BlockManOSJoin the waitlist
[ PLATFORM / 97 SHIPPED FEATURES ]
The software Irish block managers have been waiting decades for
BlockManOS is purpose-built for Owners' Management Companies under Irish law — not adapted from generic property software. Every feature maps to a real workflow, a real obligation, or a real pain point Irish managing agents face every week.
[ OMC / FOUNDATIONS ]
The legal spine of every development: OMC company records, CRO details, director registers, and the full Development → Block → Unit hierarchy — all linked together.
OMC Legal Entity Records CRO registration number, registered address, incorporation date, AGM date, and MUD Act 2011 compliance fields — per development.
Directors & Company Secretary Track the full OMC board: director names, appointment dates, resignation history, and company secretary role — with CRO annual return due date alerting.
Development → Block → Unit Hierarchy Model every site as Development (the estate) → Block (individual buildings) → Unit (individual apartments). Multi-block developments, Eircodes, unit numbering schemes.
Onboarding Wizard A guided multi-step flow walks agents through creating a new development, adding buildings and units, linking the OMC, and configuring service charges — new developments are live in minutes.
[ BILLING / SERVICE CHARGES ]
From annual budget to demand letter to arrears escalation — the complete billing lifecycle for OMC service charges, fully aligned with MUD Act 2011 sections 14 and 17.
Generate statutory demand notices per unit — annual or instalment — including budget breakdown, management plan reference, payment deadline, and OMC bank account. PDFs emailed to owners.
Record bank transfer payments against each demand: date, reference, partial amounts. Arrears balances auto-calculate. Interest on late payments, payment plans, and aged debtors report.
Manage the capital reserve separately from the management account. Annual contributions per unit, planned vs actual capital expenditure, 5-year reserve plan — required under MUD Act s.18.
Developments sync as customers in QuickBooks Online; service charge schedules sync as invoices. Invoice payment status returns via webhook so agents see paid/outstanding without leaving BlockManOS. Full financial reporting stays in QuickBooks — no replication required.
QuickBooks OnlineCreate annual budgets with cost allocation by unit type and share. Track expenditure against budget lines. Export Budget vs Actual reports and service charge apportionment schedules as PDF — the documents agents are legally required to issue under MUD Act s.14 and s.17.
MUD Act 2011 Aligned[ MEETINGS / AGM ]
Irish OMCs must hold AGMs under the MUD Act 2011 and Companies Act 2014. BlockManOS manages the full meeting lifecycle: schedule, notify, document, and distribute — for AGMs, EGMs, and Directors Meetings alike.
Statutory AGM Notice 21-day notice generated with all required information; distributed to all unit owners from a single action.
Agenda, Proxy Voting & Quorum Manage agendas, record proxy forms, validate quorum, and track attendance and director elections.
AI-Assisted Minutes Record minutes directly against the meeting record. An AI-assisted summary drafts the key resolutions. Distribute signed minutes to attendees without leaving the platform.
AGM Board Pack Generator Automatically compile draft accounts summary, management report, budget proposal, and agenda into a branded PDF board pack — reducing AGM prep from hours to minutes.
[ COMPLIANCE / LEGAL ]
Irish block management carries mandatory obligations under the MUD Act 2011, Fire Services Acts, and Health & Safety legislation. BlockManOS tracks every deadline, certificate, and renewal — so nothing lapses unnoticed.
Every new development gets a pre-seeded compliance calendar: AGM scheduling windows, CRO annual return deadlines, insurance renewals, fire safety certificate reviews, lift inspection dates.
As deadlines approach, automated reminders go to the managing agent and OMC directors — no manual chasing, no missed filings, no lapsed insurance.
Track CRO annual return due dates and last filed dates per OMC. PSRA licence expiry dates stored and surfaced before they lapse — a critical risk management control.
[ MAINTENANCE / WORKS ]
AI Chat Intake on Your Website Owners and occupants submit maintenance requests through an AI chat agent on the agency website. It verifies identity, captures property and issue details, and creates a request record — no unwieldy web forms.
Per-Unit Maintenance Preferences Set per-unit rules: contact the letting agent first, use a specific contractor, require owner approval above a cost threshold. Preferences are visible when any work order is created.
Works Order PDF Generation Formal works order documents issued to contractors: scope, agreed rates, insurance requirements, and authorised spend cap — a standard procurement control in Irish block management.
Contractor Insurance Expiry Alerts Public liability, employers' liability, and Safe Pass expiry dates stored per contractor. Automated alerts fire before any certificate lapses — protecting the OMC from legal exposure.
Planned Preventative Maintenance (PPM) Create recurring PPM schedules — annual lift inspections, quarterly fire alarm tests — that auto-generate works orders on schedule, tracking PPM compliance across the portfolio.
[ OWNERS / PORTAL ]
Every unit has an owner record. Every owner has a portal. Every communication reaches the right audience — occupants, landlords, or owners — with a single action.
Owner name, contact details, ownership start date, ownership percentage for multi-owner units, occupier vs owner status, and full ownership history. Bulk CSV import for large developments.
Owners view service charge statements, payment history, and submitted maintenance requests. OMC board directors get a separate elevated portal: financials, compliance dashboard, open works, sinking fund balance.
Send notices to occupants only, owners only, landlords/investors, or the full development. Email delivery with document attachments. Email and letter templates pre-populated with development data.
[ DOCUMENTS / AML ]
Store leases, title documents, planning permissions, fire safety certificates, AGM minutes, budgets, insurance certificates, and contractor invoices — tagged by type, year, and level (development, block, or unit). Version control, expiry date tracking, and role-based access for agents, directors, and owners.
AML Tracking for Directors & Secretaries Full AML records: name, DOB, nationality, PPS number, proof of ID, proof of address, and a register of all other directorships held — required for OMC directors and landlord clients.
GDPR Data Management Data subject request handling, consent records, and data retention policy enforcement — the platform processes sensitive personal data of owners, directors, and tenants responsibly.
[ OPERATIONS / AGENCY ]
Dedicated section for keys (named OP-001 / OP-002 with duplicate prevention) and gate/door codes across all developments. Send key numbers and codes securely by text from within the system.
An office diary linked to properties, developments, and contacts — not a standalone calendar. Schedule routine site inspections across multiple developments; full visit history kept per location.
Ownership changes, contact records, and property data sync between BlockManOS and agentOS automatically. One update propagates to both systems. Unit rental visibility flagged on the block record.
Filter the main dashboard by development or by user function — a compliance-only team member sees only compliance tasks; senior management gets a cross-portfolio summary with drill-down. AI-assisted task prioritisation based on urgency reduces daily cognitive load.
Pin a persistent alert or post-it note to any development, building, unit, or contact. The note surfaces immediately when the record is opened — before a work order is raised, before a letter goes out.
[ ANNUAL PLAN / REPORTING ]
Under MUD Act s.17, managing agents are required to produce an Annual Management Plan. BlockManOS aggregates the budget, compliance calendar, maintenance schedule, and sinking fund projection into a single exportable document.
Annual Management Plan Planned works, staffing, insurance renewals, and capital reserve projections compiled from live data — a statutory deliverable under MUD Act s.17.
AGM Board Pack PDF Draft accounts summary, management report, budget proposal, and meeting agenda auto-compiled into a branded PDF. AGM prep in minutes, not a full working day.
Exportable Reports Suite PDF and CSV exports for demand notices, arrears statements, Budget vs Actual, and service charge apportionment schedules — every document Irish agents must legally issue.
Activity Log Full audit trail of every action taken across every development — who changed what, and when. Essential for OMC governance and dispute resolution.
[ CONTACT LINKING / ROLES ]
The same individual can be an OMC member in BlockManOS, a landlord in agentOS, and a contractor. Records stay separate per role but are linked by shared email or mobile number. Merged notes give the full activity picture from one screen.
[ FAQ ]
[ WAITLIST / EARLY ACCESS ]
BlockManOS is in early access. Join the waitlist to be among the first managing agents to use a platform that was designed for the MUD Act, not retrofitted to it.
Questions? Email us at sf-core-org-support-blockmanos@saas-factory.ai
