Investor Presentaiton

SmartStop Platform at a Glance SmartStop Self Storage REIT, Inc. ...The Smarter Way to Store! SmartStop Self Storage REIT is the largest public non-traded self storage REIT in the U.S. 10th Largest Self Storage Company in the U.S.(1) -15.4 Million (2) Owned or Managed Rentable Square Feet 194(2) Owned or Managed Self Storage Operating Properties 92.8% Q3 2023 Quarter End Same-Store Occupancy >$5.0 Billion Historical Self Storage Transaction Activity (3) BBB- Investment Grade Credit Rating from KBRA $2.9 Billion Total Capitalization(4) ~500 Employees SmartStep Sel Roope SmartStop Self Storage 13.4% Average 24-Month Same- Store YoY NOI (5) Growth 33(2) Operating Properties Owned or Managed in Canada (1) Per Inside Self Storage Top-Operators list for 2023. Adjusted for the LifeStorage (LSI) and ExtraSpace (EXR) merger completed in July 2023. (2) Includes wholly-owned operating properties, joint venture operating assets and assets owned by the Managed REITS as of 11/30/23. (3) Includes affiliated companies (4) Total capitalization includes debt, preferred equity and equity market cap based on approx. 109.8 million shares and OP Units at 9/30/23 valued at the most recently published Net Asset Value of $15.21. Debt and preferred equity are measured at face value. (5) NOI is a non-GAAP measure. See the Appendix for a reconciliation of this measure to the most directly comparable GAAP measure. The average of the past eight quarters of year-over-year same-store NOI growth from 4Q21 to 3Q23. Investor Presentation | 3

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