Director, State Legislative & Regulatory Affairs

Company Overview

Since opening our first self‑storage facility in 1972, Public Storage has grown to become the largest owner and operator of self‑storage facilities in the world. With thousands of locations across the U.S. and Europe, and more than 170 million net rentable square feet of real estate, we’re also one of the largest landlords. We’ve been recognized as a Great Place to Work by the Great Place to Work Institute, and our employees have voted us as having Best Career Growth, ranking us in the top 5 % for work culture and in the top 10 % for diversity and inclusion. We are a member of the S&P 500 and FT Global 500, and our common and preferred stocks trade on the New York Stock Exchange. Public Storage is the nation’s leading self‑storage provider, known for our iconic orange doors and commitment to delivering simple, reliable solutions to millions of customers.

About the Role

The Director, State Legislative & Regulatory Affairs will monitor, assess, and help shape state and local policy developments affecting Public Storage and the self‑storage industry. This role serves as a strategic advisor to Legal, Compliance, Operations, Revenue Management, Marketing, Risk, and senior leadership on legislative and regulatory issues, with emphasis on consumer protection, pricing, advertising and marketing, lien laws, insurance, property operations, taxation, privacy, and other matters affecting a nationwide consumer‑facing real‑estate business. The successful candidate will bring deep experience monitoring and managing legislative and regulatory activity across multiple states, translating complex developments into practical business guidance, and leading coordinated efforts among internal stakeholders, outside counsel, consultants, contract lobbyists, trade associations, and cross‑functional teams nationwide. A law degree is not required; we seek a seasoned public‑policy, state‑government‑affairs, or regulatory‑affairs leader who can build scalable processes and manage a national portfolio of issues with sound judgment and executive presence.

Key Responsibilities

• Monitor, analyze, and report on state and local legislative and regulatory developments affecting Public Storage, including proposed legislation, administrative rulemaking, attorney general activity, agency guidance, and emerging policy trends.
• Develop and manage a nationwide issue‑tracking process that identifies risks and opportunities across multiple states and escalates priority matters to Legal, Compliance, Operations, and senior business leaders.
• Lead the coordination of state advocacy strategies, including developing policy positions, drafting testimony and comment letters, recommending legislative language, and supporting direct engagement with policymakers and regulators.
• Manage and coordinate external resources—contract lobbyists, outside counsel, consultants, trade associations, and coalition partners—to ensure consistent strategy, timely intelligence, and effective execution across jurisdictions.
• Partner with internal stakeholders to assess the operational, financial, compliance, customer, and reputational impact of proposed laws and regulations and recommend practical response strategies.
• Translate complex legislative and regulatory developments into clear, actionable guidance for executives and business teams.
• Support regulatory and legislative strategies related to consumer protection, pricing, advertising and marketing, lien laws, insurance and risk, property operations, tax, privacy, call‑center practices, and other issues affecting the self‑storage industry.
• Build and maintain relationships with state legislators, regulators, agency staff, attorneys general offices, governors’ offices, trade associations, business coalitions, and other external stakeholders.
• Prepare briefings, memoranda, issue summaries, talking points, testimony, correspondence, and executive‑level reports on key legislative and regulatory matters.
• Track lobbying, political, gift, ethics, and disclosure obligations in partnership with Legal and Compliance to support adherence to applicable federal, state, and local requirements.
• Support integration and compliance planning for business expansion, acquisitions, entry into new jurisdictions, and changes in state operating requirements.
• Manage cross‑functional workstreams and nationwide teams to ensure alignment, accountability, and timely execution on priority legislative and regulatory matters.

Qualifications

• 10–12+ years of relevant experience in state government affairs, legislative affairs, regulatory affairs, public policy, trade‑association advocacy, or a related role.
• Demonstrated experience monitoring, analyzing, and managing legislative and regulatory developments across multiple states.
• Proven ability to manage nationwide teams, external consultants, contract lobbyists, and cross‑functional stakeholders in a matrixed environment.
• Strong understanding of state legislative and regulatory processes, including bill tracking, committee activity, rulemaking, public comment processes, coalition advocacy, and policymaker engagement.
• Experience developing advocacy strategies and translating policy developments into business, operational, and compliance recommendations.
• Excellent written and verbal communication skills, including the ability to draft testimony, comment letters, policy briefs, executive summaries, and strategic recommendations.
• Strong project‑management skills, with the ability to prioritize competing issues, manage deadlines across jurisdictions, and create scalable systems for tracking and reporting.
• Sound judgment, discretion, and ability to advise senior leaders on sensitive, fast‑moving, and high‑impact public‑policy matters.
• Bachelor’s degree in political science, public policy, public administration, business, communications, or a related field required; advanced degree, public‑policy degree, or J.D. welcome but not required.
• Ability to travel regularly to state capitals, industry meetings, company locations, and external stakeholder engagements as needed.

Preferred Experience

• Experience working for or with a national, multi‑state, consumer‑facing, real‑estate, retail