The operating system for horizontal property
A building is not run by one person: it is run by a manager, a board, hundreds of owners, concierges, contractors, insurers and loss adjusters. An operating system for horizontal property is the layer that coordinates all of them over the same data, with Spain's Horizontal Property Law at its core. That is FixrOS.
Book a free demo →What is an operating system for horizontal property?
An operating system for horizontal property is software that does not merely digitalise a firm's tasks but underpins the entire life of a building held in horizontal property: the operation, the accounts, the resolutions and the people involved in them. The difference from a conventional management program is not one of features, it is one of scope.
In a computer, the operating system is not one more application: it is the layer everything else runs on, the one that manages permissions, keeps two programs from colliding and makes hardware and software understand each other. Applied to a building, the operating system for horizontal property is the layer on which the management firm, the community, the contractors and the insurers all run: it defines who may see and do what, keeps a single valid version of each fact and stops every actor from carrying their own version of the truth in their own spreadsheet.
Three traits define the category, and none of them is optional: the law lives inside the system rather than in the head of whoever operates it; every actor in the building works on the same information in real time; and the repetitive work is executed by the machine, not the person.
What separates an operating system from a management program
The law, inside the system
In a conventional program, the Horizontal Property Law is applied by whoever uses it: they work out the notice period, they count the majority, they draft the minutes and they answer for it if a resolution is challenged. In an operating system, the law is encoded in the core: deadlines are validated before sending, the required majority applies itself according to the type of resolution, and the minutes are generated from what actually happened in the meeting.
Every actor, one single fact
Horizontal property is multi-actor by definition. When each party works in their own tool, the same fact — a leak, a levy, a claim — exists in five different versions that never match. An operating system solves this by design: owner, president, manager, concierge, contractor, insurer and adjuster all see the same file, each with exactly what their role entitles them to.
The machine executes, the person decides
What consumes a firm's day is not the difficult work, it is the repetitive work: triaging an incident, booking an invoice, drafting a circular, reconciling the bank, assembling a claim file. An operating system takes that on with AI built into every module and gives people back the decisions, which are the only thing that cannot be automated.
Why property management software fell short
Property management software was born to solve a very specific and very real problem: community accounting and issuing fee receipts. For thirty years it did that job well. But it was built for a single user — the firm — at a time when the owner expected to see nothing, the contractor sent the invoice on paper and the meeting was always held downstairs in the building.
What has changed is not the accounting, it is everything else. Today the owner wants to see the budget from their phone, the meeting can be held with remote voting, the claim is processed with an insurer and an adjuster working in their own systems, and the contractor wants to receive the job, upload the report and get paid without setting foot in the office. None of that fitted in the original program, so the sector patched around it: an owner portal here, an incident app there, a WhatsApp group for anything urgent and a shared folder for the documents.
The result is familiar to anyone who manages buildings: five tools that do not talk to each other, duplicated information, resolutions taken in a chat and documented nowhere, and a manager acting as a human bridge between systems that ought to understand each other on their own. The operating system for horizontal property is the answer to that problem: instead of adding another tool to the pile, it replaces the pile.
Management program versus operating system
Legal compliance
Program: the law lives in the manager's head and in the Word templates they have accumulated. Operating system: the law lives in the core and validates every notice, every vote and every set of minutes before letting them out.
Who gets into the system
Program: the firm gets in; everyone else is sent a PDF. Operating system: all five building profiles get in with their own tool — owner, president, concierge, contractor and manager — plus insurers and adjusters when there is a claim.
What happens to an incident
Program: it arrives by phone or WhatsApp, is written down by hand and chased by email. Operating system: the resident describes it in the app, it triages itself by type and urgency, goes to the right contractor and stays documented end to end.
What the owner sees
Program: their receipt, and the rest when they request it in writing. Operating system: the budget, the spend to date, their account balance and the minutes, at any time and without asking anyone.
How a claim is handled
Program: outside the program, by email and phone with the insurer. Operating system: inside, in a live file shared by community, insurer, broker and adjuster, each with their own access.
Who does the repetitive work
Program: a person, typing. Operating system: the AI built into every module, classifying, drafting, reconciling and processing in seconds.
An ecosystem, not a standalone app
FixrOS is 5 products working together on the same data. Your community uses what it needs today and switches on the rest whenever it wants.
See the full product →Dashboard
The community's web panel: incidents, accounts, communications and documents, all centralised.
Claims
Handle claims with insurers, brokers and adjusters, with tracking and SLAs.
Marketplace
Quotes, hiring and payment to verified providers, with the full work history.
Accounting
Business accounting for the ecosystem's property managers, companies and freelancers, AI-powered and at a special price.
iOS & Android appsNativa
App for neighbours, presidents, concierges and providers: notices, incidents, bookings and voting.
Frequently asked questions
What does "horizontal property" mean?+
Horizontal property is the legal regime governing buildings divided into independently owned units — flats, premises, garages, storage rooms — that share common elements such as the structure, the roof, the stairwell, the lift or the garden. In Spain it is governed by the Horizontal Property Law, which sets out how the community is organised, how it decides and how it pays for what it shares.
Is an operating system for horizontal property the same as property management software?+
No. Property management software digitalises the firm's tasks, mainly accounting and fee collection. An operating system covers the whole life of the building and every actor in it, with the law encoded in its core and AI executing the repetitive work. FixrOS does the job of a management program and adds the layer that was missing.
Does a community need a professional manager to use it?+
No. A self-managed community can run FixrOS on its own, with the president and the board handling accounts, meetings and incidents. If it later appoints a professional manager, everything is already in place and nothing is migrated twice.
Which actors does it connect?+
Owners, presidents, concierges, contractors and property managers, each with their own tool, plus insurers, brokers and loss adjusters when a claim is opened. They all work on the same data, and each one sees strictly what their role entitles them to.
What role does AI play?+
It is inside each module, not bolted on the side as a separate chat. It reads the invoice and proposes the entry, understands the incident described in plain language and triages it, drafts the notice and the minutes, reconciles the bank and assembles the claim file.
Can we move across from our current program?+
Yes. Communities, owners, participation coefficients and accounting balances are migrated so you switch without losing history or billing cycles.
Give your community an operating system
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