Enterprise DNA

Instead of StrataMax

Stop renting StrataMax. Own your body corporate management system.

We build your version around how you run AGMs, track levies, and manage the registers, bring your StrataMax data across, and run it for you. No plan tiers, and the system is yours.

StrataMax keeps its pricing private, charging per lot per month behind a sales enquiry, plus a separate priced implementation project before you start.

Get your version built See it working
  • check_circleYour data in a database you own
  • check_circleOpen source, no lock-in
  • check_circleBuilt and run by Enterprise DNA

What you are paying for

Most of a strata platform bill is the front end

The schemes, the roll, the levy record and the registers are yours. The screens around them are what you rent, and the rent is metered per lot, per month, behind a price you have to ask for.

paid

A price you have to ask for

StrataMax does not publish pricing. Access starts with a sales enquiry and a structured implementation project, and the meter runs per lot. Win a new building and the bill grows whether or not anyone works harder.

layers

Modules, bought one at a time

The payments product for receipting. Meeting Hub for the meetings. The portal for the owners. Each is its own product on the platform, each is another line on the invoice, and each is another place your data lives.

hub

A second stack on top

The trust accounting platform does not run your week, so managers bolt workflow tools on top of it. Two subscriptions, two logins, and the roll re-keyed between them.

build

Implementation before day one

Data conversion, configuration and training are a project priced before the subscription starts. Every time your process changes, it is a change request into a vendor queue.

dashboard

Reports somebody else designed

The arrears report and the AGM list come as the vendor drew them. The question you actually have, like which committee is the bottleneck across your whole portfolio, is an export to Excel somebody rebuilds every month.

lock

Your own roll, in their format

Years of levy history, minutes and registers sit in a database you cannot query. Leaving means asking the vendor for an export of data you created, and paying to have it moved.

What you get instead

A strata system you talk to

The AGM season

Every scheme against the statutory deadline

An AGM must be held within six months of the financial year end (Unit Titles Act 2010 s 89). One command shows every scheme against that clock, what is booked, and whether the fourteen day notice actually went out.

  • check Held, booked, or exposed: the whole season on one screen, worst first
  • check A meeting booked on short notice is flagged before it becomes a challenge to everything it resolved
  • check The agenda built from the record: the levies to strike, the valuation that is due, the work over the delegated limit
  • check Notices rendered with the agenda in your brand, and minutes tracked until they actually reach owners

Levies

Struck by resolution, chased up a ladder

A levy run splits across the lots by utility interest, the way the plan says it must. Arrears climb a ladder with every rung dated, so the file stands up when it reaches a debt collector.

  • check Strike a run in one command and every lot gets its share, to the cent
  • check Reminder at thirty days, formal demand at sixty, recovery at ninety, and the list shows the missing rung
  • check The arrears letter drafted from the ledger for exactly the rung the file needs, into drafts/, for a person to send
  • check Interest, if the body corporate charges it, capped at ten percent a year (Unit Titles Regulations 2011), cited not guessed

The registers

Insurance, disclosures and compliance that answer back

The registers the incumbent scatters across modules are records you can question, each rule citing the section it comes from.

  • check The whole insurance programme on one screen: expiry, premium, and how old the valuation behind every sum insured is
  • check A sum insured that falls under a new valuation is called out the day the valuation is recorded (UTA 2010 s 135)
  • check The five working day disclosure clock on every sale (s 147), oldest first, with the conveyancer named
  • check Eleven rules run in one command: the AGM deadline, meeting notice, the LTMP, the BWoF, the audit, the ladder, each with its source

Yours

Your database, your paperwork, your rules

Plain records you own, branded documents rendered from them, and read-only pages for the week. No client money anywhere: the trust accounting stays in the system that holds it.

  • check Levy notices, arrears letters, meeting notices and scheme summaries in your colours from one branding setup
  • check Read-only HTML dashboards for the week and the portfolio, no server to run
  • check Import your StrataMax, PropertyIQ or Strata Master roll in one command, with a dry run first
  • check Add a field, a rule or a whole command by describing it. MIT licence, no vendor to leave.

Make it yours

Design your own StrataMax replacement

Everything starts from the open-source base. Then it gets your name, the parts you run, your rules and your data from StrataMax. Try it here, and we build the real one.

2. What it runs

3. Make it fit

4. Your colour

Your business · your StrataMax replacement Your version
YB Your business

auto_awesome

Answered from your own database

Build my version

We build it from the open-source base, bring your StrataMax data across and run it for you.

What it looks like

Ask it like you would ask a colleague

Real answers from the demo data that ships with Body Corporate for Claude Code. It runs in Claude Code inside the Claude app, so it feels like any chat you already use.

forum

Body Corporate for Claude Code

Connected to your own database

Which lots are behind on levies and what should I do next?

Levy arrears (5 lots, $7,209 owing, 2 past sixty days)

HVA-07

Scheme
Harbour View Apartments
Owner
Warren Dukes
Owing
$2,618
Days
110
Last paid
2026-02-27
Next step
Start debt recovery. The ladder is complete o...

VSC-02

Scheme
Victoria Street Chambers
Owner
Harcourt Dental Ltd
Owing
$1,742
Days
64
Last paid
2026-06-12
Next step
Issue the formal demand

MIL-03

Scheme
The Millhouse
Owner
Petra Novakova
Owing
$880
Days
41
Last paid
2026-06-27
Next step
Send the reminder

KEL-09

Scheme
Kelburn Rise
Owner
Colin Bracewell
Owing
$901
Days
13
Last paid
2026-07-17
Next step
Ring them today, before it becomes a letter

OPE-04

Scheme
Oriental Parade 88
Owner
Rewi Paratene
Owing
$1,068
Days
8
Last paid
2026-07-27
Next step
Ring them today, before it becomes a letter

Where each one has got to HVA-07 Harbour View Apartments reminder 2026-06-17 demand 2026-08-03 recovery no VSC-02 Victoria Street Chambers reminder 2026-08-18 demand NONE recovery no MIL-03 The Millhouse reminder NONE demand NONE recovery no KEL-09 Kelburn Rise reminder NONE demand NONE recovery no OPE-04 Oriental Parade 88 reminder NONE demand NONE recovery no

The ladder is the business's own: reminder at thirty days, formal demand at sixty, recovery at ninety. A levy is recoverable as a debt (Unit Titles Act 2010), and interest, if the body corporate charges it, is capped at ten percent a year (Unit Titles Regulations 2011). The file has to show the steps in order.

Ask it anything

Questions StrataMax cannot answer

Every one of these is a real question the demo answers today. Yours will be different, and that is the point.

chat_bubble Which schemes are within ninety days of their AGM deadline with nothing booked, once the fourteen day notice is counted?
chat_bubble Which lots have been in arrears more than twice in two years, and does the pattern follow the levy due dates or the owner?
chat_bubble Which sums insured have not moved since the valuation behind them, and what would a claim shortfall look like at today's build costs?
chat_bubble How many days does each committee take between being asked and deciding, and which chairperson is the bottleneck across the portfolio?
chat_bubble Which schemes generate the most maintenance jobs per lot, and are their maintenance fund levies anywhere near the spend?
chat_bubble What is the base fee income per manager against the lots and meetings each one actually carries?
chat_bubble Which contractors invoice over their quote most often, by how much, and on which schemes?
chat_bubble Which management agreements expire inside six months, and what annual fee is at risk on each?
chat_bubble If a manager left tomorrow, which schemes, committees, arrears files and booked meetings move, and which meetings still need notices?
chat_bubble Which disclosure statements went out late in the last year, and does the same scheme or the same manager keep appearing?

Switching

How to switch from StrataMax

The move runs on your own building list and roll, plus a side by side period before you switch off StrataMax for good.

  1. 1

    Export the building list and roll

    Export what your StrataMax account allows, usually CSV or Excel, for the building list and the roll: schemes, lots, entitlements and owners. Check with StrataMax on the exact export path for your account. Save the schemes file and the lots file where you can point the import command at them, for example schemes.csv and lots.csv.

  2. 2

    Run the import, dry run first

    From the free version, start the import for StrataMax and do a test run first to see what would land without writing anything. PropertyIQ and Strata Master exports work the same way, just choose PropertyIQ or Strata Master instead of StrataMax. Anything else goes through as a spreadsheet file. Once the test run looks right, run the import for real.

  3. 3

    Check what the import flags

    Every scheme that comes across gets its seven compliance items created as unknown, on purpose, because the system will not call a building compliant just because StrataMax never flagged otherwise. The levy ledger starts fresh from your changeover date, so agree opening arrears against the old ledger before you rely on the new one. Minutes and policy documents stay in your document store, not in this import.

  4. 4

    Run both systems side by side

    The guide recommends running StrataMax and Body Corporate for Claude Code side by side for a month before you commit. Use that month to check arrears, meetings and compliance against what StrataMax is still showing, and to catch anything that did not map the way you expected before real decisions rest on the new record.

  5. 5

    Switch off StrataMax

    Once the side by side period checks out and your team is working from the new system day to day, cancel StrataMax. Keep whatever export or archive it gives you on the way out, and keep your minutes and policy documents in the document store you settled on. From here, the record lives in your own database, with no per-lot fee attached to it.

construction

Where the real effort goes

The real work is not the export or the import command, it is deciding how your ladder, your levy rhythm and your compliance rules should look in the new system, and how much StrataMax history is worth carrying over versus starting the levy ledger clean from changeover. That mapping is where time actually goes. Enterprise DNA does this work directly when they install and run it for you.

Not ready for a call?

Get your StrataMax switch plan by email

We will send you the step-by-step plan for moving your business off StrataMax, what the move really involves, and how we would do it for you.

One email with your plan. No spam, and you can unsubscribe any time.

Two ways to run it

Run it yourself, or have it run for you

Open source

Run it yourself

Free

  1. 1 Clone the repo
  2. 2 npm run demo, then open the folder in Claude Code
  3. 3 Type /arrears
  4. 4 Import your StrataMax roll and point it at your own database
Get it on GitHub

Omni by Enterprise DNA

Have Enterprise DNA install it

One setup fee, then a monthly retainer

  • check We migrate your StrataMax, PropertyIQ or Strata Master schemes, rolls and owners
  • check We connect it to your mail and the accounting system that keeps the trust ledger
  • check We write the commands and the compliance rules for your jurisdiction and your agreements
  • check It runs inside Omni, our managed Command Center, with the rest of your business
Book a discovery call

Questions

Instead of StrataMax, answered

Where does the trust accounting go? expand_more

It stays exactly where it is. This system never receipts a levy into a bank, never pays a creditor and never reconciles an account. There is a levy ledger, and it is a record so the arrears maths works: what was struck, what came in, what is owed. Trust and client accounting is a regulated obligation with an auditor attached, and it belongs in the system that already carries it. What moves here is the roll, the committees, the meetings, the ladder, the maintenance, the insurance programme, the disclosure clocks and the compliance register. The boundary is written into the free version, not bolted on.

Our owners log into a portal today. What do we tell them? expand_more

Nothing changes for them unless you want it to. This is the manager's cockpit, not the owner's login. Owners get what they have always actually needed: a levy notice with the right number on it, a meeting notice with a real agenda, minutes that arrive, and answers when they ring. If the portal is genuinely load-bearing for your business, keep it for the owners and run this behind it. Most firms find the portal was the brochure and the cockpit was the product.

What happens in AGM season? expand_more

That is the season this was built for. One command shows every scheme against the six month statutory deadline: held, booked, or exposed, with the days left once the fourteen day notice is counted. Another builds one scheme's AGM end to end from its own record: the date checked against the deadline, the agenda drawn from what the year actually needs (the levies, the valuation, the work over the delegated limit), the notice rendered in your brand, the votes recorded, the minutes tracked until they reach owners. Nothing about the season lives in a manager's head.

What happens to years of history in StrataMax? expand_more

Export the building list and the roll as a spreadsheet file, do a test import first, and the schemes, lots, entitlements and owners land in your own system. The levy ledger starts fresh from the changeover date, with opening arrears agreed against the old ledger, because half-imported financial history is worse than none. Minutes and policy documents stay in your document store. The guide says exactly what carries and what does not, and recommends running both systems side by side for a month.

We are in New South Wales, not New Zealand. Does the compliance file fit? expand_more

The shipped rules cite the New Zealand Unit Titles Act 2010: the six month AGM deadline, fourteen day meeting notice, the ten year maintenance plan, insurance at full replacement value, the five working day disclosure clock. The Australian equivalents (the NSW Strata Schemes Management Act 2015, the QLD BCCM Act) are mapped in the same file at a high level, and the rules are data you edit, not code you fork: describe your jurisdiction and the checks, the ladder and the documents change together. It is your rule book pointed at your data, not legal advice.

Stop paying a per-lot meter to look at your own roll

30 minutes with Sam. We look at what you pay for your strata platform, what your team actually uses in a week, and what the installed version would look like for your business. If it is a fit, we install it. If it is not, take the free version and run it yourself.

Book a discovery call Get the free version

Body Corporate for Claude Code is free and open source, published by Enterprise DNA.

Done paying for StrataMax?

Get your version built