Director, State Legislative & Regulatory Affairs

Company Description

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 also voted us as having  Best Career Growth , ranked us in the  Top 5% for Work Culture , and in the  Top 10% for Diversity and Inclusion .

We're a member of the  S&P 500  and  FT Global 500 . Our common and preferred stocks trade on the New York Stock Exchange.

Public Storage is the nation’s leading self-storage provider, recognized for its iconic orange doors and commitment to delivering simple, reliable solutions to millions of customers across the country. We are expanding our creative team to enhance our consistent and engaging visual brand presence.

Job Description

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 will serve as a strategic advisor to Legal, Compliance, Operations, Revenue Management, Marketing, Risk, and senior leadership on legislative and regulatory issues, with particular 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; Public Storage is seeking 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, including 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, property management, financial services, logistics, or regulated services business.
 
- Experience managing issue portfolios involving consumer protection, pricing, advertising and marketing, contracts, lien laws, insurance, tax, privacy, or property operations.
 
- Familiarity with legislative tracking and government affairs platforms such as Quorum, FiscalNote, LexisNexis State Net, PolicyNote, or similar tools.
 
- Experience working with trade associations, coalitions, attorneys general offices, state regulatory agencies, and bipartisan policymaker networks.
 
- Experience building a legislative and regulatory affairs function, including processes for issue intake, tracking, escalation, stakeholder engagement, and executive reporting.

Key Attributes

- Strategic, practical, and business-oriented approach to public policy and regulatory risk.
 
- Ability to operate independently while keeping internal stakeholders aligned and informed.
 
- Executive presence and credibility with senior leaders, policymakers, regulators, and external partners.
 
- Comfort managing ambiguity, competing priorities, and fast-moving legislative sessions across multiple jurisdictions.
 
- Collaborative style with the ability to lead through influence across legal, operational, compliance, and business teams.

Additional Information

Public Storage is an equal opportunity employer and embraces diversity. We do not discriminate on the basis of race, color, religion, sex, sexual orientation, gender identity, national origin, age, disability, or any other protected status. All qualified candidates are encouraged to apply.

**Sponsorship for Work Authorization is not available for this posting.  Candidates must be authorized to work in the U.S. without restrictions or requiring sponsorship now or in the future. We do not provide training plans or support for F-1 OPT, STEM OPT extensions, or future visa sponsorship.**

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