Common areas, photo-proven. Strata-manager-ready.

Most Australian strata cleaning operators run their portfolio on a tangle of WhatsApp groups, a shared Google Sheet of building addresses and alarm codes, and a Xero account that bills each strata manager off a memorised list. The cleaners photograph a clean lobby on their own phones, those photos never make it anywhere useful, and twelve months later, when the owners corporation reviews the contract at the AGM, there's no service-delivery evidence to point to. Ad-hoc jobs (the vomit in the Building C lift, the BBQ left filthy after Sunday) get done as a favour and never billed, because nobody logged them as billable extras separate from the recurring contract. Meanwhile the strata manager's procurement coordinator at PICA or Bright & Duggan keeps asking for a current Certificate of Currency that's buried in an email from last March.

OneBookPlus rebuilds the operation around the building and the strata manager. The strata manager is your billing entity; every building they manage sits underneath, each with its own common-area scope, lobby, lifts, hallways, garbage rooms, mailroom, gym, pool deck, BBQ area, garden walkways, garage, and its own visit cadence and access details. Cleaners work a per-zone briefing on the phone and photo-stamp each area on completion, so the evidence accumulates automatically. Ad-hoc requests log as separate billable line items with an SLA timer, so the after-hours lift clean is invoiced, not absorbed. And when the AGM approaches, the 12-month service-delivery report, visits per zone, photo-evidence count, ad-hoc response times, generates in a click and turns a contested renewal into a formality.

Your Daily Workflow

The week starts on the dashboard: every building with its scheduled visits, the cleaner assigned, and the per-zone scope card with alarm code, lift-key location and the strata manager's phone number. Resident-aware time blocks are baked into the roster, Friday morning bin rooms before Cleanaway pickup, weekend pool deck before residents wake, Tuesday lobby polish after the morning rush. Cleaners tap through the zone brief, photograph each area, and mark the visit done. When a strata manager forwards a complaint, “residents say the BBQ was left filthy from Sunday”, it logs as an ad-hoc request against that building with a response clock, gets actioned and photo-proven, and rolls into the month-end invoice as a billable extra rather than free work.

Accounting & BAS

Record each strata manager's monthly payment and it clears against the split-per-building invoice, so the contract register and the ledger stay in step. Supplies from your janitorial wholesaler and chemical purchases are coded as job costs; vehicle, fuel and the $20M public-liability premium sit in their own categories. Drag in the supplier PDF or photograph the docket and the supplier, date, GST and total are read off it for you to check before it posts. Come BAS time the GST summary is already prepared, GST collected on contract and ad-hoc fees, GST credits on supplies and equipment, net owing, exportable in one click and shareable with your accountant (direct ATO lodgement is coming soon).

Getting Started

Sign up free, no credit card, no lock-in. Choose “Strata Cleaning” as your business type and OneBookPlus pre-configures common-area zone templates, a recurring-contract billing model, an AU chart of accounts, and invoice templates with your ABN. Add your first strata manager as the billing entity, drop their buildings underneath, and import the rest via CSV from Jobber, ServiceM8, Tradify or a spreadsheet. Upload your Certificate of Currency once so it's a click away when a procurement coordinator asks. Most operators have a building scoped, scheduled and photo-proven on its first visit within fifteen minutes, and the AGM report writing itself in the background all year.