Self storage management software with the lien file built in.
Rent that bills and collects itself, late fees applied the same way every time, gate codes that follow the tenant's balance, and a lien timeline per facility state that tells the manager exactly which notice is due today - for owners running one to ten facilities.
Reply within one business day · Written scope and fixed price before any work starts
A proposed product shown with illustrative designs and demo data. We deliver it today as a custom build on our engines.
Status as of November 2026. How we label products
Physical occupancy
91.4%
548 of 600 units
Economic occupancy
84.2%
On autopay
68%
Delinquent 30+
19 units
Units by size
| Size | Units | Occupied | Street rate | Avg in-place |
|---|---|---|---|---|
| 5x10 CC | 84 | 81 | $89 | $76 |
| 10x10 CC | 126 | 117 | $149 | $131 |
| 10x15 | 142 | 129 | $165 | $158 |
| 10x30 drive-up | 58 | 52 | $289 | $262 |
Today
- 4 move-ins booked online2 awaiting first payment
- 11 autopay declines retried7 recovered
- Rate increase notices due23 tenants · 30-day notice
Units in lien process
14
Notices due today
3
Payment window open
6
Sales scheduled
2
Delinquent units
| Unit | Tenant | Balance | Step | Status |
|---|---|---|---|---|
| B-114 | J. Whitaker | $412.00 | Notice of lien · mailed Nov 2 | Window ends Nov 18 |
| C-207 | R. Delgado | $298.50 | Late fee + gate suspended | Notice due today |
| A-031 | Coastline Floors LLC | $1,186.00 | Sale advertised | Online sale Nov 21 |
| D-410 | T. Mercer | $164.00 | Partial payment received | Process paused |
Entries today
212
Denied (balance)
6
Restored after payment
3
Overlocks to remove
2
Recent access events
| Time | Unit | Event | Ledger | Action |
|---|---|---|---|---|
| 06:12 | C-207 | Code denied | $298.50 overdue | Suspended |
| 07:40 | B-022 | Code accepted | Paid 00:14 | Restored |
| 08:05 | A-118 | Code accepted | Current | - |
| 08:31 | D-305 | Code denied | Moved out Nov 10 | Code retired |
In short
Agenbord Recur for Self-Storage is a proposed management system for independent owners with 1-10 facilities. It covers the rent roll, online move-ins, autopay, late fees, delinquency and the state-specific lien and auction steps, with gate access tied to each tenant's balance. It is a concept shown with illustrative designs, delivered as a custom build on the recurring billing engine our team runs in production.
What slows self-storage facilities down today.
The lien file lives on a wall calendar
Every state sets its own steps: when the notice goes out, how it is delivered, how long the tenant has to pay, when the sale may be advertised. Miss one date or one certificate of mailing and the auction has to be restarted - or worse, it goes ahead when it shouldn't.
Late fees and declines get handled differently by every manager
One manager waives the fee for a regular, another forgets to post it, and declined autopay cards sit unnoticed until the monthly rent roll is printed. Delinquency grows quietly because nobody sees it until day 30.
Gate access and the ledger don't talk
A tenant who paid at midnight still can't get in at 6 a.m., while a tenant 20 days late still has a working code because nobody locked it out. Overlock tags and gate status are tracked on separate lists.
How the work flows through the system.
Each workflow runs on one shared record, so nobody re-types numbers between steps.
Online move-in to autopay
Prospect → facility manager → owner
- The prospect picks a unit size on the facility's website, sees the current rate and any move-in special, and reserves it.
- The rental agreement, tenant protection or insurance election and alternate contact are completed and signed online.
- The first month is prorated or anniversary-billed according to the facility's rule, and an autopay authorization is captured with the card or bank account.
- A gate code is issued only after the first payment clears, and the unit status changes to occupied on the map.
- Monthly invoices and receipts go out by email or SMS (with recorded consent) from that day on.
Delinquency to lien sale
Billing engine → facility manager → owner → auction site
- On the day after the due date the tenant gets a reminder with a payment link; a declined autopay is retried on the schedule you set.
- On the late-fee day the fee posts automatically at the amount in the rental agreement, and gate access is suspended on the day your policy names.
- The lien timeline for that facility's state creates each notice from your attorney-approved template, records how and when it was delivered, and counts down the statutory payment window.
- If the window closes unpaid, the sale is scheduled, the advertisement text is generated for the newspaper or online auction listing, and the manager gets a checklist for inventory and photos.
- After the sale, proceeds are applied to the balance, any surplus is recorded for the tenant, and the whole lien file is stored on the account.
Month-end owner report
Facility manager → owner → bookkeeper
- Physical and economic occupancy, move-ins, move-outs and delinquency by aging bucket are calculated per facility.
- Rent, fees, tenant protection and retail sales sync to QuickBooks Online or Xero by facility class.
- Existing-tenant rate increases due next month are listed with the notice date each one needs.
- The owner reviews and approves the report on a phone; the bookkeeper gets the same numbers.
What's included in Agenbord Recur for Self-Storage.
Unit map & rent roll
Every unit with size, features, street rate, in-place rate and status, shown as a site map and as a rent roll.
Online rentals & leases
Reservations, move-ins and signed rental agreements from the facility website, with ID and alternate contact captured.
Autopay & billing
Anniversary or first-of-month billing, prorations, deposits, retail items and autopay with retry rules.
Late fees & fee rules
Late, lien and auction fees configured per facility and applied automatically, with waivers logged against the manager who granted them.
Lien timeline by state
The notice steps, delivery methods and waiting periods for each facility's state, with templates your attorney approves and a countdown on every delinquent unit.
Gate & access status
Access suspended and restored from the ledger, connected to gate systems that offer an API, plus overlock and unlock tasks for staff.
Tenant messaging
Reminders, receipts and notices by email and SMS, with consent records and quiet hours; WhatsApp as an option.
Rate management
Existing-tenant rate increase lists by tenure and gap to street rate, with the notice period built in.
Tenant protection & insurance
Enrollment, monthly charges and proof-of-coverage tracking per unit.
Owner dashboard
Occupancy, revenue per square foot, delinquency and lien pipeline across all facilities.
AI that does specific jobs and shows its work.
Every AI feature is tested on your own records before it's switched on, and a person approves anything that moves money or goes to a customer.
Lien file check
Before a sale is scheduled, reviews the unit's lien file against the facility's configured state timeline and flags a missing step, a notice sent too early, or a delivery record without proof. Limits: it checks against the rules you configured with counsel; it does not interpret the statute, and a manager or the owner approves every sale.
Tenant reply drafts
Drafts replies to tenant texts and emails ("can I pay half now?") using the real balance, fees and lien status, for staff to edit and send. Limits: it never promises a fee waiver or a sale delay; those stay with staff.
Who it's for and who it isn't.
A good fit if you are
- Independent owners and small operators with 1-10 facilities and 150-1,200 units each
- Facilities in more than one state that need different lien notice timelines per site
- Owners who want unit-level revenue and delinquency reporting without a third-party manager
- Operators whose current system bills well but leaves lien notices on a paper calendar
Probably not the right fit if you are
- REITs and large third-party management companies standardized on an enterprise platform
- Owners who want a packaged system they can switch on this month with no configuration
- Boat and RV storage lots whose main need is space reservations rather than monthly rent
Designed around the rules you work under.
Plain-English notes, not legal advice. Software supports your compliance process; it doesn't replace your attorney, CPA or compliance lead.
Florida Self-Storage Facility Act
Part III of Chapter 83, Florida Statutes, governs the owner's lien. Under s. 83.806 the owner sends a written notice demanding payment within a stated period of not less than 14 days after delivery, and only then advertises and conducts the sale; the statute also allows sales on a public auction website. Florida has amended this section several times, so templates are reviewed against the current text. Florida Statutes s. 83.806.
Texas self-service storage liens
Under Texas Property Code s. 59.042, if the tenant does not pay by the 14th day after the notice of claim is delivered, the lessor publishes or posts a notice of sale; the sale may not happen before the 15th day after first publication (or after the 10th day following posting). Section 59.044 lets the notice name a website as the place of an online sale. Tex. Prop. Code ch. 59.
Text-message consent
Automated reminder texts need appropriate consent under the Telephone Consumer Protection Act, and marketing texts need prior express written consent. The messaging module records consent and opt-outs per tenant. FCC - TCPA overview. This page is not legal advice; lien templates are confirmed by your attorney for each state.
What exists today and what's being built.
Reused from our production engines
Capabilities of the engine this edition is built on.
- Automated scheduled invoicing with reminders
- Digital payment collection with automatic reconciliation
- Self-updating customer ledgers
- Door access and attendance records tied to customer accounts
- Shared messaging inbox with an AI assistant
- Customer app and owner dashboard
Built for your project
Scoped and delivered as a custom build.
- Unit map, rent roll and occupancy reporting
- State lien timelines and attorney-approved notice templates
- U.S. card and ACH autopay through Stripe, with retry rules
- Gate system integrations and overlock task lists
- Online reservations, move-ins and e-signed rental agreements
- TCPA consent records for SMS reminders
Connects to the systems you already run.
Systems we integrate with
Named platforms are examples we build against through their public APIs - not partnership claims.
How it compares - honestly.
Established products are often the right answer. Here's when each one is the better choice.
| Product | What it is | The better choice when |
|---|---|---|
| Storable (SiteLink, storEDGE) | The largest self-storage software group, offering management software, facility websites, payments, tenant insurance and a rental marketplace. | You want a widely used, packaged platform with existing gate integrations, a marketplace for move-ins and staff who may already know it. |
| Easy Storage Solutions | Cloud self-storage management software aimed at independent operators, with online rentals, billing and gate integrations. | You want an off-the-shelf cloud system you can adopt quickly and your lien process is already well run. |
Detailed comparisons: Storable (SiteLink and storEDGE) alternatives
What it costs, up front.
This edition is a concept delivered as a fixed-price custom build on the Agenbord Recur engine, plus your payment processor's own fees. Price depends mainly on the number of facilities and states and on gate integrations.
Billing & delinquency
From $12k
Rent roll import, autopay, late fees, reminders and the lien timeline for one state, synced to your accounting system.
6–10 weeks
Full facility edition
$25k–$60k
Adds online move-ins and leases, gate integration, rate management, tenant protection tracking and the owner dashboard.
3–5 months
Multi-state portfolio
$60k+
Several facilities across states, per-state lien templates, consolidated reporting and migration from your current system.
Phased
Self-storage facilities: common questions.
Can the software decide when we can sell a unit?
No. It tracks the timeline you configured for each state with your attorney, generates notices from approved templates and flags gaps, but a person approves every sale. Lien statutes change, so templates are reviewed whenever a state amends its law.
Does it work with our gate system?
If your gate vendor offers an API or a supported integration, access can be suspended and restored automatically from the ledger. If it doesn't, the system produces a daily lock-out and restore list for staff. We confirm this for your specific hardware before quoting.
We manage facilities in Florida and Texas. Can each follow its own rules?
Yes. Each facility carries its state's lien steps, waiting periods, fee rules and templates, so a Texas unit and a Florida unit move through different timelines in the same system.
Can tenants rent and pay online?
Yes. Reservations, move-ins, signed rental agreements and autopay setup run from the facility website, and tenants pay from a link in their reminder or in the customer app.
Can we migrate from SiteLink or storEDGE?
Usually. We import tenants, units, balances, rates and open lien files from your current system's exports and reconcile balances before cut-over. Historical ledgers can be imported or archived, depending on what the export allows.
Is this a product we can buy today?
Not as a ready-made product. It is a concept delivered as a fixed-price custom build on our production billing engine. If you need a packaged system immediately, Storable's products or Easy Storage Solutions may suit you better.
Sources
- Florida Statutes s. 83.806 - Enforcement of lien
- Texas Property Code ch. 59 - Self-service storage facility liens
- Texas Property Code s. 59.042 - Notice of claim
- FCC - Telemarketing and robocalls (TCPA)
- Storable - self-storage software
- Easy Storage Solutions
Regulatory notes are plain-English summaries, not legal advice.
Concept
Want Agenbord Recur for Self-Storage built for your business?
Send us your workflow and the systems you use. We'll reply within one business day, then a free 30-minute call, then a written scope with a fixed price - including an honest view on whether an off-the-shelf product would serve you better.
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