Transcript: What does your strata manager actually cost you? The base fee is the number they show you: $6,600 for a 12-lot building. Then come the extras: $1,320 in disbursements, $480 in meeting and AGM fees, plus an insurance commission you were never shown. Take a photo of the page and drop it in, and in seconds you see the real number: $8,400 a year. GoodStrata does the same admin for $0, and you still decide everything that matters. See your number at goodstrata.com.au/what-am-i-paying. It's free, and we don't store your file.
Free strata management that runs itself: every levy, every dollar, on the record.
The day-to-day runs on software, not a back office: levies issued, arrears chased, repairs quoted, meetings papered. There is no office of people to bankroll, which is why it doesn't need to cost you a management fee. Your committee still approves, votes, or steps in — that is the part that needs a human. And the money is never guessed: every levy is summed by plain, tested code, and every action lands on a record no one can edit or delete.
The demo resets itself. Click anything.
Free for owners corporations: self-host, or use the hosted free tier. We never touch your building's money — levies are paid into your owners corporation's own bank account. No management fee, no insurance commissions, no contractor kickbacks.
The fee check
Your real fee is buried across three documents: add it up in ten seconds.
Drop in your AGM papers, budget, or annual financial statement (a PDF or a phone photo) and we'll read the numbers and show you, in plain dollars, what your manager charges each year. Free, and we don't store your document.
Transcript: This is the fee your strata manager quoted to win the job. Then there's a charge for the meeting. And a fee for every arrears notice, even to chase a debt of a few cents. Six hundred dollars for a report a computer generated. A safety report that was really a recycled 2015 file. The headline fee was never the real fee. GoodStrata itemises every cent, and the money maths is open-source code, not a black box. See what you're really paying. It's free.
How it works
Agents execute, you decide, and it's all on the record.
Traditional strata management hands one company your money, your maintenance, and your meetings, then asks you to trust it. GoodStrata splits the job in three: agents execute, humans decide, and every action is audited forever.
Agents execute
The routine work runs itself (levies, payment matching, arrears, repair triage, contractor dispatch, meeting notices) with a full transcript of every step.
See it in action →Humans decide
Anything that spends money, commits the building, or bends a rule stops at the decisions inbox (evidence attached) and waits for a person to tap approve.
See the decision gate →The money is code
Apportionment, penalty interest, reconciliation and vote weighting are deterministic, tested code. If every AI were a random number generator, your levies would still sum to the budget.
Why that matters →Transcript: The first thing everyone asks is whether you can trust an AI with the building's money. You shouldn't, so we didn't build it that way. The AI only drafts notices and suggests actions. Every dollar (levies, interest, reconciliation) is deterministic, tested code. If the AI turned to noise tomorrow, your levies would still add up to the cent. Anything that spends money waits for a person to approve it. And all of it lands on a log that even we can't edit. Try the live demo, read every line: it's free, at demo.goodstrata.com.au.
Pricing
Free for your strata, and we never touch your money.
The reason your strata fees feel like a black box is a conflict of interest built into the traditional model: the manager earns invisible commissions on the insurance they place and kickbacks from the contractors they appoint — out of an account they control. GoodStrata takes none of it, and holds none of it. Here is every dollar we take today: none.
Today What GoodStrata costs
- Nothing from your owners corporation. No per-lot fee, no subscription, no setup fee, no exit fee.
- Nothing from your payments — because your levies never pass through us. Notices carry your owners corporation's own bank details, and owners pay the building directly.
- Nothing held on trust. We are software, not a manager and not a bank. Your capital works fund stays where it is, under your treasurer's signature.
- What's next, in writing. A paid managed service for owners corporations that want us to run it, priced up front. Any change lands here before it takes effect.
Refuse What we will never do
- No insurance commissions. We take no share of your premium. At renewal the committee chooses and nothing changes for us.
- No contractor kickbacks. No trade pays to be in the pool or to be picked.
- No margin-ranking. The AI never orders contractors by what we earn, because we earn nothing either way; the committee chooses on the evidence.
- No invoice markups. The contractor's price is your price.
A company that moves owners corporation money in Victoria takes on real obligations: it must hold that money on trust in separate accounts for each owners corporation (Owners Corporations Act 2006, s 122), and moving money on someone else's behalf raises financial services licensing questions. So we did not build that rail. GoodStrata issues the notice, computes every lot's share, tracks who has paid and chases who hasn't — it just never stands between an owner and the building's bank account. The conflict isn't managed or disclosed away: it structurally isn't there.
Open source
Read every line. Export your data. Run it yourself.
GoodStrata is Apache-2.0 open source, top to bottom, not an open-core shell around a paid engine you can never see. The self-host floor is PostgreSQL and one Node process, and with a local model your building's money, minutes and maintenance never leave hardware you control.
- Apache-2.0, the whole platform. The finance agent, arrears ladder, apportionment, decision gates and event log are all on GitHub: read them, fork them, audit the money math.
- One command brings up a building.
docker compose --profile app up --buildstarts Postgres and one container. No Kafka, no Redis, no managed cloud. - Local AI, nothing over the wire. Set
AI_PROVIDER=local, point it at a model in Ollama: no API key, no data sent anywhere. - "No lock-in" is checkable. Read the code, export your ledger and event log in open formats, run it yourself: the licence guarantees it, forever.
Rally
One motivated owner can switch a whole building.
You don't have to be on the committee to move your strata to GoodStrata. You need a ten-minute demo, one page to hand around, and one line on the next agenda. These three documents are built to be forwarded, printed, and left on the noticeboard.
The one-pager
A single printable page: what GoodStrata is, what it costs the owners corporation (nothing), and the demo link. For the neighbour who won't read more than a page.
Download PDF ↓The committee decision pack
The motion wording, the objections and honest answers, a switching checklist, and a one-page data-and-liability summary. Everything a committee needs to decide in one meeting.
Download PDF ↓Transcript: Most Victorian buildings are small (ten lots or fewer) and don't legally need a paid manager. Roughly four in ten already run themselves, quietly. There was never a DIY handbook for it. So we built one that runs itself. Free for your owners corporation, open source, yours to keep. One motivated owner can move a whole building. Rally yours.
Strata management that costs your building nothing.
Open source (Apache-2.0). Self-host with Postgres and one process, or let us host it, free for your strata.