Full feature list
Every feature, written plainly
We went through the storage software market piece by piece, kept what operators actually use, and dropped the rest. This is what BreathEasy covers.
- 10 tools
Front desk and real-time registration
- 6 tools
Tenant records
- 10 tools
Billing and revenue
- 7 tools
Nevada compliance and lien handling
- 8 tools
Documents and the report sender
- 9 tools
Gate access and PIN pools
Every module is switched on from day one. Nothing is held back for a higher tier.
Front desk and real-time registration
One screen from walk-in to keys in hand.
- Guided rental wizard: choose unit, rate, term, add-ons, sign, pay, issue a gate PIN
- Live unit inventory with vacant, reserved, rented, unavailable, overlocked, auction, and maintenance states
- Filter units by size and status together, or search by unit number
- Driver's license number and issuing state captured on the tenant record
- Options like climate control only appear when the facility actually offers them
- Reservations and waitlist with automatic hold expiration
- Move-in, unit transfer, and move-out with prorated close-out, immediate or scheduled
- Point of sale for locks, boxes, tape, and protection plans
- Daily close-out summary and cash drawer reconciliation
- Walk-through and lock-check lists that flag mismatches
Tenant records
A clean chart for every tenant, not a spreadsheet row.
- Instant search, filtering, sorting, saved views, and bulk actions
- Tenant chart with identity, units, and financial standing in the header
- Tabs for ledger, payments, credits, documents, notices, communications, and access
- Alternate contacts, military status flags, and ID capture
- Activity timeline showing every touch on the account
- Internal staff notes separated from tenant-visible messages
Billing and revenue
Invoices that write and send themselves.
- Automatic recurring invoicing on each tenant's billing day
- Autopay by card or bank transfer, plus partial payments and payment plans
- Cash and check payments logged with date received and receipt or check number
- Payments apply to the oldest open invoice, and any overpayment becomes an account credit
- Send a tenant a secure payment link they can open on a phone, no login required
- Credits, refunds, write-offs, and prepaid balances
- Configurable late-fee ladder with caps and grace periods
- Prorating rules, promotions, discounts, and scheduled rate increases
- Statements, receipts, aging reports, and revenue dashboards
- Economic occupancy alongside physical occupancy
Nevada compliance and lien handling
The statutory clock runs itself.
- Delinquency ladder aligned to NRS 108.4733 through 108.4783
- Late notice, pre-lien notice, lien notice, and notice of sale templates
- Automatic scheduling of each step from the date rent came due
- Verified-mail and email delivery tracking with proof of service
- Overlock and gate-lockout actions tied to the ladder
- Auction scheduling, advertising record, and sale-proceeds accounting
- Military and bankruptcy holds that pause the sequence
Documents and the report sender
Send anything, and it files itself.
- Report sender: pick a tenant, pick a document, send now or on a schedule
- Every send logged to the tenant's Documents tab with an inline PDF viewer
- Lease, addendum, and notice templates with merge fields
- Drawn electronic signature capture and countersigned copies
- Download any signed agreement as a PDF, from the office or the tenant portal
- Print a blank lease already filled in with the tenant, unit, rate, and start date
- Upload a scanned paper lease to the tenant's record, stored privately
- Business-wide document library with version history
Gate access and PIN pools
PINs assigned from a pool you control.
- Define PIN ranges per facility and per gate
- Letters and symbols allowed, with an optional prefix or suffix on every code
- Automatic assignment at rental, pulled out of the available pool
- One PIN per tenant per facility: a second unit reuses the code they already have
- PIN shown on the tenant record, with enable, disable, and reissue
- Automatic release back into the pool at move-out
- Access schedules by tenant, unit, or delinquency state
- Gate hours published to tenants, including no-office sites that route to a phone number
- Gate activity log
Site map builder
Lay out a facility in minutes, change it just as fast.
- Layout templates do the heavy lifting: a single row, a double row with a drive aisle, a full square with corner gaps, or a U shape
- Pick which units go in each run by number range, by the next so-many units, or one at a time
- Preview the shape before you place it, and drop it into the next clear area if it overlaps something already on the map
- Generate a map from unit counts and sizes without drawing anything
- Tiles drawn to scale, so a 10x20 reads bigger than a 6x10 at a glance
- Drag units into buildings, rows, and floors, with snapping to the unit beside them
- Rotate a unit 90 degrees when a row faces the other way
- Remove a single unit from the map without starting over, or reset the whole layout
- Unplaced units stay listed in numeric order, so adding a new building or a new phase is a short job
- Color coded by rented, available, and marked unavailable
- Click a unit to rent it or open the tenant behind it
- Printable map for staff and vendors
Communications
Every conversation in one thread.
- Tenant portal chat with staff
- Unified inbox for text, calls, voicemail, and fax
- Email and text templates with merge fields
- Automated reminders before due date, at due date, and after
- Delivery logs attached to the tenant record
Tenant portal
Tenants handle the easy things themselves.
- Rent a unit online and sign the lease with a real drawn signature
- Pay, set up autopay, and view the full ledger
- See the next rent due date and the current card on file
- See documents, notices, scanned paperwork, and the current gate PIN
- Download the signed rental agreement as a PDF
- Chat with the office and request move-out
- Update contact and payment details
- Sign out returns them to your own website, not ours
Settings and control
Every operator runs their own way.
- Branding, hours, taxes, fees, and insurance plans
- Late-fee ladder and notice timing per business
- Unit types, rate plans, and PIN pools
- Staff roles and granular permissions
- Email and text sender identities
- Full audit log of every change
Multi-business landlord console
One parent account over every storage company you serve.
- Add, edit, suspend, and archive businesses
- Turn individual features on or off per business
- Manage seats, roles, and access
- Cross-business occupancy and revenue rollups
- Support impersonation with a full audit trail
- Platform billing and plan management
Reporting and insight
The numbers an owner actually asks for.
- Occupancy, move-in and move-out, and delinquency dashboards
- Rent roll, aging, and deposit reports
- Scheduled reports emailed to owners and managers
- Cookie-free website analytics with a monthly summary email
- Exports to CSV and PDF
HR and employees
If you have staff, the people side is already here.
- Employee records with roles, pay type, and emergency contacts
- Credentials, certifications, and training with expiration reminders
- Time off requests, approvals, and a shared calendar
- Policy library with read-and-acknowledge tracking
- Shift schedules by facility
- Onboarding and offboarding checklists
Inventory and retail
The merchandise side of the counter, counted properly.
- Stock levels for locks, boxes, tape, covers, and supplies
- Reorder points with low-stock alerts
- Protection plans and packages sold at move-in
- Cost, margin, and retail revenue reporting
- Vendor list and purchase history
Maintenance and work orders
Nothing falls off the list.
- Service requests from staff or tenants, tied to a unit or the property
- Assignment, priority, due date, and completion log
- Unit condition and turn checklist between tenants
- Recurring preventive tasks for gates, lights, and doors
- Photos and vendor invoices attached to each job
Reservations, holds, and leads
Catch the interest before it goes down the road.
- Online reservations with a deposit and a timed hold
- Lead capture from your website and the availability widget
- Follow-up pipeline with reminders and outcome tracking
- Automatic release of expired holds back into inventory
- Source reporting so you know what actually brings rentals
E-signature and document packets
Send a packet, get it back signed.
- Drawn signatures captured on any phone, tablet, or desktop
- Multi-document packets sent as one request
- Reminders until it is signed, and a full audit trail
- Countersigned copies emailed and filed automatically
- Signer name, timestamp, and IP recorded with every signature
White label and your own website
Your customers never see our name.
- Rental flow, availability widget, and tenant portal under your name, logo, and colors
- Drop-in embed script that puts live availability and online rentals on your existing site
- A branded portal address for your company that you can point your own domain at
- Your own sign-in page, with your business name shown above the portal
- Renaming your business updates your links, and the old ones keep working
- Sign-out sends tenants back to your website
API and payment links
For operators who already run their own site or app.
- Read API by facility for tenants, leases, invoices, payments, gate codes, and documents
- API keys you create, name, and revoke yourself from the console
- Hosted checkout: request a payment link and send it by text or email
- Mobile-friendly payment page that posts straight to the tenant's ledger
- Versioned endpoints and documentation inside the console
Paper and cash workflows
For the customer who will not do any of it online.
- Print a lease already filled in with the tenant, unit, rate, and start date
- Blank signature, license, and office-use lines for hand signing
- Upload the scanned signed copy to the tenant's record in private storage
- Cash and check payments posted against the balance with a receipt number
- Scanned paperwork visible to that tenant in their portal
The rest of the BreathEasy suite
Included, not sold as add-ons.
- Connect: business phone, texting, voicemail, and fax on the tenant record
- Ledger: bookkeeping, statements, and reconciliation fed by your billing
- One sign-in across every BreathEasy product you use
- Shared contacts so a tenant is the same person everywhere
- Carrier usage on calls, texts, and fax is passed through at cost
Want to see it running on your unit mix?
Tell us about your facilities and we will set up a walkthrough with your own numbers in it.