Welcome to our dedicated page for Public Storage SEC filings (Ticker: PSA), a comprehensive resource for investors and traders seeking official regulatory documents including 10-K annual reports, 10-Q quarterly earnings, 8-K material events, and insider trading forms.
Public Storage filings document the regulatory disclosures of a self-storage REIT with common shares listed on the New York Stock Exchange and multiple series of preferred and depositary shares. The company’s reports cover material events, operating and financial results, capital-structure disclosures, securities registered under Section 12(b), and debt-related instruments.
Its SEC record also includes proxy materials addressing trustee elections, executive compensation, shareholder voting matters, and governance practices. Form 8-K filings provide event-driven disclosures on dividends, agreements, financing or security matters, and other corporate actions connected to Public Storage’s REIT structure and self-storage operations.
Public Storage director Kristy Pipes received a new equity award. She was granted 3,232 AO LTIP Units of Public Storage OP, L.P. under the Amended and Restated Public Storage 2021 Equity and Performance-Based Incentive Compensation Plan. The AO LTIP Units vest in full one year from the grant date and are structured as profits interests for U.S. federal income tax purposes.
Once vested, these AO LTIP Units can be converted at her election into LTIP Units of Public Storage OP, then into OP Units, which may be exchanged for Public Storage common shares or the cash value of those shares. The award has a conversion or exercise price of $308.98 per underlying common share and an expiration date in 2036.
Public Storage ownership filing shows Vanguard Capital Management beneficially owns 11,940,040 shares of Public Storage common stock, equal to 6.8% of the class as reported 03/31/2026. The filing lists sole voting power of 1,673,943 shares and sole dispositive power over 11,940,040 shares. The form is signed on 04/30/2026.
Vanguard Portfolio Management reports beneficial ownership of 13,564,333 shares of Public Storage common stock, equal to 7.72% of the class as of 03/31/2026. The report shows sole dispositive power over 13,564,333 shares and sole voting power for 22,083 shares. The filing is signed by Vanguard's Head of Global Fund Administration on 04/29/2026.
Public Storage reported higher quarterly profitability with stable core operations and continued portfolio growth. For the quarter ended March 31, 2026, total revenues reached $1.22 billion and net income allocable to common shareholders increased to $476.8 million, or $2.71 per diluted share, helped by a large foreign currency gain on Euro debt.
Self‑storage net operating income rose 2.6% to $822.4 million, with Same Store revenues flat, slightly higher occupancy, and modestly lower operating costs, while non‑same store assets contributed most of the NOI growth. Core FFO per share increased 2.4% to $4.22, reflecting underlying cash earnings.
The company continued to expand, owning 3,176 U.S. self‑storage facilities totaling about 229.8 million net rentable square feet, and remained well within debt covenants with notes payable of $9.77 billion and Debt to Total Assets of approximately 18%. Public Storage also announced an all‑stock merger agreement to acquire National Storage Affiliates Trust, which would add more than 1,000 properties and create a large joint venture platform, pending NSA shareholder approval and customary closing conditions.
Public Storage reported stronger first quarter 2026 results, with net income per share rising to $2.71 from $2.04, a 32.8% increase. Core funds from operations per share grew to $4.22 from $4.12, up 2.4%, as self-storage revenues reached $1.22 billion.
The company announced a pending all-stock acquisition of National Storage Affiliates valued at approximately $10.5 billion, expected to add $0.35 to $0.50 to Core FFO per share at stabilization, with closing targeted for the third quarter of 2026, subject to NSA holder approval.
Management reaffirmed 2026 guidance, including Same Store net operating income growth between (3.9)% and (0.5)% and Core FFO per share between $16.35 and $17.00. The balance sheet shows $10.1 billion of total debt, a 3.3% weighted average interest rate, and about $1.9 billion of available liquidity as of March 31, 2026.
Public Storage director Ronald P. Spogli exercised derivative awards tied to company equity. On this Form 4, he exercised 971.88 LTIP Units and 5,163 AO LTIP Units, each convertible into the same number of Common Shares through OP Units, using a “net exercise” structure described in the footnotes.
After the transactions, he directly holds 5,909.6 LTIP Units and no AO LTIP Units. According to the footnotes, vested LTIP Units can become OP Units, which are redeemable at the holder’s election for either one Common Share per OP Unit or the cash value of a Common Share, at the company’s option.
Public Storage director Avedick Baruyr Poladian exercised equity awards into common share equivalents through LTIP-based partnership units. On April 20, 2026, he exercised 1,023.44 LTIP Units and 5,163 AO LTIP Units, representing derivative rights over an aggregate 6,186.44 underlying Common Shares.
The AO LTIP Units had a conversion price of $250.29 per unit and were fully exercised, leaving no AO LTIP Units outstanding. Following the LTIP transaction, he held 4,784.71 LTIP Units, which are structured to convert into OP Units and then into Common Shares or cash at the company’s option, as described in the footnotes.
Public Storage director Ronald L. Havner Jr. reported a bona fide gift of 734 Common Shares on April 14, 2026, transferring them to his trust. The gift was made at a stated price of $0.00 per share and is a non-market transaction.
After the gift, Havner directly holds 6,726.59 Common Shares, including 2,726.59 deferred share units tied to previously granted restricted share units. He also has indirect ownership of 317,787 Common Shares through the Havner Family Trust and 1,900 Common Shares through his spouse’s IRA.
Public Storage director Avedick B. Poladian reported a series of bona fide gift transfers of the company’s common shares. On April 10, 2026, he recorded six gift transactions covering a total of 12,000 shares, including transfers of 2,000 shares to each of three AMMEA trusts where he serves as trustee. Following these changes, he holds 24,163 shares directly, 2,000 shares in each of the three trusts, and 1,000 shares indirectly through an IRA.
Public Storage Operating Company, a subsidiary of Public Storage, completed an offering of $500 million 5.000% Senior Notes due December 15, 2035, guaranteed by Public Storage.
The notes pay 5.000% annual interest, with semi-annual payments each June 15 and December 15, starting June 15, 2026. They are unsecured, unsubordinated obligations ranking equally with PSOC’s other unsecured, unsubordinated debt. Public Storage may redeem the notes at a make-whole price, or at 100% of principal plus accrued interest if redeemed on or after September 15, 2035.
The indenture includes covenants limiting additional secured and unsecured borrowing and major mergers or asset sales, and requires PSOC to maintain total unencumbered assets of at least 125% of total unsecured indebtedness, along with customary events of default.