Plans and billing
What each plan includes, how Council is priced per lot, the 30-day trial, and how to change plan or payment method.
The ladder is lots, and only lots. Up to 4 lots is free forever. From 5 lots there is one plan — Council — priced per lot at any size, with no upper limit. Property Manager is a portfolio business rather than a bigger building, and its price is a conversation — talk to us.
SettingsBilling.
This changed in August 2026
The old ladder priced you by how big your building was, and it had two faults a council actually hit. Essentials (5–10 lots) has been retired — that band is now the bottom of Council. And Council no longer stops at 25 lots: a corporation that grows is never pushed onto the management-company plan by growing. If you hold a retired plan, nothing about your subscription or your features changed.
The plans
| Free | Council | Property Manager | |
|---|---|---|---|
| Price | Free forever | $3.96 per lot / month, falling as you grow | Talk to us |
| Minimum | — | $19.80/mo (5 lots billed) | — |
| Lots | up to 4 | from 5, any size — no ceiling | no ceiling |
| AI actions/month | 100 | ~1,000 | ~3,000 |
| Compliance calendar | ✓ | ✓ | ✓ |
| Units, roster, owner portal | ✓ | ✓ | ✓ |
| Document library and preview | ✓ | ✓ | ✓ |
| Ask the documents | ✓ | ✓ | ✓ |
| Electronic voting | ✓ | ✓ | ✓ |
| Announcements and ledger | ✓ | ✓ | ✓ |
| Assistant on your own data | — | ✓ | ✓ |
| AI agents | — | ✓ | ✓ |
| Online payments (not live yet) | — | ✓ | ✓ |
| Portfolio view across corporations | — | — | ✓ |
All prices in CAD. Annual billing charges ten months for twelve — about 17% off.
A fourplex gets the whole record-keeping product
Free is not a demo. Compliance deadlines, the roster, the owner portal, the document library, cited document answers and electronic voting are all on it. What Council adds is the AI doing more of the work for you — agents watching your deadlines and arrears, and an assistant that answers from your own records.
How Council is priced
Council is charged per lot, in graduated bands, from the first lot. The rate falls as the corporation grows, so cost per owner always goes down — never up — as you add lots.
| Lots | Council / month | Each owner pays |
|---|---|---|
| 5 | $19.80 | $3.96 |
| 10 | $39.60 | $3.96 |
| 25 | $99.00 | $3.96 |
| 50 | $159.00 | $3.18 |
| 100 | $259.00 | $2.59 |
| 200 | $394.00 | $1.97 |
Any size in between is priced the same way, with no upper limit and a minimum of 5 lots billed. So a 3-lot corporation that wants Council for the larger AI allowance can buy it, and pays as if it were five lots — Free is a choice below five lots, not a cage.
Quote it per owner, not per month
A council votes on a line in next year's budget, and "$3.18 per lot per month" is that line. The pricing page prints both figures side by side against what professional management would cost.
The 30-day trial
Council runs free for the first 30 days, with no card taken up front. Everything in Council is on from the moment you start it.
- A banner in the dashboard says how many days are left, and comes back inside the final 3 days even if you dismissed it.
- Add a card under SettingsBillingManage billing before the trial ends to keep the plan.
- If no card is added, the subscription simply ends at day 30 and the corporation returns to Free with its records intact. Nothing is deleted.
The trial is offered once per corporation.
Where Free stops
Free covers 4 lots. That is not an arbitrary number: BC's depreciation-report duty starts at 5 lots (SPR 6.22), so below it a corporation has no statutory work this product exists to do.
The limit is enforced on the lot register, so the symptom is a refusal when you add lot 5:
Your Free plan covers 4 lots and 4 are registered. Upgrade to Council for unlimited lots to add more. Council is free for the first 30 days, no card needed.
You may also see a heads-up before you start adding, if the lot count you declared at set-up is larger than the plan covers. That is deliberate — hitting the wall on lot 5 of 31 reads like "I can't edit anything" rather than "you need a bigger plan".
Two different limits, two different fixes
"Your Free plan covers 4 lots" means upgrade. "Your corporation is registered as 12 lots" means the declared lot count in SettingsCorporation is too low — correct it there. The message tells you which one you hit.
Property Manager
For management companies: the whole portfolio behind one login, a separate workspace for every council, priority support, and higher AI limits per corporation.
We don't publish a price, and that isn't coyness. What it costs depends on how many corporations, how many doors, and what getting your existing books and documents in actually involves — a number on this page that ignored all three would be wrong for almost everyone reading it. Tell us about your portfolio and we'll quote it.
You will never be pushed here by growing
Property Manager is off the size ladder entirely. A 236-lot corporation running its own affairs belongs on Council, the same as a 12-lot townhouse block — it just pays the per-lot rate for 236 lots.
Which plan
Free — a duplex, triplex or fourplex, or a look around before your council votes.
Council — every self-managed corporation of 5 lots or more, at any size. This is the plan.
Property Manager — management firms running several corporations. Talk to us.
You don't have to replace your manager to use this
ManageStrata is a governance and AI layer a council can buy without touching its management contract. A manager handles the books, the vendors and the day-to-day; what a council is usually still short of is its own view of the deadlines, the documents and the decisions. The two aren't competitors.
Compare it to management fees
Professional strata management in BC typically runs $25–$60 per unit per month. A 20-lot corporation on Council pays $3.96 per unit. The savings calculator lets you put in your own lot count and your own management fee.
Changing plan
SettingsBilling — upgrade, downgrade or cancel at any time.
Upgrading takes effect immediately; the new features are there straight away.
Downgrading takes effect at the end of the period. Check what you'll lose first — dropping to Free turns off agents and the Assistant on your own data, and caps the register at 4 lots.
Cancelling — your data stays available through the period you've paid for. Export what you need before it ends.
Payment and invoices
Payment is by card, handled by Stripe. ManageStrata never sees or stores your card number.
Invoices are at SettingsBilling. The subscription is a corporation expense, recorded against the operating fund like any other — see payments and expenses.
Don't put it on a personal card
It happens, and then a council member resigns, the card is cancelled, and the subscription lapses. Use a corporation card or account.
If a renewal payment fails
A card expires, a bank declines, a treasurer changes. When a renewal fails:
The billing contact is emailed
Straight away, saying which corporation, what it was for, and by when.
Your plan stays on for 14 days
Counted from the first failed charge, not from each retry. Stripe keeps retrying the card during that window, and a dashboard banner says how long is left. Nothing stops working in the meantime.
After 14 days the corporation is on Free
Agents and the data-grounded Assistant switch off, and the lot register is back to the free cap. Nothing is deleted — every ledger, document and record stays exactly where it is.
Update the card and the plan comes back
SettingsBillingManage billing. The moment a payment succeeds, the plan is restored.
Don't wait for the last day
Fourteen days is Stripe's retry window and a treasurer's holiday, both. Fix the card when the email arrives — the banner counting down is not a second reminder, it's the same one.
Going over the AI allowance
Additional AI actions are sold in top-up blocks, available on every plan including Free, so heavy use in one month never produces a surprise bill.
When a feature is missing
The symptom of a plan-gated feature is usually a missing button, not an error message. Before reporting a bug, check the table above. See troubleshooting.
Enterprise
Firms with many doors can get SSO, SLAs and guided onboarding on top of Property Manager. Raise it in the same conversation. Contact sales.
Still stuck? Open Support in the top bar of the app, ask the Assistant, or contact us.