Run the board.
Not the spreadsheet.
Proprietio for condos, co-ops + strata: structured voting weighted by ownership share, special assessments billed per unit, per-owner statements, and your governance documents in one place. Built for self-managed boards and small management companies — not enterprise HOA platforms.
What Proprietio actually looks like
Governance that actually works.
Five product surfaces designed for the rhythm of a real board.
Roster + roles, not a Google Sheet
Members can be platform users (Alice with a login) OR LLC entities (an investor's company holding 3 units). Each member has a role: President, Treasurer, Secretary, Member. History is preserved when members rotate off — past votes still attribute correctly.
- Mix of users + LLC entities on the same roster
- 4 standard roles with role-specific permissions
- Soft-remove preserves vote history when members rotate
Quorum + pass-percent enforced automatically
Open a vote on CapEx above your threshold, or any rule change. Members cast YES / NO / ABSTAIN with optional comments. Quorum (% of members who voted) and pass-percent (% of YES vs YES+NO) are computed by the system — abstains don't count for or against. One-click 'Close + tally' flips the vote PASSED or FAILED with a permanent decision record.
- Subjects: CapEx · Special assessment · Rule change · Contract · Other
- Configurable quorum + pass thresholds per board (default 50% / 51%)
- Vote auto-tallies on close; full audit log preserved
Voted in the app, billed per unit, paid online
A passed CapEx vote spawns a special assessment. Set the total amount, billing date, and per-unit share % (auto-suggests equal split, override per-unit). When you 'Post' the assessment, Proprietio generates an Invoice for each unit's owner — billed to the primary tenant if leased, or directly to the LLC if owner-occupied. Same engine that already runs $50K+ MRR for our property managers.
- Per-unit share % must sum to 100 (validation enforced)
- Regular monthly HOA dues + one-off special assessments — same flow
- Reserve-funded work flows straight into the reserve study below
Every unit owner sees their own ledger
Each unit owner signs in to their own portal and sees only their unit: dues paid + outstanding, assessments billed, the documents your board has shared (bylaws, amendments, reserve study), and the maintenance tickets they reported. Scoped per unit — one owner can never see another unit’s ledger.
- Per-unit owner portal — each owner sees only their own ledger
- Owners pay assessments online via Stripe (card or ACH)
- Board documents shared to owners (bylaws, amendments, reserve study, …)
Plan your reserve fund in-house
Model the building's major components (roof, HVAC, elevator, paving) with their useful life and replacement cost. Proprietio projects the reserve fund year by year — with inflation and interest — and tells you the exact annual contribution that keeps it solvent, under baseline, threshold, or full-funding methods. Record actual contributions and expenditures and they post straight to the double-entry ledger, so the reserve balance always ties to your balance sheet. (Where your state requires a formal study signed by a credentialed analyst, use this to stay on top of it between updates.)
- Component catalog → 30-year fund projection + percent-funded health
- Recommended contribution + first-shortfall warning, computed for you
- Contributions & expenditures post to the GL (reserve fund account)
We speak your state's — and province's — rules.
Condo and HOA law varies wildly by jurisdiction — California's Davis-Stirling, Florida's Chapter 718, New York's Condominium Act. Our per-state legal guides point your board to the right framework, and our reserve-study tools track the deadlines that matter where you operate.
Condo, co-op, strata — and syndicat.
Canada doesn’t say “HOA.” Every province has its own legal entity, its own governing body, and — unlike most of the US — a reserve-fund study that’s legally required on a fixed cadence. Proprietio adapts the wording and tracks the study deadline per province.
Board of directors under the Condominium Act, 1998. Reserve fund study at least every 3 years; the status certificate (s. 76) discloses fees, special assessments and reserve status to buyers.
Strata council under the Strata Property Act. Contingency Reserve Fund + depreciation report at least every 5 years — the old waiver is gone (phased deadlines from July 2026). Form B Information Certificate for buyers.
Conseil d’administration under the Civil Code (Bill 16). Fonds de prévoyance + a professional étude du fonds de prévoyance and carnet d’entretien every 5 years. French-language documents supported.
Board of directors under the Condominium Property Act. Reserve fund study at least every 5 years; estoppel certificate for buyers. Manitoba, Saskatchewan and the Atlantic provinces follow the same condo-corporation model.
Flat tiers. No per-door tax for boards either.
Designed for governance, votes, and assessments — not rent collection. 15-day trial · cancel anytime · no setup fee.
Small co-op or townhouse, single building.
- Up to 25 owner units · 1 building
- Unlimited votes & motions
- Regular + special assessments
- Document library (CC&Rs, bylaws, minutes, financials)
- Owner directory + communications
- Email support
Mid condo, single tower.
- Up to 100 owner units · 1 building
- Everything in Lite, plus:
- Vendor management + W-9 collection
- Work-order routing
- Reserve-fund study + funding planner
- Regular + special assessments
- Priority email support
Large self-managed condo or multi-building HOA — still one board.
- Up to 300 owner units · one association (multi-building OK)
- Everything in Pro, plus:
- CSV / accounting export
- Branded owner portal
- 1-hour onboarding session
- Phone + email support
Largest self-managed associations — one board, even across several buildings.
- Up to 1,000 owner units · one association across several buildings
- Everything in Elite, plus:
- White-label portal
- Dedicated CSM
- Custom SLA + integrations (SSO available on request)
Running a management company that handles multiple boards?
Proprietio Operator is purpose-built for management companies running 10–200+ HOAs and condo boards. One parent account, every board as a sub-org, consolidated billing, cross-board KPIs, white-label option. Pricing from $999/mo.
15-day trial · up to 3 boards · no credit card required.
vs. the typical "association software" quote
Most HOA platforms still charge per-door fees, demand a setup payment, lock you into a 12-month contract, and require a sales call. We don't.
See full pricing comparison| Per-unit fee (50 units × $1.50) | $75/mo | $0 |
| Setup fee | $500 | $0 |
| Annual contract lock-in | 12 mo | none |
| Sales call required | yes | no |
See what your board would save with Proprietio
Get a free, personalized audit — owner ledgers, dues collection, voting, reserve tracking. We show you exactly what switching off spreadsheets (or your legacy HOA tool) would save your board. Emailed in minutes.
Onboard your board in
an afternoon.
Start free for 15 days. Add your members, set your voting rules, run your first vote. Cancel anytime — no contract, no per-unit fee.