Condominium management software

The building’s accounts stop living in WhatsApp.

Fees, expenses, general meetings, minutes and the gate in one place — with a record an owner can check and a court will accept.

strata-ao.comBuilt for Angolan law rather than adapted to it.

Where this starts

The work runs on files nobody can audit.

Not for lack of skill — for lack of a tool. A spreadsheet does not know what an ownership share is, and a WhatsApp group is not an accounting record.

01
Money arrives and nobody knows whose it is
Photographed receipts, transfers with no reference, and a month spent matching bank statements by hand to work out who paid March.
02
The general meeting happens and the minutes never get written
No published minutes, no enforceable title. Without one, an owner’s debt is a conversation rather than a case.
03
An owner asks and the answer takes three days
“Where did the reserve fund go?” is a fair question. Answering it should not mean opening seven files.

In plain words

Strata is condominium management software.

A program you open on a phone or a computer, the way you open your e-mail. Nothing to install, no server to keep running. The administrator signs in on one side and posts the accounts; the owner signs in on the other and sees their own.

What it does for you

Works out what each unit owes, from the share in the constitutive deed.
Takes the owner’s payment proof and attaches it to the right fee.
Imports the bank statement and settles what has already been paid.
Convenes the general meeting within the legal notice period and produces the minutes.
Closes the year with the full annual package.
Runs payroll with INSS and IRT on the rates in force.

What it is not

Not a bank. The money goes to the building’s own account; Strata records who paid.
Not a spreadsheet. Nobody maintains formulas, and nothing disappears without a trace.
Not a replacement for the administrator. It does the repeated work; the decision stays yours.

Reconciliation

The transfers arrive. The month closes itself.

Every unit carries its own Strata reference. The statement comes in, the reference matches, and the fee settles. The payment proof an owner photographs is read and attached to the right fee — with nobody cross-checking anything by hand.

Control map · example

Unit	Fee	Reference	Status
A · 2nd floor left	45.000,00 Kz	STR-EA-A-201	SETTLED
B · 1st floor left	45.000,00 Kz	STR-EA-B-101	OVERDUE
C · ground floor	32.500,00 Kz	STR-EA-C-003	SETTLED

Sample data. The status is always written out — colour reinforces it, never decides it.

Compliance

Written around Decreto Presidencial 141/15.

Compliance is not a module you switch on. It is the shape of the product: the deadlines, the quorums and the documents are what the system knows how to do.

The minutes are an enforceable title

Once published they cannot be altered — they are corrected by a correction minute, and the chain stays visible.

The record is hash-chained and verifiable

Every entry is sealed with the one before it. An owner verifies the whole chain from their own app.

Withholdings calculated, not estimated

INSS and IRT follow the rates in force, with the history kept. When the law changes, earlier months stay correct.

The year closes the way it must

A fiscal year closes only with an annual package approved by published minutes. Not a suggestion: the condition.

Condominium regimeDecreto Presidencial 141/15

Horizontal propertyCódigo Civil, art. 1414–1438

Personal dataLei 22/11

IRT and INSSRates in force

Who uses it

Three applications, because three people need different things.

Not one system with three profiles: three applications built for what each person does — and all of them read the same money.

Administration

app.strata-ao.com

Administrator, building manager, accountant, supervisory board

Condominiums, units and ownership shares
Fees, expenses, statements and ledger
General meetings, minutes and the annual package
Debt recovery up to the enforceable title

Owner

resident.strata-ao.com

Owners and tenants

Their account, receipts and payment proofs
Expenses with the document in view
Convocations, voting and published minutes
Visitors, bookings and notices on the phone

Gate

Optional add-on

porteiro.strata-ao.com

Concierge and security

Visitors by QR or entry code
Parcels with receipt confirmed
Shifts in one tap, rounds by QR
Works with no signal and syncs later

Optional add-on

The gate app is sold separately, because not every building has a gate.

Where there is a concierge, the black notebook goes. Where there is not, you do not pay for one. It is the only module charged separately — everything else is included in every plan.

Visitors by QR or entry code — someone without a smartphone gives the code and comes in
A visit nobody announced? The owner accepts or refuses on the phone before the door opens
Recurring passes for domestic staff, drivers and contractors
Who is inside the condominium right now, companions counted
Parcels logged and handed over; whoever receives one confirms it in the app
Shifts opened in one tap, rounds confirmed by QR — and all of it works with no signal

The condominium has to give the concierge a phone.

The application runs in the phone’s browser, like any website. The device is a work tool, the same as the register and the torch: the condominium supplies it.

Any Android phone or iPhone with a camera and a connection. The camera reads the visitor QR.
One device per gate is enough: it stays at the desk and passes from shift to shift.
Nothing to install from an app store.

What it does

Everything a condominium generates in a year, in one place.

Money

Fees by ownership share, per fiscal year
Extraordinary charges and building works, apportioned
Payment proofs read automatically
Statements from BFA, BAI, BIC, ATLANTICO
Staged debt recovery up to the enforceable title
Double-entry ledger

Law and general meetings

Convocations with the notice period checked
Quorum by share, first and second convocation
Weighted voting, by proxy too
Minutes signed and published
Internal regulations approved unit by unit
The full annual package

The building and its people

Notices, messages and surveys for owners
An assistant that answers owners about their own account
Common-area bookings and service requests
Generator, cistern and ENDE outages
Contracts, suppliers and preventive maintenance
Payroll with INSS and IRT

Pricing

One product, five sizes.

Plans differ in the number of units under management, never in features. Unlimited condominiums on every one of them. Paid in advance, per 30-day cycle.

Plan	Per 30 days	Units	Who it fits
Síndico45 days free	30.000 Kz	up to 25	Managing your own building
Essencial	70.000 Kz	up to 60	Two or three buildings
Profissional	220.000 Kz	up to 350	A portfolio with staff and an accountant
Empresa	520.000 Kz	up to 1.500	Several districts
Corporativo	1.100.000 Kz	up to 10.000	Large portfolios

Prices exclude VAT. VAT is added at 14%.

Gate app: +15.000 Kz per condominium that has a gate. Two accesses included; each extra access costs 5.000 Kz.
Each plan is a ceiling, not a tariff: to manage more units you change plan. No overage on the invoice.
A 12-cycle commitment: 10% off. Loyalty: 10%, 15% and 20% after one, two and three years.

Getting started

From the request to the first month closed.

01
Ask for the trial
The Síndico plan, and the administrator’s name and contact. Two minutes, no card and no transfer.
02
Receive the invitation
We open the account within 1 working day and the invitation arrives by e-mail. You get 45 days with everything working.
03
Load the condominium
Create the units and ownership shares, or send us the spreadsheet you already have and we import it with you.
04
Decide
To carry on, transfer the first cycle before the trial ends. If you do not, you owe nothing and there is nothing to cancel.

Would rather pay now, or manage more than 25 units?

Choose the plan at strata-ao.com, transfer the cycles you want and attach the proof. The account opens when we confirm the payment, within 1 working day.

Strata Enterprise

The same visitor control, for a company.

For companies that receive visitors. The employee invites, reception admits by QR or code, and everyone knows who is in the building right now. No fees, units or general meetings.

The employee invites; the visitor gets a pass with a QR and an entry code
Reception admits by QR or code — someone without a phone still gets in
An unannounced visit? The employee accepts or refuses before the visitor enters
Who is inside now, the list read out in an evacuation
An arrival declaration if the office asks for one: confidentiality or site rules
Parcels at reception, printed badges and a visitor book in CSV

enterprise.strata-ao.com

35.000 Kz

per office, per 30-day cycle. Starts with a 45-day free trial.

Up to 10 offices on one account.
Each office includes 2 reception accounts; each extra one costs 5.000 Kz.
Employees who invite visitors do not pay.
Prices exclude VAT. VAT is added at 14%.

Why Strata

What a spreadsheet cannot give you.

Angolan law is the shape of the product

The deadlines, quorums and documents of Decreto 141/15 are what the system knows how to do — not a list somebody follows from memory.

A record that stands up in court

A hash-chained log the owner can verify, and an enforceable title dossier ready for the julgado de paz.

The owner can see, and stops asking

Their account, their receipts, and every expense with the document in view. Transparency settles half the arguments.

The data is yours

Export everything — accounts, minutes, records and the annual package — as PDF, Excel or data, at any time and at no cost.

Get started

The next set of accounts can be closed here.

Start with 45 days on the Síndico plan — no transfer, no card and nothing to cancel. If you would rather talk first, a person answers.

strata-ao.com[email protected]WhatsApp +244 923 752 472Lyrical Corp · Luanda, Angola

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