Freedom251 › HOA Management Software
KondoManager
What KondoManager is
KondoManager is open-source software for managing condominium buildings, designed with condominium administrators. It runs on the web and can be installed on a customer's server; the maker says condominium data do not pass through or reside on its systems. A free plan includes all features, with no limit on condominiums or users. The software manages owners, tenants, units and millesimal tables, including multiple owners and pro-rata shares. Its accounting supports ordinary, extraordinary and supplementary installments, automatic double-entry accounting and a journal. Residents can submit maintenance tickets that administrators handle with priorities, statuses and real-time notifications. A noticeboard, email notifications with send logs, and searchable document archiving support communication and record keeping. It imports Danea Domustudio exports, subject to balance reconciliation. Shared hosting is supported, but PHP 8.4 or higher is required; installation uses a guided single-file upload. The live demo disables email and some sensitive features. Paid Patreon support tiers range from €5 a month to €50 a month.
Who it suits
It suits condominium administrators looking for self-hosted management, accounting, maintenance and document tools. Its Italian legal workflows are intended for administrators handling the relevant civil-code provisions and withholding taxes.
What it does well
- Free plan includes all features and unlimited condominiums and users.
- Automatic double-entry accounting with a journal.
- Maintenance tickets include priorities, statuses and real-time notifications.
- Searchable document archive and noticeboard are included.
- AGPL-3.0 code can be inspected and modified.
What to know first
- Requires PHP 8.4 or higher.
- No mobile apps.
- No online dues collection or violation tracking.
- Demo disables email and some sensitive features.
Plans
| Plan | Billed and limits | Price |
|---|---|---|
| KondoManager | Free forever; no subscription · No limit on number of condominiums or users · all features included | Free |
| Silver (Patreon support) | Monthly · Bronze benefits · early beta access · screenshots, mockups and polls · private feedback sessions | €10 a month |
| Gold (Patreon support) | Monthly · Earlier tier benefits · access to advanced modules · priority email support · private channel and personalized demo | €20 a month |
| Bronze (Patreon support) | Monthly · Exclusive Patreon posts · name in acknowledgments · community supporter badge · priority feature requests | €5 a month |
| Platinum (Patreon support) | Monthly · Earlier tier benefits · studio logo in acknowledgments · top priority co-creation · technical support and private webinars | €50 a month |
As kondomanager.com lists them, read 8 Oct 2026. The maker's own page has the final word.
Verdict
KondoManager brings condominium records, accounting, maintenance and communications together, with self-hosting and an unrestricted free plan. Check the PHP requirement and missing dues collection and violation tracking before choosing it.
Facts from KondoManager's own pages
- Accounting
- It supports ordinary, extraordinary and supplementary installment plans, with automatic double-entry accounting and a journal. · kondomanager.com, 8 Oct 2026
- Association accounting
- Yes · kondomanager.com, 20 Sept 2026
- Demo limitation
- The live demo has email and some sensitive features disabled. · kondomanager.com, 8 Oct 2026
- Documents and notices
- It provides a noticeboard, email notifications with send logs, and document archiving with full-text search. · kondomanager.com, 8 Oct 2026
- Document storage
- Yes · kondomanager.com, 20 Sept 2026
- Free plan
- Yes · kondomanager.com, 20 Sept 2026
- Hosting requirement
- The maker says shared hosting is supported, but PHP 8.4 or higher is required. · kondomanager.com, 8 Oct 2026
- Import
- It can import Danea Domustudio exports containing people, units, ownership, millesimal tables and opening balances, subject to balance reconciliation. · kondomanager.com, 8 Oct 2026
- Installation
- The guided installer requires no command line and is described as a single-file upload to hosting followed by on-screen instructions. · kondomanager.com, 8 Oct 2026
- Integrations
- The features page describes native SMTP email integration and import from Danea Domustudio exports. · kondomanager.com, 8 Oct 2026
- Intended users
- The maker describes the software as built for condominium administrators and says it supports Italian legal workflows, including relevant civil-code provisions and withholding taxes. · kondomanager.com, 8 Oct 2026
- License and code
- KondoManager is distributed under the AGPL-3.0 license, and the maker says users can inspect and modify its public code. · kondomanager.com, 8 Oct 2026
- Maintenance
- Residents can submit maintenance tickets, which administrators manage with priorities, statuses and real-time notifications. · kondomanager.com, 8 Oct 2026
- Maintenance requests
- Yes · kondomanager.com, 20 Sept 2026
- Mobile apps
- No · kondomanager.com, 20 Sept 2026
- Online dues collection
- No · kondomanager.com, 20 Sept 2026
- Property records
- It manages owners, tenants, property units and millesimal tables, including multiple owners and pro-rata shares. · kondomanager.com, 8 Oct 2026
- Purpose
- KondoManager is open-source software for managing condominium buildings, designed with condominium administrators. · kondomanager.com, 8 Oct 2026
- Resident portal
- Yes · kondomanager.com, 20 Sept 2026
- Security and privacy
- The maker says the software is installed on the customer's server and condominium data do not pass through or reside on the maker's systems. · kondomanager.com, 8 Oct 2026
- Support
- The maker directs users to the community forum for technical support and says contact-form messages receive a reply within 24–48 hours. · kondomanager.com, 8 Oct 2026
- Violation tracking
- No · kondomanager.com, 20 Sept 2026
Where KondoManager stands on Freedom251
- HOA Management Software#13 of 87