Run every building on one smart OS.

Orveya runs commercial FM, strata and self-managed buildings on one platform — operators, committees, residents and contractors all working in the same place, powered by AI.

From $1.35 /lot/mo inc GST — every seat free.

Commercial FM · Residential & strata · Self-managed strata · Tradies & contractors

Why Orveya

  • One OS for all four sides — Operators, committees, residents and contractors work in the same place — so a ticket already knows its property, asset, tenant and contractor.
  • AI that does the first pass — Theo triages the request, drafts the reply, chases the quote and explains the data — always proposing, never acting without your approval.
  • Contractors, compliant first — Insurances and licences tracked to expiry so nothing lapses quietly — and a trade can act on a job by secure link, without an account.
  • Priced per lot, every seat free — You pay for the units you manage, not the people who use the system. Residents and contractors are free on every plan, forever.

Modules

Tickets & work orders · Properties & portfolio tree · Assets · Tenants & residents · Contractors compliance vault · App Store · Theo — AI copilot · Tenant concierge Agents · The Property App · The Forge · Preventive Maintenance · Defect Register · Equipment Register · Warranties · Compliance Register · Essential Services · Inspections · Audits & Checklists · Permit to Work · SWMS & Risk · Hazard Register · Incident Reports · Quotes & Invoices · Budgets & Levies · Purchase Orders · Insurance Register · Expense Tracking · Announcements · Meetings & Minutes · Voting & Polls · Staff Roster · Training & Inductions · Amenity Bookings · Parcels & Deliveries · Move-in / Move-out · Keys & Access · Lease Management · Visitor Log · Room & Desk Bookings · Lost & Found · Tendering · Job Scheduling · Timesheets · Materials & Inventory · Certificates of Compliance · Energy & Sustainability · BMS & IoT Telemetry · Space & Occupancy · By-laws · Strata Committee · NFC Tags

Compliance

Built for Australia: AU-hosted data, NSW strata obligations, and essential-services regimes like AS 1851 and the annual fire safety statement — with inspection evidence and sign-off recorded against the asset.

Frequently asked questions

How does pricing actually work?

You pay for the units you manage, not the people who use the system. Residential is priced per lot (from ~$1.35–2.25/lot, min $19/building), commercial per tenancy ($11–22, min $49), and industrial per m² ($0.025–0.08, min $49). Bigger properties get lower average rates, and mixed portfolios save more.

What does “every seat free” mean?

Everyone who works in a building is included at no per-seat cost — operators, strata committees and owners, residents, and any contractors you assign. You're never charged for adding people.

Is there a free plan?

Yes. The Single tier is free forever for one building within the caps (≤100 lots / ≤20 tenancies / ≤5,000 m²), with all core modules and AI triage. You can also trial Portfolio free for 14 days with no card.

Where is my data hosted?

In Australia. Orveya is AU-hosted and built for the Australian strata and FM market, with role-based access control and row-level security throughout.

What are Theo and the Agents?

Theo is your AI manager copilot — it triages work, drafts replies, queries your data, and navigates the workspace. Agents are per-building tenant concierges that answer residents' FAQs, check request status, and log issues as tickets.

What is the Property App?

A branded, installable resident app (PWA) for each building. Residents report issues, track requests, read announcements, and chat to the concierge; you brand it per building and share it by link or QR.

What is the Forge?

Describe a module you need in plain language and Orveya builds it — custom registers, fields and workflows, no code. It composes real building blocks, so what you create is a proper part of your workspace.

Do contractors and residents have to pay?

No. Contractors and residents are always free, on every plan. You only ever pay for the lots and units you manage.