Manage Every Property. Miss Nothing.
Opus gives property managers, strata managers, and facilities teams one platform to schedule recurring maintenance, track asset compliance, manage contractors, and allocate costs across every property in their portfolio.
Free plan at $0/month · No credit card required · Xero integration included
What Property Maintenance Teams Struggle With
Managing maintenance across a portfolio of properties means keeping hundreds of recurring tasks, compliance deadlines, and contractor relationships organised. These are the problems that keep property managers awake at night.
Recurring Jobs Falling Through the Cracks
Fire system inspections, garden maintenance, gutter cleaning, lift servicing. Each property has dozens of recurring tasks on different schedules. When you manage 50+ properties, keeping track of what is due where becomes impossible with spreadsheets or calendar reminders.
Equipment Compliance Across Multiple Sites
Fire extinguishers, emergency lighting, air conditioning units, backflow prevention devices. Each asset has its own inspection schedule and compliance standard. Missing a compliance deadline means fines, insurance gaps, or worse, liability when something goes wrong.
Contractor Coordination is a Full-Time Job
You rely on electricians, plumbers, fire safety techs, gardeners, and cleaners across dozens of sites. Tracking who is booked where, whether they completed the work, if they hold current insurance, and chasing their invoices consumes hours every week.
No Central View Across Properties
Each property has its own maintenance history, asset register, and contractor records. Without a central system, your team duplicates effort, misses patterns (like a building that always needs the same repair), and cannot report to owners or strata committees with confidence.
Invoicing and Cost Allocation Chaos
Maintenance costs need to be allocated to specific properties, buildings, or strata lots. When contractor invoices arrive in bulk and time is split across sites, the manual effort to allocate costs correctly and reconcile with Xero is painful and error-prone.
How Opus Solves It for Property Maintenance
One platform that manages your entire property portfolio: recurring jobs, asset compliance, contractor coordination, cost allocation, and Xero-synced billing.
Recurring Job Scheduling Across Properties
Set up recurring maintenance tasks with custom intervals (weekly, monthly, quarterly, annual) per property. Opus automatically generates jobs when they are due, assigns them to contractors, and tracks completion. No more spreadsheet calendars or sticky-note reminders.
Asset Register with Compliance Tracking
Register every asset across every property: fire panels, lifts, HVAC units, backflow valves, emergency lights. Set compliance schedules and get automated alerts before deadlines. Full audit trail for each asset, including inspection history, certifications, and contractor sign-offs.
Contractor Management and Scheduling
Maintain a contractor directory with trade specialties, insurance expiry dates, licence details, and performance ratings. Assign contractors to jobs based on availability, location, and trade. Track whether they completed the work and manage their invoices in one place.
Multi-Property Dashboard
See every property in your portfolio from one screen. Filter by overdue jobs, upcoming compliance deadlines, pending contractor invoices, or maintenance spend. Drill into any property for its full maintenance history, asset register, and financials.
Cost Allocation and Xero-Synced Invoicing
Allocate maintenance costs to specific properties, buildings, or cost centres. Generate invoices for owners or strata committees and sync them to Xero with full detail. Contractor costs, internal labour, and materials are all tracked per property for transparent reporting.
AI-Powered Maintenance Analytics
Ask plain-English questions about your portfolio. "Which properties have overdue fire inspections?" "What did we spend on plumbing across all sites last quarter?" "Which contractors have the best completion rate?" Opus analyses your data and returns answers immediately.
The Property Maintenance Lifecycle in Opus
From onboarding a new property to optimising maintenance spend across your portfolio, Opus manages every stage of property maintenance delivery.
Property Onboarding
Add a new property to your portfolio. Register its assets, set up recurring maintenance schedules, and assign preferred contractors. Opus creates the full maintenance calendar from day one.
Scheduled Maintenance
Jobs are generated automatically based on the recurring schedule. Contractors receive assignments and confirm availability. Your team sees the upcoming work across all properties in one view.
Reactive Repairs
A tenant reports a broken pipe or a building manager flags an urgent issue. Log the reactive job, assign a contractor, and track it through to completion alongside the scheduled work.
Compliance Inspections
Assets approaching their compliance deadlines trigger alerts. Inspections are scheduled, completed, and the results logged against the asset record. Certificates and sign-offs are stored for audit.
Billing and Reporting
Costs are allocated to the correct property. Invoices are generated for owners or strata committees and synced to Xero. Monthly or quarterly maintenance reports are built from real data.
Review and Optimise
Analyse maintenance spending trends, contractor performance, and compliance status across the portfolio. Identify properties that consistently overspend and contractors that consistently deliver.
Financial Clarity Across Your Portfolio
Property owners and strata committees want to know where their money goes. Opus gives you the data to answer that question for every property, every quarter.
Per-Property Cost Tracking
See exactly how much each property costs to maintain. Break down by maintenance type (planned, reactive, compliance), contractor, and time period. Use this data for budgeting and owner reporting.
Contractor Spend Analysis
Track how much you spend with each contractor across your portfolio. Compare rates, identify your most-used suppliers, and negotiate better terms with data to support the conversation.
Compliance Cost Forecasting
See upcoming compliance inspections and their expected costs. Budget for annual fire safety, lift inspections, air conditioning servicing, and other mandatory maintenance before the bills arrive.
Xero-Synced Billing
Invoices and cost allocations sync to Xero with property references, line item detail, and GST. Owner billing, contractor payments, and internal cost tracking all flow through one system.
Show Owners Exactly Where Their Levies Go
Strata committees and property owners want transparency. Opus lets you generate per-property maintenance reports showing every job completed, every contractor used, and every dollar spent. When the AGM comes around, you have the data to back up every maintenance decision with clear documentation and cost breakdowns.
Frequently Asked Questions
Common questions from property managers and strata managers evaluating Opus for maintenance management.
Can Opus handle recurring maintenance schedules across hundreds of properties?
Yes. Opus supports recurring job templates with custom intervals (daily, weekly, fortnightly, monthly, quarterly, biannual, annual, or custom) per property. When you manage a large portfolio, the system generates jobs automatically based on these schedules and assigns them to your preferred contractors. You see everything in a single dashboard with filters for property, job type, status, and due date.
How does asset compliance tracking work?
Every asset registered in Opus has a compliance profile: the relevant standard, inspection frequency, last inspection date, and next due date. Opus sends automated alerts as deadlines approach (30 days, 14 days, 7 days, overdue). When an inspection is completed, the result, certificate, and contractor sign-off are stored against the asset for audit purposes.
Can we manage both internal staff and external contractors?
Yes. Opus supports both internal team members and external contractors. Internal staff have user accounts with scheduling, time tracking, and job management access. External contractors are managed through the contractor directory with their trade specialties, insurance details, licence numbers, and availability. Jobs can be assigned to either and tracked through the same workflow.
How does cost allocation work for strata properties?
Each job in Opus can be allocated to a specific property, building, lot, or cost centre. When you generate invoices for strata committees or property owners, Opus includes the allocated costs with full line item detail. This makes it simple to show owners exactly what maintenance was performed and what it cost, broken down by category.
Does Opus integrate with Xero for property maintenance billing?
Yes. Opus provides a two-way sync with Xero. Invoices generated for property owners or strata committees sync to Xero with property references and full line items. Contractor invoices received can be recorded against the relevant property and synced. Payments in Xero flow back to Opus so you know which invoices are outstanding.
How much does Opus cost for a property maintenance business?
Opus starts at $0 with the Free plan for one user. Paid plans are Starter at $10/user/month, Professional at $25/user, Business at $50/user, and Enterprise at $100/user. For a property management company with 5 office staff and 10 contractors, you only pay for the office users. Contractors can receive job details and update completion status without needing a paid seat.
Can tenants or building managers submit maintenance requests?
Opus includes a lead capture and request system. Tenants or building managers can submit maintenance requests through a web form that creates a job in your system. The request includes the property, location within the property, description, urgency, and photos. Your team triages and assigns the request without re-entering any data.
Ready to manage your property portfolio properly?
Join Australian property and strata managers already using Opus to schedule maintenance, track compliance, and manage contractors. Free plan available, no credit card required.
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