Comparison
Most strata software was written for a different country’s law
The HOA suites are competent products. They are also built around US community-association practice, where there is no Form B, no contingency reserve fund as the Act defines it, and no schedule of unit entitlement. What a BC council ends up doing is the compliance work by hand, in a spreadsheet beside the software.
The difference
Nine things the Strata Property Act asks of you
Not a feature count — the generic suites win a feature count. These are the obligations a BC strata corporation carries, and what each kind of tool does about them.
| What’s required | Generic HOA / PM suite | Blue Strata |
|---|---|---|
Form B Information Certificate SPA s.59 | No — assembled by hand from exports | Issued from live data, on your letterhead |
Form F Certificate of Payment SPA s.115 | No | Issued alongside Form B |
Operating and contingency reserve kept separate SPA s.92 | Partial — one ledger, funds by tag | Double-entry, per-fund, with a trial balance |
Staged arrears escalation with an evidence trail SPA s.112, s.116 | Rare — the AU strata specialists do it, the HOA tools don't | Recorded per step, with the date a demand went out |
Depreciation report and reserve-fund planning SPA s.94 | Thin everywhere — usually document storage only | Balance, contributions and projection |
Schedule of unit entitlement SPA s.99, s.246 | No — equal or square-foot splits | Per-lot entitlement drives levies and votes |
AGM notice periods and quorum SPA s.45, s.48 | Generic meeting tools, no statutory checks | Notice-period checks and quorum tracking |
Mixed dwelling forms in one complex | Not confirmed in any product surveyed | Condo, townhouse and apartment in one plan |
Short-term rental bylaw enforcement BC STR rules + bylaws | No | Registration, lapse detection, auto-raised violation |
What it costs
The market prices in three bands. Two of them are quote-only.
The mid and enterprise bands are sold per portfolio, to management companies, with no published rate card and an onboarding fee. A self-managed council asking for a number gets a sales call. Ours is on the pricing page.
Entry / self-managed
~$1,000–6,000 / yr
Per-unit monthly, or tiered flat
Small self-managed corporations
Mid — management companies
~$20,000–75,000 / yr
Custom quote, per portfolio
Management companies with many buildings
Enterprise
~$75,000–250,000+ / yr
Custom, per portfolio plus modules
National portfolios
Blue Strata is $1.50 per unit per month on Essentials, $2.50 on Professional, with a monthly minimum so a twelve-unit building is not paying enterprise rates. A 50-unit strata runs about $75/month self-managed. Prices in CAD, published, no setup fee.
See the full pricing →Where we don’t win
Three reasons to buy something else
You manage a large mixed portfolio
If you run commercial and residential rental alongside strata, a cross-market suite like Yardi or AppFolio covers ground we deliberately don't.
You need a mature integration ecosystem today
The established products have years of banking, accounting and e-signature integrations. Ours are fewer, and some are still behind credentials.
You're outside BC
The compliance work above is written to the BC Strata Property Act. In Alberta or Ontario you'd be buying the general half of the product only.
Competitor pricing bands and category positioning are drawn from an internal survey of roughly twenty strata, HOA and property-management products conducted in July 2026, using published rate cards and analyst benchmarks. Quote-only products publish no rate card, so those ranges are analyst estimates rather than vendor figures, and pricing moves. Nothing here is attributed to a named competitor unless that product publishes it. Where a claim could not be independently verified, it is described as a category pattern rather than stated as fact about any one product.
Bring us your last Form B
The fastest way to judge this is to watch your own certificate come out of it.