Why HOA and Strata Management Needs Specialist Software
Homeowners associations, body corporates, and owners corporations operate fundamentally differently from rental property management. Instead of managing landlord-tenant relationships, you are managing a community of owners with shared obligations, common property, and collective decision-making requirements.
The core challenges are different:
- Levy management — calculating, issuing, and collecting owner levies on schedule
- AGM and meeting management — notices, proxies, minutes, and voting records
- Common property maintenance — managing shared facilities, gardens, pools, and building systems
- Insurance management — building insurance, public liability, and workers compensation tracking
- Committee management — roles, terms, decisions, and communication with the executive committee
- Compliance — strata legislation varies significantly by Australian state and territory
Most residential property management platforms bolt on basic HOA features as an afterthought. If HOA or strata management is your primary business, you need a platform that treats it as a first-class use case.
Best Options for HOA and Strata Managers
1. Buildium — Best Overall for US HOA Management
Buildium has the strongest HOA feature set of any major US property management platform. It was built with community associations in mind alongside residential rental, and the HOA module is genuinely capable rather than an afterthought.
Why it works for US HOA managers:
- Dedicated HOA and community association module
- Violation tracking and enforcement workflows
- Architectural change request management
- Owner communication tools and announcements
- Community website and document library
- Meeting and vote management
- Owner portal for levy payments and documents
- 14-day free trial
Best for: US homeowners associations and community managers managing 20-500 units.
Pricing: From $124.99/month.
2. AppFolio — For Larger US Community Associations
AppFolio handles community associations well at larger scale. Its reporting and analytics tools are stronger than Buildium for complex operations.
Why it works for larger US HOAs:
- Community association management included
- Strong reporting and financial analytics
- Owner portal and communication tools
- AI-powered maintenance triage
- Scales well for large associations
Limitation: $250/month minimum makes it expensive for smaller associations.
Best for: Larger US community associations managing 200+ units.
Pricing: From $250/month minimum.
3. PropertyMe — Best for Australian Strata and Body Corporate
PropertyMe has strata management capabilities alongside its residential property management core. For Australian strata managers it is the most widely used platform with native compliance for Australian strata legislation.
Why it works for AU strata managers:
- Australian strata legislation awareness
- Body corporate levy management
- Owner portal for levy payments and documents
- Trust accounting for body corporate funds
- State-specific compliance considerations
- Local AU support
Best for: Australian body corporate and owners corporation managers.
Pricing: Available on request. Estimated from $100/month AUD.
4. Console Cloud — Alternative for Australian Strata
Console Cloud also supports strata management for Australian agencies that manage both rental and strata portfolios. A good option if your agency already uses Console for residential management.
Best for: Australian agencies managing both residential rental and strata from a single platform.
Pricing: Quote-based.
What to Avoid for HOA and Strata Management
TurboTenant — Residential rental only. No HOA or strata support.
Rentec Direct — Residential focused. Limited HOA capability.
DoorLoop — Basic HOA support only. Not suitable as a primary HOA platform.
Re-Leased — Commercial property focus. Not designed for HOA or strata management.
Key Features to Look For
Before committing to any platform, confirm it handles:
- Levy management — Can it calculate, issue, and track owner levy payments on schedule?
- Violation tracking — Can it record, communicate, and resolve covenant violations?
- Meeting management — Does it support AGM notices, proxies, and minutes?
- Owner portal — Can owners view their levy balance, documents, and submit requests online?
- Common property maintenance — Can it manage work orders for shared facilities?
- Financial reporting — Can it produce body corporate financial statements and budgets?
Australian Strata Legislation: A Key Consideration
Australian strata legislation varies significantly by state and territory. New South Wales, Victoria, Queensland, Western Australia, and South Australia all have different rules covering:
- Levy calculation and recovery procedures
- AGM requirements and voting rules
- Common property maintenance obligations
- Insurance requirements
- Dispute resolution processes
Software used by Australian strata managers needs to stay current with state-specific legislation. PropertyMe and Console Cloud are better positioned to do this than international platforms.
Use Our Decision Wizard
Select HOA or Strata as your property type in our decision wizard and it will recommend the most suitable platforms for your specific situation and geography.