Investor Presentaiton

6) Investment Grade Rated Balance Sheet Debt Private Placement SmartStop Self Storage REIT, Inc. ...The Smarter Way to Store! 3.2 Years Avg. Debt Maturity(1) 6.1% Wtd. Avg. Interest Rate (4) Capital Structure(7) 35.0% Leverage w/o Preferred(2) 41.8% Leverage w/ Preferred(5) 81.8% Fixed Rate Debt(3) 1.8x Fixed Charge Coverage(6) Debt Maturity Schedule (millions) (8) SmartStop Self Storage REIT, Inc. $150M Debt Private Placement April/May 2022 SmartStop OP, L.P. BBB- Investment Grade Rating Issuer Parent Guarantor SmartStop Self Storage REIT, Inc. Format 4(a)(2) US Private Placement Offering Size $150 million Issuance Rating Kroll: BBB- (Stable) - Affirmed March 2023 Use of Proceeds Refinancing of existing debt and general corporate purposes 7% $300 $95 $200 ■ Debt $368 36% $2.9 Billion Total Capitalization $250 $100 ■ Preferred Equity $191 $104 $51 $0 50% 2023 2024 2025 2026 2027 2028 2029 2030+ ■ Common Stock 7% ■ OP Unit Equity ■Variable Rate Debt ■Fixed Rate Debt (1) Does not take into account potential extension options. (2) Leverage as measured by debt less cash to total capitalization (total capitalization includes debt, preferred equity and equity market cap) (3) Includes the impact of interest rate derivatives, including $425 million of interest rate caps. (4) Excludes the impact of interest rate derivatives as of 9/30/23 (5) Leverage as measured by debt less cash on hand plus Preferred Stock at face value to total capitalization (6) Defined as Adjusted EBITDA divided by total interest and principal payments and preferred stock dividends. Adjusted EBITDA is a non-GAAP measure. See Appendix for a reconciliation of this measure to the most directly comparable GAAP measure as well as a breakout of fixed charges, which includes cash interest expense (including JV), cash principal payments and cash preferred stock dividends. (7) 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. (8) Assumes full contractual balance. Investor Presentation | 23

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