You say taking the client to auction gives you a bad rap - I don't agree. I tell my customers "if you are having difficulties, LET me know - I can't do anything to help you if I don't know that you need it!" If they are having medical difficulties, ask them for a doctor to give verification of same. If they are unemployed, have them show you an unemployment stub, etc. I agree with Wayne, give them one chance - if they prove good for it, then offer other chances, IF NECESSARY!

When they come in after three months, do you waive any fees? If so they know your a patsy and will not send them to auction and give them a break. Other than what I mentioned above, I give no breaks on late fees unless they were our fault.

One other option on the repeat offenders - "This is your last chance to keep your payments up. Should you be set up for auction again, but still come in on the last day to make your payment, you must leave the facility with your belongings. You might lose out on a renter, but is it really worth all that hassle? Even offer them a buy out - say 75% of what they owe - to leave sooner. That leaves that space open for a client who WILL pay you on time and who WILL abide by your rules and the lien laws........

Just thoughts.......