Built for Australian Strata & Body Corp Cleaners
Common areas, photo-proven. Strata-manager-ready.
Per-building scope tracking, photo evidence per visit, strata-manager-friendly invoicing, and AGM-ready 12-month reports that win contract renewals. Built for Australian operators serving the strata and body-corporate market.
Commercial too? Commercial cleaning · Award rates for rostering? Award guide.
Free Resources for Strata Cleaners
Reference and rostering — no sign-up required
Cleaning Services Award Guide
Plain-English MA000022 — classification levels, loadings, allowances for rostering strata cleaning teams across multiple buildings.
Open guide →Public Liability & Insurance Guide
How much PL cover strata contracts need ($20M typical), workers comp basics, Certificate of Currency reading.
Open guide →Start a Cleaning Business Guide
8-step founder guide covering ABN, insurance, equipment, pricing, finding clients.
Open guide →Free Tools & Resources
Reference material for tenants and operators
Start a Cleaning Business
8-step founder guide — ABN, GST, insurance, kit, pricing, finding first clients.
Open →InteractiveCleaning Price Calculator
Interactive estimator for standard, deep, and bond cleans across AU property types.
Open →ReferenceBond Clean Checklist by State
Universal inclusions plus state-by-state authority guide for end-of-lease cleans.
Open →Operator GuideCleaning Services Award Guide
Plain-English MA000022 — classification levels, loadings, allowances for rostering.
Open →InteractivePer-Sqm Pricing Calculator
Construction, builders clean and office strip-out pricing in 2026 AU rates.
Open →ComplianceWhite Card Guide
Construction Induction explained — per-state rules, online vs in-person, cost, renewal.
Open →Founder GuideFirst 10 Clients Playbook
Channel-by-channel founder playbook — real-estate agents, GBP, hipages, referrals.
Open →Key takeaways
5- Strata cleaning contracts in Australia are typically 12-month terms with monthly invoicing — the AGM is when renewal happens, so service-delivery evidence over the year matters more than weekly happy-talk.
- Your client is the strata manager (PICA, Bright & Duggan, Strata Choice, Whittles, etc.), not the residents. Invoicing, instruction, and renewal all flow through them. Residents communicate via the strata manager under most management contracts.
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- Common-area scope is more diverse than commercial cleaning — lobbies, lifts, hallways, garbage rooms, mailroom, gym, pool deck, BBQ area, garden walkways, garage. Each zone has its own brief and visit cadence.
- Insurance and compliance documentation is heavily required — $20M public liability minimum is standard for strata contracts, plus workers compensation and current Certificate of Currency for any employees.
- Ad-hoc requests (vomit cleanup, party aftermath, broken-window debris) are billable extras separate from the recurring contract — log SLAs and response times to defend the relationship at AGM time.
Built for Strata Reality
Six features strata cleaners actually use
Generic field-service tools don't understand the strata-manager workflow. OneBookPlus is built for how AU body-corp cleaning actually works.
Strata Manager as Client
Your invoice goes to the strata manager, not the owners. Multi-building strata management groups (E.g. PICA, Strata Choice, Bright & Duggan) carry dozens of buildings each — track every building under one billing entity with split-per-building reporting at AGM time.
Common-Area Scope Tracking
Lobbies, lifts, hallways, garbage rooms, mailroom, gym, pool deck, BBQ area, garden walkways, garage. Each scope item carries its own photo-proof checklist per visit. The committee at the next AGM sees exactly what was done weekly.
Resident-Aware Scheduling
Friday morning bin rooms before pickup. Weekend pool-deck before residents wake. Tuesday lobby polish after morning rush. Schedule against resident rhythm, not generic 9–5. Cleaners get the right time-of-day brief per zone.
AGM-Ready Reporting
Owners corporations review cleaning contracts at the AGM (typically annually). Generate a 12-month service-delivery report per building — visits per scope, photo evidence count, supplies billed, response to ad-hoc requests. Wins contract renewals.
Ad-Hoc Request Tracking
“Apartment 14B reported vomit in the lift overnight.” “BBQ left filthy from Sunday.” Track ad-hoc requests separately from the recurring contract — billable extras, response time logged, escalation if not actioned within SLA.
Compliance + Insurance Tracking
Strata managers require $20M public liability minimum, workers comp proof, and a certificate of currency before contract sign. Renewals tracked with reminders; one-click PDF when the procurement coordinator asks for current certificates.
See it in action
The screens you'll actually use.
Not mockups — these are the real product screens strata cleaners use day-to-day.
Recurring bookings, auto-scheduled
Weekly, fortnightly, monthly — set once, OneBookPlus handles the schedule, reminders and invoices.
Invoice per clean, batched monthly
Per-clean invoices or end-of-month consolidated billing. GST-compliant, Stripe Pay Now.
Every client's job history
Contact timeline shows every clean, photo, feedback and invoice. Notes stay with the customer.
Strata Workflow
From building onboarding to AGM renewal
Four steps mapping how strata cleaning contracts actually run.
Onboard a building
Add a strata manager as the client. Add each building under them — address, common-area scope breakdown, access details (lift key, alarm code, manager phone).
Lock in the contract
Quote the recurring contract — service frequency per zone, periodic add-ons (carpet steam, window clean, pool tile scrub), 12-month term with monthly billing. Strata manager signs, schedule activates.
Service and document
Cleaners work the per-zone briefing, photo-stamp common areas on completion. Ad-hoc requests log separately. Resident-aware time blocks built into the roster.
Report at AGM
Generate the 12-month service-delivery report. Strata committee sees what was done, when, with photo evidence. Contract renewal becomes a formality.
Trusted by strata cleaners across Australia
Strata-friendly
Invoice per strata manager · split-per-building reporting
Photo-proof
Common-area evidence per visit, AGM-ready
$20M PL
Insurance certificate tracking with renewal reminders
$0
Free to start — no card required
Australian Owned
Built in Melbourne, AU
GST Compliant
ATO-ready from day one
Bank-Grade Security
256-bit encryption
Free Plan Available
No credit card needed
Frequently Asked Questions
Common questions from strata and body-corp cleaning operators.
Who is my client — the strata manager or the owners corporation?
In practice your client is the strata manager (the professional managing the building under the Strata Schemes Management Act 2015 in NSW, similar legislation in other states). They handle invoicing, contract renewal, and ad-hoc instructions on behalf of the owners corporation. The owners corporation is the entity that owns the contract relationship.
How does multi-building reporting work?
A single strata manager often manages 20–50 buildings. OneBookPlus tracks each building separately while rolling up the invoicing under the strata manager entity. At AGM time you can pull a per-building report showing exactly what was done at that specific building.
What insurance do strata managers require?
Strata managers typically require $20 million public liability minimum, workers compensation proof for any employees, and a current Certificate of Currency. Some larger management groups (e.g. PICA, Bright & Duggan) have specific procurement requirements documented on their websites.
Does OneBookPlus handle ad-hoc requests separately from the recurring contract?
Yes. Ad-hoc requests log as separate billable items, distinct from the recurring contract. SLA tracking shows response time; the strata manager sees the audit trail without you having to email a summary.
How do I price a strata contract?
Typically quoted as a monthly fee with included scope (X visits per week, Y zones), plus a schedule of rates for ad-hoc extras and periodic add-ons (quarterly carpet steam, annual pool tile scrub). The 12-month term with monthly billing is the AU strata-cleaning industry default.
Can the resident message me through the system?
Not directly — residents communicate via the strata manager. OneBookPlus is built for the operator-to-strata-manager workflow, which is how the AU strata industry actually operates. Residents shouldn't be calling the cleaner directly under most management contracts.
About the author
Bishal Shrestha
Founder & CEO, OneBookPlus
Bishal has over a decade of experience in digital marketing, web development, and small business consulting across Australia. He has worked with Australian strata cleaning operators serving major management groups — PICA, Bright & Duggan, Strata Choice, Whittles — building tooling that wins AGM renewals.
Strata cleaning that wins renewals
Per-building scope, photo proof, AGM reports, ad-hoc SLA tracking — built for Australian strata operators. Free to start, AUD billing.
Get Started FreeLast reviewed and updated: by Bishal Shrestha