Every lot, every level, every contractor — in one place.
TowerDesk is Australian strata and building management software. Every building gets its own portal, set up around that building — its facilities, its rules, its people. Residents, committees, managers and contractors all work in the same system — notices, bookings, maintenance, compliance and access control, from the rooftop terrace down to the plant room.
75+ modules included · Australian-hosted · no per-module upsell
One building, level by level
Take the lift down and count what has to be managed
A booking on the rooftop, a resident on level three, a visitor at the gates, a bay double-allocated in the basement, a chiller due for service below that. Every one of those is somebody’s job, somebody’s record and somebody’s phone call at seven in the morning. Scroll down through the levels — the picture follows you.
Level 4
Rooftop, gym and function room
The pool, the barbecue, the gym and the function room everyone wants on the same Saturday. Shared property, finite hours, and a waiting list that turns into an argument the moment it lives in somebody’s inbox.
Residents book from their phone against a live calendar. The committee sets the rules once — hours, deposits, who needs approval — and the system holds the line without anyone having to be the bad guy.
Level 3
Residences and lot owners
Ninety-odd lots, a mix of owners and tenants, several languages, and a standing question about what the levies paid for. This is where most of your correspondence comes from and where most of it currently disappears.
Bookings, building documents, requests and notices in one app, in the resident’s own language. A repair request arrives with photos attached and an SLA clock already running — not as a text message to the building manager at 11pm.
Ground floor
Lobby, security and the gates
The front door, the speedgates, the concierge desk and the visitor who has been buzzed in by somebody who does not live here any more. Access is the single record that has to be right, and the one that is hardest to keep current by hand.
TowerDesk connects natively to Avigilon Alta, so residents sync from the strata roll and credentials are issued and revoked from the same screen. When somebody moves out, the pass stops working because the record changed — not because somebody remembered.
Basement 1
Car park, bays and EV charging
Allocated bays, visitor spaces, tandem spots and a growing queue for the chargers. Two residents who both think bay A12 is theirs is a committee problem by the end of the week.
Every bay has a state — allocated, booked, available or visitor — on one map the manager and the resident are both looking at. Vehicles and plates tie back to the lot, so an unregistered car in a resident bay is a two-second check.
Basement 2
Plant, assets and contractors
Chillers, boilers, fire pumps, lift motor rooms, switchboards and the annual fire safety statement that depends on all of it. Assets you inherited, warranties nobody can find, and contractors who need to be insured before they come on site.
Every asset carries its own record — make, model, install date, warranty, service history and the QR label on the unit itself. Scan it in the plant room and log a work order on the spot. Contractors are onboarded with their insurances checked before they can accept one.
Back at the desk
Every building in the portfolio lands on one screen
Committees see their own building. Managers see the whole portfolio. Residents see only their own lot. Open defects, compliance status, capital works, bookings and the audit trail behind every decision — one login, no reconciling between four tools at month end.
The platform
Seventy-five modules. One subscription.
Nothing is locked behind a higher tier. Every building gets the whole platform from day one, with one exception: financial management is an add-on, priced separately and marked below. These are the parts strata managers open first.
Emergency broadcast
Reach every resident by app, email and SMS at once, with read receipts and automatic translation so nothing is missed in a lockdown or a burst main.
Access control & credentials
Native Avigilon Alta integration. Residents sync from the roll; cards, fobs and licence plates are issued, audited and revoked in one place.
Trust accounts, levies & budgetsAdd-on
Levy runs, bank feeds, direct debit, ABA and EFT files, invoice approval, reconciliation, debt recovery and an audit trail a committee can follow. The one module charged separately — $5 per lot per month to integrate it into the building’s portal.
Maintenance scheduling
Recurring preventative maintenance with reminders, assignment, sign-off and the full service history against each asset — not a shared calendar.
Asset register & lifecycle
Every chiller, pump, lift and switchboard with QR labels, warranties, replacement cost and condition — the backbone of a defensible capital works plan.
Fire safety & AFSS compliance
Essential-services registers, floor wardens, evacuation plans, inspection evidence and the annual statement, all held against the building.
Contractor portal & compliance
Onboarding, insurance and licence expiry tracking, site inductions, scoring and work-order acceptance. Uninsured contractors cannot take a job.
AGM voting & meetings
Notices, agendas, motions, proxies, quorum, online and in-person voting, and minutes that write themselves from what actually happened.
Facility & lift bookings
Pools, gyms, barbecues, function rooms and move-in lift slots on live calendars, with deposits, approvals and booking rules enforced automatically.
Defects & work orders
Severity, photos, comments, contractor assignment and SLA timers, with a complete history per lot and per common-property location.
Reporting & building health
Monthly exports, committee packs, engagement analytics and a building health score that shows where the portfolio is drifting.
Language support
Automatic translation across notices, broadcasts and messages, so multilingual buildings get the same information at the same time.
Also included: capital works planning, quotes & tenders, inspections with a template builder, incident and by-law breach reporting, car park & EV charging, visitor management, parcel tracking, key & fob register, shift logs, staff chat, document hub, utility meters, insurance tracking, move management, strata roll, pet register, SMS hub, letter studio, s184 search certificates, records inspections, lot timeline, invoice approval, insurance broker workspace, agency portfolio view, webhooks and the automation engine.
Inside the platform
Five things a building cannot afford to get wrong
An alert that does not land, a fob that still works, an asset nobody can prove was serviced, a bay two residents both think is theirs. Here is how each one looks in TowerDesk.
Emergency broadcast
Reach every resident when it matters most
A burst main at 6am, a lift entrapment, a lockdown. One message goes out by app, email and SMS at the same time, translated automatically, and you can see who has actually read it.
- App, email and SMS in a single send, with delivery and read receipts
- Automatic translation, so a multilingual building gets the same message at once
- A permanent record of what was sent, to whom, and when
Access control & credentials
Access that stays in sync with the roll
The fob problem is a data problem. When residents, credentials, visitors and vehicles all read from the same building record, a move-out revokes access because the record changed — not because somebody remembered.
- Residents sync from the strata roll into Avigilon Alta automatically
- Mobile passes, access cards, key fobs and licence plates in one register
- Visitors pre-approved with time-limited passes and a full entry history
Asset register & lifecycle
Every asset, one source of truth
A QR label on the pump, and everything about that pump behind it: make, model, serial, warranty, every service it has ever had and who did it. That is what turns a capital works plan from a guess into a defensible document.
- QR labels on the plant itself — scan and the record opens
- Warranty status, service history and the next maintenance date in one view
- Contractor insurances and inductions verified before a work order can be accepted
Facility & lift bookings
Shared spaces, booked without the argument
The barbecue, the function room, the pool and the lift on moving day. Live availability, the committee's rules applied automatically, and a confirmation the resident can point to.
- Real-time availability and capacity across every shared facility
- Deposits taken online, approvals and booking rules enforced by the system
- Instant confirmations, reminders and a booking history per lot
Car park & EV charging
Every bay accounted for, including the chargers
Allocated bays, visitor spaces and a growing queue for the EV chargers. One live map the manager and the resident are both looking at, so bay A12 belongs to exactly one person.
- A live bay map: allocated, booked, available and visitor, at a glance
- Residents book visitor bays and charger slots from the app
- Vehicles and plates tied back to the lot, so an unregistered car is a two-second check
Building portals
Every building gets its own portal
One platform, one name on it: TowerDesk. What changes per building is everything that actually matters to the people in it — its own residents, its own committee, its own facilities and rules, its own documents and history, on its own address. A manager running fifty buildings runs fifty separate portals from one screen.
- Its own residents, staff and committee, with data isolated per building
- Its own facilities, booking rules, by-laws, documents and asset register
- A building profile we set up with you — photography, details and the custom work your scheme needs
- A manager sees the whole portfolio; a committee sees only their building; a resident sees only their lot
Integrations & payments
Connects to what your buildings already use
SMS gateways, payment rails, access control and your own systems. Configure once in settings and it works across every module.
SMS & communications
Ten trusted gateways — Twilio, Vonage, ClickSend, BurstSMS, MessageBird, Sinch, Plivo, Telnyx, MessageMedia and AWS SNS. SMS goes out through the building’s own gateway account, so per-message fees are paid directly to that provider and never appear on a TowerDesk invoice. Email and in-app notifications are included.
Payments & levy collection
Stripe card payments, BPAY biller codes, bank transfer and EFT, Westpac PayWay and CommBiz. Bank feeds and direct debit reconcile against the ledger, and residents see their balance and payment options in the portal.
Access control & automation
A native Avigilon Alta connection for doors, credentials and vehicle entry, plus webhooks and the automation engine so TowerDesk can trigger and be triggered by the rest of your stack.
The honest comparison
Spreadsheets, a generic portal, or TowerDesk
Most agencies are running some combination of the first two. The question is what breaks first as the portfolio grows.
| What you need | Spreadsheets & email | Generic resident portal | TowerDesk |
|---|---|---|---|
| Levies, trust accounts and arrears | Separate accounting package | Usually not included | Add-on module, $5 per lot per month |
| Asset register and maintenance history | A sheet nobody updates | Basic request log | Full lifecycle, QR labels, recurring PMs |
| Contractor insurance and licence checks | Manual, chased by email | Rarely covered | Enforced before a work order is accepted |
| Fire safety and AFSS evidence | A folder on a drive | Document upload only | Registers, inspections and the annual statement |
| Emergency broadcast with read receipts | Group email, hope for the best | Push notification only | App, email and SMS, translated, with receipts |
| Access control and credentials | A fob spreadsheet | Not connected | Native Avigilon Alta sync from the strata roll |
| A portal set up around this building | None | One generic template | Its own facilities, rules, documents and people |
| Audit trail for committee decisions | Email threads | Partial | Complete, per lot and per decision |
Security & data
Your buildings' data, handled properly
Strata data is personal information: names, contact details, financial positions and, in access-controlled buildings, movement records. It is treated accordingly.
Australian data residency
Hosted on Australian infrastructure. Your buildings' data does not leave the country.
Encrypted in transit and at rest
TLS on every connection and encryption at rest on stored data and documents.
Role-based access and 2FA
Residents, committee members, staff and contractors each see only what their role allows, with two-factor authentication available on every account.
Daily backups and failover
Automated daily backups with failover, and a 99.9% uptime commitment on the platform.
Privacy Act 1988 aligned
Built against the Australian Privacy Principles, including a manager-only 180-day retention model for door and vehicle movement records.
Isolated per building
Each building's data is isolated. A committee cannot see another building, and a resident cannot see another lot.
Lot-based pricing
More lots, less per lot
A $59 base fee per building per month, plus a per-lot charge that falls as the building grows. Financial management is the one module priced separately, at $5 per lot per month. No setup fees, billed annually, ex GST.
1 – 20 lots
$3.40 per lot / month
15 lots → $110 per month · $1,320 per year
21 – 40 lots
$2.80 per lot / month
30 lots → $143 per month · $1,716 per year
41 – 60 lots
$2.00 per lot / month
50 lots → $159 per month · $1,908 per year
61+ lots
$1.70 per lot / month
80 lots → $195 per month · $2,340 per year
Those figures are the platform — all 75+ modules except financial management, on every building, at every size.
What would your building cost?
Drag the slider. The base fee is $59 per building per month, plus the per-lot rate for the band the building falls into. Add financial management to see it with trust accounts, levies and budgets integrated into the portal.
Tier: 41–60 lots · $2.00 per lot
$159per month, ex GST
Platform $159 · financial management not included
$1,908 per year, ex GST
$3.18 effective per lot / month
$2,098.80 per year, inc 10% GST
Financial management — $5 per lot / month
Trust accounts, levy runs, budgets, bank feeds, direct debit, ABA and EFT files, invoice approval, reconciliation, debt recovery and the audit trail behind all of it, integrated into the building’s portal. The only module charged on top of the platform fee.
Additional staff accounts — $5 each
Five staff accounts are included with every building. Extra building managers, concierge staff and committee members are $5 per account per month, billed annually, ex GST.
Minimum annual cost — $748.80
The smallest building on the platform, without financial management. Ex GST, with 10% GST added at checkout. No setup fee.
SMS goes out through the building’s own account with a trusted gateway, so per-message fees are paid directly to that provider and never appear on a TowerDesk invoice. Email and in-app notifications are included. Running a portfolio of buildings? Talk to us.
Questions
Everything you need to know
Features, pricing, data handling and what happens in the first week. If your question is not here, ask us directly.
What is the best strata management software in Australia?
TowerDesk is a complete strata and building management platform built for Australian strata agencies, owners corporations, body corporates and building managers. It covers SLA-backed ticketing, asset lifecycle management, maintenance scheduling, contractor compliance, emergency broadcasts, AGM tools, capital works planning, inspections and multilingual resident communications from one dashboard, with trust accounting and levies available as an add-on. Every building runs its own portal, hosted in Australia with a 99.9% uptime commitment.
How many modules does TowerDesk include?
Over 75, and all of them are included with every building except one: financial management (trust accounts, levies and budgets) is an add-on at $5 per lot per month. The list covers support tickets with SLA, asset management, emergency broadcasts, AGM voting, contractor management, maintenance scheduling, facility and lift bookings, car park and EV charging, visitor management, parcel tracking, key registers, shift logs, staff chat, defect tracking, incident reporting, fire safety and AFSS compliance, utility meters, trust accounts and levies, by-law and breach tracking, inspections with a template builder, tasks with a Kanban board, community noticeboard, polls, document hub, local business directory, analytics, capital works planning, insurance tracking, quotes and tenders, strata roll, pet register, SMS hub, building health score, works approvals, staff noticeboard, monthly exports, webhook integrations and the automation engine.
Is TowerDesk hosted in Australia?
Yes. TowerDesk is cloud-hosted on Australian infrastructure with a 99.9% uptime commitment, and your buildings' data does not leave the country. That keeps handling aligned with the Privacy Act 1988 and the Australian Privacy Principles. TowerDesk is Australian-owned and operated.
Does each building get its own portal?
Yes. The platform is TowerDesk throughout — we do not white-label it — but every building runs its own portal on its own address, with its own residents, committee, staff, facilities, booking rules, by-laws, documents and asset register. We set the building profile up with you, including its photography, its details and whatever custom work the scheme needs. Data is isolated per building: a committee cannot see another building and a resident cannot see another lot.
Does TowerDesk include financial management?
It is available as an add-on, and it is the only part of the platform charged separately: $5 per lot per month to integrate it into the building’s portal. That covers trust accounts, levy notices and levy runs, budgets, invoice approval workflows, bank feeds, direct debit, ABA and EFT files, bank reconciliation, ledger tracking, arrears and debt recovery, and a full audit trail. Committee members get complete financial visibility, and financial reports roll into monthly exports and AGM packs. Everything else on the platform is included in the base fee.
Does TowerDesk integrate with building access control?
Yes — natively with Avigilon Alta. Residents sync automatically from the strata roll, and managers issue and revoke cards, fobs and licence-plate credentials from the same screen. Door swipe history and vehicle entry and exit are recorded, visitors can be issued temporary plate passes, and doors can be unlocked remotely. Movement records are manager-only and retained for 180 days.
How does pricing work?
Each building pays a $59 per month base fee plus a per-lot charge that steps down as the building grows: $3.40 per lot to 20 lots, $2.80 to 40, $2.00 to 60 and $1.70 above 61. That covers the whole platform at every size, with five staff accounts per building and $5 per month for each additional account. Financial management is the one add-on, at $5 per lot per month. Billing is annual, prices are ex GST, and there are no setup fees. SMS is paid directly to your gateway provider and never appears on a TowerDesk invoice.
How long does it take to get a building live?
Days, not months. Import the strata roll, set up the building profile, its facilities and its rules, then invite residents. Most buildings are running notices and work orders in the first week; the asset register and maintenance schedules usually build out over the first month as contractors and service records are added.
Does it work for owners corporations and body corporates, not just NSW strata?
Yes. TowerDesk is state-aware: it uses the right terminology for the jurisdiction — strata scheme in NSW, owners corporation in Victoria, body corporate in Queensland — and references the relevant legislation and tribunal for each. See the owners corporation and body corporate pages for the detail.
What does it cost residents?
There is nothing for a resident to buy and no app purchase — but it is not free either, and it is worth being straight about that. TowerDesk is charged per lot to the strata scheme, so the cost sits inside the building’s administrative fund and reaches owners through their levies, the same way insurance, cleaning and lift servicing do. On a 50-lot building that is $3.18 per lot per month for the platform, or $8.18 with financial management added. Residents are not billed by TowerDesk and never deal with us directly; their strata manager or owners corporation holds the subscription.
Guides
For strata committees and building managers
Practical write-ups on the problems that keep coming back — communication, notices, complaints, levies and access.
Communication
How TowerDesk improves building communication
Notices, broadcasts, messaging and polls in one branded, multilingual place.
Committees
Managing strata committee notices
Getting notices out, proving they were delivered, and keeping the record straight.
Residents
Reducing resident complaints
Where complaints actually come from, and what removes them at the source.
Comparison
Before and after: building communication
The same building week, run without and then with a single platform.
Access control
Building access control software
Credentials, vehicle entry and visitor passes tied to the strata roll.
Finance
Levy collection and arrears
Levy runs, bank feeds, direct debit and recovery without the spreadsheet.