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  • We're leaving Bid13.com because too many winning bidders had credit card issues, and we spent too much time going down the list. If they screened their bidders we would've continued using them....
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  • tomokc
    replied to Zombie units?
    I've been off the message boards awhile, but just found your post. Here's my two cents, based upon my experience and Oklahoma laws:
    1) Join the national and your state's self storage associations, and attend the next conferences/workshops.
    2) Obtain your state's self storage statutes, see...
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  • tomokc
    replied to Rate increase letter question.
    We're in Oklahoma and doing the same thing now - adjusting rates & making slight modifications to our rental agreement. Our agreement provides for an increase with at least 30 day prior notification, sent by first class mail.

    How do you notify customers of changes in the terms? We...
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  • tomokc
    replied to Can I Just Lien Sale Him?
    This 4-1/2 month-long episode concluded this morning when the court awarded us a $1,700 judgment after the defendant/former customer failed to appear. (There is a tactical reason we sought a judgment, and we expect full recovery of this amount due us, but not from the former customer.) Concluding advice...
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  • tomokc
    replied to Can I Just Lien Sale Him?
    Four weeks ago the customer sued our manager in small claims court (but not the company) and the hearing was today. He no-showed so the case was dismissed. It was a waste of time, but did not affect our progress towards the lien sale of his two units. If only there was a way to tell if an individual...
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  • tomokc
    replied to Can I Just Lien Sale Him?
    Update: The customer hired an attorney who dropped him as a client after about three weeks. He then sued us in small claims court, naming & serving our Property Manager (neither a corporate officer nor service agent). Meanwhile, we continue to process him for lien sale in October. He owed nothing...
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  • tomokc
    replied to Can I Just Lien Sale Him?
    On August 1 we overlocked his units, suspended gate access, notified him per the Agreement, and told him that if found on the property hed be arrested & charged with criminal trespass. On September 14 hell enter Pre Lien status and be about 30 days away from the lien sale. Its the process, and...
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  • tomokc
    replied to Can I Just Lien Sale Him?
    Guest yes it does, but he has no-showed two previously scheduled move-outs, and wasted my managers time with endless texts, emails, special arrangement requests, problems with employees, estranged wife drama, etc. I was hoping that his hiring an attorney - and getting a reasonable person involved...
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  • tomokc
    replied to Can I Just Lien Sale Him?
    An update, now four weeks later...After the customer threatened to call his attorney, that necessarily required us to engage our attorney. The lawyers quickly reached a simple resolution, but since he apparently never paid her retainer, she told us Friday that she was no longer representing him. She...
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  • tomokc
    replied to Can I Just Lien Sale Him?
    Wed prefer that he simply pay his fees, get his stuff and go, but he has no-showed two appointments for a supervised move-out, and hes intentionally wasting our time. Which is why Im not interested in further interaction with him, and want to simply lien sale him. (NOTE: Apostrophes seem not to...
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  • tomokc
    replied to Can I Just Lien Sale Him?
    Thanks, WC!...
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  • tomokc
    replied to Can I Just Lien Sale Him?
    Would anyone mind sharing their termination language in your agreements? I need to tighten ours up a bit, and want to see what you're using before I send a draft to our attorney. Thanks!
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  • tomokc
    started a topic Can I Just Lien Sale Him?

    Can I Just Lien Sale Him?

    We decided to get rid of a problem customer, but he hasn't shown up for either of two scheduled appointments to remove his property. His brief history includes late payments, his employees fighting with one other on premises, denying responsibility for his problems and threatening to hire an attorney....
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  • With the proliferation of video cameras, police will frequently request video when they see a camera in the vicinity of a crime. When Ive been on ride alongs, officers were always looking for cameras near crime scenes. Because of this, I installed four outward-looking cameras at my property that might...
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  • Surveillance Cameras Keep Paying For Themselves

    Two days ago a large delivery truck backed into our gate access keypad & gooseneck, damaging it. The driver then left the property. Fortunately my Property Manager witnessed it, and we quickly reviewed the video from several cameras, which was exceptional (see two screen grabs from my iPad). We...
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