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.
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, overlocked, auction, and maintenance states
- Reservations and waitlist with automatic hold expiration
- Move-in, unit transfer, and move-out with prorated close-out
- 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
- 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
- Electronic signature capture and countersigned copies
- 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
- Automatic assignment at rental, pulled out of the available pool
- 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 activity log
Site map builder
Describe the property, get a map.
- Generate a map from unit counts and sizes without drawing anything
- Drag units into buildings, rows, and floors
- Color coding by status, size, or delinquency
- 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
- Pay, set up autopay, and view the full ledger
- See documents, notices, and the current gate PIN
- Chat with the office and request move-out
- Update contact and payment details
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
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.