Self storage lien software keeps the deadlines, notices and records of a lien sale in one place, so you do not rely on memory or a sticky note. This page is general information, not legal advice. Lien rules differ by state, so review your timeline with an attorney.
The problem
When a tenant stops paying, you hold a lien on the contents under state law. Each state sets its own steps: how long to wait, what notice to send, how to send it, how to advertise and how to sell. Miss a step and a sale can be challenged. For a small owner, that fear is why many delay for months.
How Stitch handles it, step by step
- Rent goes unpaid. Late fee posts per your schedule.
- Access is limited. The gate code can turn off under your rules.
- Timeline starts. Stitch shows the steps for your state: past due, late fee, notice, access denial, pre-lien notice, lien notice, advertisement and sale.
- You confirm. Each state is marked "Review with your attorney." You confirm your timeline before automation turns on.
- Notices go out. Stitch tracks the required methods, such as certified mail, email where allowed, and an alternate contact.
- Every step is logged. Timestamp, method, document copy and who triggered it.
- Payment pauses the process. If the tenant pays, the lien timeline stops. You set partial payment rules.
- Auction. Schedule the sale, record the winning bid and apply proceeds. Surplus owed to the tenant is tracked.
Safety checks
- Military guard. A tenant flagged as active duty cannot go to sale without owner confirmation.
- Audit trail. The log shows what was done and when, which helps if a tenant disputes the sale.
- Your approval. Stitch does not start automation until you confirm your state timeline.
Worked example
Say a tenant rents a $95 unit and misses March. Your plan: late fee on day 5, lockout on day 10, pre-lien notice on day 30. Stitch counts the days, shows you each date, and lists the next action on the dashboard. Suppose the balance reaches $285 by the notice date: three months at $95, plus any late fees. If the tenant pays $285 plus fees on day 40, the process pauses and the gate code returns. Your state may use different days. Use your statute, not this example.
What to look for in lien software
| Criterion | Why |
|---|---|
| Timelines by state | Rules vary |
| Attorney review prompt | You own the decision |
| Logged steps | Evidence if challenged |
| Auto-pause on payment | Avoids a wrongful sale |
| Military check | Federal protections exist |
| Surplus tracking | Many states require holding it |
Related tools
Use the free lien timeline calculator to see rough dates. Read the auction process guide, look up your state on self storage lien laws, and download a pre-lien notice template.
Cost
Lien tools are part of the plan: Starter $39 a month (up to 50 units), Pro $99 a month (unlimited units). Additional facility $59. No contracts. See pricing. Again, this is general information, not legal advice. Review your process with an attorney.
What the log records
A sale is easier to defend when you can show your work. For every step in a lien, Stitch records:
| Field | Example |
|---|---|
| Timestamp | Date and time of the step |
| Step | Pre-lien notice, lien notice, advertisement, sale |
| Method | Certified mail, email where allowed, alternate contact |
| Document | A copy of the notice that was sent |
| Triggered by | You or an automatic rule |
If a tenant later claims they never got notice, you can open the file and show it.
Before you turn automation on
- Read your state's statute. Start with the lien laws page.
- Check your lease. The lien clause and notice address must match your state's rules.
- Confirm the timeline in Stitch with an attorney. Each state is marked for review.
- Run a test on a pretend tenant so you see each date.
- Set partial payment rules. Decide what happens when a tenant sends part of the balance.
After the sale
Auction proceeds are applied to rent, fees and costs as your state allows. If money is left over, many states require you to hold it for the tenant for a period, and Stitch tracks surplus owed so you do not forget. Rules differ, so confirm with your attorney.
What lien software cannot do
It cannot decide your state's law for you, replace an attorney, or fix a bad lease. It cannot make an old, undocumented default clean. Start the log from today, and ask counsel how to handle older cases.
Where to start
If you have a tenant behind right now, run the lien timeline calculator to see the rough path, then bring your numbers to your attorney. This page is general information, not legal advice.