How much does condo management software really cost in Quebec in 2026?
Most vendors hide their pricing behind "request a quote". This guide makes the numbers public and readable, with the hidden costs to anticipate, so you can decide informed.
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The 30-second answer
Here are the orders of magnitude for an average Quebec board (24 units), based on official sites and public reviews. Details and hidden costs below.
| Software | Typical monthly (24 units) | Model | Pricing |
|---|---|---|---|
| Kohabit | CA$71.76 | Per unit, monthly or annual | Public, online |
| Condo Manager | ~ CA$150 to 300 | Bundle + modules | By quote |
| Upperbee | ~ CA$200 to 400 | Per unit + modules | By quote |
| Buildium | ~ US$80 (~ CA$110) | Per unit, minimum floor | Public in USD |
| Shared Excel spreadsheet | CA$0 | None | Free but Act 25 risk |
Sources: official sites as of June 2026 and public Capterra / G2 reviews. "By quote" ranges are public order-of-magnitude estimates and may vary.
How condo software pricing works
Four pricing models dominate the market. Each suits a different board profile.
Per unit (SaaS model)
Fixed price per unit per month (typically CA$2 to 10). Board pays based on actual size.
Used by: Kohabit, Buildium, some Upperbee plans
Pro: predictable, scales with size. Con: rises fast for large boards.
Fixed bundle + optional modules
Base price for essentials, then paid modules for specifics (advanced accounting, e-voting, etc.).
Used by: Condo Manager, Upperbee Pro
Pro: flexible. Con: opaque final bill, hidden multipliers.
Quote-only
Price never shown. Board has to call a salesperson, share data, wait for a proposal.
Used by: most historical Quebec players
Pro: negotiable. Con: weeks of process, bias toward large budgets.
Per user (B2B model)
Price per logged-in user, regardless of building size. Rare in condo, more common in rental.
Used by: some Yardi plans, AppFolio
Pro: predictable for small teams. Con: doesn't scale with the condo.
Per-vendor pricing detail
What we know publicly for each major Quebec vendor.
Kohabit
Public per-unit pricing, no hidden modules.
- · CA$2.99 per unit per month (monthly)
- · CA$29.90 per unit per year (= CA$2.49/mo effective, 2 months free)
- · All features included, no modules to activate
- · Free during early access (until further notice, 30-day notice guaranteed)
- · Hosted in Canada, billed in CAD
For 24 units: CA$71.76/month or CA$717.60/year.
Condo Manager
Historical Quebec player, distributed by Otonom. Quote-based.
- · Base bundle + activatable modules (advanced accounting, LeapAP integrations, etc.)
- · Per public feedback: ~ CA$150 to 300/month for a small building
- · Annual contract typically, training included
- · Billed in CAD
Upperbee
Quebec all-in-one accounting suite. Per-unit quote-based.
- · Per-unit pricing + access to pro modules (multi-book accounting, AP/AR)
- · Per public reviews: ~ CA$200 to 400/month for an average building, rises fast for large ones
- · Annual contract, sometimes additional onboarding fees
- · Billed in CAD
Buildium
US software (RealPage subsidiary). Public pricing in USD.
- · Essential plan: from ~ US$58/month (minimum floor, ~ CA$80 at current rate)
- · Growth plan: from ~ US$183/month
- · Premium plan: from ~ US$479/month
- · E-payments, e-leases, screening modules extra (per transaction)
- · Billed in USD: FX exposure for a Canadian board
- · Subject to US CLOUD Act, Act 25 comparative analysis required
Shared Excel or Google Sheets
The "free" option found in 40% of small Quebec boards.
- · Direct cost: CA$0
- · Hidden cost: double data entry, lost data, duplicate files, wrong version sent to AGM
- · Act 25 compliance almost impossible (no access control, no audit log, no encryption)
- · In case of incident (theft, leak), personal admin liability
- · Acceptable for 4 to 6 units with low activity, dangerous beyond
The hidden costs people forget
The advertised price is never the total. Here are the real line items to plan for.
Training and onboarding
Some software bills initial training CA$500 to 2,000 one-shot. Budget for it. Kohabit offers self-serve 30-minute onboarding at no charge.
Data migration
Importing your Excel data or from an old tool can take 1 to 2 weeks. Some vendors bill CA$500 to 3,000 for this service. Ask for a quote before signing.
USD to CAD FX
US software bills in USD. A 5% rise in the US dollar raises your bill 5%. Over 5 years, that adds up.
Optional modules
E-voting, advanced accounting, ticket management: often sold separately CA$10 to 50/month each. Check what's in the base plan.
Act 25 compliance
A non-compliant tool requires self-built comparative analysis, a PIA file, an incident register. Budget CA$500 to 2,000 in internal time or external help.
Termination fees
Some annual contracts charge an exit penalty or recover discounts. Read the contract before signing.
Real annual cost by board size
Annual estimate all-in, based on public order-of-magnitude data. Kohabit uses annual rate (CA$29.90/unit/yr). Competitors use middle of public review range.
| Board size | Kohabit annual | Condo Manager | Upperbee | Buildium |
|---|---|---|---|---|
| 12 units | CA$359/yr | ~ CA$1,800/yr | ~ CA$2,400/yr | ~ CA$950/yr (USD converted) |
| 24 units | CA$718/yr | ~ CA$2,700/yr | ~ CA$3,600/yr | ~ CA$1,320/yr |
| 50 units | CA$1,495/yr | ~ CA$3,600/yr | ~ CA$4,800/yr | ~ CA$2,200/yr |
| 100 units | CA$2,990/yr | ~ CA$5,400/yr | ~ CA$7,200/yr | ~ CA$5,750/yr |
Bottom line: over 5 years, the gap between Kohabit and an average competitor for a 24-unit board represents roughly CA$10,000. Enough to fund a meaningful share of a roofing or insulation project.
All competitor projections are public order-of-magnitude estimates. They may vary by negotiation, activated modules and actual size. For a precise figure, contact each vendor.
How to pick the right pricing for your board
Price is one factor among others. Five criteria to weigh in your decision.
-
1
Total 3 to 5 year cost, not just monthly price
A low introductory rate may hide aggressive annual hikes. Ask for the written pricing policy and the maximum annual increase.
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2
Act 25 compliance and data sovereignty
A non-compliant tool costs you regulatory time that doesn't show on the invoice. Favor Canadian hosting.
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3
Complexity vs your profile
A 12-unit volunteer board doesn't need a Yardi Pro. Picking a tool aligned with your skills avoids abandonment after 3 months.
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4
Ability to export your data anytime
You must be able to leave if the tool doesn't fit anymore. Verify full export (CSV, PDF) is contractually guaranteed.
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5
Contract commitment and exit terms
A rigid annual contract can lock your board. Prefer no-commitment solutions (Kohabit) or a real free trial.
Pricing FAQ
Going further
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