Free OpenClaw Skill for Self Storage Facilities: Rate and Delinquency Agent (Download)

What this skill does for your self storage facilities

• Drafts the ECRI cadence (notice timing, percentage tier, segment-by-tenure) so existing customer revenue tracks the market without spiking churn.
• Runs the delinquency cadence: day 5 reminder, day 10 late notice, day 30 pre-lien notice, day 45 lien sale staging per state statute.
• Routes lien sale staging to StorageTreasures with the right photos, description, and statutory notice language for your state.
• Manages Janus Nokē smart-lock access changes: auto-lock on delinquency, auto-unlock on payment, auto-revoke on lien sale closeout.
• Compiles the weekly occupancy and revenue report with same-store comp, web-to-rental conversion, and Stortrack market position.

What's inside this OpenClaw skill

The full file you download, indexed below for search engines and for operators who want to read before they install.

---
name: self-storage-rate-and-delinquency
description: Rate management and delinquency agent for self storage facilities. Handles ECRI (existing customer rate increase) cadence, delinquency-to-lien-sale routing per state statute, Janus Nokē smart-lock access management, and Stortrack market position monitoring. Integrates with Storable, SiteLink, Janus Nokē, StorageTreasures.
version: 1.0.0
author: OpenClaw Consult (Adhiraj Hangal)
license: MIT
url: https://openclawconsult.com/skills/self-storage-facilities
---

# OpenClaw Skill: Self Storage Rate and Delinquency Agent

## Overview

This skill turns the OpenClaw agent into the rate management and delinquency
operations layer for a self storage operator. It does not replace the
facility manager or the operations director. It owns the ECRI cadence, the
delinquency-to-lien-sale routing, and the smart-lock access management so
the human roles spend their time on tenant relationships, hiring, and
acquisitions.

It is designed for operators running 1 to 30 facilities, on Storable,
SiteLink, or similar PMS, with smart-lock infrastructure on Janus Nokē and
market intelligence from Stortrack.

## What this skill does

1. Draft and stagger the ECRI cadence to grow same-store revenue
2. Run the delinquency cadence from day 5 reminder to day 45 lien sale staging
3. Route lien sale to StorageTreasures with statutory notice and photo set
4. Manage Janus Nokē smart-lock access: lockout, release, revoke
5. Compile the weekly occupancy and revenue report with Stortrack market context
6. Track web-to-rental conversion across the website to unit selection flow

## Triggers

```yaml
triggers:
  - type: heartbeat
    schedule: "0 8 * * *"           # Daily 8am
    action: morning_delinquency_review

  - type: heartbeat
    schedule: "0 14 * * *"          # Daily 2pm
    action: pre_lien_calendar_check

  - type: heartbeat
    schedule: "0 9 * * 1"           # Monday 9am
    action: weekly_occupancy_and_market_report

  - type: heartbeat
    schedule: "0 10 1 * *"          # 1st of month, 10am
    action: monthly_ecri_batch_review

  - type: on_event
    event: pms.payment_failed
    action: enter_delinquency_cadence

  - type: on_event
    event: pms.payment_received
    action: clear_delinquency_and_release_lock

  - type: on_event
    event: pms.move_in_logged
    action: schedule_first_ecri_eligibility
```

## Workflow: ECRI cadence

Existing customer rate increases are the single biggest revenue lever for a
stabilized facility. The skill:

1. Identifies eligible tenants by tenure threshold (default first ECRI at
   6 months, subsequent every 9-12 months)
2. Segments by tenure: 6-12 months (modest increase), 12-24 months (standard),
   24+ months (larger increase up to the market ceiling)
3. Cross-references Stortrack market data so increases never push above the
   market for the unit type and size
4. Staggers the increase batches across the rent roll so a single month does
   not see a churn spike
5. Drafts the increase notice with the state-required notice period (30, 60,
   or 90 days depending on state)
6. Routes the batch to the operations director for sign-off

After the batch goes out, the skill tracks the churn response per tenure
segment and feeds the next batch's percentage decisions.

## Workflow: delinquency cadence

Day-by-day:

- Day 1: payment failed, drafted gentle SMS check-in
- Day 5: late fee applies per config, drafted reminder with the fee disclosed
- Day 10: late notice via email and SMS
- Day 11: Janus Nokē smart-lock engages lockout per config; non-Nokē sites
  the manager applies the over-lock per state statute
- Day 30: pre-lien notice, drafted per state statute (certified mail
  requirement if applicable)
- Day 31: state-required statutory notice begins (timing varies by state)
- Day 45: lien sale staging, unit photos scheduled, StorageTreasures listing
  drafted
- Day 60+ (state-dependent): lien sale execution

The operator is responsible for the actual lien sale execution and the
state-specific licensing. The skill drafts and stages; the human signs off.

## Workflow: lien sale staging

When a unit hits the lien sale stage:

1. Schedule the inspection per state statute (some states allow the manager
   to crack the door without entering; some require the tenant to be served
   first)
2. Draft the photo shot list (door cracked, general overview, no rummaging)
3. Draft the StorageTreasures listing description and the statutory notice
   language for the state
4. Compute the reserve price using Stortrack-comparable closings in the
   market over the last 90 days
5. Calendar the sale advertising window per state statute
6. Route the entire lien sale package to the operations director for sign-off
   before publication

Lien sales never go autonomous. The legal exposure is too high to remove
the human from the loop.

## Workflow: Janus Nokē smart-lock access

For Nokē-equipped facilities:

- Move-in: auto-grant tenant smart-lock access within 15 minutes of payment
- Payment failed (day 11 of delinquency): auto-engage lockout
- Payment received during delinquency: auto-release lockout within 15 minutes
- Lien sale closeout: auto-revoke tenant access permanently
- Manager override always available; the skill never blocks a human-initiated
  access change

For facilities on traditional padlocks, the skill drafts the manager's
over-lock and lock-cutting list per state statute timing.

## Workflow: weekly occupancy and revenue report

Every Monday 9am the agent compiles:

- Physical occupancy and economic occupancy per facility
- Same-store revenue vs prior year, vs prior month, vs budget
- Web traffic to rental conversion funnel (impressions, reservations, rentals)
- Top 5 unit types by demand and bottom 5 by demand
- Stortrack market position: your average $/sqft vs comp set
- ECRI batches in flight and the churn response so far
- Delinquency aging: dollars in each stage, projected lien sale gross

The report goes to the operations director with facility managers CC'd.

## Memory keys

```yaml
memory:
  - key: storage.tenant_state[{tenant_id}]
    description: Tenant state and cadence stages
    schema: { unit_number: string, monthly_rate: number, move_in_date: date, last_ecri: date, next_ecri_eligible: date, delinquency_stage: string }

  - key: storage.unit_state[{unit_number}]
    description: Unit physical and economic state
    schema: { size: string, climate: bool, asking_rate: number, tenant_id: string, occupied: bool, last_turn: date }

  - key: storage.ecri_batch[{batch_id}]
    description: ECRI batch state
    schema: { batch_date: date, tenant_count: number, avg_increase_pct: number, churn_response_30d: number }

  - key: storage.lien_sale_pipeline[{tenant_id}]
    description: Lien sale stage and statutory clock
    schema: { stage: string, statutory_clock_started: date, sale_date_calendared: date, reserve_price: number }

  - key: storage.market_position[{facility_id, week}]
    description: Stortrack market context
    schema: { your_avg_psf: number, comp_avg_psf: number, market_supply_change: number }
```

## Message templates

```yaml
templates:
  delinquency_day_5_reminder:
    channel: sms
    body: |
      Hi {tenant_first_name}, your unit {unit_number} at {facility_name}
      has an unpaid balance of ${balance_due}. A ${late_fee} late fee
      applies starting today. Pay in one tap: {payment_link}.

  delinquency_day_30_pre_lien:
    channel: email
    body: |
      {tenant_first_name},

      Your unit {unit_number} at {facility_name} is delinquent and now
      subject to pre-lien notice under {state_statute_citation}. To avoid
      lien sale proceedings, the full balance of ${total_due_incl_fees}
      must be received by {statutory_deadline_date}.

      Pay in full: {payment_link}
      Set up a payment plan: reply to this email or call {facility_phone}.

      {facility_name}

  ecri_notice:
    channel: email
    body: |
      Hi {tenant_first_name},

      Effective {effective_date}, your monthly rate for unit {unit_number}
      at {facility_name} will be ${new_rate}, an adjustment of
      ${increase_amount} from your current rate.

      This is your {notice_days}-day notice as required.

      The new rate reflects what comparable units are renting for in our
      market. Your unit type is in high demand this season.

      If you have any questions or would like to discuss moving to a
      different unit size, call us at {facility_phone}.

      {facility_name}

  lien_sale_staging_to_ops:
    channel: slack
    body: |
      LIEN SALE STAGING
      Facility: {facility_name}
      Tenant: {tenant_first_name} {tenant_last_name}
      Unit: {unit_number}
      Balance: ${total_due}
      Statutory clock started: {statutory_clock_date}
      Sale date proposed: {sale_date}
      Reserve price (Stortrack comp): ${reserve_price}
      State statute: {state_statute_citation}
      Notice language: {drafted_notice_url}
      Photos staged: {photos_url}

      Sign-off required before publication.
```

## Required integrations

| Integration                | Purpose                                       | Read | Write |
|----------------------------|-----------------------------------------------|------|-------|
| Storable                   | Tenants, units, payments, notices             | yes  | optional |
| SiteLink                   | Tenants, units, payments, notices             | yes  | optional |
| Janus Nokē                 | Smart-lock access management                  | yes  | yes   |
| Stortrack                  | Market intelligence, comp pricing             | yes  | no    |
| StorageTreasures           | Lien sale listing                             | yes  | yes   |
| Twilio (or similar)        | Tenant SMS                                    | no   | yes   |
| Email provider             | Tenant email + ops digests                    | no   | yes   |
| Certified mail provider    | Statutory pre-lien notice (where required)    | no   | yes   |
| Slack                      | Manager and ops alerts                        | no   | yes   |
| OpenClaw Memory            | Cross-run state                               | yes  | yes   |
| OpenClaw Heartbeat         | Scheduled triggers                            | yes  | yes   |

Write-back to the PMS starts disabled. Most operators flip writes on after
two weeks for low-risk fields (delinquency-stage tags, ECRI eligibility
flags).

## Compliance notes

Self storage lien sale law is state-specific (California Business and
Professions Code Section 21700, Texas Property Code Chapter 59, Florida
Statute Chapter 83 Part IV, others). The skill drafts and stages; the
operator is responsible for licensing, recordkeeping, certified-mail
delivery, and final sale execution. Lien sales always route to a human for
sign-off.

For California operations, the Karnette Self-Service Storage Facility Act
requirements (notice content, advertising, sale procedures) are baked into
the drafted language. Operators in other states must validate the templates
against their state statute or have counsel review the first batch.

The skill is not a substitute for legal counsel on lien sale procedure. The
templates are starting points, not final notices.

## Configuration

```yaml
config:
  operator_name: "Your Storage Brand"
  facilities:
    - id: "facility_1"
      name: "Main Street Storage"
      state: "CA"
      pms: "storable"
      smart_lock: "janus_noke"
    - id: "facility_2"
      name: "Highway 9 Storage"
      state: "TX"
      pms: "sitelink"
      smart_lock: "traditional_padlock"
  delinquency_cadence_days: [1, 5, 10, 30, 45]
  late_fee:
    flat: 20
    percent_of_balance: 0.10
    higher_of_two: true
  ecri_cadence:
    first_ecri_months: 6
    subsequent_ecri_months: 12
    tenure_segment_percentages:
      6_to_12_months: 0.05
      12_to_24_months: 0.08
      24_plus_months: 0.10
    market_ceiling_from_stortrack: true
    notice_period_days_default: 30
  lien_sale_routing: ops_director_approves   # never autonomous
  approval_mode: facility_manager_approves_all   # or "autonomous_after_2_weeks"
```

## Quick install

```bash
mkdir -p ~/.claude/skills
mv self-storage-facilities.md ~/.claude/skills/self-storage-rate-and-delinquency.md
# Edit the config block to match your portfolio
```

Launch OpenClaw and the skill is live. Run `morning delinquency review` or
`monthly ECRI batch review` to invoke it on demand, or wait for Heartbeat to
fire on the configured schedule.

## Want it wired to your stack?

This SKILL.md is the starting point. If you want it plugged into your
specific PMS, smart-lock platform, state statutes, and Stortrack account on
a fixed-price two-week clock, with the founder writing every line of the
build, the door is at https://www.adhirajhangal.com/work

Install in 60 seconds

1. 1

   Drop the file into your OpenClaw skills directory

   Save the downloaded self-storage-facilities.md as ~/.claude/skills/self-storage-rate-and-delinquency.md (or scope it per facility in your project-level .claude/skills/). OpenClaw picks up new skill files on next agent launch.

2. 2

   Wire in your PMS and smart-lock platform

   Edit the integrations block to point at your Storable, SiteLink, or other property management system, your Janus Nokē smart-lock platform if you run one, and your Stortrack analytics account. Read access on tenants, units, and access events is enough for the first two weeks.

3. 3

   Launch in approval mode, validate, then move to autonomous

   Start with the facility manager approving every ECRI batch, every lien sale staging, and every Nokē access change for the first two weeks. The skill defaults route any tenant with a complaint on file, any unit over $250/month rent, and any lien sale to a human. After two weeks, the routine delinquency reminder cadence and the occupancy reports flip to autonomous.

Example conversation

Common questions

Related free skills