Investor Presentaiton

3 Operations & Investment Update 3Q23 Highlights SmartStop Self Storage REIT, Inc. ...The Smarter Way to Store! Post Quarter-End Operational Updates Same-Store Ending Occupancy (4) Same-Store In-Place Rates(4) YoY same-store results Revenues increased 3.0% September 94.5% • Operating expenses increased 1.2% 3Q23 SmartStop Operational Highlights · NOI increased 3.8% (1) Average physical occupancy decreased 140bps to 93.2% Annualized rent per occupied square foot increased 5.1% to $20.37(2) 3Q23 common dividend coverage: 85.2% (3) In October, Strategic Storage Growth Trust III, External Growth Inc. acquired one operating property. In October, SmartStop opened a storage facility in San Gabriel, California. 92.8% 2022 2023 October 93.8% November 93.2% 92.5% 2022 2023 92.2% 2022 2023 September October November $1.64 $1.63 $1.57 $1.58 $1.60 $1.61 2022 2023 2022 2023 2022 2023 Same-Store Asking Rates (4) September October November $1.65 $1.69 $1.54 $1.31 $1.35 $1.33 2022 2023 2022 2023 2022 2023 Source: Company data and filings. (1) NOI and FFO, as adjusted are non-GAAP measures. See the Appendix for a reconciliation of these measures to their most directly comparable GAAP measures. (2) RentPOF defined as annualized rental revenue net of discounts & concessions, excluding late fees, administrative fees and parking income, divided by occupied square feet of storage (3) Calculated as 3Q23 FFO, as adjusted per share & unit outstanding - diluted divided by a $0.15 dividend. For the 12 months ended December 31, 2022, we funded 100% of our distributions using cash flow from operations. (4) Based on 2023 Same Store Pool of 137 properties. Rates are on a monthly per square foot basis. Investor Presentation | 19

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