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Roll up door repairs

Posted By Sarah Cole 01-29-2024 03:46 PM
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What company do you use for roll-up door repairs in the DFW area? Every company I call tells me they do not work on storage unit doors. ------------------------------ Sarah Cole District Manager Oakcrest Management, Inc. Burleson TX (817) 846-0003 ------------------------------

RE: management software change

Posted By Sarah Cole 08-22-2023 10:20 AM
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We converted several years ago. It was fairly seamless. And the new company gave us a checklist ahead of time for what items we would need from the previous software to make sure the conversion was done correctly. Unit mix Rent roll autopay If I remember correctly the only thing that did not ...

RE: Auction timeline

Posted By Sarah Cole 05-03-2023 03:44 PM
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I asked this question at one of the legal seminars a few years ago. I was told that the auction cannot end before the 15th day after the 1st ad runs. I normally post it to preview around the time the 2nd ad runs, then I start the auction a few days later and run the auction and it ends on that 15th day. ...

RE: Open Lot Space Abandoned?

Posted By Sarah Cole 08-28-2021 11:44 AM
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If the RV is no longer in the spot and they haven't paid for August, I would assume they moved out. Treat it just like a storage unit that you find empty without a lock. I would note the account that you found the space vacant, and the number on file is not their's and move the unit out. If they come ...

RE: Security

Posted By Sarah Cole 08-02-2021 10:04 AM
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Unfortunately, if a thief wants in they are going to find a way in. That being said, we started requiring our parking customers to have a hitch lock, just like our storage customers are required to have a disc lock on their unit door. They don't have to buy it from us, but they have to have one to keep ...

RE: newspaper ads

Posted By Sarah Cole 07-19-2021 08:15 AM
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Yes, you can put it all in one ad, just make sure you list each tenant's name and the contest of that tenant's unit. Check with both papers, and long as they can provide you with an affidavit stating they are a paper in general circulation in the county your facility is in, you should not have any ...

RE: Three years' unpaid rent...

Posted By Sarah Cole 07-16-2021 08:34 AM
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If you have a signed lease agreement, I would write off the past debt, give them a zero balance and tell them they either have until the end of the month to vacate or start paying rent on the 1st. Then run them thru your normal auction process if they do not continue to pay the current rent owed. We ...

RE: Mattresses and large trash left by dumpster

Posted By Sarah Cole 06-22-2021 08:28 AM
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If we have the availability, we pull those large items into a unit close to the dumpster and auction it off as an abandoned unit. I always say if someone will pay me $5 to haul all this junk off, it is worth it holding on thru an auction. But if it doesn't sell or I don't have the units available to ...

RE: Eviction Issues

Posted By Sarah Cole 04-29-2021 10:58 AM
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We have had success in the past with evictions in several counties across the state. I always bring the gold book with me and show the judge what is says about not having a signed lease agreement. That being said, this past 8 months we have had a hand full of issues trying to evict tenants because ...

RE: Tenants Sleeping in Units

Posted By Sarah Cole 04-23-2021 02:22 PM
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Yes, we have seen an increase in Tarrant county with tenants living in units since September. Most of them move out when we give them the notice to vacate. We have had a handful of tenants tell us they know the system and we have to evict them. But we have been having issues with the eviction process ...

RE: Retail Pricing

Posted By Sarah Cole 04-22-2021 08:48 AM
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We start by doubling our cost. We also will call other facilities in the area to see what they are charging, and then adjust our markup to stay where our competitors are. Big box retailers like Lowes and Walmart are cheaper, but their "small" box is normally a lot smaller than the small book boxes most ...

Auto Pay

Posted By Sarah Cole 04-14-2021 09:12 AM
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How do you handle auto pay at your facilities? For the past 10 years, we have had customers fill out an autopay authorization form. The form asks for the card #, exp date, name of cardholder, and billing address. If they want to use e-check they can provide a voided check with the account and routing ...

RE: Auction Processes

Posted By Sarah Cole 04-07-2021 08:20 AM
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We use iBid4storage.com, their customer service is wonderful. They will walk you through every step of the process and will help you contact the bidder if they didn't show up. We have used them for the past four years and have been very satisfied with the service they provide. ------------------------------ ...

RE: Payroll Service

Posted By Sarah Cole 03-24-2021 09:04 AM
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We recently started using Oasis (they are a Paychex company) in November. We have been happy with their services so far, and the benefits package they offer for employees is great. ------------------------------ Sarah Cole Exec Admin Asst/Audit Coordinator/Marketing Oakcrest Management, Inc. Burleson ...

RE: Property Taxes

Posted By Sarah Cole 03-19-2021 09:30 AM
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We have had success in several counties with this. We use a different model than we do for our stabilized facilities when putting our exhibit packets together to provide the appraisal district. I think Bexar county is the only county that we ever had problems with. I just wish everyone, including the ...

RE: Manager Job Description

Posted By Sarah Cole 03-15-2021 10:15 AM
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This is the Job description we have every manager sign at the time of hire. JOB DESCRIPTION Supervising Manager and/or Site Employee Primary responsibility is to ensure the efficient operation of a self-storage facility. This includes maximizing occupancy, controlling delinquencies, ...

RE: Storage Software

Posted By Sarah Cole 03-15-2021 08:57 AM
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We switched from Sitelink to Webselfstorage years ago. It has its pros and cons just like any software packages does. Pros: It is very user-friendly for managers and was very easy to learn. The online reservations, rentals, and payment systems are pretty easy for customers to use as well. The merchant ...

Sarah Cole

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