Property management software for condos, HOAs and strata

Dues and accounts, collections and statements, decision register and general meeting, annual budget and bank statement import in one panel. The same software for condos, HOAs, housing co-ops and shopping malls.

Included from the start

• Dues & Accounts

  Create dues plans, take partial payments, see statements and balances instantly.

• Property Management

  Organize sites, blocks and units in one place - everything connected.

• Cooperative Path

  Members and shares from the land stage, allocation by draw, no record lost at title transfer.

• 10 Languages + RTL

  Turkish, English, German, Arabic and more - in your residents’ language.

• Secure & Smart

  Safe and fast with Firebase authentication and an AI assistant.

• People & Companies

  Keep residents, owners and companies in one record; roles and contacts together.

• Security & Access

  Guard shifts, gate movements and incident reports are kept in one place, so when something happens at night the record says who was on duty and who came and went. You pay no subscription for cameras: a USB camera plugged into the computer is shown by the browser itself, the picture from an IP or WiFi camera is pulled by the browser over your own local network, and for a recorder only the live link is stored. No frame ever reaches Flatmine or is kept on the server.

• Agenda & Reminders

  Meetings, maintenance, contract end dates and public holidays sit in one calendar, and what is coming up is flagged on the dashboard. Subscribe to it on your phone and the entries land in your own calendar with their notes, visible in Google, Apple and Outlook too.

• Income & Expense

  Income-expense ledger, category-based tracking and instant net balance.

Add-on modules

• Parking & Barrier Control

  Authorized residents open the parking gate or barrier from the app; every opening is logged: who, when, and with what result.

• Requests & Maintenance

  A resident reports the fault in the app instead of phoning around. The manager sees the request, records who it went to and when it was closed, and the resident follows where it stands from their own screen. Closed records stay in the history, so a fault that keeps coming back is noticed.

• General Assembly & Meetings

  One flow from notice to minutes: owners check in by scanning a QR code, the quorum is worked out for you, and the minutes are ready the moment the meeting ends. Paste your Zoom, Meet or Teams link and the room and the remote attendees become one meeting.

• Resolution Register

  Every adopted resolution is numbered into the register and never deleted. A new owner sees "what has been decided here" on a single page.

• Decisions & Polls (Voting)

  Quorum and majority are computed automatically by your country’s rule: ownership share under KMK, double majority under WEG; in Spain an owner with overdue debt cannot vote, and an absent owner who does not object within 30 days is deemed to have approved. In Dubai, decisions are advisory. A building may adopt another country’s rule.

• Staff Management

  Shifts, leave and timesheets for caretakers and staff run from here. At the end of the month, who worked how many days and who took an advance is visible without keeping a paper book. Assigned equipment and job descriptions hang off the same record.

• Service Contracts

  The program tracks the end dates of lift maintenance, security, insurance and cleaning contracts. It warns before a term runs out, so you are not left with an overdue lift service or an uninsured building. Periodic inspections sit in the same list.

• Vehicle & Fleet

  If the building runs a shuttle, a van or a machine, its registration, inspection, insurance and service dates sit on one card. Upcoming dates are flagged in advance, and if mileage and fuel are recorded, the yearly cost of the vehicle becomes visible too.

• Assets & Custody

  Everything the building owns, from the lawnmower to the ladder, is on record. Which member of staff took it and when it came back is written down, so after a change of management the question "what did we have" is answered from the list. Service dates are tracked on the same card.

• Amenity Booking

  Residents book the pool, the gym or the meeting room from the app. Two people cannot take the same slot, and approval stays with the management. The occupancy calendar is open to everyone, but who made the booking is not shown to neighbours.

• Rent & Mall Management

  Rent for shops and commercial units is followed here. Alongside the fixed rent, turnover-based rent is calculated as well, and a late payment accrues the charge set out in the contract. The end of the term and the review date are flagged in advance.

• Visitor Log

  A guest, a courier or a tradesman coming through the door is recorded, and the management can see who is in the building right now. The records are kept in line with data protection rules and a visitor's details are not opened up to neighbours. The time of leaving goes on the same line.

• Parcels & Deliveries

  A parcel taken in at the door is written into the log and the resident is notified. The question "has my parcel arrived" is answered without asking the caretaker; once it is handed over the record closes and who collected it stays in writing.

• Meters & Consumption (EED)

  Unit meters are read and heating and water costs are split according to consumption. Residents see their own usage and the building average on their own screen; a neighbour's figure is not shown. The same readings are reused in the year-end account, so nothing is entered twice.

• Announcements & Listings

  Announcements on one board; for-sale/for-rent listings on a residents-only board; never published externally. Send an announcement to a block, floor, unit, role or individually picked people; optionally it also arrives as a phone notification.

• Reports & Analytics

  There are ready-made reports for debts, collections, expenses, staff and meters. You filter the columns, pick the date range you want and download it as PDF or Excel. The output can be handed to an accountant or an auditor as it is.

• Bank & Statement Matching

  Every money movement is tied to a bank account: collections, payments, advances, transfers. The account statement is derived from the ledger and, with an opening balance and running balance, can be compared with the bank's own statement. camt.053, MT940 and CSV statements are matched by IBAN and payment reference; a collection already entered by hand is not recorded twice.

• Supplier Accounts & Payables

  An invoice is recorded as a payable and reaches the ledger as it is paid. Partial and instalment payments, supplier advances, credit notes and offsetting; supplier statement and ageing by due date (not yet due, 1-30, 31-60, 61-90, 90+ days). The same supplier invoice number cannot be entered twice.

• Accounting Export (Learns From a Sample)

  If your accountant sent a sample file and said "send it in this shape", pasting it is enough: the delimiter, column headings, field types and fixed widths are worked out and the template is built. Add or remove columns; change each name, type and length. When the standard changes you update the template, not code. If a standard document is required, it also builds the XML skeleton of header, account list and entries.

• Tenders & Quotes

  The answers to the resident's three questions stay on file: how many quotes, was it the cheapest, and if not, why? At least three quotes by default; below that an exception needs a board resolution. Firms that never replied are recorded too. Emergency work skips the quotes but must be ratified afterwards.

• Maintenance Reserve

  Roof, lift, facade - set money aside in advance so that nobody is hit with a large sum on the day it is needed. You tick one line in the dues template: each payment moves that share into the fund by itself, and an expense paid from the fund is deducted with one click. The opening, added, used and closing table comes out ready for the German Erhaltungsrücklage under WEG §19, the Spanish fondo de reserva under LPH 9.1.f and Turkish condominium law art. 20/b.

• Annual Budget & Operating Plan

  Estimated yearly income and expense, the share per unit and board approval - the operating plan under Turkish condominium law art. 37, the Wirtschaftsplan under German WEG §28, the annual presupuesto in Spain. Actuals are derived from the ledger; items spent without ever being budgeted are listed too.

• Periodic Inspections & Insurance

  Lift inspections, fire extinguishers, generators, water tanks, lightning rods and building policies in one register. The result is kept as well: passed, passed with conditions, failed. What is due soon is reminded; what is overdue turns red.

• Tasks & Attention Strip

  Work the management starts is tied to a person and a date and lands in the agenda. The attention strip on the dashboard shows overdue tasks, late inspections, emergency spends still awaiting ratification and budget lines over plan. Detected by code, not guessed.

• Backup & Document Archive

  All of the building's data comes out as a single downloadable backup, and when a new module is added it falls within that backup on its own. When the management changes, the files are handed over in full and nobody has to go looking for where the records are.

• Document Library

  Sample meeting notices, minutes and payment reminders in 10 languages; download the PDF and use it with your own details.

• Website For Your Building

  A single public page: contact details, location, office hours and announcements. Fill it in with the wizard and publish it at a free address or on the building’s own domain. Resident data is never published.

• Resident Communication & Protection

  Management-to-resident SMS, WhatsApp and the building’s own email. Resident consent comes first; every message is signed and logged.

• Notices With Proof of Delivery

  Every notice records who received it and when; evidence, not assumption. PEC in Italy, KEP in Turkey: rent and debt notices are sent with a PDF attachment from the building's own certified email mailbox.

• Boards & Committees

  Owners’ board, audit and committees: memberships, meetings and numbered resolutions in one register.

• Rules & Violation Tracking

  House rules with violation records: detection, notice and outcome follow a fair, transparent process.

And more: Cash advances, timesheets, leave and shifts, custody ledger, supplier accounts and ageing, credit notes and offsetting, transfers between accounts, bank opening and running balance, job descriptions, areas of responsibility, roles and permissions, application intake, dues template library, period generation, late-fee processing, reversal entries, per-person allocation, multi-site management, unified invoice entry, warehouse and stock tracking, staff shuttle planning, building and facility management, tender and quote comparison, annual operating plan and budget variance, periodic inspection and insurance policy tracking, task assignment, accounting export templates.

Decision register, meeting notice periods and annual budget follow each country's condominium law, from Turkey's KMK to Germany's WEG. Country profiles also exist for Germany, Spain, Italy, France, Portugal, Romania, Brazil, Albania, Saudi Arabia, Dubai and England; a building can also choose another country's voting rule.

Card payment through the building's own provider account (Stripe, iyzico, PayTR, Mollie, Mercado Pago, Moyasar), on the provider's secure page; QR and bank transfer payments; bank statements are imported in camt and MT940 formats and matched to collections. Buildings in Europe download a SEPA file for bulk payments and automatic dues collection, buildings elsewhere a bulk payment list in any currency, and upload it to their own bank. Flatmine never sits in the payment flow, the money stays in the association's account.

• Credit card payment
• QR code payment
• Bank transfer payment
• International bank-compatible data transfer
• PDF export
• Excel export
• Email notifications
• SMS notifications

No unit's debt is ever exposed, reports are aggregated. Every money entry records who made it and a security log is kept; personal data is handled under GDPR principles.