For strata managers

Win the new-scheme pitch before PICA emails the chair.

In-House is your AI marketing team. It actually wins the committee shortlist against the corporate chains: ships per-scheme-tier landing pages for small (under 50 lots), medium (50-200 lots), large (200+ lots) and commercial / industrial / mixed-use schemes, surfaces your SCA membership and Owners Corporations Act / Strata Schemes Management Act / Body Corporate and Community Management Act compliance on every quote page, and stands up the committee-chair LinkedIn outreach loop that finds switchers between AGM cycles.

No charge for 7 days Cancel in two taps Live in 9 minutes

Three options. Only one actually works for your business.

Agency

$3,000 to $5,000 / mo

Slow. Expensive. Removed from your business.

You get a quarterly Google Ads report, twelve generic 'we make strata easy' posts, and an account manager who has never sat through an AGM. Meanwhile PICA, RealManage, Bright Stata, Picton, Strata Plus and Whittles cross-sell their existing developer relationships and sweep the new-scheme appointments before the chair has met another quote.

DIY tools

$120 to $250 / mo + your evenings

Cheap, but it just hands you a dashboard.

WordPress, Google Ads, Mailchimp, a folder of half-finished new-scheme pitch decks. Cheap, but you draft the committee outreach email at 9pm after the section 119 notices go out, and the per-tier landing pages stay on your to-do list, like the 10-year capital-works fund explainer you keep meaning to publish.

ACTUALLY DOES IT

In-House

$299 / mo flat

Cheap, and it actually does the work.

The AI marketing team writes the captions, ships a landing page for every scheme tier you target (small, medium, large, commercial, mixed-use), runs the committee-chair LinkedIn outreach, drafts the new-scheme pitch in your voice with the right Owners Corporations Act / Strata Schemes Management Act compliance language, and keeps your SCA membership credentials live on every page. You forward the developer brief, approve the pitch, get back to AGM season.

PICA wins the new-scheme appointment before the chair has met another quote

The reality

Strata management is a relationship business with a referral problem. New schemes get appointed by the developer at registration, and the developer ringfences three names: usually PICA, RealManage, Strata Plus or whoever runs their existing portfolio. The committee chair inherits the manager, doesn't shop for 12-24 months, and only switches when the levies feel out of step or the maintenance contractor markup gets noticed. The window to win that switch is narrow, it sits in the four weeks before the AGM when the chair is reviewing the annual budget, the 10-year capital-works fund forecast (NSW) or sinking-fund forecast (other states), and the insurance broking arrangement. Most strata managers don't have a marketing engine that finds those chairs during that window, so the corporates keep their portfolios, the lot-count growth comes from the developer panel you can't get on, and the only growth lever you have left is mergers with smaller managers, which doesn't scale the per-lot fee margin. Meanwhile your scheme-tier mix is wrong: you've got a portfolio heavy with small (under 50 lots) schemes that consume the most committee-meeting and section-119-notice work for the least fee, and the medium-and-large schemes that pay the $2K-$15K annual management fee per lot plus the insurance broking commission and maintenance contractor markup revenue go to the chains.

What good looks like

Good strata-management marketing is three things, in this order: a per-tier landing-page library where each scheme tier you target (small under 50 lots, medium 50-200 lots, large 200+ lots, commercial / industrial / mixed-use) is its own page with the fee tier, the compliance burden specific to that scheme size, the AGM and committee-meeting cadence, and a downloadable pitch template; a committee-chair LinkedIn and email outreach loop that names the chairs at the 400 schemes in your geography whose AGM falls in the next six months and who are most likely to switch (based on lot count, current manager, recent levy strike trajectory and any visible by-law or tribunal-application activity); and a Google Business Profile rebuilt around Property Management Company (Strata Management is the secondary category in Google's taxonomy) with the SCA membership badge, the chapter (SCA-NSW, SCA-VIC, SCA-QLD) and the right service area set.

Developers ringfence the new-scheme appointment to the corporate chains

PICA, Bright Stata, RealManage and Strata Plus cross-sell developer relationships. New schemes get an appointed manager at registration and the committee inherits them. You never get the call until the AGM-cycle switch window opens 12-24 months later.

The switch window is the four weeks before the AGM

Committee chairs review the annual budget, 10-year capital-works fund forecast and insurance broking arrangement in the four weeks before the AGM. That's when they decide to keep the manager or shortlist replacements. Miss the window and the manager gets re-appointed for another 12 months.

Four scheme tiers, four marketing plans

Small (under 50 lots), medium (50-200 lots), large (200+ lots), commercial / industrial / mixed-use. Each has its own committee, its own fee tier, its own compliance burden, its own pitch. One generic 'we manage strata schemes' page loses to four sharper ones.

Real work. Not a slide deck.

In-House publishes to your real accounts and your live site. Here is what a strata management business sees in the first weeks, in the actual format it lands in.

Web Agent

Live · yourbusiness.com.au/medium-scheme-strata-management

yourbusiness.com.au/medium-scheme-strata-management

New tier landing page: 'Strata management for 50-to-200 lot schemes' H1, the fee tier ($2.4K-$8K annual management fee per lot range), a 10-year capital-works fund forecast methodology summary (NSW), the AGM and committee-meeting cadence (4 committee meetings a year, AGM plus contested EGM pattern), the section-119-notice cycle, six case studies of medium schemes you currently manage, a downloadable pitch template, SCA membership above the fold, and schema for Property Management Company. Indexed in 48 hours, ranking page 1 for 'medium strata manager [city]' inside a month.

One per scheme tier you target

Account Lead

Drafted · committee pitch · 86-lot scheme, Chatswood

Chatswood 86-lot scheme pitch · AGM in 27 days

Pitch drafted to the committee chair of the 86-lot Chatswood scheme whose AGM falls in 27 days: SCA-NSW membership cited, Strata Schemes Management Act 2015 compliance summary, 10-year capital-works fund forecast methodology with sample modelling against the scheme's known capital expenditure (lift refurb 2027, facade renewal 2029), insurance broking commission disclosure (we earn 12-15% capped, the corporates undisclose), maintenance contractor markup policy (we cap at 8%, the corporates flex to 22%), levy strike and arrears recovery process with VCAT / NCAT application path, fee tier proposed at $4.8K annual management fee per lot. Ready for your edit + sign-off.

Drafted in your voice, AGM-cycle window aware

SEO Agent

Auto-applied · approval rules

Google Business Profile rebuilt around the right Google category

 Primary category corrected from 'Real Estate Agency' to 'Property Management Company' (Google's nearest match for strata; Strata Management is the secondary). Secondary categories added (Body Corporate Manager where Google supports it, Real Estate Consultant). Services list expanded from 4 to 18 (residential strata management, commercial strata management, mixed-use strata management, owners corporation management, body corporate management, AGM facilitation, EGM facilitation, section-119 notice management, 10-year capital-works fund forecasting, levy strike + arrears recovery, by-law amendment, breach-notice + Tribunal application, +6 more). SCA membership and SCA chapter attributes added. Service area set to your three priority regions. 

Live in your profile within the hour

Your direct line

Forward Sam an AGM date. The pitch and LinkedIn intro land by morning.

Sam is your AI Account Lead. Email Sam a committee chair you've been introduced to, an AGM date for a scheme you want to win, an AGM-floor photo from last night's meeting, a developer panel you want on, a per-tier pricing change you want pushed live. Sam briefs the agents, drafts land in your inbox, two taps to approve, the team ships it.

An AGM date for a scheme you want to win A committee chair, treasurer or secretary introduction An AGM-floor or committee-meeting photo A developer panel you want on A per-tier pricing change across the landing pages

Mail

From you@yourbusiness.com.au · To sam.walker@use-ih.com

Heard about a 142-lot scheme in Parramatta whose AGM is in 5 weeks, want to pitch

Hey Sam, picked up from a contractor that the 142-lot scheme at 8 Phillip St Parramatta is unhappy with their current strata manager (insurance broking commission was 22% last year and the chair found out). AGM is in 5 weeks. Want to pitch. Photo from last week's AGM at a similar-size Burwood scheme attached. Probably means a medium-scheme pitch tailored to Parramatta and a LinkedIn intro to the chair?

Sam Walker · Account Lead

sam.walker@use-ih.com

Replied

On it. Account Lead will draft a tailored pitch to the chair tonight, citing the SCA-NSW membership, Strata Schemes Management Act 2015 compliance, a 10-year capital-works fund forecast methodology with sample modelling against the scheme's likely capital expenditure (lift refurb, facade renewal), an insurance broking commission disclosure pegged at our 12-15% cap (vs the 22% they flagged), and our maintenance contractor markup policy capped at 8%. Web Agent will refresh the medium-scheme landing page with a Parramatta sub-section so the chair cross-checking your credentials sees a regional fit. Advertising Agent will queue a LinkedIn Sponsored InMail to the chair targeting the AGM window. Social Media Agent will draft a LinkedIn caption from the Burwood AGM photo for Wednesday with the contested-budget-passed angle. Drafts in your inbox by 9am.

Preview the pitch + LinkedIn intro draft

$299 / mo

Flat. No tiers, no markup.

9 min

From sign-up to live marketing.

60+

Pieces of content a month.

Contracts. Cancel any time.

Six agents, working in your accounts.

Account Lead, Web, SEO, Advertising, Social Media, and Content. One platform, one bill, you approve the work.

Account Lead

Builds your annual plan around the scheme tier you actually want more of (medium 50-200 lots residential vs. large 200+ lots residential vs. commercial / industrial / mixed-use) rather than chasing every strata-management search. Tracks the 400 schemes in your geography whose AGM falls in the next six months, flags the chairs of switchers (based on lot count, current manager, recent levy strike trajectory, visible by-law or Tribunal-application activity), drafts the new-scheme pitch in your voice with the right Owners Corporations Act / Strata Schemes Management Act / Body Corporate and Community Management Act compliance language. Briefs the other agents so the per-tier pages, the LinkedIn outreach and the AGM-window timing all reinforce the SCA-member positioning.

Answers: the switch window is the four weeks before the agm

Web Agent

Imports your existing site so you stop paying for hosting plus a CMS subscription, and makes spinning up a new per-tier landing page (a medium-scheme page, a large-scheme page, a commercial-strata page, a mixed-use page) a five-minute job. Ships a tier-specific page to your live site with the fee tier, the compliance burden, the AGM and committee-meeting cadence, the section-119 process, SCA membership above the fold, real case studies from your existing portfolio, and a downloadable pitch template, in two taps.

Answers: four scheme tiers, four marketing plans

SEO Agent

Goes through your live site for the things that actually move B2B strata-management rankings: per-scheme-tier and per-jurisdiction keyword optimisation, Property Management Company schema with the strata-specific secondary categories, the SCA + SCA-NSW / SCA-VIC / SCA-QLD chapter badges in markup, and a Google Business Profile rebuilt around the right Google category set. Auto-applies the low-risk fixes; flags anything bigger. Surfaces the per-tier pages on the queries committee chairs actually type ('change strata manager [city]', 'medium scheme strata manager [region]', '10 year capital works fund modelling [state]').

Answers: developers ringfence the new-scheme appointment to the corporate chains

Advertising Agent

Runs LinkedIn Sponsored content and Google Ads on the queries that convert ('change strata manager [city]', 'SCA member strata manager [region]', 'owners corporation manager [suburb]', 'body corporate manager [city]'). Targets the committee-chair, treasurer and secretary roles inside the 400 priority schemes. Drops broad 'strata' bids that waste money on tenant queries. Switches consumer-Meta off, this is a LinkedIn + Google Search business.

Answers: developers ringfence the new-scheme appointment to the corporate chains

Social Media Agent

Turns AGM and committee-meeting season into proof on LinkedIn: an AGM-floor photo from a Burwood 64-lot scheme, a committee-meeting walkthrough of a 10-year capital-works fund forecast, a section-119-notice cycle visualisation, a levy-strike chart showing how a scheme exited arrears. Builds the SCA-member trust signal that separates a real owners-corporation manager from a chain that runs schemes by template. You upload one AGM or committee-meeting photo per week, the agent drafts the LinkedIn-first caption in your voice, you approve.

Answers: the switch window is the four weeks before the agm

Content Agent

Drafts the long-form pieces a committee chair Googles before they switch strata managers: 'how to change strata manager in NSW, the section 184 certificate path', '10-year capital-works fund forecasting under the Strata Schemes Management Act 2015, what your current modelling probably misses', 'insurance broking commission disclosure, what to ask your strata manager before the next AGM', 'how to write a strata manager scope of works that protects the owners corporation'. Two drafts a month, in your voice, that pull committee chairs to your site months before their next AGM.

Live in your accounts, fast.

The heavy lifting comes off your plate the day you sign up. Here is what you see by the end of week one.

Per-tier landing pages indexed for small, medium, large and commercial / industrial / mixed-use schemes with the fee tier and compliance burden on each.
SCA membership and SCA-NSW / SCA-VIC / SCA-QLD chapter badges surfaced above the fold on every page.
Owners Corporations Act (VIC) / Strata Schemes Management Act (NSW) / Body Corporate and Community Management Act (QLD) compliance summary published by jurisdiction.
10-year capital-works fund forecast methodology page live with sample modelling against a representative scheme.
Insurance broking commission disclosure and maintenance contractor markup policy published transparently on the fee page.
Google Business Profile rebuilt around Property Management Company with strata-specific secondary categories and 18-strong service list.
LinkedIn Sponsored campaign live targeting committee-chair, treasurer and secretary roles inside 400 priority schemes.
First six new-scheme pitches drafted in your voice, AGM-window aware, ready for edit + sign-off.

See pricing No charge for 7 days Cancel in two taps Live in 9 minutes

Your first 30 days.

Annual plan split across scheme tier (small under 50 lots, medium 50-200, large 200+, commercial / industrial / mixed-use) and tilted to the tier that pays best
Per-tier landing pages indexed for all four tiers with fee range, compliance burden and AGM cadence on each
SCA membership and chapter badges live above the fold across all pages, plus jurisdiction-specific Act compliance summaries
10-year capital-works fund forecast methodology page live with sample modelling
Insurance broking commission disclosure and maintenance contractor markup policy transparent on the fee page
Google Business Profile rebuilt around Property Management Company with strata-specific service list
LinkedIn Sponsored campaign live against committee-chair, treasurer and secretary roles inside 400 priority schemes
First six new-scheme pitches drafted in your voice for schemes whose AGM falls in the next 90 days
AGM-and-committee-meeting LinkedIn caption library running weekly: AGM floor photos, capital-works fund walkthroughs, levy-strike chart explainers

The bottom line

Strata management at the per-scheme-fee tier is a relationship business with a referral problem. Developers ringfence the new-scheme appointment to PICA, Bright Stata and Strata Plus, and the committee inherits. The switch window opens 12-24 months later in the four weeks before the AGM. The work is making sure your name is in front of every committee chair in your priority region during that window, with a pitch that maps to the right Act compliance, the right capital-works fund modelling, and the transparent broking and contractor-markup disclosure the corporates avoid.

Agencies are too expensive to actually run the per-tier landing pages and the committee-chair outreach for $4k a month. Tools are cheap but the new-scheme pitch stays in drafts because AGM season eats the marketing hours. In-House is the third option: for $299 a month the agents ship the tier pages, draft the new-scheme pitches in your voice, run the committee-chair LinkedIn outreach in the AGM-window, post the AGM and capital-works fund proof, and keep your Google Business profile reading like an SCA-member professional. You stay in the driver's seat, two taps to approve, minutes a day. Stop losing the AGM-cycle switch to PICA by default.

See everything In-House does

No charge for 7 days Cancel in two taps Live in 9 minutes

Frequently asked.

We're SCA-NSW members but PICA, Strata Plus and Bright Stata still win the new-scheme appointments and most of the AGM-cycle switches. Will this actually change that?

Yes, because the new-scheme channel is closed (developers ringfence) but the AGM-cycle switch channel is open and badly served. The corporate chains rely on the appointment inertia and don't bother with the switch outreach; they assume the committee won't shop. The Account Lead tracks the 400 schemes in your priority region whose AGM falls in the next six months, identifies the switchers (based on lot count, current manager, recent levy strike trajectory, visible by-law or Tribunal-application activity), and drafts a tailored pitch to the chair in the four-week pre-AGM window. You're on the shortlist because you reached out during the only window when the chair is actually paying attention. Lot-count growth follows.

We manage across NSW, VIC and QLD. Does the marketing handle the different Acts properly?

Yes, jurisdiction is core to the schema. The Strata Schemes Management Act 2015 (NSW), Owners Corporations Act 2006 (VIC) and Body Corporate and Community Management Act 1997 (QLD) each get a dedicated compliance summary on the relevant per-tier page. The 10-year capital-works fund is NSW-specific; sinking-fund forecasting is the equivalent under the other Acts. AGM and committee-meeting cadence differs by Act. Account Lead serves the right pitch to the right chair based on the scheme's jurisdiction, with the right Act citations, the right section-notice process and the right Tribunal pathway (NCAT in NSW, VCAT in VIC, QCAT in QLD).

What about commercial and mixed-use schemes? We do those too and the corporates aren't strong there.

Exactly right, and the per-tier landing page for commercial / industrial / mixed-use is the highest-margin lever in the plan. Commercial strata schemes (office floors, retail strips, industrial estates) have different fee tiers, different committee compositions (often owner-operators rather than residential investors), and different compliance burden (different by-law structures, different cost-allocation rules between commercial and residential lots in mixed-use). One generic strata page can't position this work. The dedicated commercial / industrial / mixed-use page can, and that's where the chains are weakest.

What's the LinkedIn outreach actually saying to committee chairs? I don't want our brand spamming a treasurer.

It's not a cold pitch, it's a relevance signal in the four-week pre-AGM window. The opening references the scheme's lot count, the current manager (if disclosed), the AGM date, and one specific question on the kind of thing your scheme tier handles better (capital-works fund forecast methodology, insurance broking commission disclosure, maintenance contractor markup policy). Every message is drafted by Account Lead in your voice, you approve every send, you can pause any chair or any scheme. Volume is calibrated to relationship-grade, not spam-grade. Most chairs reply because nobody else is asking the right questions during their AGM window.

How does the approve-the-week bit work? I'm running AGM season and have zero hours for marketing.

Two taps on your phone between committee meetings, usually with a coffee. You see what the agents drafted (a per-tier page update, four LinkedIn posts, six new-scheme pitches awaiting your edit), tap approve, tweak or pause, done. The whole week's queue takes about fifteen minutes total. Anything urgent (a committee chair reply that wants a 20-minute coffee, a bad Google review needing a response) sends a notification.

Can I cancel if it isn't working?

Two taps, any time, no exit fees and no notice period. You keep your imported site, your per-tier pages, the AGM-window pitch templates, the LinkedIn outreach work and the Google Business Profile rebuild. There is no $4k-a-month agency lock-in and there is no six-month minimum.