“It’s almost like another employee. It’s just like an employee that you can train.”
Don TyreeFounder & Director of Operations, Family Heirloom Storage
96.6%customer satisfaction
Read the story →The AI operations platform for self-storage
AI agents built from your playbook.
Lumio agents answer your calls, texts and website chats, completing move-ins, payments and tenant support inside your management software. You set the rules in Lighthouse, and they get better every week.
TenantDo you have a 10×10 this weekend?
LumioYes, climate-controlled for $129 a month. I’ve held unit 214 and texted your move-in link.
✓ SavedUnit 214 · 10×10 climateReserved
Rate$129 / month
Move-in linkTexted
Your operation isn’t generic. Most AI agents are.
They’re built on generic templates, not your playbook, so they don’t know your policies, your facilities, or how your team handles the tricky calls. Most stop at the easy calls, like gate codes, hours, and payment links, and they don’t improve after launch. Everything specific to your operation still lands on your team.
What Lumio agents do
The whole front desk, covered.
Sales
Answer every inquiry and complete move-ins end to end: unit selection, payment, lease signing, and gate code. Agents also guide website visitors through checkout and follow up on leads and unfinished reservations.
SalesLiveUnit selected · 10×10 climateDone
Payment · $129Done
Lease signedDone
Gate codeSending
Across every channelThe same agents and the same rules, wherever tenants reach you.
PhoneAnswers every call, day and night, and makes outbound collection calls.
TenantDo you have a 10×10 open?
TextSends move-in links, payment links, gate codes and guides by text.
LumioHere’s your move-in link for unit 214.
WebsiteChats with visitors and guides them through checkout.
VisitorWhich size fits a 2-bedroom?
Why Lumio
Your playbook. Your agents.
1 · You set the ruleLighthouse
LighthouseDowntown needs 30 days’ notice to move out.
Move-outs skill updated · Downtown only
2 · Your agent follows it
Tenant · DowntownCan I move out next week?
LumioDowntown needs 30 days’ notice, so the earliest date is Nov 7. Want me to book it?
3 · It’s done in your softwareTenant account
Tenant accountMaria Lopez · Unit 118Downtown
Move-outScheduled · Nov 7
Notice given30 days
Built from your playbook.
Lumio turns your training materials, policies, and procedures into skills that define exactly how agents handle each situation. Agents see each tenant’s live account, so they follow your process, not a generic script.
Lighthouse · Skills · Move-outsReadyMake a move-out skill from our policy. Downtown still needs 30 days.
1
Confirm the tenant with
@customer_verifiedBuilt in2
If notice is 10+ days,
@schedule_move_outMove-out policy.pdf · p.23
At Downtown, require 30 days insteadFacility exception
4
Fee waiver over $50 →
@transfer_to_humanMove-out policy.pdf · p.3Yours to control.
Lighthouse, the AI built into Lumio, configures your agents for you. Describe a change in plain English and review it before it goes live. If you’d rather not, our team will handle it.
LighthouseReviewClose all offices at noon on Christmas Eve. Gates stay open.
ApproveEdit
Learns from your best people.
When an agent transfers a call, Lumio reviews both sides of the conversation, finds what the agent missed, and recommends an improvement. You’re not buying a static agent. It gets better every week.
Improvements · from a transferred callNewA
“I’m not sure about boat storage. Let me transfer you.”Agent
T
“We have covered boat spots at Lakeside, $95 a month.”Your team, on the same call
Recommended: teach agents about covered boat parking at Lakeside.Tested on 9 past calls
Built only for self-storage.
Move-ins, payments, delinquency, overlocks, lien timelines. Lumio is built around the work your team actually does, with your rules for each one.
Skills · Northside StorageSelf-storageMove-inUnit, payment, lease and gate code
Late paymentYour late-fee and waiver rules
OverlockVerify, take payment, release
Lien timelineYour notice dates and wording
Gate accessVerify first, then text the code
Move-outYour notice period, per facility
Integrations
Works inside the software you already use.
Lumio connects to your facility management system and uses live units, prices, balances and gate codes on every call. Payments, reservations and move-outs are written straight back.
See all integrations →
What you get
Grow your portfolio. Not your call center.
See an agent built around your operation.
Product examples are illustrative. Customer results are from published Lumio case studies.