Thing's have been a 'bit' better today - as I got two new customer's, believe it or not the FIRST customer's in week's! Thankfully my prayers were answered.
The first seems to be a customer that will be here for a bit, since he's storing his work equipment....but the other customer after I wen't through the initial standard 'speel' including "we don't pro-rate on the move-out just on the move-in" "You must give move-out notice no later than 10-days prior to the end of the month", etc. AFTER all of that, him paying, etc. Then he says, "So...what if I wan't to move-out before the end of the month?" I say, "You mean THIS month?" Him, "Yes..." Me, "Well, as I said when I was renting the unit to you and going over everything we don't pro-rate on the move-out AND there is a Min. of ONE month stay required"........Him.."OK, so that means that I'll have to pay you the (rate) on Jan. 1st and then give you the move-out notice?" Me, "YUP!"..........
I WAS excited about getting a second new client BUT now....lol...........
BUT, thing's ARE 'hairy' enough that even the few extra dollars are needed EVEN if GOD-forbid he doesn't pay..........
Gosh, I'm learning so much......maybe that I need to tell every customer that the rent is due on the first...not first through the fifth....but it states that on the rent I think...I'll have to check...

Finally, that's what we do, we tell them "Rent is due on the first."

Customer asks; "Is there a grace period?"

We reply; "Yes, rent is due on the first payable in advance and there is a grace period."

Customer asks again; "Yes, remember rent is due on the 1st but we must receive rent prior to the 10th or you WILL pay a late fee. Just remember the 1st like your first apartment."

It works by repeating the FIRST several times. Good luck.

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Gina 6k
CochraneStorage dot com
Morgan Hill, California
You only live once, but if you do it right, once is enough!

For years, I have refused to use the term "grace period". Why? Cause the darned tenant will use that time to not pay you. We tell people that their rent is due on such and such a date, and late the next day.

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Bob Taylor (Astro)
Blue Ridge Self Storage
Cashiers, NC

Question Astro? Do you actually have a grace period or do you charge the late fee the next day? I onlu ask because I too have learned that by telling them what the Grace Period is they will abuse err, I mean use that time to the last day. If you do have a Grace time what do you and everyone else do when the tenant ask the direct question, Do I have any Grace Time? I find that is the only time I let them know and I always get a sick feeling when I tell them 7 days on the 8th we hit you with a late fee. Still I always have the habituals on the list every month and even after they miss the Grace time, they act SURPRISED to have a late fee, I also tell them that the manager can not waive the late fee. I can, however I feel I cant, this is not my money to give away after all.

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Lovin it.

Sandra, by state statute, we cannot charge a late fee until the 6th day. Howeverm they are late the day after their rent is due. when asked, I talk around the question, and repeat that they are late the day after rent is due. I will tell them that the fee goes on the 6th day, but I will also tell them that I expect rent to be paid on time, not late. If only it worked. lol

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Bob Taylor (Astro)
Blue Ridge Self Storage
Cashiers, NC

Thanks for the answer, I think I will give it a go and see I am with you, if it would only work. I so look up to all of you with more expertise in this than I . I have been doing this for 6 years , however only full time for 3 and I started this one brand new, so I have learned that we NEVER stop learing and there are so many other ways to get the same job done. Thanks for your input

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Lovin it.

Our late fee's are spelled out on the lease, then after the 6 days a 3 dollar late fee incurs and the gate locks them out until the catch up on their unit.
If this happens after 1pm on Sat. there generally out of luck until Mon. at 9am and this really helps jolt there memories...lol

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Countryside Self Storage

Oh if only we could lock them out that early KenBrandy. In Ca we're hindered by our lien law otherwise I'd be copying you!

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Gina 6k
CochraneStorage dot com
Morgan Hill, California
You only live once, but if you do it right, once is enough!

Sandra, you are correct, in that we never stop learning in the business. I am almost totally untrained in this industry, but have discoveredd that if you go by your instincts, you generally will be correct. It never hurts to be on the conservative side of a problem. Most of whawt I have learned has been through customer treatment of my facility and me. If you get to generous in dealings, you will get stepped on by the tenant. Take a stand, and maintain your position. I have always said that the animals do not run the zoo.

When you tell the customer that this is their due date, and the next day they are late, look them square in the eye with confidence. Of course, it doesn't work all of the time, but it does work.

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Bob Taylor (Astro)
Blue Ridge Self Storage
Cashiers, NC

As Gina stated -- here in CA we are controlled by our stiff lien laws.

We always tell them that rent is due on the first. We remind them that:

"if the rent is not paid by the 5th your gate code will be locked out till the rent is paid. If it still is not paid by the 10th you will receive a late fee of $10.00. Save money and don't be late! "


It really doesn't matter how you explain it-- some people will always push it to the limit and act surprised when they get a late fee.

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Wayne
All American Self Storage
Palmdale, CA.


All arguments can be resolved ... with high explosives and Humor!!!