For strata managers.
The broadest toolkit on Dwell: communications, events, maintenance governance, documents, financial records, voting and vendor relationships — for every complex you run.
Your scope
Strata managers are scoped to whole complexes. Your firm's portfolio — the complexes you run — is assigned by the Dwell administrator, and you appear as the complex-level contact on each complex page. Set up your strata-manager profile in the portal and link your complexes there.
Operations dashboard
The strata-manager dashboard aggregates work orders, tasks, call logs, audit entries, events, announcements, polls and levies across your whole portfolio — the morning briefing for everything happening on your buildings.
Communications
- Community tab: post announcements, pin urgent notices to the top of the feed, and moderate any post or comment on your complex.
- Events tab: create AGMs, maintenance windows and social gatherings; track RSVPs.
- Messages: reach owners, tenants, committee members and contractors directly — and grant restricted contractor ↔ tenant conversations when a job requires it (see Messaging restrictions).
Maintenance governance
The Maintenance tab is your work-order control centre:
- Create work orders, quote requests, cost estimates and warranty claims — including common-property jobs (leave the unit field blank).
- Dispatch to contractors with spend-limit protection and automatic compliance checks.
- Review quotes that auto-reverted after exceeding a spend cap, and approve or reject them.
- Log received invoices and approve them for routing to accounts.
- Rate contractors after invoice approval — this builds the ratings other managers rely on.
- Every significant action lands in the audit log, so there's a permanent record of who did what, when.
See Work orders for the step-by-step lifecycle.
Documents and levies
- Upload and organise building documents in the Documents tab — by-laws, meeting minutes, insurance certificates, levy notices and general files.
- Record levy details in the Levies tab — period, amount, due date and status — and update records as payments arrive. Residents and owners see these records on their units.
Polls and voting
Run digital polls in the Polls tab: create a question, add options and set a close date. Watch results roll in, then close the poll when voting ends. Ideal for informal building matters, and a useful companion to formal AGM processes.
Contractor management
Build and maintain each complex's Contractor Directory:
- Add contractors with full details: legal and trading name, ABN/ACN, trade category, contact info, licence number and expiry, insurer and insurance expiry.
- Dwell flags expired licences or insurance and blocks work-order assignment until they're renewed — the compliance lock protects the building from liability.
- Mark preferred contractors so they rank first in dispatch pickers.
- Review aggregated ratings when choosing vendors.
Site log oversight
Contractors check themselves in and out on site. The Site log tab (and your home page's site-activity card) shows who's on site now and the notes they left. Common-property visits are visible to you; unit visits are also visible to that unit's landlord and property manager.