The verdict in three sentences
A property manager handling 6,000 units with spreadsheets and phone reminders lets unpaid charges slip and overloads its managers. Condominium management software between 200,000 and 450,000 MAD in Casablanca, or 250,000 to 600,000 AED in Dubai, automates fund calls, graduated reminders, online payment and general meetings, within the local legal framework (law 18-00 in Morocco, law 27 of 2007 and RERA rules in Dubai). Bringing unpaid charges down from 22 % to 10 % funds the project within a single year of operation.
Why 22 % unpaid charges is not inevitable
In Casablanca, mid-range residences charge 250 to 600 MAD per unit per month. Across 6,000 units averaging 400 MAD, the annual budget called reaches 28.8 million MAD. With 22 % unpaid, 6.3 million MAD is missing every year: unserviced lifts, reduced security, frustrated paying owners, and a manager that loses mandates at renewal.
Experience shows most late payments are not bad faith. The owner does not receive the call, does not know how much is due, or has to travel to pay. A fund call by SMS and email with a payment link, followed by reminders at D+10, D+25 and D+45, solves much of the problem before any legal action.
| Indicator per residence (2026 order of magnitude) | Manual management | With management software |
|---|---|---|
| Charge collection rate | 78 % | 88 to 92 % |
| Average payment delay | 60 to 90 days | 15 to 25 days |
| Management hours per month | 18 h | 7 to 9 h |
| Preparing a general meeting | 25 to 30 h | 8 to 10 h |
| General meeting quorum | 35 to 45 % | 55 to 70 % (remote voting) |
| Complaints handled within 48 h | 40 % | 85 % |
What Moroccan condominium software must cover
Morocco's law 18-00 requires separate accounts per condominium, a voted provisional budget, meetings convened on time and retention of minutes. The software must therefore strictly separate each residence's accounts, produce the statements presented at the general meeting and log every notice.
| Module | Function | Indicative budget |
|---|---|---|
| Units and shares | owner records, ownership shares, history | 25,000 to 45,000 MAD |
| Fund calls and reminders | generation per residence, SMS, email, WhatsApp | 40,000 to 80,000 MAD |
| Online payment | CMI bank card, transfer, mobile payment | 30,000 to 60,000 MAD |
| Accounting per condominium | budget, expenses, works fund, annual statements | 45,000 to 100,000 MAD |
| Hybrid general meetings | notices, remote voting, minutes | 35,000 to 80,000 MAD |
| Owner portal | balances, documents, complaints, work orders | 25,000 to 85,000 MAD |
The typical 4-month plan: 3 weeks of scoping with 2 managers and the accountant, 9 weeks of development, then 4 weeks migrating the 85 residences in waves of 20, with caretakers trained to report incidents.
Casablanca and Dubai: two markets, the same logic
Moroccan managers handling residences for Gulf clients often ask us for the comparison with Dubai, where jointly owned property (law 27 of 2007, RERA oversight) is tightly regulated and service charges go through the Mollak platform.
| 2026 criterion | Casablanca | Dubai |
|---|---|---|
| Legal framework | law 18-00 amended by law 106-12 | law 27 of 2007, RERA |
| Average charges | 250 to 600 MAD per unit per month | 15 to 30 AED per sq ft per year |
| Budget approval | general meeting | RERA index and Mollak platform |
| Custom software | 200,000 to 450,000 MAD | 250,000 to 600,000 AED |
| Roll-out time | 4 months | 4 to 6 months with Mollak integration |
| Common online payment | CMI card, transfer | card, transfer, direct debit |
Mini case study
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Karim, managing director of a professional property manager in Casablanca, handles 85 residences and 6,000 units for 28.8 million MAD of charges called per year. Going from 22 % to 11 % unpaid recovers about 3.2 million MAD a year for the condominiums, which secures his mandates. On the firm side, management time drops from 18 to 8 hours per residence per month, freeing 850 hours every month: his 9 managers can absorb 40 more residences without hiring. At 350 MAD in fees per unit per year, 2,800 new units represent 980,000 MAD a year, for software billed at 380,000 MAD.
FAQ
Does the software respect the account separation required by law 18-00?
Yes, each residence has its own accounts, budget and works fund. Annual statements are generated per condominium in under 5 minutes.
Is a remote general meeting valid?
Remote voting must be provided for in the condominium rules or adopted at a general meeting. The software time-stamps notices and votes, which lifts quorum from 40 % to 60 % on average.
Which payment methods are offered to owners?
Bank card via CMI, transfer with a unique reference and mobile payment. CMI fees are around 1.5 % to 2.5 % per transaction depending on the contract.
How long does it take to migrate 85 residences?
About 4 weeks, in waves of 20 residences. Each unit's balance is loaded and checked with the manager before the portal opens.
What does maintenance cost?
Count 10 to 15 % of the project per year, 38,000 to 57,000 MAD for 380,000 MAD software, hosting included.
Let's scope your project. Tell us how many residences and units you manage and which tools you use today: we will price software between 200,000 and 450,000 MAD, delivered in 4 months. Detailed quote within 48 h. WhatsApp +221 77 596 93 33.
Mohamed Bah
Fondateur, Kolonell
Passionate about digital and entrepreneurship in Africa, Mohamed has been helping Sénégalese businesses with their digital transformation since 2020. Founder of Kolonell, he believes every SME deserves a professional and accessible online présence.
