8-K

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, DC 20549

FORM 8-K

CURRENT REPORT

PURSUANT TO SECTION 13 OR 15(d)

OF THE SECURITIES EXCHANGE ACT OF 1934

Date of Report (Date of earliest event reported): June 22, 2026

Public Storage

(Exact Name of Registrant as Specified in its Charter)


Maryland	001-33519	93-2834996
(State or Other Jurisdiction of Incorporation)	(Commission File Number)	(I.R.S. Employer Identification No.)


2811 Internet Boulevard, Frisco, Texas		75034
(Address of Principal Executive Offices)		(Zip Code)

(469) 649-9486

Registrant’s telephone number, including area code

N/A

(Former name or former address, if changed since last report)

Check the appropriate box below if the Form 8-K is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

☐	Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

☐	Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

☐	Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

☐	Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Securities registered pursuant to Section 12(b) of the Act:


Title of Class	Trading Symbol	Name of exchange on which registered
Common Shares, $0.10 par value	PSA	New York Stock Exchange
Depositary Shares, Each Representing 1/1,000 of a 5.150% Cum Pref Share, Series F, $0.01 par value	PSAPrF	New York Stock Exchange
Depositary Shares, Each Representing 1/1,000 of a 5.050% Cum Pref Share, Series G, $0.01 par value	PSAPrG	New York Stock Exchange
Depositary Shares, Each Representing 1/1,000 of a 5.600% Cum Pref Share, Series H, $0.01 par value	PSAPrH	New York Stock Exchange
Depositary Shares, Each Representing 1/1,000 of a 4.875% Cum Pref Share, Series I, $0.01 par value	PSAPrI	New York Stock Exchange
Depositary Shares, Each Representing 1/1,000 of a 4.700% Cum Pref Share, Series J, $0.01 par value	PSAPrJ	New York Stock Exchange
Depositary Shares, Each Representing 1/1,000 of a 4.750% Cum Pref Share, Series K, $0.01 par value	PSAPrK	New York Stock Exchange
Depositary Shares, Each Representing 1/1,000 of a 4.625% Cum Pref Share, Series L, $0.01 par value	PSAPrL	New York Stock Exchange
Depositary Shares, Each Representing 1/1,000 of a 4.125% Cum Pref Share, Series M, $0.01 par value	PSAPrM	New York Stock Exchange
Depositary Shares, Each Representing 1/1,000 of a 3.875% Cum Pref Share, Series N, $0.01 par value	PSAPrN	New York Stock Exchange
Depositary Shares, Each Representing 1/1,000 of a 3.900% Cum Pref Share, Series O, $0.01 par value	PSAPrO	New York Stock Exchange
Depositary Shares, Each Representing 1/1,000 of a 4.000% Cum Pref Share, Series P, $0.01 par value	PSAPrP	New York Stock Exchange
Depositary Shares, Each Representing 1/1,000 of a 3.950% Cum Pref Share, Series Q, $0.01 par value	PSAPrQ	New York Stock Exchange
Depositary Shares, Each Representing 1/1,000 of a 4.000% Cum Pref Share, Series R, $0.01 par value	PSAPrR	New York Stock Exchange
Depositary Shares, Each Representing 1/1,000 of a 4.100% Cum Pref Share, Series S, $0.01 par value	PSAPrS	New York Stock Exchange
Guarantee of 0.875% Senior Notes due 2032 issued by Public Storage Operating Company	PSA/32	New York Stock Exchange
Guarantee of 0.500% Senior Notes due 2030 issued by Public Storage Operating Company	PSA/30	New York Stock Exchange
Guarantee of 3.500% Senior Notes due 2034 issued by Public Storage Operating Company	PSA/34	New York Stock Exchange

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

Item 3.02

Unregistered Sales of Equity Securities.

On June 22, 2026, Public Storage OP, L.P. (“PSA OP”), a Delaware limited partnership and the operating partnership of Public Storage (the “Company”), and Public Storage Operating Company, a Maryland real estate investment trust and a wholly owned subsidiary of PSA OP (“PSOC”), entered into a transaction agreement (the “Transaction Agreement”) with PS Canada Holdings, LLC, a Delaware limited liability company (“PS Canada”), Grant Gustavson, Greer Gustavson and 4G Thoroughbreds, LLC, a Delaware limited liability company (collectively, “Sellers”), pursuant to which, upon the terms and subject to the conditions set forth therein, PSOC will acquire all of the outstanding membership interests of PS Canada from Sellers (the “Transaction”). The completion of the Transaction is subject to the satisfaction or waiver of customary closing conditions, including the receipt of required regulatory approvals.

Pursuant to the terms and subject to the conditions set forth in the Transaction Agreement, PSOC will acquire all of the outstanding membership interests of PS Canada from Sellers for an aggregate upfront purchase price of approximately $1.2 billion, consisting of (a) approximately $889 million worth of common units of PSA OP (“PSA OP Units”) (2,762,108 PSA OP Units, valuing each such unit at $321.98 per unit) and (b) approximately $310 million in cash, subject to customary purchase price adjustments (including for the indebtedness of PS Canada). Pursuant to the terms and subject to the conditions set forth in the Transaction Agreement, the Sellers will also have an opportunity to receive additional earn-out consideration of up to 768,000 PSA OP units, valuing each such unit at $375 per unit, contingent on the achievement by PS Canada of certain net operating income performance targets.

Subject to certain restrictions, PSA OP Units are redeemable by the holders on a one-for-one basis for common shares, par value $0.10, of the Company or cash at the option of the Company.

The PSA OP Units to be issued in connection with the Transaction are intended to be exempt from registration under the Securities Act of 1933, as amended (the “Securities Act”), by virtue of the exemption provided in Section 4(a)(2) of the Securities Act.

Item 7.01

Regulation FD Disclosure.

On June 22, 2026, the Company issued a press release announcing the entry into the Transaction Agreement, a copy of which is attached as Exhibit 99.1 to this Current Report on Form 8-K and is incorporated herein by reference.

Also on June 22, 2026, the Company posted on the Investor Relations section of its website an investor presentation related to the Transaction. A copy of the investor presentation is attached hereto as Exhibit 99.2 and is incorporated herein by reference.

The information in this Item 7.01, including Exhibit 99.1 and Exhibit 99.2 attached hereto, shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, or otherwise subject to liability of that section. The information in this Item 7.01 shall not be incorporated by reference into any filing or other document pursuant to the Securities Act of 1933, as amended, except as shall be expressly set forth by specific reference in such filing or document.

Item 9.01

Financial Statements and Exhibits.

(d) Exhibits


Exhibit Number		Description

99.1		Press Release, dated June 22, 2026.

99.2		Investor Presentation, dated June 22, 2026.

104		Cover Page Interactive Data File (embedded within the Inline XBRL document)

Cautionary Statement Regarding Forward-Looking Statements

This Current Report on Form 8-K contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. All statements in this Current Report on Form 8-K, other than statements of historical fact, are forward-looking statements, which may be identified by the use of the words “outlook,” “guidance,” “expects,” “believes,” “anticipates,” “should,” “estimates,” and similar expressions. These forward-looking statements involve known and unknown risks and uncertainties, which may cause actual events to be materially different from those expressed or implied in the forward-looking statements. Factors and risks that may impact future results and performance include, but are not limited to, risks relating to the Transaction, including the ability to realize the anticipated benefits of the Transaction and the parties’ ability to satisfy the closing conditions to consummating the Transaction, including required regulatory approvals, and complete the Transaction on the proposed terms or on the anticipated timeline, if at all. Additional factors that could affect future results of the Company can be found in the Company’s Annual Report on Form 10-K for the year ended December 31, 2025, filed with the Securities and Exchange Commission (the “SEC”) on February 12, 2026, in the Company’s Quarterly Report on Form 10-Q for the period ended March 31, 2026, filed with the SEC on April 27, 2026, and in the Company’s other filings with the SEC. Public Storage does not undertake any obligation to publicly update or review any forward-looking statement except as required by law, whether as a result of new information, future developments or otherwise.

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.


PUBLIC STORAGE

By:		/s/ Joseph D. Fisher
		Joseph D. Fisher
		President and Chief Financial Officer

Date: June 22, 2026

Exhibit 99.1

Public Storage to Acquire Public Storage Canada in Strategic Entry into Major Canadian Markets

Strategic acquisition of 3^rd largest self-storage platform in Canada expected to create long-term internal and external growth opportunities

Transaction valued at $1.2 billion and primarily funded with Public Storage Operating Partnership Units (“OPUs”)

Acquisition to provide attractive going-in NOI yield in the high-5’s, significant operational upside on 83% occupied portfolio, and double-digit IRR potential

FRISCO, Texas — (BUSINESS WIRE) — Public Storage (NYSE: PSA) (“Public Storage” or the “Company”), the largest owner of self-storage facilities, today announced that its operating partnership, Public Storage OP, L.P. (“Public Storage OP”), and Public Storage Operating Company (“PSOC”) have entered into an agreement to acquire Public Storage Canada (“PS Canada”) in a transaction valued at approximately $1.2 billion USD ($1.67 billion CAD). The PS Canada platform was built by industry visionary and Public Storage founder Wayne Hughes and has been independently owned and operated by the Hughes family under the Public Storage Brand for decades. The acquisition is expected to expand Public Storage’s platform in major Canadian markets with long-term growth driven by high household incomes, strong relative population growth, and low supply per capita compared to the U.S.

Under the terms of the transaction, PSOC will pay consideration worth approximately $1.2 billion at closing, consisting of approximately $889 million of Public Storage OP units (2.76 million OPUs, valuing each such unit at $321.98 per unit) and approximately $310 million in cash, subject to customary purchase price adjustments. The transaction will also include an opportunity for the sellers to receive earn-out consideration of up to $288 million in Public Storage OP units priced at $375 per unit, contingent on the achievement of certain NOI performance targets. All values are represented in USD. The transaction was entered into with Tamara Hughes Gustavson and family pursuant to the Company’s existing Right-of-First-Offer (“ROFO”) and Right-of-First-Refusal (“ROFR”), providing attractive pricing due to off-market purchase.

Strategic Rationale

Public Storage believes the acquisition offers compelling strategic benefits, including:

•

gaining exposure to a growing Canadian self-storage industry with low supply ratios;

•

revenue and operational upside through the PS Next^TM operating platform;

•

a platform opportunity in major Canadian markets, including expanded acquisition, new development, expansion, and lending opportunities;

•

an existing Public Storage^®-branded portfolio that reduces upfront capital expenditures and minimizes customer disruption; and

•

allows for low-cost CAD-denominated borrowing to fund recently announced external growth.

Portfolio Highlights

The portfolio consists of 68 properties totaling 5.3M square feet. PS Canada had Q1 2026 same-store occupancy of 83.1% with same store rents of $23.24 (USD) per occupied square foot. The portfolio is located in the key Canadian markets of Toronto, Vancouver, Montreal, Calgary, and Ottawa. These markets benefit from low supply per capita (well below the U.S. average) and the portfolio features robust 3-mile trade area populations and household incomes.

Financial Highlights

Public Storage expects the acquisition to provide:

•

an attractive going-in NOI yield in the high-5’s;

•

high-single-digit compounding NOI growth near-term as synergies and operational upside are realized, driven by implementation of the PS Next^TM operating platform with key areas of focus on customer experience, rental revenue, operating expense efficiencies, and tenant reinsurance;

•

accretive to long-term portfolio IRR, NOI growth, and FFO per share growth given attractive basis and cash flow upside; and

•

leverage-neutral OP unit funding that retains balance sheet strength for future opportunities;

The transaction is expected to close in the second half of 2026, subject to the satisfaction of customary closing conditions.

Tom Boyle, CEO said, “The acquisition of PS Canada represents a strategic opportunity to expand the Public Storage platform into major Canadian markets with attractive long-term fundamentals. This portfolio includes high-quality real estate in key markets, carries the Public Storage brand, and offers meaningful upside through our PS Next^TM operating platform. Together with our previously announced National Storage Affiliates Trust transaction, this acquisition demonstrates the momentum of our value creation engine and the opportunity to deploy capital into highly strategic external growth opportunities. We are grateful to Tamara Hughes Gustavson and family for the opportunity to acquire this exceptional portfolio, which was thoughtfully built and operated for many decades. We are humbled by their continued confidence in the Company through a meaningful further investment as part of this transaction.”

Advisors

Scotiabank is serving as the financial advisor to Public Storage. Wachtell, Lipton, Rosen & Katz and Torys LLP are serving as legal advisors and Kekst CNC is serving as strategic communications advisor to Public Storage. Eastdil Secured is serving as financial advisor and Allen Matkins Leck Gamble Mallory & Natsis LLP and Osler, Hoskin & Harcourt LLP are serving as legal advisors to the sellers.

About Public Storage

Public Storage, a member of the S&P 500, is a REIT that primarily acquires, develops, owns, and operates self-storage facilities. At March 31, 2026, the Company: (i) owned and/or operated 3,546 self-storage facilities located in 40 states with approximately 259 million net rentable square feet in the United States and (ii) owned a 35% common equity interest in Shurgard Self Storage Limited (Euronext Brussels: SHUR), which owned 333 self-storage facilities located in seven Western European countries with approximately 19 million net rentable square feet operated under the Shurgard^® brand. Public Storage is headquartered in Frisco, Texas.

Forward-Looking Statements

This communication contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. All statements in this communication, other than statements of historical fact, are forward-looking statements, which may be identified by the use of the words “outlook,” “guidance,” “expects,” “believes,” “anticipates,” “should,” “estimates,” and similar expressions. These forward-looking statements involve known and unknown risks and uncertainties, which may cause actual events to be materially different from those expressed or implied in the forward-looking statements. Factors and risks that may impact future results and performance include, but are not limited to, risks relating to the Transaction, including the ability to realize the anticipated benefits of the Transaction and the parties’ ability to satisfy the closing conditions to consummating the Transaction, including required regulatory approvals, and complete the Transaction on the proposed terms or on the anticipated timeline, if at all. Additional factors that could affect future results of the Company can be found in the Company’s Annual Report on Form 10-K for the year ended December 31, 2025, filed with the Securities and Exchange Commission (the “SEC”) on February 12, 2026, in the Company’s Quarterly Report on Form 10-Q for the period ended March 31, 2026, filed with the SEC on April 27, 2026, and in the Company’s other filings with the SEC. Public Storage does not undertake any obligation to publicly update or review any forward-looking statement except as required by law, whether as a result of new information, future developments or otherwise.

Exhibit 99.2

LOGO

Public Storage Canada Acquisition Presentation June 22, 2026

LOGO

Transaction Summary Purchasing the #3 largest self-storage owner and operator in Canada Strategic acquisition of high-quality real estate in new attractive markets Strategic Combination Right-of-First-Offer (“ROFO”) and Right-of-First-Refusal (“ROFR”) created off market purchase opportunity to acquire assets from Tamara Hughes Gustavson and family at attractive pricing Public Storage® branded portfolio reduces upfront capex and minimizes customer impact 75% OP units / 25% cash acquisition of Public Storage Canada by Public Storage (NYSE: PSA) ~$1.2B USD ($1.67B CAD) transaction value Structure and $889M OP units (2.76M OP units; valued at $321.98 per OP unit) and $310M of Cash Consideration Additional earn-out consideration of up to $288 million in Public Storage OP units priced at $375 per unit, contingent on the achievement by the Canadian portfolio of certain NOI targets over 5-years Closing expected 2H 2026, subject to the satisfaction of customary closing conditions Initial real estate yield in the high-5’s High-single-digit compounding NOI growth near-term as synergies and operational upside are realized Financial Summary Accretive to long-term portfolio IRR, NOI growth, and FFO per share growth Another major win in driving the Value Creation Engine with ~$12B in acquisition volumes YTD, following our publicly announced merger with National Storage Affiliates Trust Source: Company filings

LOGO

Strategic Rationale for PS Canada Acquisition Expands the world’s #1 owned + operated self-storage platform into Canada Platform Opportunity 68 properties across 4 provinces with attractive demographics and industry fundamentals Operated under the industry’s deepest datasets Complementary Adds to the #1 recognized name in storage Integration into best-in-class PS Next operating platform with minimal impact on current Branding customers Canadian Storage Only 2.5 supply SF per capita compared to 9.7 in the US Recent and future expected population growth exceeding other major countries Backdrop Stable and growing GDP and employment growth Margin Upside High-single-digit compounding NOI growth near-term on an 83% occupied portfolio with 65% NOI margins, driven by implementation of the PS Next operating platform Exceptional Creates ability to finance recently announced external growth with low-cost Canadian debt Best-in-class credit profile maintained through PS OP unit issuance at a premium price Balance Sheet Enhanced free cash flow supports continued external growth Increased enterprise scale, diversification and liquidity Growth & Expansion Expanded platform for acquisitions, development, lending, 3rd party management and tenant reinsurance in new regions: Toronto, Montreal, Ottawa, Calgary, Vancouver Source: Company filings

LOGO

Portfolio Highlights Property Presence Public Storage Canada New Markets Across 4 Canadian Provinces 68 5.3M 83% 65% Properties Net Rentable SF (mini storage) Current Occupancy NOI Margin

LOGO

Portfolio Overview Toronto Vancouver Montreal Calgary Ottawa NRSF 2.8m 959k 1.0m 480k 169k Occupancy 83.3% 84.7% 83.0% 83.2% 83.0% Rent per sqft1 $20.13 $32.14 $21.17 $20.91 $16.50 Population (3-mile) 222k 291k 324k 127k 108k Household income1 $101k $98k $81k $89k $99k Supply per capita 2.8 2.5 1.6 4.1

LOGO

Conclusion Strategic entry into attractive Canadian self-storage markets with strong long-term fundamentals Immediate operating presence with 68 properties and 5.3 million square feet in major metropolitan areas Compelling operational and financial upside driven by PS Next and attractive acquisition basis Transaction structure aligns seller participation with long-term Public Storage Value Creation Engine through OP unit consideration

LOGO

Important Information Cautionary Statement Regarding Forward-Looking Statements This presentation contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. All statements in this presentation, other than statements of historical fact, are forward-looking statements, which may be identified by the use of the words “outlook,” “guidance,” “expects,” “believes,” “anticipates,” “should,” “estimates,” and similar expressions. These forward-looking statements involve known and unknown risks and uncertainties, which may cause actual events to be materially different from those expressed or implied in the forward-looking statements. Factors and risks that may impact future results and performance include, but are not limited to, risks relating to the Transaction, including the ability to realize the anticipated benefits of the Transaction and the parties’ ability to satisfy the closing conditions to consummating the Transaction, including required regulatory approvals, and complete the Transaction on the proposed terms or on the anticipated timeline, if at all. Additional factors that could affect future results of the Company can be found in the Company’s Annual Report on Form 10-K for the year ended December 31, 2025, filed with the Securities and Exchange Commission (the “SEC”) on February 12, 2026, in the Company’s Quarterly Report on Form 10-Q for the period ended March 31, 2026, filed with the SEC on April 27, 2026, and in the Company’s other filings with the SEC. Public Storage does not undertake any obligation to publicly update or review any forward-looking statement except as required by law, whether as a result of new information, future developments or otherwise.