Irish Block Management. Built for the MUD Act. Built for your agency.
BlockManOS is purpose-built for Irish property management agents — handling OMC entities, service charge billing, compliance, maintenance, owner communications, and AGMs in one platform aligned to Irish legislation.
91 features shipped. Zero compromises on Irish compliance.
Development & Unit Hierarchy
Model your entire portfolio as Development → Block → Unit. Every other feature — service charges, compliance, maintenance, documents — hangs off this foundational structure. Supports multi-block sites, Eircodes, and unit numbering schemes.
OMC Entity Management
Create and manage Owners' Management Company legal entities per development. Store CRO numbers, directors, company secretary, AGM dates, incorporation details, and MUD Act 2011 compliance fields. One agency, many OMCs.
Service Charge Billing Engine
Generate annual or instalment service charge demand notices with statutory MUD Act information: budget breakdown, management plan reference, payment deadline, and OMC bank details. PDFs generated server-side and emailed to owners.
Service Charge Payment & Arrears
Record payments by bank transfer reference, handle partial payments, calculate interest on late balances, and run escalation workflows. Aged debtors report shows exactly where arrears stand across your portfolio.
Sinking Fund Management
Manage the OMC capital reserve separately from the management account — as required under MUD Act 2011 Section 18. Track annual contributions per unit, planned vs actual capital expenditure, and produce 5-year reserve plans.
Compliance & Obligation Tracker
Track mandatory obligations under the MUD Act, Fire Services Acts, Health & Safety legislation, and insurance requirements. Certificate management, deadline alerting, and a compliance calendar keep your developments audit-ready.
AGM & Meeting Management
Schedule AGMs, EGMs, and Directors Meetings per development. Manage agendas, minutes, resolutions, proxy voting, attendance records, and quorum validation. Generate statutory 21-day AGM notices and store signed minutes as documents.
Maintenance Request & Works Orders
Log defect reports from owners, agents, or directors. Assign contractors, track status from open to closed, allocate costs to budget lines, and attach photos. Maintenance preferences per unit ensure the right escalation path every time.
AI Maintenance Chat Agent
Owners and occupants submit maintenance requests via an AI chat agent on your agency website. The agent verifies the caller, captures property details and issue description in natural language, and creates the request record automatically.
Owner & Resident Portal
Unit owners access their service charge demands, payment history, development documents, and maintenance requests through a secure token-based portal — without needing an agent to pull the information for them.
Director Portal
OMC board directors get their own secure portal: full financial reports, invoice approval queue, maintenance project status, compliance dashboard, AGM documents, and contractor expenditure — separate from both the agent view and owner view.
Document Management
Centralised document repository at development, block, and unit level. Store leases, insurance certificates, fire safety certs, AGM minutes, budgets, and contractor invoices. Version control, expiry tracking, and role-based access included.
Owner Communications & Notices
Send targeted notices to occupants only, owners only, owners and occupants, or landlord/investors only. Email delivery with document attachments. Preset templates for service charge demands, AGM notices, and maintenance updates auto-populate with development data.
QuickBooks Integration
Developments sync as customers and service charge schedules sync as invoices to QuickBooks Online. Payment status returns via webhook so your team sees outstanding or paid without leaving BlockManOS. Financial replication stays in QuickBooks.
agentOS Bi-Directional Sync
Landlord ownership, contact, and property data sync automatically between BlockManOS and agentOS. When a unit is sold and the owner changes, one update propagates to both systems — no double-keying.
Owner & Occupier Registry
Register owner records per unit with ownership percentage, correspondence address, ownership history, and occupier vs owner status. Bulk import via CSV. Maintains handover dates to track service charge liability accurately on ownership change.
AML Tracking
Store and manage AML documentation for OMC directors, secretaries, and landlord clients. Required fields: full name, date of birth, nationality, PPS number, proof of ID, proof of address, and full directorship history.
Keys & Access Code Management
A dedicated section for keys and access codes across all developments with a defined naming convention and duplicate prevention. Send key numbers and codes securely by text from within the system. Dashboard view across your full portfolio.
Planned Preventative Maintenance
Schedule recurring preventative maintenance programmes — annual lift inspections, quarterly fire alarm tests — and track PPM compliance across your portfolio. Supports Irish fire safety and H&S legislative obligations.
Budget Management & Financial Reporting
Create annual OMC budgets, allocate costs by unit type and share, track expenditure, and produce financial reports required under MUD Act sections 14 and 17. Export demand notice PDFs and arrears reports.
Portfolio-Wide Search
Search across developments, units, owners, service charge demands, compliance obligations, maintenance requests, contractors, and documents from the command palette. Find 'Maple Court' or 'arrears' instantly.
Dashboard Filters by Development & Role
Filter the main dashboard by development or user role. A compliance-only team member sees only compliance tasks. Senior management get a high-level portfolio summary with drill-down. AI-assisted task prioritisation reduces cognitive load.
Alerts & Record Notes
Add persistent alerts or post-it notes to any record — development, building, unit, or contact. Alerts surface immediately when a record is opened, before any scrolling. Example: 'Do not carry out maintenance without contacting the letting agent first.'
GDPR & Data Subject Rights
Dedicated GDPR module with data subject request handling, consent management, and privacy audit log — required under GDPR and Irish Data Protection Acts for a platform processing owner, tenant, director, and AML personal data.
From onboarding a development to issuing demands in four steps
Onboard your development
Use the guided new-development wizard to create your development, add blocks and units, link the OMC entity with its CRO number and directors, and import existing owners via CSV bulk upload. Your portfolio structure is live in minutes.
Set up the annual budget & compliance calendar
Create the OMC annual budget with cost allocations per unit share. Seed the compliance calendar with mandatory obligations — fire certs, lift inspections, insurance renewals — and configure PPM schedules for recurring maintenance.
Issue service charge demands & manage communications
Generate statutory demand notice PDFs with MUD Act required information and email them directly to owners. Send targeted development notices — AGM scheduling, planned works, water shutdowns — to the right audience in one action.
Track payments, maintenance, and compliance in real time
Owners submit maintenance requests via the portal or AI chat agent. Contractors receive works orders. Payment status flows back from QuickBooks automatically. Your compliance dashboard, arrears report, and sinking fund position update as work gets done.
Built for Irish law. Operated by Irish agents.
BlockManOS is the only block management platform designed from the ground up for the Multi-Unit Developments Act 2011 and Irish OMC practice.
MUD Act 2011 Aligned
Service charge demands, AGM notices, sinking fund obligations, and financial reporting requirements are built to the specific statutory requirements of the Multi-Unit Developments Act 2011 — not retrofitted from a UK or generic template.
Tenant-Isolated Data
Every development and OMC record is scoped to your agency. Database-level and application-level controls ensure your client data is never visible to another organisation on the platform.
GDPR & Irish Data Protection
Purpose-built GDPR module with data subject request handling, consent records, and audit logging — essential for a platform processing PPS numbers, AML data, and personal owner records under Irish data protection law.
CRO Compliance Tracking
Track annual return due dates and last filed dates for every OMC under management. The CRO compliance dashboard surfaces upcoming deadlines before they become a problem for your clients.
Legislation your platform actually enforces
Not a checkbox on a feature list — these are the specific Acts and obligations BlockManOS was designed to support.