The delinquency collections ladder

The Collections tab runs a staged delinquency ladder — from a friendly reminder all the way to attorney referral — with the routine steps automated and the serious ones gated behind board approval.

The manager dashboard shows total delinquent dollars, account count, and aging buckets (0-29 / 30-59 / 60-89 / 90+ days), an approval queue, and a card per delinquent account.

The stages (days past due):
• Day 1 — courtesy reminder
• Day 30 — first notice (auto)
• Day 60 — second notice (auto)
• Day 75 — demand letter (branded PDF, emailed)
• Day 90 — final notice
• Day 120 — intent to lien (requires board approval)
• Day 180 — attorney referral (requires board approval)

Per account you can send a reminder, generate a demand letter, request an escalation to lien or attorney (which drops into the approval queue for a board vote), record a payment plan, add an internal note, or waive the balance. Every action — automatic or manual — is written to one unified action log with a re-downloadable copy of any letter.

Owners see their own status:
When a resident is past due, their portal shows the payoff amount, days overdue, current stage, next action and date, and the full history — the same transparency the board sees. Board-only console; requires the Property Operations module.