). The proceeds from this term note and draws on the new line of credit were used to repay the Company’s previous line of credit and the Company’s $150 million bank term note that was to mature June 2012. At December 31, 2011, there was $129 million available on the unsecured line of credit without considering the additional availability under the expansion feature. The revolving line of credit has a maturity date of August 2016, but can be extended for 2 one year periods at the Company’s option with the payment of an extension fee equal to 0.125% of the total line of credit commitment. In addition, on August 5, 2011, the Company secured an additional $100 million term note with a delayed draw feature that was used to fund the Company’s mortgage maturities in December 2011. The delayed draw term note matures August 2018 and bears interest at LIBOR plus a margin based on the Company’s credit rating (at December 31, 2011 the margin is 2.0%). On August 5, 2011, the Company also entered into a $100 million term note maturing August 2021 bearing interest at a fixed rate of 5.54%. The interest rate on the term note increases to 7.29% if the notes are not rated by at least one rating agency, the credit rating on the notes is downgraded or if the Company’s credit rating is downgraded. The proceeds from this term note were used to fund acquisitions and investments in unconsolidated joint ventures. In connection with the new unsecured revolving line of credit and term notes, the Company incurred a total of approximately $4.1 million in fees paid to the creditors which have been deferred and will be amortized over the life of the new credit facility and term notes. The Company also maintains an $80 million term note maturing September 2013 bearing interest at a fixed rate of 6.26%, a $20 million term note maturing September 2013 bearing interest at a variable rate equal to LIBOR plus 1.50%, and a $150 million unsecured term note maturing in April 2016 bearing interest at 6.38%. The interest rate on the $150 million unsecured term note increases to 8.13% if the notes are not rated by at least one rating agency, the credit rating on the notes is downgraded or the Company’s credit rating is downgraded. The line of credit and term notes require the Company to meet certain financial covenants, measured on a quarterly basis, including prescribed leverage, fixed charge coverage, minimum net worth, limitations on additional indebtedness and limitations on dividend payouts. At December 31, 2011, the Company was in compliance with its debt covenants. We believe that if operating results remain consistent with historical levels and levels of other debt and liabilities remain consistent with amounts outstanding at December 31, 2011 the entire availability on the line of credit could be drawn without violating our debt covenants. The Company’s fixed rate term notes contain a provision that allows for the noteholders to call the debt upon a change of control of the Company at an amount that includes a make whole premium based on rates in effect on the date of the change of control. 50 7. MORTGAGES PAYABLE AND OTHER DEBT DISCLOSURES Mortgages payable at December 31, 2011 and December 31, 2010 consist of the following: (dollars in thousands) 7.80% mortgage note due December 2011, secured by 11 self-storage facilities (Locke Sovran I), repaid December 2011 ........................................................ 7.19% mortgage note due March 2012, secured by 27 self-storage facilities (Locke Sovran II), repaid December 2011 ....................................................... 7.25% mortgage note due December 2011, secured by 1 self-storage facility, repaid December 2011 ..................................................................................... 6.76% mortgage note due September 2013, secured by 1 self-storage facility with an aggregate net book value of $1.9 million, principal and interest paid monthly (effective interest rate 6.85%) ............................................................ 6.35% mortgage note due March 2014, secured by 1 self-storage facility with an aggregate net book value of $3.6 million, principal and interest paid monthly (effective interest rate 6.44%) .......................................................................... 7.50% mortgage notes due August 2011, secured by 3 self-storage facilities, repaid August 2011. ......................................................................................... 5.99% mortgage notes due May 2026, secured by 1 self-storage facility with an aggregate net book value of $4.3 million, principal and interest paid monthly (effective interest rate 5.89%) .......................................................................... Total mortgages payable ...................................................................................... December 31, 2011 December 31, 2010 $ - $ 27,817 - - 40,264 3,220 925 952 1,014 1,044 - 5,657 2,484 $ 4,423 - $ 78,954 The table below summarizes the Company's debt obligations and interest rate derivatives at December 31, 2011. The estimated fair value of financial instruments is subjective in nature and is dependent on a number of important assumptions, including discount rates and relevant comparable market information associated with each financial instrument. The fair value of the fixed rate term notes and mortgage notes were estimated by discounting the future cash flows using the current rates at which similar loans would be made to borrowers with similar credit ratings and for the same remaining maturities. The use of different market assumptions and estimation methodologies may have a material effect on the reported estimated fair value amounts. Accordingly, the estimates presented below are not necessarily indicative of the amounts the Company would realize in a current market exchange. (dollars in thousands) 2012 2013 2014 2015 2016 Thereafter Total Fair Value Expected Maturity Date Including Discount - - - - $46,000 - $46,000 $46,000 Line of credit - variable rate LIBOR + 2.0% (2.28% at December 31, 2011) ........... Notes Payable: Term note - variable rate LIBOR+1.50% (1.99% at December 31, 2011) ................. Term note - fixed rate 6.26% ........................ Term note - fixed rate 6.38% ........................ Term note - variable rate LIBOR+2.0% (2.27% at December 31, 2011) ................. Term note - variable rate LIBOR+2.0% (2.30% at December 31, 2011) ................. Term note - fixed rate 5.54% ........................ - - - - - - $ 20,000 $ 80,000 - - - - Mortgage note - fixed rate 6.76% .................. $ 29 $ 896 Mortgage note - fixed rate 6.35% .................. $ 31 $ 34 Mortgage notes - fixed rate 5.99% ................ $ 112 $ 119 Interest rate derivatives – liability ................. - - $ 949 $ 126 - 51 - - - - - - - - - - - - $ 150,000 - - - $ 20,000 $ 20,000 $ 80,000 $ 84,627 $150,000 $162,451 - - - - - - - - - - $125,000 $125,000 $125,000 $100,000 $100,000 $100,000 $ 100,000 $100,000 $95,926 - $ 925 $ 964 - $ 1,014 $ 1,059 $134 $142 $1,851 $ 2,484 $ 2,500 - - - - $ 10,748 8. DERIVATIVE FINANCIAL INSTRUMENTS Interest rate swaps are used to adjust the proportion of total debt that is subject to variable interest rates. The interest rate swaps require the Company to pay an amount equal to a specific fixed rate of interest times a notional principal amount and to receive in return an amount equal to a variable rate of interest times the same notional amount. The notional amounts are not exchanged. No other cash payments are made unless the contract is terminated prior to its maturity, in which case the contract would likely be settled for an amount equal to its fair value. The Company enters interest rate swaps with a number of major financial institutions to minimize counterparty credit risk. The interest rate swaps qualify and are designated as hedges of the amount of future cash flows related to interest payments on variable rate debt. Therefore, the interest rate swaps are recorded in the consolidated balance sheet at fair value and the related gains or losses are deferred in shareholders' equity as Accumulated Other Comprehensive Loss ("AOCL"). These deferred gains and losses are amortized into interest expense during the period or periods in which the related interest payments affect earnings. However, to the extent that the interest rate swaps are not perfectly effective in offsetting the change in value of the interest payments being hedged, the ineffective portion of these contracts is recognized in earnings immediately. Ineffectiveness was immaterial in 2011, 2010, and 2009. The Company has six interest rate swap agreements in effect at December 31, 2011 as detailed below to effectively convert a total of $245 million of variable-rate debt to fixed-rate debt. Notional Amount Effective Date Expiration Date $20 Million ........................... $75 Million ........................... $50 Million ........................... $50 Million ........................... $25 Million ........................... $25 Million ........................... 9/4/05 9/1/2011 9/1/2011 12/30/11 12/30/11 12/30/11 9/4/13 8/1/18 8/1/18 12/29/17 12/29/17 12/29/17 Fixed Rate Paid Floating Rate Received 4.4350% 2.3700% 2.3700% 1.6125% 1.6125% 1.6125% 6 month LIBOR 1 month LIBOR 1 month LIBOR 1 month LIBOR 1 month LIBOR 1 month LIBOR The interest rate swap agreements are the only derivative instruments, as defined by FASB ASC Topic 815 “Derivatives and Hedging”, held by the Company. During 2011, 2010, and 2009, the net reclassification from AOCL to interest expense was $10.5 million, $6.9 million and $9.7 million, respectively, based on payments made under the swap agreements. Based on current interest rates, the Company estimates that payments under the interest rate swaps will be approximately $4.8 million in 2012. Payments made under the interest rate swap agreements will be reclassified to interest expense as settlements occur. The fair value of the swap agreements, including accrued interest, was a liability of $10.7 million and $10.5 million at December 31, 2011, and 2010 respectively. (dollars in thousands) Adjustments to interest expense: Realized loss reclassified from accumulated other comprehensive loss to interest expense ..................................... Jan. 1, 2011 to Dec. 31, 2011 Jan. 1, 2010 to Dec. 31, 2010 Jan. 1, 2009 to Dec. 31, 2009 $ (10,516) $ (6,900) $ (9,687) Adjustments to other comprehensive income (loss): ................ Realized loss reclassified to interest expense ............................ Unrealized (loss) gain from changes in the fair value of the effective portion of the interest rate swaps ....................... (Loss) Gain included in other comprehensive income (loss) .... 10,516 6,900 9,687 (10,517) $ (1) (5,889) $ 1,011 4,210 $ 13,897 52 In August 2011, the Company repaid $150 million in variable rate term notes. In August 2011, the Company also terminated two interest rate swap agreements that were designated as hedges of forecasted interest payments on variable rate debt. Realized losses recognized in interest expense in 2011 include $5.5 million in costs to terminate the interest rate swaps. In October 2009, the Company prepaid $100 million in variable rate term notes. In October 2009, the Company also terminated two interest rate swap agreements that were designated as hedges of forecasted interest payments on variable rate debt. Realized losses recognized in interest expense in 2009 include $8.4 million in costs to terminate the interest rate swaps. The cost approximated the fair market values of the swaps at the dates of termination. No interest rate swap termination occurred in 2010. 9. FAIR VALUE MEASUREMENTS The Company applies the provisions of ASC Topic 820 “Fair Value Measurements and Disclosures” in determining the fair value of its financial and nonfinancial assets and liabilities. ASC Topic 820 establishes a valuation hierarchy for disclosure of the inputs to valuation used to measure fair value. This hierarchy prioritizes the inputs into three broad levels as follows. Level 1 inputs are quoted prices (unadjusted) in active markets for identical assets or liabilities. Level 2 inputs are quoted prices for similar assets and liabilities in active markets or inputs that are observable for the asset or liability, either directly or indirectly through market corroboration, for substantially the full term of the financial instrument. Level 3 inputs are unobservable inputs based on our own assumptions used to measure assets and liabilities at fair value. A financial asset or liability's classification within the hierarchy is determined based on the lowest level input that is significant to the fair value measurement. The following table provides the assets and liabilities carried at fair value measured on a recurring basis as of December 31, 2011 (in thousands): Interest rate swaps ......................................... Asset (Liability) (10,748) Level 1 - Level 2 (10,748) Level 3 - Interest rate swaps are over the counter securities with no quoted readily available Level 1 inputs, and therefore are measured at fair value using inputs that are directly observable in active markets and are classified within Level 2 of the valuation hierarchy, using the income approach. During 2011 assets and liabilities measured at fair value on a non-recurring basis included the assets acquired and liabilities assumed in connection with the acquisition of 29 storage facilities discussed in Note 4. To determine the fair value of land the Company used prices per acre derived from observed transactions involving comparable land in similar locations, which is considered a level 2 input. To determine the fair value of buildings, equipment and improvements, the Company used current replacement cost based on information derived from construction industry data by geographic region as adjusted for the age and condition of these assets, which are considered level 2 and 3 inputs. The fair value of in-place customer leases is based on the rent lost due to the amount of time required to replace existing customers which is based on the Company's historical experience with turnover in its facilities, which is a level 3 input. Debt assumed is recorded at fair value based on current interest rates compared to contractual rates which is a level 2 input. Other assets acquired and liabilities assumed in the acquisitions consist primarily of prepaid real estate taxes and deferred revenues from advance monthly rentals paid by customers. The fair values of these assets and liabilities are based on their carrying values as they typically turn over within one year from the acquisition date and these are level 3 inputs. Also during 2011, the Company measured a storage facility at fair value as a result of the determination that the structure of a building was deficient and would need to be demolished. The fair value of the facility was determined by assessing the future discounted cash flows of the facility, which is considered a level 3 input. An impairment charge of $1.0 million was recorded in 2011 as a result of the write-down of the facility to fair value. 53 10. STOCK BASED COMPENSATION The Company established the 2005 Award and Option Plan (the "Plan") which replaced the expired 1995 Award and Option Plan for the purpose of attracting and retaining the Company's executive officers and other key employees. 1,500,000 shares were authorized for issuance under the Plan. Options granted under the Plan vest ratably over four and eight years, and must be exercised within ten years from the date of grant. The exercise price for qualified incentive stock options must be at least equal to the fair market value of the common shares at the date of grant. As of December 31, 2011, options for 317,263 shares were outstanding under the Plans and options for 811,436 shares of common stock were available for future issuance. The Company may also grant other stock-based awards under the Plan, including restricted stock and performance-based vesting restricted stock awards. The Company also established the 2009 Outside Directors' Stock Option and Award Plan (the Non- employee Plan) which replaced the 1995 Outside Directors’ Stock Option Plan for the purpose of attracting and retaining the services of experienced and knowledgeable outside directors. The Non-employee Plan provides for the initial granting of options to purchase 3,500 shares of common stock and for the annual granting of options to purchase 2,000 shares of common stock to each eligible director. Such options vest over a one-year period for initial awards and immediately upon subsequent grants. In addition, each outside director receives non-vested shares annually equal to 80% of the annual fees paid to them. During the restriction period, the non-vested shares may not be sold, transferred, or otherwise encumbered. The holder of the non-vested shares has all rights of a holder of common shares, including the right to vote and receive dividends. During 2011, 3,116 non-vested shares were issued to outside directors. Such non-vested shares vest over a one-year period. The total shares reserved under the Non-employee Plan is 150,000. The exercise price for options granted under the Non-employee Plan is equal to the fair market value at the date of grant. As of December 31, 2011, options for 47,005 common shares and non-vested shares of 17,521 were outstanding under the Non-employee Plans and options for 115,684 shares of common stock were available for future issuance. A summary of the Company's stock option activity and related information for the years ended December 31 follows: 2011 2010 2009 Weighted average exercise price Weighted average exercise price Options Options Weighted average exercise price Options Outstanding at beginning of year: ................................ 387,318 $ 41.72 397,468 $ 40.78 360,688 $ 43.06 Granted ................................... Exercised ................................ Forfeited ................................. 20,000 (28,050) (15,000) 40.47 25.96 44.29 20,000 (25,650) (4,500) 35.49 23.18 36.86 51,500 (4,225) (10,495) 23.99 21.46 44.53 Outstanding at end of year ...... 364,268 $ 42.76 387,318 $ 41.72 397,468 $ 40.78 Exercisable at end of year ....... 220,293 $ 44.25 197,447 $ 42.89 159,701 $ 40.71 54 A summary of the Company's stock options outstanding at December 31, 2011 follows: Outstanding Exercisable Exercise Price Range $20.28 – 29.99 ........................................ $30.00 – 39.99 ........................................ $40.00 – 57.79 ........................................ Total ........................................................ Options 28,500 40,100 295,668 364,268 Weighted average exercise price $ 23.24 $ 35.48 $ 45.63 $ 42.76 Options 13,500 26,600 180,193 220,293 Weighted average exercise price $ 23.29 $ 35.71 $ 47.09 $ 44.25 Intrinsic value of outstanding stock options at December 31, 2011 ........................................ Intrinsic value of exercisable stock options at December 31, 2011 ......................................... $ 889,941 $ 463,431 The intrinsic value of stock options exercised during the years ended December 31, 2011, 2010, and 2009, were $396,532, $382,576, and $50,188 respectively. The aggregate intrinsic value is calculated as the difference between the exercise price of the underlying awards and the quoted price of the Company's common stock at December 31, 2011, or the price on the date of exercise for those exercised during the year. As of December 31, 2011, there was approximately $0.7 million of total unrecognized compensation cost related to stock option compensation arrangements granted under our stock award plans. That cost is expected to be recognized over a weighted-average period of approximately 3.6 years. The weighted average remaining contractual life of all options is 6.2 years, and for exercisable options is 5.7 years. Non-vested stock The Company has also issued 533,486 shares of non-vested stock to employees which vest over one to nine year periods. During the restriction period, the non-vested shares may not be sold, transferred, or otherwise encumbered. The holder of the non-vested shares has all rights of a holder of common shares, including the right to vote and receive dividends. For issuances of non-vested stock during the year ended December 31, 2011, the fair market value of the non-vested stock on the date of grant ranged from $28.66 to $41.07. During 2011, 106,602 shares of non-vested stock were issued to employees and directors with an aggregate fair value of $3.7 million. The Company charges additional paid-in capital for the market value of shares as they are issued. The unearned portion is then amortized and charged to expense over the vesting period. The Company uses the average of the high and low price of its common stock on the date the award is granted as the fair value for non-vested stock awards. A summary of the status of unvested shares of stock issued to employees and directors as of and during the years ended December 31 follows: 2011 2010 2009 Non- vested Shares Weighted average grant date fair value Non- vested Shares Weighted average grant date fair value Non- vested Shares Weighted average grant date fair value Unvested at beginning of year: ................................ 192,776 $ 39.34 154,593 $ 39.79 130,807 $ 44.79 Granted ................................... Vested ..................................... Forfeited ................................. 106,602 (52,744) - 35.02 37.19 - 78,152 (39,969) - 37.03 36.55 - 59,590 (35,349) (455) 29.70 41.25 43.95 Unvested at end of year .......... 246,634 $ 37.93 192,776 $ 39.34 154,593 $ 39.79 55 Compensation expense of $1.5 million, $1.3 million and $1.4 million was recognized for the vested portion of non-vested stock grants in 2011, 2010 and 2009, respectively. The fair value of non-vested stock that vested during 2011, 2010 and 2009 was $2.0 million, $1.5 million and $1.5 million, respectively. The total unrecognized compensation cost related to non-vested stock was $7.8 million at December 31, 2011, and the remaining weighted- average period over which this expense will be recognized was 4.1 years. Performance-based vesting restricted stock The Company granted a total of 42,040 performance shares under the Plan during 2011 which are included above. Performance shares granted are based upon the Company’s performance over a three year period depending on the Company’s total shareholder return relative to a group of peer companies. Performance based nonvested shares are recognized as compensation expense based on fair value on date of grant, the number of shares ultimately expected to vest and the vesting period. For accounting purposes, the performance shares are considered to have a market condition. The effect of the market condition is reflected in the grant date fair value of the award and, thus compensation expense is recognized on this type of award provided that the requisite service is rendered (regardless of whether the market condition is achieved). The Company estimated the fair value of each performance share granted under the Plan on the date of grant using a Monte Carlo simulation that uses the assumptions noted in Note 2. Compensation expense of $0.1 million was recognized for the performance shares granted in 2011. The total unrecognized compensation cost related to non-vested performance shares was $1.2 million at December 31, 2011 and the weighted-average period over which this expense will be recognized is 2 years. Deferred compensation plan for directors Under the Deferred Compensation Plan for Directors, non-employee Directors may defer all or part of their Directors’ fees that are otherwise payable in cash. Directors’ fees that are deferred under this plan are credited to each Directors’ account under the plan in the form of Units. The number of Units credited is determined by dividing the amount of Directors’ fees deferred by the closing price of the Company’s Common Stock on the New York Stock Exchange on the day immediately preceding the day upon which Directors’ fees otherwise would be paid by the Company. A Director is credited with additional Units for dividends on the shares of Common Stock represented by Units in such Directors’ Account. A Director may elect to receive the shares in a lump sum on a date specified by the Director or in quarterly or annual installments over a specified period and commencing on a specified date. The Directors may not elect to receive cash in lieu of shares. Under this plan there were a total of 45,025 units outstanding at December 31, 2011. Fees that were earned and credited to Directors’ accounts are recorded as compensation expense which totaled $0.2 million, $0.2 million and $0.1 million in 2011, 2010 and 2009, respectively. 11. RETIREMENT PLAN Employees of the Company qualifying under certain age and service requirements are eligible to be a participant in a 401(k) Plan. The Company contributes to the Plan at the rate of 10% of the first 4% of gross wages that the employee contributes. Total expense to the Company was approximately $72,000, $70,000, and $114,000 for the years ended December 31, 2011, 2010 and 2009, respectively. 12. INVESTMENT IN JOINT VENTURES The Company has a 20% ownership interest in Sovran HHF Storage Holdings LLC (“Sovran HHF”), a joint venture that was formed in May 2008 to acquire self-storage properties that are managed by the Company. The carrying value of the Company’s investment at December 31, 2011 was $20.2 million. Twenty five properties were acquired by Sovran HHF in 2008 for approximately $171.5 million and no additional properties have been acquired by Sovran HHF since then. In 2008, the Company contributed $18.6 million to the joint venture as its share of capital required to fund the acquisitions. In 2011 the Company contributed an additional $0.8 million to the joint venture. As of December 31, 2011, the carrying value of the Company's investment in Sovran HHF exceeds its share of the underlying equity in net assets of Sovran HHF by approximately $1.7 million as a result of the 56 capitalization of certain acquisition related costs in 2008. This difference is included in the carrying value of the investment, which is assessed for other-than-temporary impairment on a periodic basis. No other-than-temporary impairments have been recorded on this investment. The Company has a 15% ownership interest in Sovran HHF Storage Holdings II LLC (“Sovran HHF II”), a joint venture that was formed in 2011 to acquire self-storage properties that are managed by the Company. The carrying value of the Company’s investment at December 31, 2011 was $11.7 million. Twenty properties were acquired by Sovran HHF II during 2011 for approximately $166.1 million. During 2011, the Company contributed $12.8 million to the joint venture as its share of capital required to fund the acquisitions. The carrying value of this investment, which is assessed for other-than-temporary impairment on a periodic basis and no other-than-temporary impairments have been recorded on this investment. As manager of Sovran HHF and Sovran HHF II, the Company earns a management and call center fee of 7% of gross revenues which totaled $1.9 million, $1.3 million, and $1.2 million for 2011, 2010, and 2009, respectively. The Company also received an acquisition fee of $0.7 million, for securing purchases for Sovran HHF II in 2011. The Company's share of Sovran HHF and Sovran HHF II’s (loss) income for 2011, 2010 and 2009 was ($0.4 million), $0.3 million and $0.2 million, respectively. The Company also has a 49% ownership interest in Iskalo Office Holdings, LLC, which owns the building that houses the Company's headquarters and other tenants. The Company's investment includes a capital contribution of $196,049. The carrying value of the Company's investment is a liability of $0.5 million at December 31, 2011 and $0.6 million at December 31, 2010, and is included in accounts payable and accrued liabilities in the accompanying consolidated balance sheets. For the years ended December 31, 2011, 2010, and 2009, the Company's share of Iskalo Office Holdings, LLC's (loss) income was ($82,000), ($79,000) and $7,000, respectively. The Company paid rent to Iskalo Office Holdings, LLC of $688,000, $644,000 and $608,000 in 2011, 2010, and 2009, respectively. Future minimum lease payments under the lease are $0.7 million per year through 2015. A summary of the unconsolidated joint ventures' financial statements as of and for the year ended December 31, 2011 is as follows: (dollars in thousands) Balance Sheet Data: Investment in storage facilities, net ..................................... Investment in office building ............................................... Other assets .......................................................................... Total Assets ....................................................................... Due to the Company ............................................................ Mortgages payable ............................................................... Other liabilities .................................................................... Total Liabilities.................................................................. Unaffiliated partners' equity (deficiency) ............................ Company equity (deficiency) .............................................. Total Liabilities and Partners' Equity (deficiency) ............ Income Statement Data: Total revenues ..................................................................... Depreciation and amortization of customer list ................... Other expenses ..................................................................... Net income (loss) ............................................................... Sovran HHF Storage Holdings LLC Sovran HHF Storage Holdings II LLC Iskalo Office Holdings, LLC $ 162,668 - 3,936 $ 166,604 ======= $ 276 71,239 2,518 74,033 74,057 18,514 $ 166,604 ======= $ 164,605 - 3,436 $ 168,041 ======= $ 313 88,300 1,513 90,126 66,228 11,687 $ 168,041 ======= $ - 5,321 580 $ 5,901 ======= $ - 6,752 731 7,483 (1,080) (502) $ 5,901 ======= $ 18,393 (3,667) (12,995) $ 1,731 ======= $ 8,732 (2,234) (11,591) $ (5,093) ======= $ 923 (221) (869) $ (167) ======= 57 Included in other expenses of Sovran HHF II for the year ended December 31, 2011 is $5.5 million of property acquisition related costs. The Company does not guarantee the debt of Sovran HHF, Sovran HHF II, or Iskalo Office Holdings, LLC. We do not expect to have material future cash outlays relating to these joint ventures outside our share of capital for future acquisitions of properties by Sovran HHF II. A summary of our cash flows arising from the off- balance sheet arrangements with Sovran HHF, Sovran HHF II and Iskalo Office Holdings, LLC for the three years ended December 31, 2011 are as follows: (dollars in thousands) Statement of Operations Other operating income (management fees and acquisition fee income) ................................................................................... General and administrative expenses (corporate office rent) ....... Equity in (losses) income of joint ventures .................................. Distributions from unconsolidated joint ventures ........................ Investing activities Investment in joint ventures ......................................................... (Advances to) reimbursement of advances to joint ventures ....... Year ended December 31, 2011 2010 2009 $ 2,578 688 (340) 944 (13,571) (413) $ 1,260 644 241 494 $1,243 608 235 686 - (80) (331) 163 13. SHAREHOLDERS’ EQUITY On September 14, 2011, the Company entered into a continuous equity offering program (“Equity Program”) with Wells Fargo Securities, LLC (“Wells Fargo”), pursuant to which the Company may sell from time to time up to $125 million in aggregate offering price of shares of the Company’s common stock. Actual sales under the Equity Program will depend on a variety of factors and conditions, including, but not limited to, market conditions, the trading price of the Company’s common stock, and determinations of the appropriate sources of funding for the Company. The Company expects to continue to offer, sell, and issue shares of common stock under the Equity Program from time to time based on various factors and conditions, although the Company is under no obligation to sell any shares under the Equity Program. During 2011, the Company issued 1,166,875 shares of common stock under the Equity Program at a weighted average issue price of $40.59 per share, generating net proceeds of $46.4 million after deducting $0.9 million of sales commissions payable to Wells Fargo. In addition to sales commissions paid to Wells Fargo, the Company incurred expenses of $0.4 million in connection with the Equity Program during 2011. The Company used the proceeds from the Equity Program to reduce the outstanding balance under the Company’s revolving line of credit. As of December 31, 2011, the Company had $77.6 million available for issuance under the Equity Program. On October 5, 2009, the Company completed the public offering of 4,025,000 shares of its common stock at $29.75 per share. Net proceeds to the Company after deducting underwriting discounts and commissions and offering expenses were approximately $114.0 million. During 2009, the Company issued 1,430,521 shares via its Dividend Reinvestment and Stock Purchase Plan. The Company received $32.6 million from the sale of such shares. Our Dividend Reinvestment and Stock Purchase Plan was suspended in November 2009. 58 14. SUPPLEMENTARY QUARTERLY FINANCIAL DATA (UNAUDITED) The following is a summary of quarterly results of operations for the years ended December 31, 2011 and 2010 (dollars in thousands, except per share data). Operating revenue........................................ Income from continuing operations ............. Net Income .................................................. Net income attributable to common shareholders ............................................... Net Income Per Share Attributable to Common Shareholders March 31 June 30 Sept. 30 Dec. 31 2011 Quarter Ended $ 49,535 $ 8,700 $ 8,700 $ 50,709 $ 10,080 $ 10,080 $ 54,254 $ 2,366 $ 2,366 $ 56,658 $ 10,383 $ 10,383 $ 8,260 $ 9,737 $ 2,339 $10,256 Basic .......................................................... Diluted ....................................................... $ 0.30 $ 0.30 $ 0.35 $ 0.35 $ 0.08 $ 0.08 $ 0.37 $ 0.37 Operating revenue........................................ Income from continuing operations (a) ....... Income (loss) from discontinued operations (a) ........................................... Net Income .................................................. Net income attributable to common shareholders ............................................... Net Income Per Share Attributable to Common Shareholders March 31 June 30 Sept. 30 Dec. 31 2010 Quarter Ended $ 47,284 $ 8,012 $ (124) $ 7,888 $ 47,309 $ 8,618 $ 7,686 $ 16,304 $ 48,623 $ 9,374 $ 48,856 $ 8,975 $ - $ 9,374 $ - $ 8,975 $ 7,427 $ 15,761 $ 8,923 $ 8,531 Basic .......................................................... Diluted ....................................................... $ 0.27 $ 0.27 $ 0.57 $ 0.57 $ 0.32 $ 0.32 $ 0.31 $ 0.31 2010 data as presented in this table differ from the amounts as presented in the Company’s quarterly reports (a) due to the impact of discontinued operations accounting with respect to the ten properties sold in 2010 as described in Note 5. 15. COMMITMENTS AND CONTINGENCIES Sovran HHF Storage Holdings II LLC, a joint venture in which the Company is a 15% owner, was under contract with a seller to acquire ten self-storage facilities in Dallas and Fort Worth, Texas for approximately $29 million. Sovran HHF Storage Holdings II LLC purchased the ten facilities in February 2012. The Company contributed cash of $4.3 million to the joint venture as its share of capital required to fund the acquisition. This contribution will be recorded as an addition to investments in unconsolidated joint ventures in the first quarter of 2012. The Company's current practice is to conduct environmental investigations in connection with property acquisitions. At this time, the Company is not aware of any environmental contamination of any of its facilities that individually or in the aggregate would be material to the Company's overall business, financial condition, or results of operations. 59 At December 31, 2011, the Company has signed contracts in place with third party contractors for expansion and enhancements at its existing facilities. The Company expects to pay $7.5 million under these contracts in 2012. 16. SUBSEQUENT EVENTS On January 3, 2012, the Company declared a quarterly dividend of $0.45 per common share. The dividend was paid on January 26, 2012 to shareholders of record on January 13, 2012. The total dividend paid amounted to $13.0 million. 60 Item 9. Changes in and Disagreements With Accountants on Accounting and Financial Disclosure None. Item 9A. Controls and Procedures Conclusion Regarding the Effectiveness of Disclosure Controls and Procedures Our management conducted an evaluation of the effectiveness of the design and operation of our disclosure controls and procedures, as such term is defined under Rule 13a-15(e) promulgated under the Securities Exchange Act of 1934, as amended (Exchange Act), under the supervision of and with the participation of our management, including the Chief Executive Officer and Chief Financial Officer. Based on that evaluation, our management, including the Chief Executive Officer and Chief Financial Officer, concluded that our disclosure controls and procedures were effective at December 31, 2011. There have not been changes in the Company's internal controls or in other factors that could significantly affect these controls during the quarter ended December 31, 2011. Management’s Report on Internal Control Over Financial Reporting Our management is responsible for establishing and maintaining adequate internal control over financial reporting, and for performing an assessment of the effectiveness of internal control over financial reporting as of December 31, 2011. Internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. Our system of internal control over financial reporting includes those policies and procedures that (i) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (ii) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (iii) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the Company's assets that could have a material effect on the financial statements. Our management performed an assessment of the effectiveness of our internal control over financial reporting as of December 31, 2011 based upon criteria in Internal Control – Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (''COSO''). Based on our assessment, management determined that our internal control over financial reporting was effective as of December 31, 2011 based on the criteria in Internal Control-Integrated Framework issued by COSO. The effectiveness of the Company’s internal control over financial reporting as of December 31, 2011 has been audited by Ernst & Young LLP, an independent registered public accounting firm, as stated in their report which is included in Item 9A herein. /S/ Robert J. Attea Chief Executive Officer /S/ David L. Rogers Chief Financial Officer 61 Report of Independent Registered Public Accounting Firm The Board of Directors and Shareholders of Sovran Self Storage, Inc. We have audited Sovran Self Storage, Inc. internal control over financial reporting as of December 31, 2011, based on criteria established in Internal Control—Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (the COSO criteria). Sovran Self Storage, Inc. management is responsible for maintaining effective internal control over financial reporting, and for its assessment of the effectiveness of internal control over financial reporting included in the accompanying Management’s Report on Internal Control Over Financial Reporting. Our responsibility is to express an opinion on the company’s internal control over financial reporting based on our audit. We conducted our audit in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether effective internal control over financial reporting was maintained in all material respects. Our audit included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, testing and evaluating the design and operating effectiveness of internal control based on the assessed risk, and performing such other procedures as we considered necessary in the circumstances. We believe that our audit provides a reasonable basis for our opinion. A company’s internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. A company’s internal control over financial reporting includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (3) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company’s assets that could have a material effect on the financial statements. Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate. In our opinion, Sovran Self Storage, Inc. maintained, in all material respects, effective internal control over financial reporting as of December 31, 2011, based on the COSO criteria. We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), the consolidated balance sheets of Sovran Self Storage, Inc. as of December 31, 2011 and 2010 and the related consolidated statements of operations, shareholders’ equity and comprehensive income, and cash flows for each of the three years in the period ended December 31, 2011 of Sovran Self Storage, Inc. and our report dated February 28, 2012 expressed an unqualified opinion thereon. /s/ Ernst & Young LLP Buffalo, New York February 28, 2012 62 Item 9B. Other Information None. Part III Item 10. Directors, Executive Officers and Corporate Governance The information contained in our Proxy Statement for the 2012 Annual Meeting of Shareholders to be filed with the SEC within 120 days of the fiscal year ended December 31, 2011(“2012 Proxy Statement”) , with respect to directors, executive officers, audit committee, and audit committee financial experts of the Company and Section 16(a) beneficial ownership reporting compliance, is incorporated herein by reference in response to this item. The Company has adopted a code of ethics that applies to all of its directors, officers, and employees. The Company has made the Code of Ethics available on its website at http://www.sovranss.com. Item 11. Executive Compensation The information required is incorporated by reference to "Executive Compensation" and "Director Compensation" in the in the 2012 Proxy Statement and is incorporated herein by reference. Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters The information required herein is incorporated by reference to "Stock Ownership By Directors and Executive Officers" and "Security Ownership of Certain Beneficial Owners" in the 2012 Proxy Statement and is incorporated herein by reference. Item 13. Certain Relationships and Related Transactions, and Director Independence The information required herein is incorporated by reference to "Certain Transactions” and “Election of Directors—Director Independence” in the 2012 Proxy Statement and is incorporated herein by reference. Item 14. Principal Accountant Fees and Services The information required herein is incorporated by reference to "Appointment of Independent Auditor" in the 2012 Proxy Statement and is incorporated herein by reference. Item 15. Exhibits, Financial Statement Schedules (a) Documents filed as part of this Annual Report on Form 10-K: Part IV 1. The following consolidated financial statements of Sovran Self Storage, Inc. are included in Item 8. (i) (ii) (iii) Consolidated Balance Sheets as of December 31, 2011 and 2010. Consolidated Statements of Operations for Years Ended December 31, 2011, 2010, and 2009. Consolidated Statements of Comprehensive Income for Years Ended December 31, 2011, 2010, and 2009. Consolidated Statements of Shareholders' Equity. (iv) 63 (v) (vi) Consolidated Statements of Cash Flows for Years Ended December 31, 2011, 2010, and 2009 and Notes to Consolidated Financial Statements. 2. The following financial statement Schedule as of the period ended December 31, 2011 is included in this Annual Report on Form 10-K. Schedule III Real Estate and Accumulated Depreciation. All other Consolidated financial schedules are omitted because they are inapplicable, not required, or the information is included elsewhere in the consolidated financial statements or the notes thereto. 3. Exhibits The exhibits required to be filed as part of this Annual Report on Form 10-K have been included as follows: 3.1 3.2 3.3 3.4 3.5 3.6 4.1 Amended and Restated Articles of Incorporation of the Registrant (incorporated by reference to Exhibit 3.1 (a) to the Registrant’s Registration Statement on Form S-11 (File No. 33-91422) filed June 19, 1995). Articles Supplementary to the Amended and Restated Articles of Incorporation of the Registrant classifying and designating the Series A Junior Participating Cumulative Preferred Stock (incorporated by reference to Exhibit 3.1 to Registrant's Form 8-A filed December 3, 1996.) Articles Supplementary to the Amended and Restated Articles of Incorporation of the Registrant classifying and designating the 9.85% Series B Cumulative Redeemable Preferred Stock (incorporated by reference to Exhibit 1.6 to Registrant's Form 8-A filed July 29, 1999). Articles Supplementary to the Amended and Restated Articles of Incorporation of the Registrant classifying and designating the 8.375% Series C Convertible Cumulative Preferred Stock (incorporated by reference to Exhibit 4.1 to Registrant's Current Report on Form 8-K filed July 12, 2002). Articles Supplementary to the Amended and Restated Articles of Incorporation of the Registrant reclassifying shares of Series B Cumulative Redeemable Preferred Stock into Preferred. (incorporated by reference to Exhibit 3.1 to Registrant's Current Report on Form 8-K filed May 31, 2011). Bylaws, as amended, of the Registrant (incorporated by reference to Exhibit 3.4 to Registrant’s Annual Report on Form 10-K filed February 26, 2010). Form of Common Stock Certificate (incorporated by reference to Exhibit 4.1 to Registrant’s Registration Statement on Form S-11 (File No. 33-91422) filed June 19, 1995). 10.1*+ Sovran Self Storage, Inc. 2005 Award and Option Plan, as amended. 10.2+ 10.3+ 10.4+ Sovran Self Storage, Inc. 1995 Outside Directors’ Stock Option Plan, as amended (incorporated by reference to Exhibit 10.2 to Registrant’s Annual Report on Form 10-K filed February 26, 2010). Employment Agreement between the Registrant and Robert J. Attea (incorporated by reference to Exhibit 10.3 to Registrant’s Annual Report on Form 10-K filed February 27, 2009). Employment Agreement between the Registrant and Kenneth F. Myszka (incorporated by reference to Exhibit 10.4 to Registrant’s Annual Report on Form 10-K filed February 27, 2009). 10.5+ Employment Agreement between the Registrant and David L. Rogers (incorporated by reference to 64 Exhibit 10.5 to Registrant’s Annual Report on Form 10-K filed February 27, 2009). 10.6*+ Form of restricted stock grant pursuant to Sovran Self Storage, Inc. 2005 Award and Option Plan. 10.7*+ Form of stock option grant pursuant to Sovran Self Storage, Inc. 2005 Award and Option Plan. 10.8+ 10.9+ 10.10+ 10.11+ Form of Long Term Incentive Restricted Stock Award Notice pursuant to Sovran Self Storage, Inc. 2005 Award and Option Plan (incorporated by reference to Exhibit 10.1 to Registrant’s Current Report on Form 8-K filed December 6, 2011). Form of Performance-Based Vesting Restricted Stock Award Notice pursuant to Sovran Self Storage, Inc. 2005 Award and Option Plan (incorporated by reference to Exhibit 10.2 to Registrant’s Current Report on Form 8-K filed December 6, 2011). Form of restricted stock grant pursuant to Sovran Self Storage, Inc. 1995 Award and Option Plan (incorporated by reference to Exhibit 10.3 to Registrant’s Quarterly Report on Form 10-Q/A filed November 24, 2006, SEC File Number 001-13820, Film Number 061238147). Form of stock option grant pursuant to Sovran Self Storage, Inc. 1995 Award and Option Plan (incorporated by reference to Exhibit 10.4 to Registrant’s Quarterly Report on Form 10-Q/A filed November 24, 2006, SEC File Number 001-13820, Film Number 061238147). 10.12+ Deferred Compensation Plan for Directors (incorporated by reference to Schedule 14A Proxy Statement filed April 10, 2008). 10.13 10.14 10.15 10.16 10.17 10.18 Amended Indemnification Agreements with members of the Board of Directors and Executive Officers (incorporated by reference to Exhibit 10.35 and 10.36 to Registrant’s Current Report on Form 8-K filed July 20, 2006, SEC File Number 001-13820, Film Number 06971617). Agreement of Limited Partnership of Sovran Acquisition Limited Partnership (incorporated by reference to Exhibit 3.1 on Form 10 filed April 22, 1998). Amendments to the Agreement of Limited Partnership of Sovran Acquisition Limited Partnership dated July 30, 1999 and July 3, 2002 (incorporated by reference to Exhibit 10.13 to Registrant’s Annual Report on Form 10-K filed February 27, 2009). Fourth Amended and Restated Revolving Credit and Term Loan Agreement, dated as of August 5, 2011 among Sovran Self Storage, Inc. and Sovran Acquisition Limited Partnership, Manufacturers and Traders Trust Company and certain other lenders a party thereto or which may become a party thereto (collectively, the “Lenders”), Manufacturers and Traders Trust Company, as administrative agent for itself and the other Lenders, SunTrust Bank, as syndication agent for itself and the other Lenders, U.S. Bank National Association and Wells Fargo Bank, National Association, as co-documentation agents (incorporated by reference to Exhibit 10.1 to Registrant’s Current Report on Form 8-K filed August 8, 2011). Note Purchase Agreement dated as of August 5, 2011 among Sovran Self Storage, Inc., Sovran Acquisition Limited Partnership and the institutions named in Schedule A thereto as purchasers and $100 million, 5.54% Senior Guaranteed Notes, Series D due August 5, 2021 (incorporated by reference to Exhibit 10.2 to Registrant’s Current Report on Form 8-K filed August 8, 2011). $150 million, 6.38% Senior Guaranteed Notes, Series C due April 26, 2016, and Amendments to Second Amendment Restated Revolving Credit and Term Loan Agreement dated December 16, 2004 and Amendment to Note Purchase Agreement dated September 4, 2003 (incorporated by reference to 65 Exhibits 10.27, 10.28, and 10.29 to Registrant’s Current Report on Form 8-K filed May 1, 2006, SEC File Number 001-13820, Film Number 06795352). 10.19 10.20 Equity Distribution Agreement dated as of September 14, 2011 by and among Sovran Self Storage, Inc., Sovran Acquisition Limited Partnership and Wells Fargo Securities, LLC, as agent (incorporated by reference to Exhibit 1.1 to Registrant’s Current Report on Form 8-K filed September 14, 2011). Indemnification Agreement dated September 25, 2009 between Registrant, Sovran Acquisition Limited Partnership and James R. Boldt, a director of the Company (incorporated by reference to Exhibit 10.1 to Registrant’s Current Report on Form 8-K filed September 25, 2009). 10.21+ Sovran Self Storage, Inc. 2009 Outside Directors Stock Option and Award Plan (incorporated by reference to Registrant’s Proxy Statement filed April 9, 2009). 10.22+ Outside Director Fee Schedule (incorporated by reference to Exhibit 10.1 to Registrant’s Current Report on Form 8-K filed November 5, 2010). 10.23+ Sovran Self Storage, Inc. Annual Incentive Compensation Plan for Executive Officers (incorporated by reference to Exhibit 10.1 to Registrant’s Current Report on Form 8-K filed February 21, 2012). 10.24+ 10.25+ 10.26+ Employment Agreement between Sovran Self Storage, Inc., Sovran Acquisition Limited Partnership and Andrew Gregoire amended and restated effective January 1, 2009 (incorporated by reference to Exhibit 10.1 to Registrant’s Current Report on Form 8-K filed February 14, 2012). Employment Agreement between Sovran Self Storage, Inc., Sovran Acquisition Limited Partnership and Paul Powell amended and restated effective January 1, 2009 (incorporated by reference to Exhibit 10.2 to Registrant’s Current Report on Form 8-K filed February 14, 2012). Employment Agreement between Sovran Self Storage, Inc., Sovran Acquisition Limited Partnership and Edward Killeen amended and restated effective January 1, 2009 (incorporated by reference to Exhibit 10.3 to Registrant’s Current Report on Form 8-K filed February 14, 2012). 12.1* Statement Re: Computation of Earnings to Fixed Charges. 21.1* Subsidiaries of the Company. 23.1* Consent of Independent Registered Public Accounting Firm. 24.1* Powers of Attorney (included on signature pages). 31.1* 31.2* 32.1* 101# Certification of Chief Executive Officer pursuant to Rule 13a-14(a) and Rule 15d-14(a) of the Securities Exchange Act, as amended. Certification of Chief Financial Officer pursuant to Rule 13a-14(a) and Rule 15d-14(a) of the Securities Exchange Act, as amended. Certification of Chief Executive Officer and Chief Financial Officer Pursuant to 18 U.S.C. Section 1350 as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002. The following financial statements from the Company’s Annual Report on Form 10-K for the year ended December 31, 2011, formatted in XBRL, as follows: (i) (ii) Consolidated Balance Sheets at December 31, 2011 and 2010; Consolidated Statements of Operations for Years Ended December 31, 2011, 2010, and 2009; 66 (iii) (iv) (v) (vi) Consolidated Statements of Comprehensive Income for Years Ended December 31, 2011, 2010, and 2009. Consolidated Statements of Shareholders' Equity for Years Ended December 31, 2011, 2010, and 2009; Consolidated Statements of Cash Flows for Years Ended December 31, 2011, 2010, and 2009; and Notes to Consolidated Financial Statements * + # Filed herewith. Management contract or compensatory plan or arrangement. Pursuant to Rule 406T of Regulation S-T, the Interactive Data Files on Exhibit 101 hereto are deemed not filed or part of a registration statement or prospectus for purposes of Section 11 or 12 of the Securities Act of 1933, as amended, are deemed not filed for purposes of Section 18 of the Securities and Exchange Act of 1934, as amended, and otherwise are not subject to liability under those sections. 67 Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized. SIGNATURES February 28, 2012 SOVRAN SELF STORAGE, INC. By: /s/ David L. Rogers David L. Rogers, Chief Financial Officer, Secretary Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated. Signature Title Date /s/ Robert J. Attea Robert J. Attea Chairman of the Board of Directors Chief Executive Officer and Director (Principal Executive Officer) /s/ Kenneth F. Myszka Kenneth F. Myszka President, Chief Operating Officer and Director /s/ David L. Rogers David L. Rogers Chief Financial Officer (Principal Financial and Accounting Officer) /s/ James R. Boldt James R. Boldt /s/ Anthony P. Gammie Anthony P. Gammie /s/ Charles E. Lannon Charles E. Lannon Director Director Director February 28, 2012 February 28, 2012 February 28, 2012 February 28, 2012 February 28, 2012 February 28, 2012 68 Sovran Self Storage, Inc. Schedule III Combined Real Estate and Accumulated Depreciation (in thousands) December 31, 2011 Cost Capitalized Subsequent to Gross Amount at Which Initial Cost to Company Acquisition Carried at Close of Period Life on which depreciation in latest income Building, Building, Equipment Equipment Encum and and Building, Equipment and Accum. Date of Date statement Description ST brance Land Improvements Improvements Land Improvements Total Deprec. Construction Acquired is computed Boston-Metro I Boston-Metro II E. Providence Charleston l Lakeland I Charlotte Tallahassee I Youngstown Cleveland-Metro II Tallahassee II Pt. St. Lucie Deltona Middletown Buffalo I Rochester I Salisbury Jacksonville I Columbia I Rochester II Savannah l Greensboro Raleigh I New Haven Atlanta-Metro I Atlanta-Metro II Buffalo II Raleigh II Columbia II Columbia III Columbia IV Atlanta-Metro III Orlando I Sharon Ft. Lauderdale West Palm l Atlanta-Metro IV Atlanta-Metro V Atlanta-Metro VI Atlanta-Metro VII Atlanta-Metro VIII Baltimore I Baltimore II Melbourne I MA MA RI SC FL NC FL OH OH FL FL FL NY NY NY MD FL SC NY GA NC NC CT GA GA NY NC SC SC SC GA FL PA FL FL GA GA GA GA GA MD MD FL $363 $1,679 680 345 416 397 308 770 239 701 204 395 483 224 423 395 164 152 268 230 463 444 649 387 844 302 315 321 361 189 488 430 513 194 1,503 398 423 483 308 170 413 154 479 883 1,616 1,268 1,516 1,424 1,102 2,734 1,110 1,659 734 1,501 1,752 808 1,531 1,404 760 728 1,248 847 1,684 1,613 2,329 1,402 2,021 1,103 745 1,150 1,331 719 1,188 1,579 1,930 912 3,619 1,035 1,015 1,166 1,116 786 999 555 1,742 2,104 2,398 2,142 2,103 3,631 2,977 1,812 4,825 2,546 2,552 1,750 2,010 3,910 1,715 3,204 1,926 1,240 1,246 1,774 1,349 5,228 4,587 3,279 2,475 2,785 1,580 2,234 1,881 2,028 1,830 1,730 3,443 2,554 1,426 4,573 1,380 1,447 2,239 1,706 1,543 1,735 1,794 4,583 3,760 $2,761 2,822 2,447 4,047 3,374 2,559 5,596 2,785 3,253 1,948 2,789 4,393 1,939 3,701 2,321 1,404 1,933 2,042 1,583 6,673 5,031 3,928 2,862 3,629 1,883 2,751 2,202 2,402 2,019 2,218 4,045 3,067 1,620 6,076 1,778 1,871 2,722 2,014 1,717 2,148 2,100 5,062 4,643 $926 888 755 1,092 869 726 1,861 862 987 671 927 1,243 676 1,316 807 552 531 762 547 1,495 1,080 1,320 881 1,141 672 725 737 851 678 767 1,042 1,089 572 1,627 648 650 757 787 609 794 569 1,251 1,463 1980 1986 1984 1985 1985 1986 1973 1980 1987 1975 1985 1984 1988 1981 1981 1979 1985 1985 1980 1981 1986 1985 1985 1988 1988 1984 1985 1987 1989 1986 1988 1988 1975 1985 1985 1989 1988 1986 1981 1975 1984 1988 1986 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years $719 526 834 2,115 1,553 1,149 2,092 1,436 893 1,010 893 2,158 907 1,747 522 480 1,053 526 506 4,526 2,974 950 1,073 764 478 1,691 731 710 1,111 542 2,036 624 514 954 345 433 1,073 590 761 736 1,391 2,841 1,656 $363 680 344 416 397 747 771 239 701 198 779 483 224 497 395 164 687 268 234 1,445 444 649 387 844 303 517 321 374 189 488 602 513 194 1,503 398 424 483 308 174 413 306 479 883 69 Cost Capitalized Subsequent to Gross Amount at Which Initial Cost to Company Acquisition Carried at Close of Period Building, Building, Equipment Equipment Encum and and Building, Equipment and Life on which depreciation in latest income Accum. Date of Date statement Description ST brance Land Improvements Improvements Land Improvements Total Deprec. Construction Acquired is computed Newport News Pensacola I Hartford-Metro I Atlanta-Metro IX Alexandria Pensacola II Melbourne II Hartford-Metro II Atlanta-Metro X Norfolk I Norfolk II Birmingham I Birmingham II Montgomery l Jacksonville II Pensacola III Pensacola IV Pensacola V Tampa I Tampa II Tampa III Jackson I Jackson II Richmond Orlando II Birmingham III Harrisburg I Harrisburg II Syracuse I Ft. Myers Ft. Myers II Newport News II Montgomery II Charleston II Tampa IV Arlington I Arlington II Ft. Worth San Antonio I San Antonio II Syracuse II Montgomery III West Palm II Ft. Myers III Lakeland II Springfield Ft. Myers IV Cincinnati Dayton VA FL CT GA VA FL FL CT GA VA VA AL AL AL FL FL FL FL FL FL FL MS MS VA FL AL PA PA NY FL FL VA AL SC FL TX TX TX TX TX NY AL FL FL FL MA FL OH OH 316 632 715 304 1,375 244 834 234 256 313 278 307 730 863 326 369 244 226 1,088 526 672 343 209 443 1,161 424 360 627 470 205 412 442 353 237 766 442 408 328 436 289 481 279 345 229 359 251 344 557 667 1,471 2,962 1,695 1,118 3,220 901 2,066 861 1,244 1,462 1,004 1,415 1,725 2,041 1,515 1,358 1,128 1,046 2,597 1,958 2,439 1,580 964 1,602 2,755 1,506 1,641 2,224 1,712 912 1,703 1,592 1,299 858 1,800 1,767 1,662 1,324 1,759 1,161 1,559 1,014 1,262 884 1,287 917 1,254 1,988 2,379 872 1,257 1,209 2,647 2,455 482 1,152 1,985 1,923 991 453 1,672 724 783 489 2,824 2,727 619 1,020 1,157 830 2,276 651 892 316 651 715 619 1,376 244 1,591 612 256 313 278 385 730 863 326 369 720 226 1,088 526 672 796 209 443 1,174 1,162 939 645 3,743 1,338 314 546 1,302 731 686 688 348 1,107 344 1,202 -1,161 2,397 1,176 395 512 1,198 2,311 420 826 474 424 360 692 472 206 413 442 353 232 766 442 408 328 436 289 671 433 345 383 359 297 310 688 683 70 2,343 4,200 2,904 3,450 5,674 1,383 2,461 2,468 3,167 2,453 1,457 3,009 2,449 2,824 2,004 4,182 3,379 1,665 3,617 3,115 3,269 3,403 1,615 2,494 3,928 2,445 2,286 5,902 3,048 1,225 2,248 2,894 2,030 1,549 2,488 2,115 2,769 1,668 2,961 0 3,766 2,036 1,657 1,242 2,485 3,182 1,708 2,683 2,837 2,659 4,851 3,619 4,069 7,050 1,627 4,052 3,080 3,423 2,766 1,735 3,394 3,179 3,687 2,330 4,551 4,099 1,891 4,705 3,641 3,941 4,199 1,824 2,937 5,090 2,869 2,646 6,594 3,520 1,431 2,661 3,336 2,383 1,781 3,254 2,557 3,177 1,996 3,397 289 4,437 2,469 2,002 1,625 2,844 3,479 2,018 3,371 3,520 961 1,839 1,051 1,031 1,996 666 1,125 783 1,026 992 626 964 1,056 1,189 876 1,254 733 718 1,574 1,196 1,291 1,002 739 1,007 1,598 1,050 972 1,260 1,094 655 1,079 916 744 622 983 847 1,035 684 1,097 0 1,228 676 663 481 955 1,083 662 467 527 1988 1983 1988 1988 1984 1986 1986 1992 1988 1984 1989 1990 1990 1982 1987 1986 1990 1990 1989 1985 1988 1990 1990 1987 1986 1970 1983 1985 1987 1988 1991/94 1988/93 1984 1985 1985 1987 1986 1986 1986 1986 1983 1988 1986 1986 1988 1986 1987 1988 1988 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 6/26/1995 5 to 40 years 8/25/1995 5 to 40 years 9/29/1995 5 to 40 years 1/16/1996 5 to 40 years 12/29/1995 5 to 40 years 12/29/1995 5 to 40 years 12/27/1995 5 to 40 years 12/28/1995 5 to 40 years 12/28/1995 5 to 40 years 1/5/1996 5 to 40 years 1/23/1996 5 to 40 years 3/1/1996 5 to 40 years 3/28/1996 5 to 40 years 3/29/1996 5 to 40 years 3/29/1996 5 to 40 years 3/29/1996 5 to 40 years 3/29/1996 5 to 40 years 3/29/1996 5 to 40 years 6/5/1996 5 to 40 years 5/21/1996 5 to 40 years 5/29/1996 5 to 40 years 5/29/1996 5 to 40 years 6/26/1996 5 to 40 years 6/28/1996 5 to 40 years 6/28/1996 5 to 40 years 7/23/1996 5 to 40 years 7/23/1996 5 to 40 years Cost Capitalized Subsequent to Gross Amount at Which Initial Cost to Company Acquisition Carried at Close of Period Building, Building, Equipment Equipment Encum and and Building, Equipment and Life on which depreciation in latest income Accum. Date of Date statement Description ST brance Land Improvements Improvements Land Improvements Total Deprec. Construction Acquired is computed Baltimore III Jacksonville III Jacksonville IV Jacksonville V Charlotte II Charlotte III Orlando III Rochester III Youngstown ll Cleveland lll Cleveland lV Cleveland V Cleveland Vl Cleveland Vll Cleveland Vlll Cleveland lX Grand Rapids l Grand Rapids ll Kalamazoo Lansing San Antonio lll Universal San Antonio lV Houston-Eastex Houston-Nederland Houston-College Lynchburg-Lakeside Lynchburg- Timberlake Lynchburg-Amherst Christiansburg Chesapeake Orlando-W 25th St Delray l-Mini Savannah ll Delray ll-Safeway Cleveland X-Avon Dallas-Skillman Dallas-Centennial Dallas-Samuell Dallas-Hargrove Houston-Antoine Atlanta-Alpharetta Atlanta-Marietta Atlanta-Doraville GreensboroHilltop GreensboroStgCch Baton Rouge-Airline Baton Rouge- Airline2 MD FL FL FL NC NC FL NY OH OH OH OH OH OH OH OH MI MI MI MI TX TX TX TX TX TX VA VA VA VA VA FL FL GA FL OH TX TX TX TX TX GA GA GA NC NC LA LA 777 568 436 535 487 315 314 704 600 751 725 637 495 761 418 606 455 219 516 327 474 346 432 634 566 293 335 328 155 245 260 289 491 296 921 301 960 965 570 370 515 1,033 769 735 268 89 396 282 2,770 2,028 1,635 2,033 1,754 1,131 1,113 2,496 2,142 2,676 2,586 2,918 1,781 2,714 1,921 2,164 1,631 790 1,845 1,332 1,686 1,236 1,560 2,565 2,279 1,357 1,342 1,315 710 1,120 1,043 1,160 1,756 1,196 3,282 1,214 3,847 3,864 2,285 1,486 2,074 3,753 2,788 3,429 1,097 376 1,831 1,303 503 1,105 602 399 590 366 1,184 2,396 2,121 1,905 1,525 1,897 971 1,414 1,707 1,441 1,102 1,001 1,811 1,723 467 506 1,747 1,203 401 591 1,403 1,016 386 725 3,390 808 704 479 585 2,196 1,674 1,419 876 627 606 517 504 372 410 1,672 1,047 384 777 568 436 538 487 315 314 707 693 751 725 701 495 761 418 606 624 219 694 542 504 346 432 634 566 293 335 328 152 245 260 616 491 296 921 304 960 943 611 370 515 1,033 825 735 231 89 421 282 71 3,273 3,133 2,237 2,429 2,344 1,497 2,297 4,889 4,170 4,581 4,111 4,751 2,752 4,128 3,628 3,605 2,564 1,791 3,478 2,840 2,123 1,742 3,307 3,768 2,680 1,948 2,745 2,331 1,099 1,845 4,433 1,641 2,460 1,675 3,867 3,407 5,521 5,305 3,120 2,113 2,680 4,270 3,236 3,801 1,544 2,048 2,853 1,687 4,050 3,701 2,673 2,967 2,831 1,812 2,611 5,596 4,863 5,332 4,836 5,452 3,247 4,889 4,046 4,211 3,188 2,010 4,172 3,382 2,627 2,088 3,739 4,402 3,246 2,241 3,080 2,659 1,251 2,090 4,693 2,257 2,951 1,971 4,788 3,711 6,481 6,248 3,731 2,483 3,195 5,303 4,061 4,536 1,775 2,137 3,274 1,969 1,275 1,229 918 1,049 801 575 824 1,305 1,169 1,561 1,434 1,865 1,044 1,514 1,320 1,112 461 654 595 458 763 620 1,130 1,358 986 676 916 875 451 581 832 601 977 626 1,491 943 1,960 1,926 1,150 843 1,021 1,634 1,205 1,452 562 594 971 660 1990 1987 1985 7/26/1996 5 to 40 years 8/23/1996 5 to 40 years 8/26/1996 5 to 40 years 1987/92 8/30/1996 5 to 40 years 1995 1995 1975 1990 1988 1986 1978 1979 1979 1977 1970 1982 1976 1983 1978 1987 1981 1985 1995 9/16/1996 5 to 40 years 9/16/1996 5 to 40 years 10/30/1996 5 to 40 years 12/20/1996 5 to 40 years 1/10/1997 5 to 40 years 1/10/1997 5 to 40 years 1/10/1997 5 to 40 years 1/10/1997 5 to 40 years 1/10/1997 5 to 40 years 1/10/1997 5 to 40 years 1/10/1997 5 to 40 years 1/10/1997 5 to 40 years 1/17/1997 5 to 40 years 1/17/1997 5 to 40 years 1/17/1997 5 to 40 years 1/17/1997 5 to 40 years 1/30/1997 5 to 40 years 1/30/1997 5 to 40 years 1/30/1997 5 to 40 years 1993/95 3/26/1997 5 to 40 years 1995 1995 1982 1985 1987 1985/90 1988/95 1984 1969 1988 1980 1989 1975 1977 1975 1975 1984 1994 1996 1995 1995 1997 1982 3/26/1997 5 to 40 years 3/26/1997 5 to 40 years 3/31/1997 5 to 40 years 3/31/1997 5 to 40 years 3/31/1997 5 to 40 years 3/31/1997 5 to 40 years 3/31/1997 5 to 40 years 3/31/1997 5 to 40 years 4/11/1997 5 to 40 years 5/8/1997 5 to 40 years 5/21/1997 5 to 40 years 6/4/1997 5 to 40 years 6/30/1997 5 to 40 years 6/30/1997 5 to 40 years 6/30/1997 5 to 40 years 6/30/1997 5 to 40 years 6/30/1997 5 to 40 years 7/24/1997 5 to 40 years 7/24/1997 5 to 40 years 8/21/1997 5 to 40 years 9/25/1997 5 to 40 years 9/25/1997 5 to 40 years 10/9/1997 5 to 40 years 1985 11/21/1997 5 to 40 years Cost Capitalized Subsequent to Gross Amount at Which Initial Cost to Company Acquisition Carried at Close of Period Building, Building, Equipment Equipment Encum and and Building, Equipment and Life on which depreciation in latest income Accum. Date of Date statement Description ST brance Land Improvements Improvements Land Improvements Total Deprec. Construction Acquired is computed Harrisburg-Peiffers Chesapeake-Military Chesapeake-Volvo Virginia Beach-Shell Virginia Beach- Central Norfolk-Naval Base Tampa- E.Hillsborough Northbridge Harriman Greensboro-High Point Lynchburg- Timberlake Titusville Salem Chattanooga-Lee Hwy Chattanooga-Hwy 58 Ft. Oglethorpe Birmingham-Walt East Greenwich Durham- Hillsborough Durham-Cornwallis Salem-Policy Warren-Elm Warren-Youngstown Indian Harbor Beach Jackson 3 - I55 Katy-N.Fry Hollywood-Sheridan Pompano Beach- Atlantic Pompano Beach- Sample Boca Raton-18th St Vero Beach Humble Houston-Old Katy Webster Carrollton Hollywood-N.21st San Marcos Austin-McNeil Austin-FM Euless N. Richland Hills Batavia Jackson-N.West Katy-Franz W.Warwick PA VA VA VA VA VA FL MA NY NC VA FL MA TN TN GA AL RI NC NC NH OH OH FL MS TX FL FL FL FL FL TX TX TX TX FL TX TX TX TX TX OH MS TX RI 635 542 620 540 864 1,243 709 441 843 397 488 492 733 384 296 349 544 702 775 940 742 522 512 662 744 419 1,208 944 903 1,503 489 447 659 635 548 840 324 492 484 550 670 390 460 507 447 2,550 2,210 2,532 2,211 3,994 5,019 3,235 1,788 3,394 1,834 1,746 1,990 2,941 1,371 1,198 1,250 1,942 2,821 3,103 3,763 2,977 1,864 1,829 2,654 3,021 1,524 4,854 3,803 3,643 6,059 1,813 1,790 2,680 2,302 1,988 3,373 1,493 1,995 1,951 1,998 2,407 1,570 1,642 2,058 1,776 562 393 966 310 844 813 840 1,032 615 634 545 1,077 1,271 552 2,158 632 1,089 1,437 777 799 469 1,272 1,864 1,839 185 3,301 577 637 542 620 540 864 1,243 709 694 843 397 488 688 733 384 414 349 544 702 775 940 742 569 633 662 744 419 1,208 524 944 380 1,147 141 2,260 466 157 331 562 2,032 2,449 498 718 1,598 1,007 532 1,672 854 903 1,503 489 740 698 635 548 840 324 510 481 550 670 390 460 507 447 72 3,110 2,603 3,498 2,521 4,838 5,832 4,075 2,567 4,009 2,468 2,291 2,871 4,212 1,923 3,238 1,882 3,031 4,258 3,880 4,562 3,446 3,089 3,572 4,493 3,206 4,825 5,431 4,327 4,023 7,206 1,954 3,757 3,107 2,459 2,319 3,935 3,525 4,426 2,452 2,716 4,005 2,577 2,174 3,730 2,630 3,747 3,145 4,118 3,061 5,702 7,075 4,784 3,261 4,852 2,865 2,779 3,559 4,945 2,307 3,652 2,231 3,575 4,960 4,655 5,502 4,188 3,658 4,205 5,155 3,950 5,244 6,639 1,155 929 1,208 942 1,729 2,069 1,554 408 1,459 882 821 478 1984 1996 1995 1991 12/3/1997 5 to 40 years 2/5/1998 5 to 40 years 2/5/1998 5 to 40 years 2/5/1998 5 to 40 years 1993/95 2/5/1998 5 to 40 years 1975 1985 1988 2/5/1998 5 to 40 years 2/4/1998 5 to 40 years 2/9/1998 5 to 40 years 1989/95 2/4/1998 5 to 40 years 1993 2/10/1998 5 to 40 years 1990/96 1986/90 2/18/1998 5 to 40 years 2/25/1998 5 to 40 years 1,529 1979 3/3/1998 5 to 40 years 736 829 685 1,107 1,402 1,357 1,596 1,197 1,012 1,010 877 1,130 953 1,855 1987 1985 1989 1984 3/27/1998 5 to 40 years 3/27/1998 5 to 40 years 3/27/1998 5 to 40 years 3/27/1998 5 to 40 years 1984/88 3/26/1998 5 to 40 years 1988/91 1990/96 1980 1986 1986 1985 1995 1994 1988 4/9/1998 5 to 40 years 4/9/1998 5 to 40 years 4/7/1998 5 to 40 years 4/22/1998 5 to 40 years 4/22/1998 5 to 40 years 6/2/1998 5 to 40 years 5/13/1998 5 to 40 years 5/20/1998 5 to 40 years 7/1/1998 5 to 40 years 5,271 1,529 1985 7/1/1998 5 to 40 years 4,926 8,709 2,443 4,497 3,805 3,094 2,867 4,775 3,849 4,936 2,933 3,266 4,675 2,967 2,634 4,237 3,077 1,420 2,438 746 1,026 935 858 788 1,370 875 925 841 855 1,114 764 840 954 891 1988 1991 1997 1986 1996 1997 1997 1987 1994 1994 1996 1996 1996 1988 1984 1993 7/1/1998 5 to 40 years 7/1/1998 5 to 40 years 6/12/1998 5 to 40 years 6/16/1998 5 to 40 years 6/19/1998 5 to 40 years 6/19/1998 5 to 40 years 6/19/1998 5 to 40 years 8/3/1998 5 to 40 years 6/30/1998 5 to 40 years 6/30/1998 5 to 40 years 6/30/1998 5 to 40 years 9/29/1998 5 to 40 years 10/9/1998 5 to 40 years 11/19/1998 5 to 40 years 12/1/1998 5 to 40 years 12/15/1998 5 to 40 years 1986/94 2/2/1999 5 to 40 years Cost Capitalized Subsequent to Gross Amount at Which Initial Cost to Company Acquisition Carried at Close of Period Building, Building, Equipment Equipment Encum and and Building, Equipment and Life on which depreciation in latest income Accum. Date of Date statement Description ST brance Land Improvements Improvements Land Improvements Total Deprec. Construction Acquired is computed Lafayette-Pinhook 1 Lafayette-Pinhook2 Lafayette- Ambassador Lafayette-Evangeline Lafayette-Guilbeau Gilbert-Elliot Rd Glendale-59th Ave Mesa-Baseline Mesa-E.Broadway Mesa-W.Broadway Mesa-Greenfield Phoenix-Camelback Phoenix-Bell Phoenix-35th Ave Westbrook Cocoa Cedar Hill Monroe N.Andover Seabrook Plantation Birmingham- Bessemer Brewster Austin-Lamar Houston-E.Main Ft.Myers-Abrams Dracut Methuen Columbia 5 Myrtle Beach Kingsland Saco Plymouth Sandwich Syracuse Houston-Westward Houston-Boone Houston-Cook Houston-Harwin Houston-Hempstead Houston-Kuykendahl Houston-Hwy 249 Mesquite-Hwy 80 Mesquite-Franklin Dallas-Plantation San Antonio-Hunt Humble-5250 FM Pasadena LA LA LA LA LA AZ AZ AZ AZ AZ AZ AZ AZ AZ ME FL TX NY MA TX FL AL NY TX TX FL MA MA SC SC GA ME MA MA NY TX TX TX TX TX TX TX TX TX TX TX TX TX 556 708 314 188 963 651 565 330 339 291 354 453 872 849 410 667 335 276 633 633 384 254 1,716 837 733 787 1,035 1,024 883 552 470 534 1,004 670 294 853 250 285 449 545 517 299 463 734 394 381 919 612 1,951 2,860 1,095 652 3,896 2,600 2,596 1,309 1,346 1,026 1,405 1,610 3,476 3,401 1,626 2,373 1,521 1,312 2,573 2,617 1,422 1,059 6,920 2,977 3,392 3,249 3,737 3,649 3,139 1,970 1,902 1,914 4,584 3,060 1,203 3,434 1,020 1,160 1,816 2,200 2,090 1,216 1,873 2,956 1,595 1,545 3,696 2,468 1,090 321 811 1,534 888 1,199 583 2,459 632 987 463 910 1,006 729 1,864 829 406 1,179 883 365 590 1,302 1,001 537 650 497 649 613 1,220 963 3,097 280 2,317 478 444 899 543 343 754 997 1,372 1,084 718 706 319 1,082 419 291 556 708 314 188 963 772 565 733 339 291 354 453 872 849 410 667 335 276 633 633 384 254 1,981 966 841 902 1,104 1,091 942 589 666 570 1,004 714 327 912 268 306 480 583 553 320 496 784 421 408 919 612 73 3,041 3,181 1,906 2,186 4,784 3,678 3,179 3,365 1,978 2,013 1,868 2,520 4,482 4,130 3,490 3,202 1,927 2,491 3,456 2,982 2,012 2,361 7,656 3,385 3,934 3,631 4,317 4,195 4,300 2,896 4,803 2,158 6,901 3,494 1,614 4,274 1,545 1,482 2,539 3,159 3,426 2,279 2,558 3,612 1,887 2,600 4,115 2,759 3,597 3,889 2,220 2,374 5,747 4,450 3,744 4,098 2,317 2,304 2,222 2,973 5,354 4,979 3,900 3,869 2,262 2,767 4,089 3,615 2,396 2,615 9,637 4,351 4,775 4,533 5,421 5,286 5,242 3,485 5,469 2,728 7,905 4,208 1,941 5,186 1,813 1,788 3,019 3,742 3,979 2,599 3,054 4,396 2,308 3,008 5,034 3,371 1,172 1,067 754 771 1,471 1,068 1,038 669 611 542 643 840 1,452 1,335 947 1,053 651 666 970 944 592 543 1,244 616 680 664 1,138 1,096 1,037 745 888 581 1,399 897 453 1,104 410 407 644 830 798 561 618 892 507 596 989 667 1980 2/17/1999 5 to 40 years 1992/94 2/17/1999 5 to 40 years 1975 1977 1994 1995 1997 1986 1986 1976 1986 1984 1984 1996 1988 1982 1985 1998 1989 1996 1994 2/17/1999 5 to 40 years 2/17/1999 5 to 40 years 2/17/1999 5 to 40 years 5/18/1999 5 to 40 years 5/18/1999 5 to 40 years 5/18/1999 5 to 40 years 5/18/1999 5 to 40 years 5/18/1999 5 to 40 years 5/18/1999 5 to 40 years 5/18/1999 5 to 40 years 5/18/1999 5 to 40 years 5/21/1999 5 to 40 years 8/2/1999 5 to 40 years 9/29/1999 5 to 40 years 11/9/1999 5 to 40 years 2/2/2000 5 to 40 years 2/15/2000 5 to 40 years 3/1/2000 5 to 40 years 5/2/2000 5 to 40 years 1998 11/15/2000 5 to 40 years 1991/97 1996/99 1993/97 1997 1986 1984 1985 1984 1989 1988 1996 1984 1987 1976 1983 1986 1981 1974/78 1979/83 1983 1985 1984 1985 1980 12/27/2000 5 to 40 years 2/22/2001 5 to 40 years 3/2/2001 5 to 40 years 3/13/2001 5 to 40 years 12/1/2001 5 to 40 years 12/1/2001 5 to 40 years 12/1/2001 5 to 40 years 12/1/2001 5 to 40 years 12/1/2001 5 to 40 years 12/3/2001 5 to 40 years 12/19/2001 5 to 40 years 12/19/2001 5 to 40 years 2/5/2002 5 to 40 years 2/13/2002 5 to 40 years 2/13/2002 5 to 40 years 2/13/2002 5 to 40 years 2/13/2002 5 to 40 years 2/13/2002 5 to 40 years 2/13/2002 5 to 40 years 2/13/2002 5 to 40 years 2/13/2002 5 to 40 years 2/13/2002 5 to 40 years 2/13/2002 5 to 40 years 2/13/2002 5 to 40 years 1998/02 6/19/2002 5 to 40 years 1999 6/19/2002 5 to 40 years Cost Capitalized Subsequent to Gross Amount at Which Initial Cost to Company Acquisition Carried at Close of Period Building, Building, Equipment Equipment Encum and and Building, Equipment and Life on which depreciation in latest income Accum. Date of Date statement Description ST brance Land Improvements Improvements Land Improvements Total Deprec. Construction Acquired is computed League City-E.Main Montgomery Texas City Houston-Hwy 6 Lumberton The Hamptons l The Hamptons 2 The Hamptons 3 The Hamptons 4 Duncanville Dallas-Harry Hines Stamford Houston-Tomball Houston-Conroe Houston-Spring Houston-Bissonnet Houston-Alvin Clearwater Houston-Missouri City Chattanooga-Hixson Austin-Round Rock Cicero Bay Shore TX TX TX TX TX NY NY NY NY TX TX CT TX TX TX TX TX FL TX TN TX NY NY Springfield-Congress MA Stamford-Hope Houston-Jones Montgomery- Richard Oxford Austin-290E SanAntonio-Marbach Austin-South 1st Pinehurst Marietta-Austell Baton Rouge-Florida Cypress Texas City San Marcos-Hwy 35S Baytown Webster Houston-Jones Rd 2 Cameron-Scott Lafayette-Westgate Broussard Congress-Lafayette Manchester Nashua CT TX AL MA TX TX TX TX GA LA TX TX TX TX NY TX LA LA LA LA NH NH 925 1,014 689 817 817 407 817 2,207 1,131 635 1,251 1,039 827 2,713 773 1,195 1,103 1,061 388 1,720 1,167 1,365 2,047 527 1,131 612 1,612 1,214 1,906 470 537 556 754 484 811 719 721 867 628 596 937 707 411 463 601 542 832 617 3,159 3,286 3,286 1,650 3,287 8,866 4,564 2,918 5,744 4,201 3,776 11,013 3,170 4,877 4,550 4,427 1,640 6,986 4,744 5,569 5,857 2,121 4,609 2,501 6,585 4,949 7,726 1,902 2,183 2,265 3,065 1,977 3,397 2,927 2,994 3,499 2,532 2,411 3,779 2,933 1,621 1,831 2,406 1,319 3,268 2,422 3,443 5,086 3,433 1,852 3,566 9,523 5,077 3,279 6,130 4,267 4,094 4,132 6,205 4,250 2,259 4,383 11,730 6,208 3,914 7,382 5,306 4,921 11,361 14,074 4,949 5,004 4,817 7,123 2,497 7,087 7,827 6,943 6,645 2,823 4,675 2,646 6,801 5,081 7,949 3,523 1,920 2,650 3,247 3,349 3,864 5,435 4,109 3,629 2,663 2,514 3,913 5,571 1,796 1,933 3,675 3,453 3,373 2,955 5,722 6,199 5,920 8,184 2,885 8,807 9,393 8,308 8,696 3,350 5,806 3,258 8,413 6,296 9,855 3,993 2,411 3,206 4,001 3,833 4,675 6,154 4,830 4,496 3,645 3,110 4,850 6,278 2,207 2,396 4,276 3,995 4,205 3,572 846 1,007 861 465 870 2,239 1,155 738 1,396 913 861 2,379 916 1,004 982 1,208 435 1,391 1,154 1,328 1,255 537 842 491 1,233 871 1,380 490 364 434 578 486 661 535 635 577 414 403 597 725 323 299 511 417 505 420 1994/97 6/19/2002 5 to 40 years 1998 1999 1997 1996 6/19/2002 5 to 40 years 6/19/2002 5 to 40 years 6/19/2002 5 to 40 years 6/19/2002 5 to 40 years 1989/95 12/16/2002 5 to 40 years 1998 1997 1994/98 1995/99 1998/01 1998 2000 2001 2001 2003 2003 2001 1998 1998/02 2000 12/16/2002 5 to 40 years 12/16/2002 5 to 40 years 12/16/2002 5 to 40 years 8/26/2003 5 to 40 years 10/1/2003 5 to 40 years 3/17/2004 5 to 40 years 5/19/2004 5 to 40 years 5/19/2004 5 to 40 years 5/19/2004 5 to 40 years 5/19/2004 5 to 40 years 5/19/2004 5 to 40 years 6/3/2004 5 to 40 years 6/23/2004 5 to 40 years 8/4/2004 5 to 40 years 8/5/2004 5 to 40 years 1988/02 3/16/2005 5 to 40 years 2003 3/15/2005 5 to 40 years 1965/75 4/12/2005 5 to 40 years 2002 1997/99 4/14/2005 5 to 40 years 6/6/2005 5 to 40 years 1997 2002 2003 2003 2003 6/1/2005 5 to 40 years 6/23/2005 5 to 40 years 7/12/2005 5 to 40 years 7/12/2005 5 to 40 years 7/12/2005 5 to 40 years 2002/04 7/12/2005 5 to 40 years 2003 9/15/2005 5 to 40 years 1984/94 11/15/2005 5 to 40 years 2003 2003 2001 2002 1/13/2006 5 to 40 years 1/10/2006 5 to 40 years 1/10/2006 5 to 40 years 1/10/2006 5 to 40 years 2002/06 2/1/2006 5 to 40 years 2000 1997 3/9/2006 5 to 40 years 4/13/2006 5 to 40 years 2001/04 4/13/2006 5 to 40 years 2002 4/13/2006 5 to 40 years 1997/99 4/13/2006 5 to 40 years 2000 1989 4/26/2006 5 to 40 years 6/29/2006 5 to 40 years 284 2,102 147 202 279 657 513 361 387 66 318 348 1,779 127 267 2,696 857 101 3,482 1,374 792 702 66 145 216 133 223 1,621 -309 385 182 1,372 467 2,508 1,115 130 485 103 134 2,638 175 102 1,269 2,134 105 533 689 1,119 817 407 817 2,207 1,131 635 1,252 1,039 827 2,713 773 1,195 1,103 1,061 388 1,720 1,566 1,365 2,051 527 1,131 612 1,612 1,215 1,906 470 491 556 754 484 811 719 721 867 982 596 937 707 411 463 601 542 832 617 74 Cost Capitalized Subsequent to Gross Amount at Which Initial Cost to Company Acquisition Carried at Close of Period Building, Building, Equipment Equipment Encum and and Building, Equipment and Life on which depreciation in latest income Accum. Date of Date statement Description ST brance Land Improvements Improvements Land Improvements Total Deprec. Construction Acquired is computed Largo 2 Pinellas Park Tarpon Springs New Orleans St Louis-Meramec St Louis-Charles Rock FL FL FL LA MO MO St Louis-Shackelford MO St Louis- W.Washington St Louis- Howdershell St Louis-Lemay Ferry MO MO MO St Louis-Manchester MO Arlington-Little Rd Dallas-Goldmark Dallas-Manana Dallas-Manderville Ft. Worth-Granbury Ft. Worth-Grapevine San Antonio-Blanco San Antonio- Broadway San Antonio- Huebner Chattanooga-Lee Hwy II Lafayette-Evangeline Montgomery- E.S.Blvd Auburn-Pepperell Pkwy Auburn-Gatewood Dr Columbus-Williams Rd Columbus-Miller Rd Columbus-Armour Rd Columbus-Amber Dr Concord Buffalo-Langner Rd Buffalo-Transit Rd Buffalo-Lake Ave Buffalo-Union Rd Buffalo-Niagara Falls Blvd Buffalo-Young St Buffalo-Sheridan Dr Lockport-Transit Rd Rochester-Phillips Rd Greenville Port Arthur-9595 Hwy69 Beaumont-Dowlen TX TX TX TX TX TX TX TX TX TN LA AL AL AL GA GA GA GA NH NY NY NY NY NY NY NY NY NY MS TX TX 1,270 929 696 1,220 1,113 766 828 734 899 890 697 1,256 605 607 1,073 549 644 963 773 1,175 619 699 1,158 590 694 736 975 0 439 813 532 437 638 348 323 315 961 375 1,003 1,100 929 1,537 5,037 3,676 2,739 4,805 4,359 3,040 3,290 2,867 3,596 3,552 2,711 4,946 2,434 2,428 4,276 2,180 2,542 3,836 3,060 4,624 2,471 2,784 4,639 2,361 2,758 2,905 3,854 3,680 1,745 3,213 2,119 1,794 2,531 1,344 1,331 2,185 3,827 1,498 4,002 4,386 3,647 6,018 187 137 119 124 273 170 176 671 217 320 125 212 94 152 63 1,076 77 97 142 148 92 1,938 664 282 226 164 -528 151 153 1,942 515 564 383 121 78 550 594 268 91 296 161 243 1,270 929 696 1,220 1,113 766 828 734 899 890 697 1,256 605 607 1,073 549 644 963 773 1,175 619 699 1,158 590 694 736 975 0 439 813 532 437 638 348 323 316 961 375 1,003 1,100 930 1,537 75 5,224 3,813 2,858 4,929 4,632 3,210 3,466 3,538 3,813 3,872 2,836 5,158 2,528 2,580 4,339 3,256 2,619 3,933 3,202 4,772 2,563 4,722 5,303 2,643 2,984 3,069 3,326 3,831 1,898 5,155 2,634 2,358 2,914 1,465 1,409 2,734 4,421 1,766 4,093 4,682 3,807 6,261 6,494 4,742 3,554 6,149 5,745 3,976 4,294 4,272 4,712 4,762 3,533 6,414 3,133 3,187 5,412 3,805 3,263 4,896 3,975 5,947 3,182 5,421 6,461 3,233 3,678 3,805 4,301 3,831 2,337 5,968 3,166 2,795 3,552 1,813 1,732 3,050 5,382 2,141 5,096 5,782 4,737 7,798 777 548 421 710 663 449 504 1998 2000 1999 2000 1999 1999 1999 6/22/2006 5 to 40 years 6/22/2006 5 to 40 years 6/22/2006 5 to 40 years 6/22/2006 5 to 40 years 6/22/2006 5 to 40 years 6/22/2006 5 to 40 years 6/22/2006 5 to 40 years 540 1980/01 6/22/2006 5 to 40 years 556 543 409 738 362 370 627 346 379 569 470 675 362 579 2000 1999 2000 6/22/2006 5 to 40 years 6/22/2006 5 to 40 years 6/22/2006 5 to 40 years 1998/03 6/22/2006 5 to 40 years 2004 2004 2003 1998 1999 2004 2000 1998 2002 6/22/2006 5 to 40 years 6/22/2006 5 to 40 years 6/22/2006 5 to 40 years 6/22/2006 5 to 40 years 6/22/2006 5 to 40 years 6/22/2006 5 to 40 years 6/22/2006 5 to 40 years 6/22/2006 5 to 40 years 8/7/2006 5 to 40 years 1995/99 8/1/2006 5 to 40 years 733 1996/97 9/28/2006 5 to 40 years 354 1998 9/28/2006 5 to 40 years 392 2002/03 9/28/2006 5 to 40 years 431 450 528 257 604 324 262 390 189 185 310 502 256 503 616 484 792 2002/04/06 9/28/2006 5 to 40 years 1995 9/28/2006 5 to 40 years 2004/05 9/28/2006 5 to 40 years 1998 2000 9/28/2006 5 to 40 years 10/31/2006 5 to 40 years 1993/07 3/30/2007 5 to 40 years 1998 1997 1998 1998 3/30/2007 5 to 40 years 3/30/2007 5 to 40 years 3/30/2007 5 to 40 years 3/30/2007 5 to 40 years 1999/00 3/30/2007 5 to 40 years 1999 3/30/2007 5 to 40 years 1990/95 3/30/2007 5 to 40 years 1999 1994 2002/04 2003/06 3/30/2007 5 to 40 years 1/11/2007 5 to 40 years 3/8/2007 5 to 40 years 3/8/2007 5 to 40 years Cost Capitalized Subsequent to Gross Amount at Which Initial Cost to Company Acquisition Carried at Close of Period Building, Building, Equipment Equipment Encum and and Building, Equipment and Life on which depreciation in latest income Accum. Date of Date statement Description ST brance Land Improvements Improvements Land Improvements Total Deprec. Construction Acquired is computed Rd Huntsville-Memorial Pkwy Huntsville-Madison 1 Gulfport-Ocean Springs Huntsville-Hwy 72 Mobile-Airport Blvd Gulfport-Hwy 49 Huntsville-Madison 2 Foley-Hwy 59 Pensacola 6-Nine Mile Auburn-College St Gulfport-Biloxi Pensacola 7-Hwy 98 Montgomery- Arrowhead Montgomery- McLemore San Antonio-Foster Beaumont-S.Major Hattiesburg-Clasic Biloxi-Ginger Foley-St Hwy 59 Ridgeland Jackson-5111 AL AL MS AL AL MS AL AL FL AL MS FL AL AL TX TX MS MS AL MS MS Cincinnati-Robertson OH Richmond-Bridge Rd VA Raleigh-Atlantic Charlotte-Wallace Raleigh-Davis Circle Charlotte Charlotte Raleigh-Dillard NC NC NC NC NC NC Charlotte-Zeb Morris NC West Deptford Fair Lawn-Wagaraw Elizabeth-Allen High Ridge Decatur-N.Decatur Rd Humble-Pinehurst Bedford-Crystal Springs Houston-Hwy 6N Cedar Park-South Bell Katy-South Mason Deer Park-Center St Houston-W.Little Pasadena-Fairway NJ PA PA MO GA TX TX TX TX TX TX TX TX 1,607 1,016 1,423 1,206 1,216 1,345 1,164 1,346 1,029 686 1,811 732 1,075 885 676 742 444 384 437 1,479 1,337 852 1,047 846 961 574 513 1,129 381 965 626 796 885 197 1,043 825 693 1,243 1,559 691 1,012 575 705 6,338 4,013 5,624 4,775 4,819 5,325 4,624 5,474 4,180 2,732 7,152 3,015 4,333 3,586 2,685 3,024 1,799 1,548 1,757 5,965 5,377 3,409 5,981 4,095 3,702 3,975 5,317 4,767 3,575 3,355 3,419 9,467 3,073 2,132 8,252 4,201 3,552 3,106 2,727 4,435 3,312 3,557 4,223 6,624 4,244 5,702 4,904 5,033 5,385 4,779 5,641 4,294 2,849 7,227 3,071 4,441 3,632 2,923 3,149 1,934 1,630 1,896 6,392 5,509 3,574 5,983 4,149 3,747 3,993 5,344 4,799 3,592 3,375 3,420 9,502 3,151 2,158 8,278 4,250 3,569 3,114 2,721 4,432 3,315 3,569 4,240 8,231 5,261 7,125 6,110 6,249 6,686 5,943 6,988 5,323 3,535 9,038 3,803 5,517 4,517 3,599 3,891 2,378 2,014 2,333 7,871 6,846 4,426 7,030 4,995 4,708 4,567 5,857 5,928 3,973 4,340 4,046 10,298 4,036 2,355 9,321 5,075 4,262 4,357 4,280 5,123 4,327 4,144 4,945 789 1989/06 6/1/2007 5 to 40 years 524 1993/07 6/1/2007 5 to 40 years 668 584 618 632 566 686 559 357 843 387 523 433 352 354 205 168 190 636 555 277 363 107 99 105 138 127 95 89 46 125 41 29 71 28 25 22 20 30 22 25 28 1998/05 1998/06 2000/07 2002/04 2002/06 2003/06 2003/06 2003 2004/06 2006 2006 2006 2003/06 2002/05 1998 2000 2000 6/1/2007 5 to 40 years 6/1/2007 5 to 40 years 6/1/2007 5 to 40 years 6/1/2007 5 to 40 years 6/1/2007 5 to 40 years 6/1/2007 5 to 40 years 6/1/2007 5 to 40 years 6/1/2007 5 to 40 years 6/1/2007 5 to 40 years 6/1/2007 5 to 40 years 6/1/2007 5 to 40 years 6/1/2007 5 to 40 years 5/21/2007 5 to 40 years 11/14/2007 5 to 40 years 12/19/2007 5 to 40 years 12/19/2007 5 to 40 years 12/19/2007 5 to 40 years 1997/00 1/17/2008 5 to 40 years 2003 1/17/2008 5 to 40 years 2003/04 12/31/2008 5 to 40 years 2009 10/1/2009 5 to 40 years 1977/00 12/28/2010 5 to 40 years 2008 2008 2009 2009 2008 2007 1999 1999 1988 2007 2006 1993 2001 2000 1998 2000 1998 1998 2000 12/29/2010 5 to 40 years 12/29/2010 5 to 40 years 12/29/2010 5 to 40 years 12/29/2010 5 to 40 years 12/29/2010 5 to 40 years 12/29/2010 5 to 40 years 6/30/2011 5 to 40 years 7/14/2011 5 to 40 years 7/14/2011 5 to 40 years 7/28/2011 5 to 40 years 8/17/2011 5 to 40 years 9/22/2011 5 to 40 years 9/22/2011 5 to 40 years 9/22/2011 5 to 40 years 9/22/2011 5 to 40 years 9/22/2011 5 to 40 years 9/22/2011 5 to 40 years 9/22/2011 5 to 40 years 9/22/2011 5 to 40 years 286 232 78 129 214 16 155 168 114 117 75 56 109 46 238 125 135 82 139 427 132 165 2 54 45 18 27 32 17 20 1 35 78 26 26 49 17 8 -6 -3 3 12 17 1,607 1,017 1,423 1,206 1,216 1,301 1,164 1,347 1,029 686 1,811 732 1,076 885 676 742 444 384 437 1,479 1,337 852 1,047 846 961 574 513 1,129 381 965 626 796 885 197 1,043 825 693 1,243 1,559 691 1,012 575 705 76 Cost Capitalized Subsequent to Gross Amount at Which Initial Cost to Company Acquisition Carried at Close of Period Building, Building, Equipment Equipment Encum and and Building, Equipment and Life on which depreciation in latest income Accum. Date of Date statement Description ST brance Land Improvements Improvements Land Improvements Total Deprec. Construction Acquired is computed Friendswood-FM 2351 Rd Spring-Louetta Rd Houston-W.Sam Austin-Pond Springs Spring-Rayford Rd Round Rock-S. I-35 Houston-Silverado Dr Sugarland-Hwy 6 S TX TX TX TX TX TX TX TX Houston-Westheimer TX Houston-Wilcrest Dr Woodlands-Panther Creek Woodlands Houston-Katy Freeway Webster-W.Nasa Rd Newport News- Penasacola Construction in Progress TX TX TX TX TX VA FL Corporate Office NY 2,484 1,168 2,152 402 1,653 1,474 177 1,438 272 536 1,478 1,315 3,189 1,049 2,054 2,848 197 0 0 2,315 3,027 3,602 4,947 4,500 3,223 4,583 3,236 2,687 4,145 6,142 3,974 5,175 2,138 5,892 4,281 0 68 13 5 -6 21 -5 2 15 14 8 10 4 7 10 5 16 52 14,429 13,097 1,168 2,152 402 1,653 1,474 177 1,438 272 536 1,478 1,315 3,189 1,049 2,054 2,848 197 0 1,631 2,328 3,032 3,596 4,968 4,495 3,225 4,598 3,250 2,695 4,155 6,146 3,981 5,185 2,143 5,908 3,496 5,184 3,998 6,621 5,969 3,402 6,036 3,522 3,231 5,633 7,461 7,170 6,234 4,197 8,756 4,333 14,429 11,534 4,530 14,429 13,165 16 22 24 33 31 22 31 22 18 28 39 26 35 16 40 10 0 8,760 1994 1993 1999 1984 2006 1999 2000 2001 1997 1999 1977 2000 1999 1982 2004 1996 2010 2000 9/22/2011 5 to 40 years 9/22/2011 5 to 40 years 9/22/2011 5 to 40 years 9/22/2011 5 to 40 years 9/22/2011 5 to 40 years 9/22/2011 5 to 40 years 9/22/2011 5 to 40 years 9/22/2011 5 to 40 years 9/22/2011 5 to 40 years 9/22/2011 5 to 40 years 9/22/2011 5 to 40 years 9/22/2011 5 to 40 years 9/22/2011 5 to 40 years 9/22/2011 5 to 40 years 9/29/2011 5 to 40 years 11/15/2011 5 to 40 years 5/1/2000 5 to 40 years $4,423 $259,749 $1,011,310 $325,044 $272,784 $1,323,319 $1,596,103 $305,585 77 Cost: Balance at beginning of period ............. Additions during period: Acquisitions through foreclosure ...... Other acquisitions .............................. Improvements, etc. ............................ $ - 151,572 28,135 Deductions during period: Cost of assets disposed ...................... Impairment write-down ....................... Casualty loss........................................ (1,011) (1,721) (828) Balance at close of period ..................... Accumulated Depreciation: Balance at beginning of period .............. Additions during period: Depreciation expense ........................ Deductions during period: Accumulated depreciation of assets disposed ................................... Accumulated depreciation on December 31, 2011 December 31, 2010 December 31, 2009 $1,419,956 $1,364,454 $1,343,669 $ - 34,155 21,523 $ - - 21,952 179,707 55,678 21,952 (176) - - (218) - (949) (3,560) $1,596,103 (176) $1,419,956 (1,167) $1,364,454 $ 271,797 $ 238,971 $ 206,739 $ 35,008 $ 32,939 $ 32,451 35,008 32,939 32,451 (432) (113) (128) impaired asset .................................... (674) Accumulated depreciation on casualty loss ...................................... (114) - - - (91) Balance at close of period ..................... (1,220) $ 305,585 (113) $ 271,797 (219) $ 238,971 78 Statement Re: Computation of Earnings to Combined Fixed Charges and Preferred Stock Dividends Exhibit 12.1 Amounts in thousands Earnings: Income from continuing operations before noncontrolling interest in consolidated subsidiaries and income from equity investees Add: Income tax expense Add: Fixed charges Add: Distributed income of equity investees Less: Capitalized interest Preferred dividend requirements of consolidated subsidiaries Earnings (1) Fixed charges: Interest expense Amortization of financing fees Capitalized interest Estimate of interest included in rent expense Preferred stock dividends Fixed charges (2) Ratio of earnings to combined fixed charges and preferred stock dividends (1)/(2) 2011 Year ended December 31, 2010 2009 2008 2007 $31,869 1,524 38,848 944 (72) $34,739 1,131 32,007 494 (83) $20,346 937 50,410 686 (159) $35,890 689 38,676 345 (381) $38,297 675 35,679 98 (377) - 73,113 - 68,288 - 72,220 - 75,219 (1,256) 73,116 37,365 1,184 72 227 - $38,848 30,681 1,030 83 213 - $32,007 48,847 1,203 159 201 - $50,410 36,905 1,192 381 198 - $38,676 32,898 963 377 185 1,256 $35,679 1.88 2.13 1.43 1.94 2.05 1 Subsidiaries Exhibit 21.1 Sovran Acquisition Limited Partnership, a Delaware limited partnership Sovran Holdings, Inc., a Delaware Corporation Locke Sovran I LLC., a New York limited liability company Locke Sovran II LLC, a New York limited liability company The Locke Group, LLC, a Delaware limited liability company Uncle Bob’s Management, LLC, a New York limited liability company Iskalo Land Holdings, LLC, a New York limited liability company Sovran Jones Road, LLC, a Delaware limited liability company Sovran Congress, LLC, a Delaware limited liability company Sovran Cameron, LLC, a Delaware limited liability company Sovran Huebner, LLC, a Delaware limited liability company Sovran Little Road, LLC, a Delaware limited liability company Sovran Granbury, LLC, a Delaware limited liability company Sovran Shackelford, LLC, a Delaware limited liability company Sovran Manchester, LLC, a Delaware limited liability company Sovran DeGaulle, LLC, a Delaware limited liability company Sovran Grapevine, LLC, a Delaware limited liability company Sovran Washington, LLC, a Delaware limited liability company Sovran Meramac, LLC, a Delaware limited liability company Sovran Seminole, LLC, a Delaware limited liability company 1 Exhibit 23.1 Consent of Independent Registered Public Accounting Firm We consent to the incorporation by reference in the following Registration Statements: (1) Registration Statement (Form S-8 No. 333-21679) of Sovran Self Storage, Inc. (2) Registration Statement (Form S-8 No. 333-42272) pertaining to the 1995 Award and Option Plan and to the 1995 Outside Directors' Stock Option Plan, (3) Registration Statement (Form S-8 No. 333-42270) pertaining to the Deferred Compensation Plan for Directors of Sovran Self Storage, Inc., (4) Registration Statement (Form S-8 No. 333-73806) pertaining to the 1995 Award and Option Plan, (5) Registration Statement (Form S-8 No. 333-107464) pertaining to the 1995 Outside Directors' Stock Option Plan, (6) Registration Statement (Form S-8 No. 333-138937) pertaining to the 2005 Award and Option Plan and, (7) Registration Statement (Form S-3 No. 333-174668) and related Prospectus of Sovran Self Storage, Inc. for the registration of common stock, preferred stock, warrants, debt securities and units. of our reports dated February 28, 2012, with respect to the consolidated financial statements and schedule of Sovran Self Storage, Inc., and the effectiveness of internal control over financial reporting of Sovran Self Storage, Inc., included in this Annual Report (Form 10-K) for the year ended December 31, 2011. /s/ Ernst & Young LLP Buffalo, New York February 28, 2012 1 Certification of Chief Executive Officer Pursuant to Rule 13a-14(a) and 15d-14(a) of the Securities Exchange Act, as amended I, Robert J. Attea, certify that: Exhibit 31.1 1. 2. 3. 4. 5. I have reviewed this report on Form 10-K of Sovran Self Storage, Inc.; Based on my knowledge, this annual report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this annual report; Based on my knowledge, the financial statements, and other financial information included in this annual report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this annual report; The registrant's other certifying officers and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)), for the registrant and have: a) designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this annual report is being prepared; designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external reporting purposes in accordance with generally accepted accounting principles; evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter that has materially affected or is reasonably likely to materially affect the registrant's internal control over financial reporting; and b) c) d) The registrant's other certifying officers and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions): a) all significant deficiencies and material weaknesses in the design or operation of internal controls over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal controls over financial reporting. b) Date: February 28, 2012 / S / Robert J. Attea Robert J. Attea Chairman of the Board and Chief Executive Officer 1 Certification of Chief Financial Officer Pursuant to Rule 13a-14(a) and 15d-14(a) of the Securities Exchange Act, as amended I, David L. Rogers, certify that: Exhibit 31.2 1. 2. 3. 4. 5. I have reviewed this report on Form 10-K of Sovran Self Storage, Inc.; Based on my knowledge, this annual report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this annual report; Based on my knowledge, the financial statements, and other financial information included in this annual report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this annual report; The registrant's other certifying officers and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)), for the registrant and have: a) designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this annual report is being prepared; designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external reporting purposes in accordance with generally accepted accounting principles; evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter that has materially affected or is reasonably likely to materially affect the registrant's internal control over financial reporting; and b) c) d) The registrant's other certifying officers and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions): a) all significant deficiencies and material weaknesses in the design or operation of internal controls over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal controls over financial reporting. b) Date: February 28, 2012 / S / David L. Rogers David L. Rogers Secretary, Chief Financial Officer 1 Certification of Chief Executive Officer and Chief Financial Officer Pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 Exhibit 32.1 Each of the undersigned of Sovran Self Storage, Inc. (the "Company") does hereby certify, pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, 18 U.S.C. Section 1350, that: 1) 2) The report on Form 10-K of the Company for the annual period ended December 31, 2011(the "Report") fully complies with the requirements of Section 13(a) of the Securities Exchange Act of 1934 (15 U.S.C. 78m); and The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company. Dated: February 28, 2012 / S / Robert J. Attea Robert J. Attea Chairman of the Board Chief Executive Officer / S / David L. Rogers David L. Rogers Chief Financial Officer 1 Dear Fellow Shareholder Our focus as we began 2011 was to “return to growth”. We weathered the economic crisis of 2008/2009 by keeping our balance sheet strong, our customer base intact and our operations lean. We spent 2010 enhancing our operating systems and marketing programs, and made additional investments in our technology and our people. Meanwhile, our eﬀorts at sourcing and acquiring quality acquisitions began to bear fruit. As a result, 2011 proved to be the most dynamic in our 25-plus years in the storage business. During the past year we: Achieved same store revenue increases of 4.2% and same store net operating income increases of 6.2%; among the best in the industry Invested $155 million to acquire 29 quality stores in good, growing markets Formed another joint venture with our partners at Heitman, LLC and acquired 20 stores in New Jersey - primarily in the metro New York and Philadelphia markets Ramped up our Uncle Bob’s Management program to solicit new third party management contracts – at the end of 2011, we were operating 54 stores via this program Executed a $500 million ﬁnancing package which signiﬁcantly extended the term of our loans, provided for a better interest rate, and expanded our line of credit to $175 million Implemented an “At the Market” equity oﬀering program and issued $46 million of common stock in an eﬀective and eﬃcient manner We invested heavily in technology again this year – our internet marketing group, revenue management team and employee training staﬀ all utilize state of the art operating platforms to deliver higher market share, stronger rental rates and better operating margins. Increasingly, such systems and technology are the main drivers diﬀerentiating us from the owners of 90% of the properties in the industry who do not have the resources to make such investments. Self storage is rapidly becoming a business in which scale is all important – and at 435 stores and growing, we have signiﬁcant scale. Early in 2012, we made some changes to the executive structure of our team. Throughout our history of almost three decades as both a private and a publicly owned company, the three of us have managed Sovran as a partnership and we will continue as a team to provide core management as we grow the Company. This year, however, we appointed Dave as CEO, reﬂecting his role as the more public face of the Company. Further, we appointed Andrew Gregoire as our CFO, Paul Powell as Executive Vice President of Real Estate Investment, and Edward Killeen as Executive Vice President of Real Estate Management. Andy, Paul and Ed have each been with us for about 15 years and brought a wealth of experience to us when they arrived. They are proven and valuable members of our team, and their promotions are designed to provide an orderly transition and a plan for eventual succession in the leadership of our Company. We are more excited than ever to be in the self storage business, especially in our role as one of the dominant players and leading innovators. We anticipate signiﬁcant consolidation in the industry and we are well poised with a strong balance sheet, excellent operating systems and highly qualiﬁed people to capitalize on the opportunity to grow the size and value of our Company. Your ongoing support is appreciated. Oﬃcers & Directors Robert J. Attea Director Executive Chairman of the Board James R. Boldt Director Chairman, President, and Chief Executive Oﬃcer Computer Task Group Inc. Charles E. Lannon Director President Strategic Advisory, Inc. Kenneth F. Myszka Director President and Chief Operating Oﬃcer Anthony P. Gammie Director Chairman of the Board Bowater Incorporated (retired) David L. Rogers Chief Executive Oﬃcer Andrew J. Gregoire Chief Financial Oﬃcer and Corporate Secretary Edward F. Killeen Executive Vice President Real Estate Management Paul T. Powell Executive Vice President Real Estate Investment Registrar and Transfer Agent American Stock Transfer & Trust Co. 6201 15th Avenue Brooklyn, New York 11219 (800) 937-5449 Annual Meeting May 23, 2012 Sovran Self Storage, Inc. Home Oﬃce 6467 Main Street Williamsville, New York 14221 9:00 a.m. (e.d.t.) Investor Relations Diane M. Piegza (716) 633-1850 www.unclebobs.com/company Independent Auditors Ernst & Young LLP 1500 Key Tower Buﬀalo, New York 14202 Corporate Counsel Phillips Lytle LLP 3400 HSBC Center Buﬀalo, New York 14203 Exchange New York Stock Exchange Listing Symbol: SSS Average Daily Volume in 2011: 135,789 The Chief Executive Oﬃcer has previously ﬁled with the New York Stock Exchange (NYSE) the annual CEO certiﬁcation for 2011 as required by section 303A.12(a) of the NYSE listed company manual. As of December 31, 2011, there were approximately 1,155 shareholders of record of the common stock. Store 378 - Atlanta, GA Store 740 - Newark, NJ Store 373 - Raleigh, NC Robert J. Attea Executive Chairman Kenneth F. Myszka President and COO David L. Rogers CEO Sovran Self Storage, Inc. | 6467 Main Street | Williamsville, NY 14221 | 716.633.1850 Sovran Self Storage, Inc. 2011 Annual Report S O V R A N S E L F S T O R A G E , I N C . 2 0 1 1 A N N U A L R E P O R T Sovran Self Storage 381 Sovran HHF JV UB Management Total 45 9 435 6467 Main Street Williamsville, NY 14221

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