Built for Irish Block Management

Irish block management
software that knows
the MUD Act.

BlockManOS is purpose-built for Irish property management agents — handling OMC entities, service charge billing, AGM compliance, maintenance workflows, and owner communications, all aligned with the Multi-Unit Developments Act 2011.

See what's inside

Platform Capabilities

Every feature an Irish agent actually needs.

No generic property software retrofitted for Ireland. BlockManOS is built ground-up for OMC management, MUD Act compliance, and the day-to-day reality of Irish block management practice.

Foundation

Development & Block Hierarchy

Full CRUD for your property hierarchy — Development → Block → Unit. Multi-block support, unit numbering schemes, floor plans, Eircode, and total unit counts. The foundational data structure every other feature builds on.

Legal Entity

OMC Entity Management

Model each OMC as a legal entity: CRO number, registered address, directors, company secretary, AGM date, incorporation date, and MUD Act 2011 compliance fields. One agent org can manage multiple OMCs.

Registry

Owner & Occupier Registry

Per-unit owner records: contact details, correspondence address, ownership start date, ownership percentage for co-owners, leaseholder vs freeholder distinction. Maintains full ownership history with handover dates for arrears liability tracking.

Billing

Service Charge Demand Notices

Generate and issue annual or instalment service charge demands as PDFs. Each notice includes the statutory information required under MUD Act 2011 — budget breakdown, management plan reference, payment deadline, and OMC bank details. Emailed directly to owners.

Finance

Payment Recording & Arrears Tracking

Record payments against demands — bank transfer reference, date, amount, partial payments. Automatic arrears calculation per unit, interest on late payments, payment plan support, arrears escalation workflow, and aged debtors report.

MUD Act §18

Sinking Fund Management

Manage the capital reserve fund separately from the management account. Track balance, annual contributions per unit, and planned vs actual capital expenditure. Produces sinking fund statements and 5-year reserve plans — mandatory under MUD Act 2011 Section 18.

Governance

AGM & General Meeting Management

Schedule AGMs and EGMs, build agendas, track proxy voting and quorum, draft and store minutes and resolutions. Generates statutory 21-day notice required under Companies Act 2014. Tracks director elections. Signed minutes stored as documents.

Maintenance

Maintenance Request & Defect Tracking

Log, triage, assign, and track every request from open to closed. Emergency, urgent, and routine priority. Covers structural, M&E, communal areas, and external. Assign contractors, attach photos, track estimated vs actual cost, and link directly to budget line items.

Documents

Document Management & Storage

Centralised repository per development and OMC. Organise leases, insurance certs, fire safety certs, planning permissions, AGM minutes, budgets, and contractor invoices. Folder hierarchy, version control, expiry date tracking, and role-based access for agents, owners, and directors.

Board Access

Director Portal

A dedicated portal for OMC board directors — separate from the agent view. Full financial reports, invoice approval queue, maintenance project status, compliance dashboard, AGM documents, and contractor expenditure. Directors approve invoices above threshold and review house rule breach reports.

How It Works

Up and running in four steps.

From onboarding your first development to issuing compliant demand notices — here is the agent journey inside BlockManOS.

01

Build your development hierarchy

Start by creating your Development, adding Blocks and individual Units — complete with Eircode, floor plans, and unit numbering. Then model the OMC legal entity: CRO number, directors, company secretary, incorporation date. This single setup step powers everything else on the platform.

02

Register owners and set up billing

Populate the owner registry — contact details, ownership percentage, leaseholder vs freeholder status, and handover dates. Then create the annual service charge budget and issue demand notices as PDFs per unit. Statutory information is automatically included as required under MUD Act 2011.

03

Manage maintenance, compliance, and documents

Log maintenance requests raised by owners or agents, assign contractors, and track status from open to resolved. Store insurance certs, fire safety certificates, and AGM minutes in the document vault with expiry tracking. The sinking fund and capital expenditure run in parallel — fully separated from the management account.

04

Run the AGM and give directors visibility

Schedule the AGM, generate the statutory 21-day notice, track proxies and quorum, and store signed minutes as documents. OMC board directors access their own portal — reviewing financial reports, approving invoices, and monitoring compliance — without needing full agent system access.

Built to Be Trusted

Your clients' data is not your liability.

BlockManOS is built with the operational and legal requirements of Irish property management agents in mind — from data architecture to document retention.

Role-Based Access Control

Separate permission levels for agents, OMC directors, and unit owners. No owner sees another owner's data. No director has agent-level access.

MUD Act 2011 Alignment

Features are designed around the specific obligations of the Multi-Unit Developments Act 2011 — not adapted from generic UK or US property software.

Multi-Client Data Isolation

Every OMC's data is isolated at the organisation level. One agent managing 40 developments never risks cross-client data exposure.

Document Retention & Versioning

Every document is versioned and tracked with expiry dates. AGM minutes, insurance certs, and fire safety records are retrievable for the legally required retention periods.

FAQ

Questions agents actually ask.

Straight answers. No marketing fluff.

Is BlockManOS specifically built for the Irish market, or is it adapted from UK software?

BlockManOS is purpose-built for Ireland. The platform is structured around the Multi-Unit Developments Act 2011, Irish OMC legal entity requirements, CRO registration, and the specific financial and compliance obligations Irish management agents face. It is not a UK system with Irish labels applied.

Can one agent account manage multiple OMCs and developments?

Yes. A single management agent organisation on BlockManOS can manage multiple OMCs and developments. Each development has its own hierarchy, owner registry, service charge billing, and document vault — fully separated but accessible from a single agent login.

How does service charge demand generation work under MUD Act requirements?

BlockManOS generates service charge demand notices as PDFs that include the statutory information required under MUD Act 2011 — budget breakdown, management plan reference, payment deadline, and the OMC bank account details. Demands support annual single payment, quarterly instalments, and ad-hoc supplementary notices. PDFs are generated server-side and emailed to unit owners.

What access do OMC board directors get, and how is it different from agent access?

Directors have a dedicated portal — separate from the full agent interface. Through it they can access financial reports, review the invoice approval queue, monitor maintenance project status, view the compliance dashboard, access AGM documents, and review contractor expenditure. Directors can approve invoices above a set threshold and view house rule breach reports. They do not have access to agent management tools or other OMC data.

Is the sinking fund kept separate from the management account?

Yes. The sinking fund (capital reserve) is managed separately from the management account within BlockManOS. Annual contributions per unit, planned and actual capital expenditure, and the reserve balance are tracked independently. The platform produces sinking fund statements and a 5-year reserve plan — in line with the mandatory requirement under MUD Act 2011 Section 18.

What happens at AGM time — does the platform handle the notice and minutes?

BlockManOS manages the full AGM lifecycle. You can schedule the AGM, generate the statutory 21-day notice required under the Companies Act 2014 and OMC constitution, build the agenda, track proxy voting, validate quorum, draft resolutions, and store signed minutes as versioned documents. Director election tracking is also included.

How are maintenance requests tracked across a development?

Requests can be raised by owners via the owner portal, by agents, or by directors. Each request is tracked through statuses — open, in-progress, awaiting contractor, resolved, and closed — with priority levels for emergency, urgent, and routine jobs. You assign a contractor, attach photos, log estimated and actual costs, and link the job directly to a budget line item. Category options cover structural, M&E, communal areas, and external works.

Early access — Irish agents only

Stop managing Irish blocks
with software built for someone else.

BlockManOS is the platform built specifically for the obligations, legislation, and daily reality of managing multi-unit developments in Ireland. Join the waitlist to get early access.

The waitlist form is just below ↓

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