Self-storage lien & delinquency automation — Texas & Florida
The state-correct sequence, every time.
Tracking who’s past due is easy. Executing your state’s lien process correctly — the cadence, the statutory wording, the required delivery method, the publication rules, the evidence — is where independents lose money and take legal risk. This is where StoreKeep is deepest.
State-aware
Attorney-reviewed templates
Computed
Every earliest-legal date
0
Statutory text ever AI-generated
1-click
Case-file evidence export
HOW IT WORKS
From past-due to defensible
A timeline with every deadline computed
A daily sweep ages every balance against your grace and cadence settings. Cross a threshold and a workflow opens, bound to your state’s template version: reminders, lease-defined late fees, overlock, lien notice, advertising, auction — each step with its earliest-allowed date computed from your state’s interval rules. The engine never advances a legally gated step early.
- “What’s the next required step for unit 214, and my earliest legal auction date?” — answered, with the math shown
- State caps on late and lien fees enforced, not remembered
- Pause anytime; full payment auto-cancels the workflow and restores access
Deadline engine
Notice mailed May 4 → ad must run 2 consecutive weeks → earliest legal auction date: June 9. Computed from your state's template, not a sticky note.
Statutory notices the AI is not allowed to write
Notices generate from template-locked, attorney-reviewed state text. The AI fills variables — tenant, unit, balance, dates, sale info — and drafts the humane-but-firm cover language around the legal skeleton. It never free-generates statutory language, and lien output is validated against the locked skeleton before use. The required delivery method for your state is enforced by the step itself.
- Versioned state legal library — you can see which template version any notice used
- First-class, certified, verified mail, email where permitted, or posting — enforced per state
- The tenant’s mailing address as of the mailing date is frozen into evidence
Legal-safety rule
Locked statutory skeleton + AI-filled variables + validated output. If the fill doesn't match the skeleton, it doesn't go out.
An audit trail built to survive a challenge
Every workflow action writes an append-only evidence row: what was done, by whom, the exact timestamp, the frozen document or mailpiece, and the computed legal basis. Certified mail is submitted through a postal API and tracked to delivery — a returned notice surfaces as a blocking condition, not a silent gap. When you need it, one click exports the complete case file.
- Certified-mail tracking numbers and USPS status stored as step evidence
- Overlock verification photos from the task board feed the same trail
- Case-file export: the full timeline and every artifact, bundled for counsel
Evidence row
May 4, 2:12pm · Lien notice v3 (TX template 2026-02) · certified mail #9407…, delivered May 8 · address frozen as-of mailing date.
MORE IN THIS MODULE
The rest of the delinquency toolkit
Tiered aging
Balances age through your configured tiers daily — late fee, overlock, lien notice, pre-auction — each advancing the workflow.
Overlock with proof
Overlock steps create tasks for your on-site person that require a photo to complete — evidence and verification in one.
Auction records
Ad drafting per state publication rules, then the sale itself: results, proceeds applied per the state waterfall, surplus handling.
Automatic redemption
A payment that satisfies the redemption amount cancels the workflow, restores gate access, and records the event — transactionally.
Reminder cadence
Firm, humane reminders on your schedule — respecting every tenant’s SMS and email opt-outs.
SCRA awareness
Military status flags on tenant records keep protected accounts visible before any lien step advances.
FAQ
Fair questions
Texas and Florida are live today — attorney-reviewed, versioned, and template-locked. More states are rolling out; tell us where you operate and we'll prioritize it.
No — it’s workflow software built on attorney-reviewed, versioned state templates, with an evidence trail your own counsel will appreciate. You stay in control of every step; StoreKeep makes the correct sequence the path of least resistance.
Templates are versioned and monitored. When a state template updates, new workflows bind to the new version while existing evidence keeps the version it was executed under — so history stays defensible.
It can fill in the variables and draft the cover language — it is architecturally prevented from generating statutory text. The legal skeleton is locked, and output is validated against it before anything is sent.
The step flags “delivery unresolved” as a blocking condition, because many states require documented attempts. You’ll see it immediately rather than discovering it at auction time.
Full payment or redemption cancels the workflow automatically, restores gate access, and writes the redemption event to the record — no manual unwinding, no orphaned overlocks.
All of them. Delinquency and lien automation (Texas and Florida today) is in Lot ($99/mo), Facility ($179/mo), and Portfolio ($349/mo) — it’s the flagship, not an upsell.
See your state's sequence build itself.
The demo facility has delinquent units mid-workflow — watch deadlines compute, notices draft, and evidence accumulate. Two clicks, no card.