The owner portal

If you own a lot, this is your guide. You do not need to read anything else in these docs.

Your council or property manager sent you an invitation email. Follow the link, set a password, and you are in. After that, sign in at managestrata.ca/login.

What you'll see

Your sidebar has two groups.

My account — your balance and invoices, and the repairs you've reported.

My building — announcements, meetings and votes, documents, and the corporation's compliance deadlines.

Plus the Assistant, which answers questions in plain language.

Your account and payments

Account & payments is the page you'll use most. It shows:

• Your balance — what you owe right now.
• Every invoice — strata fees, special levies, interest on arrears, with due dates and whether each is paid.
• A running history — every charge and payment against your lot, in order.

Paying

Card payments aren't available yet. Pay the way your council directs — cheque, e-transfer, or pre-authorised debit — and your payment appears here once they record it. That can take a few days; it doesn't mean it's lost.

Card payment is coming. When it arrives you'll see it on this page, and paying that way will post to your ledger the moment it goes through.

What your balance says

Your balance is shown in words, not as a plus or minus:

• $150.00 owing — that's what to pay.
• $150.00 in credit — you're ahead. The corporation is holding it against your next fee.
• Settled — nothing owing.

If the balance looks wrong

Check the history first — the answer is usually there: interest on an overdue invoice you didn't know about, or a payment received after the statement you're comparing against. If it still looks wrong, contact your council with the date and amount of the payment you think is missing. They can move a payment recorded against the wrong lot, and every correction is recorded rather than quietly overwritten.

Reporting a repair

Maintenance → describe the issue. Say where it is and what's happening, and attach photographs — up to six of them, straight from your phone.

The picture is usually worth more than the sentence. "Leak under the kitchen sink" leaves the council guessing between a dripping trap and a ceiling coming down in the lot below, and that guess decides how urgent it is, which trade gets called, and how fast anyone moves.

After that you can watch it move along the six stages — requested, triaged, assigned, in progress, completed, closed — as a dated trail, with the contractor's name under assigned once one has it. No need to email anyone to ask.

Open the job and there's a thread on it. That's where the council or manager asks which tap, and where you answer — instead of a phone call nobody else can see. Only the council, the manager and you can read it — and the same goes for your photographs. Your neighbours can see that a repair exists; they can't see inside your home. Messages can't be edited or deleted afterwards, by anyone, because it's part of the corporation's records.

Whether a repair is the corporation's responsibility or yours depends on your bylaws and where the damage is. Reporting it is always right; the council will tell you who pays.

What gets emailed to you

You no longer have to sign in to find out what's happened to your account or your repair.

Meetings and voting

Meetings & votes shows the meetings you're entitled to attend, one card each, with a countdown to the next one.

Before a meeting — read the notice and agenda, and the resolutions being put. The card says how the meeting is held: in a room, on a call with the joining link, or both.

Say whether you're coming — I'll be there, I can't make it, or I'm sending a proxy. This is how your council knows a week out whether the meeting will be quorate, which is when they can still do something about it. It takes a moment and it genuinely matters.

If you can't attend — appoint a proxy, so someone present can vote your lot. Saying you'll send one isn't the same as appointing one; do both.

On the night — if you're joining a call, tap I'm here once the meeting is called to order. A council member admits you to the register, and that's what counts toward quorum and opens your ballot. In a room, you register at the door as usual.

During voting — cast your vote on each resolution. You'll see the threshold it needs: a majority vote, a 3/4 vote, an 80% vote, or a unanimous vote. Majority and 3/4 are measured against the votes cast; 80% and unanimous against every eligible vote in the corporation.

After — read the approved minutes.

Documents

Documents is the corporation's library — bylaws and rules, AGM and SGM minutes, financial statements, the depreciation report, insurance. You see the same shelf your council does, filed into the same folders, with the same search, date filter and sort. What you can't do is upload, delete or refile anything.

You can also ask a question instead of hunting. "Can I have a dog?" or "what did we decide about the parkade?" — the answer comes back quoted from the actual documents with the page number, so you can check it yourself.

Announcements

Announcements is the notice board: every notice your council and property manager has posted, as the printed sheet you'd see by the elevator. The most recent ones are on your overview when you sign in, too.

Search covers the body as well as the title, and there's a date filter, so "what did they say about the elevator in March" is a search rather than a scroll. Open a notice to read it in full or print it.

You'll usually get these by email too, at the address on your roster record. If you aren't receiving them, tell your council your address may be out of date.

Compliance

Compliance shows your corporation's statutory deadlines and their status — most importantly, the depreciation report. It's worth a look before you buy, sell, or vote on a levy: the health of the reserve fund is the single biggest predictor of a surprise bill. See depreciation reports.

What you can't see, and why

By design, an owner cannot see:

• the corporation's overall finances;
• other owners' balances or accounts;
• the roster's contact details;
• council-only tools like vendors, forms and settings.

Your right to corporate records is set by your province's legislation and your bylaws — ask your council, and they can produce what you're entitled to. The software isn't the arbiter of that.

Getting help

Ask the Assistant first — it's fastest for "what do I owe" and "what do the bylaws say". For anything about a decision, a charge, or a repair, your council is the right audience, not ManageStrata support. We can fix the software; only they can answer for the strata.