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 reported an equity compensation grant to one of its directors. On 12/31/2025, the director received 128 LTIP Units in Public Storage OP, L.P. under the company’s Non-Management Trustee Compensation and Deferral Program, part of its Amended and Restated 2021 Equity and Performance-Based Incentive Compensation Plan. The number of LTIP Units was calculated by dividing the portion of quarterly cash retainers the director elected to receive in equity by the company’s closing share price on the grant date, and rounding up to the nearest unit.
The LTIP Units are intended to be profits interests for U.S. federal income tax purposes and can be converted, after certain tax allocation conditions are met, into OP Units of Public Storage OP. Those OP Units may then be exchanged by the director for Public Storage common shares or the cash value equivalent, as determined by the company. Following this grant, the director beneficially owned 208 derivative securities reported on this form in direct ownership.
Public Storage filed a current report to share an investor presentation and provide an operating update for its stabilized same store portfolio through November 30, 2025. For the recent two‑month period, new tenants paid lower average annual contract rent of $11.55 per square foot versus $12.84 a year earlier, while square footage rented by move‑ins grew 2.9%. Over eleven months, move‑in rents per square foot declined 6.2% and contract rents gained from move‑ins fell 5.9%, though promotional discounts also decreased.
Move‑out activity softened, with contract rents lost from move‑outs down 3.2% for the two‑month period and 2.2% year to date, and occupancy held steady at 91.2%. As of December 8, 2025, the company had acquired or was under contract to acquire 88 self‑storage facilities totaling 6.1 million net rentable square feet for $949.4 million since the beginning of the year.
The Vanguard Group filed an amended Schedule 13G (Amendment No. 17) for Public Storage (PSA), reporting beneficial ownership of 23,066,538 common shares, representing 13.14% of the class as of 09/30/2025. Vanguard reports 0 sole voting power and 1,040,484 shared voting power, with 21,457,709 shares under sole dispositive power and 1,608,829 under shared dispositive power.
The filing is made on a passive basis under Schedule 13G, and Vanguard certifies the securities were acquired and are held in the ordinary course of business, not to change or influence control. Vanguard notes its clients have the right to receive dividends or sale proceeds for the reported securities, and no other single person’s interest exceeds five percent.
Public Storage (PSA) reported higher Q3 results. Revenue rose to $1.224 billion from $1.188 billion, driven by steady self-storage operations ($1.139 billion) and stronger ancillary revenue ($85 million). Net income increased to $515 million from $433 million. Net income allocable to common shareholders was $461 million, with diluted EPS of $2.62 versus $2.16 a year ago.
Year-to-date, revenue reached $3.608 billion, but net income was $1.287 billion versus $1.466 billion last year, largely reflecting a higher foreign currency exchange loss tied to Euro-denominated notes. Interest expense was $223 million for the nine months, while the company remained within note covenants.
PSA expanded its footprint by acquiring 74 facilities for $814.6 million and opened developed/redeveloped space costing $268.8 million. Notes payable were $10.04 billion, including June issuance of $875 million in U.S. dollar notes (4.375% due 2030; 5.000% due 2035). Subsequent to quarter-end, PSA issued €425 million of 3.500% notes due 2034, agreed to acquire 12 facilities for $119.9 million, and declared a $3.00 quarterly dividend (about $527 million). Common shares outstanding were 175,463,014 as of October 22, 2025.
Public Storage furnished an Item 2.02 Form 8‑K announcing its financial results for the quarter ended September 30, 2025. The company provided the full details in an earnings press release attached as Exhibit 99.1, dated October 29, 2025.
The information under Item 2.02 and Exhibit 99.1 is designated as furnished, not filed, which limits its incorporation by reference and related liabilities under the Exchange Act. The filing also lists the company’s common and preferred depositary share listings, along with guarantees of certain senior notes.
Ronald P. Spogli, a Director of Public Storage (PSA), reported grants on 09/30/2025. He was granted 5.97 DSUs valued at $288.85 each, representing 12,814.72 common shares following the transaction (which includes 2,651.72 DSUs). He also received 148 LTIP Units representing 148 underlying common shares, with 4,599.72 common shares reported as beneficially owned following the LTIP grant. The DSUs are fully vested and will be settled in unrestricted common shares upon certain separation, death, disability, or change of control events; dividend equivalents on DSUs are issued as additional DSUs. The LTIP Units are membership interests in a subsidiary and are convertible into OP Units and then into common shares or cash, subject to tax conditions.
John Reyes, a director of Public Storage (PSA), received a grant of 115 fully-vested deferred share units (DSUs) on 09/30/2025 under the company’s Non-Management Trustee Compensation and Deferral Program. Each DSU represents the right to one common share and will be settled in unrestricted common shares upon the director’s separation, death, disability, or an earlier change of control. The grant used the company’s closing share price on the grant date of $288.85. After the reported transaction the filing shows 3,063 DSUs beneficially owned directly and 154,685 shares held indirectly through the Reyes Trust.
Luke J. Petherbridge, a director of Public Storage (PSA), was granted 80 LTIP Units on 09/30/2025 under the companys Non-Management Trustee Compensation and Deferral Program. The LTIP Units are fully vested on grant and are economic interests in Public Storage OP, L.P., intended to qualify as profits interests for U.S. federal tax purposes. Subject to tax-related conversion conditions, LTIP Units convert into OP Units that may be exchanged for common shares or the cash equivalent, using the companys closing share price on the grant date to determine unit quantity. The Form 4 was signed by an attorney-in-fact on 10/02/2025.
Mitra Shankh, a director of Public Storage (PSA), received 115 unrestricted common shares on 09/30/2025 under the company's Non-Management Trustee Compensation and Deferral Program within the 2021 Equity and Performance-Based Incentive Compensation Plan. The shares were issued as the share-equivalent of cash retainers the reporting person elected to receive in stock; the grant used the company closing price on the grant date at $288.85 per share. After the transaction the reporting person directly beneficially owned 8,768 shares. The Form 4 was signed by an attorney-in-fact on behalf of the reporting person on 10/02/2025.
Ronald L. Havner Jr., a Public Storage (PSA) director, reported equity compensation transactions dated 09/30/2025. The filing discloses grants of fully vested deferred share units (DSUs) issued in lieu of dividend equivalents and grants of fully vested LTIP Units under the company’s 2021 Equity and Performance-Based Incentive Compensation Plan. The DSUs are settled in unrestricted common shares upon separation, death, disability, or a change of control and will accrue additional DSUs as dividend equivalents. The report shows an LTIP grant of 321 units and a closing share price used of $288.85. The filing also lists beneficial ownership: 317,053 shares held indirectly by a trust and 1,900 shares held indirectly by spouse IRA, with 147,000.4 LTIP-related units/shares noted as held following the transactions.