A practical comparison of property management software for Morocco. Kassaba is built around Loi 18-00 and Décret 2.23.700, designed for Moroccan law, and free during open beta.
Trusted by volunteer and professional syndics in Casablanca, Marrakech, Rabat, Tangier and across Morocco.
Short answer
Kassaba is syndic software built for Moroccan co-ownership management. It helps syndics manage buildings, units, co-owners, charge calls, payment tracking, reminders, resident access, accounting records, and Décret 2.23.700 reporting under Moroccan law.
Built for Moroccan law, not adapted from a European tool.
Most syndic software available in Morocco today is adapted from European products that don't account for the specifics of Moroccan law. Kassaba is a property management platform developed in Morocco, by Moroccans, for Moroccan syndics. It natively integrates Loi 18-00, Décret 2.23.700, and every accounting obligation specific to Moroccan co-ownership buildings.
Kassaba supports the 12 accounting annexes of Décret 2.23.700 and helps structure reporting around your building's size: small, medium or large.
Unpaid charges are one of the biggest headaches for syndics in Morocco. Kassaba sends automatic reminders by email, SMS, WhatsApp or push notification, so you don't need to chase each owner one by one.
Every co-owner sees their balance, charge notices, and documents from their phone. Fewer calls to the syndic, fewer disputes, more transparency.
Many Moroccan co-owners live abroad in France, Belgium, the Netherlands, Spain, the UK, or North America. Kassaba lets them track charges from anywhere, in their own language.
You don't need to be an accountant. The interface is built for volunteer syndics managing their own building, while still supporting professional syndic workflows.
No credit card required. Create your account, test Kassaba on a real building, and help shape the product during the beta phase.
Most syndics in Morocco still run their building on Excel sheets and WhatsApp groups. Others use software designed for the French or European market. Here's an honest comparison to help you pick the right tool.
| Criterion | Excel + WhatsApp | Generic software | Kassaba |
|---|---|---|---|
| Décret 2.23.700 compliant | ❌ No | ⚠️ Partial | ✅ Yes, 12 annexes |
| 12 accounting annexes | ❌ Manual, time-consuming | ⚠️ Some | ✅ Guided export |
| Owner reminders | ❌ Manual WhatsApp | ⚠️ Email only | ✅ WhatsApp + Email + SMS + Push |
| Resident portal | ❌ No | ⚠️ Basic | ✅ Resident access |
| Built for Moroccan law | ❌ No | ❌ European law | ✅ Loi 18-00 + Décret |
| Multi-building | ⚠️ Separate files | ✅ Yes | ✅ Yes |
| MRE access from abroad | ❌ Limited | ✅ Yes | ✅ MRE-optimized |
| Price | "Free" (lost hours) | Monthly subscription | ✅ Free (beta) |
The real cost of Excel isn't the software itself, it's the time lost. A syndic preparing Décret 2.23.700 annexes by hand can spend days reconstructing the year from scattered sheets, receipts and messages. With Kassaba, the annual closing work becomes a guided export once the building's charges and payments are already tracked through the year.
Choosing property management software for a Moroccan building comes down to specific, testable points, not screenshots. Since Décret 2.23.700 was published in Official Bulletin 7391, accounting compliance has become the first selection criterion: a tool that doesn't produce the regulatory annexes leaves you doing the year-end work by hand, which is exactly what you were trying to avoid.
Before committing, ask every vendor at least these questions: does the software generate exactly the 12 annexes of Décret 2.23.700, in the correct subset for the building's tier? Does it count quorum in people and votes in voix, the way Articles 18 and 20 of Loi 18-00 require? Do reminders go out on the channels Moroccan co-owners actually use, meaning WhatsApp first? And what happens to your data if you leave the tool?
We published a full evaluation framework, written to be used as-is in a demo with any vendor, including Kassaba. It covers 7 testable criteria, the questions to ask in a demo, and the red flags that should make you walk away: how to evaluate syndic software in Morocco in 7 criteria.
Most commercial syndic software in Morocco runs on a subscription, billed monthly or yearly, per building or per unit. Some vendors add setup fees, paid modules (general assemblies, online payment, mobile app) or pricing tiers based on the number of co-owners. The price on the homepage is rarely the real cost: always ask for a written quote covering your full situation, then weigh it against the time the tool actually saves you on annual closing and payment reminders.
Kassaba works differently during its beta phase: you can create an account, set up your building, and test the platform for free while we continue improving the product with early users. No credit card is required. When final pricing is announced, beta users will be told in advance, with no surprise billing.
A useful benchmark when comparing: the professional syndic's fees are voted at the general assembly, while the software is the syndic's working tool. Good software should cost a fraction of the time it frees up.
Kassaba is currently in open beta. You can create an account, set up your building, and test the platform for free while we continue improving the product with early users. No credit card is required.
Free
Open beta, no credit card
Kassaba covers everything a Moroccan syndic needs, from day-to-day charge management to annual closing. Here are the core features of our syndic software.
Generate Décret 2.23.700 accounting annexes from the data already tracked in Kassaba. PDF export ready to review and sign.
Read the Décret 2.23.700 guide→Create capital calls, track payments in real time, and spot unpaid charges at a glance. The dashboard shows the collection rate for each building.
Payment reminders go out automatically by WhatsApp, email, SMS or push notification based on each owner's preference. No more chasing people one by one.
Prepare the agenda, handle quorum and votes per Loi 18-00, and generate the minutes automatically. The document is shared with every owner immediately.
Every resident accesses their balance, documents and building history from the mobile app. Six languages, with real-time notifications.
Professional syndics manage every building from one account. Each property keeps its own accounting, portal, and settings.
A bird's-eye view across every building: collection rates, balances, expenses, and trends. Export PDF reports for general assemblies.
Access is permission-based. Each owner only sees their own information, and the syndic controls who can access building data.
Legal compliance
Décret 2.23.700, published in Official Bulletin 7391 on March 31, 2025, requires syndics to produce standardized accounting annexes. Most Moroccan syndics still don't know which annexes apply to them. Syndic software built for Morocco removes that complexity and keeps you compliant with no manual effort.
Kassaba helps structure your accounting around the decree's building tiers and required documents. To understand every obligation under the decree, read our full Décret 2.23.700 guide.
Small building
≤ 200,000 MAD
Annexes 10, 13-1, 13-2
Medium building
> 200,000 and < 500,000 MAD
Annexes 10, 11, 12
Large building
≥ 500,000 MAD
Annexes 3 to 10
Loi 18-00
Morocco's co-ownership law (Loi 18-00) sets precise rules: 2-year syndic mandate, assembly quorum, voting thresholds, mandatory separate bank account. Kassaba builds these rules into the platform so you stay on the right side of the law at every step.
Syndic mandate
2 years (Art. 19)
Assembly quorum
Half of co-owners (Art. 18)
Budget / major works
3/4 of votes (Art. 21)
Separate bank account
Required (Art. 26)
Document handover deadline
15 days (Art. 28)
Charge prescription
5 years (Art. 43)
Loi 09-08
Syndic software stores personal data: names, phone numbers, emails, balances and payment history for every co-owner. In Morocco, that processing falls under Loi 09-08, the data protection law, and the formalities of the CNDP (the national data protection authority). The syndic and the software provider both need clear roles. Yet almost nobody asks about it in a demo.
Before picking software, ask the vendor where the data is hosted, who can access it, and where their CNDP formalities stand. At Kassaba, the relevant CNDP declaration files have been submitted. Until the formalities are completed, we state the status clearly rather than displaying a vague compliance badge. Access is permission-based, each co-owner only sees their own information, and the syndic controls permissions.
Together with Loi 18-00 for governance and Décret 2.23.700 for accounting, data protection is the third pillar of compliance for Moroccan syndic software. A serious vendor should have a precise answer on all three. To see how these obligations fit in the broader legal picture, read our guide to co-ownership management in Morocco.
Whether you're a volunteer syndic, a professional, or an MRE managing from abroad, Kassaba adapts to your situation. Here's how our users run their buildings.
Before: Ahmed spends 2 weekends a month on Excel tracking charges for his 24-unit building in Casablanca. He chases unpaid charges one by one over WhatsApp.
After: Kassaba generates capital calls automatically, sends WhatsApp reminders, and keeps the data ready for Décret 2.23.700 reporting. Ahmed spends far less time on repetitive building management.
Syndic management guide →Before: A syndic firm manages 12 buildings with separate Excel files. Annual closing takes 3 full weeks. Owners keep calling to ask about their balance.
After: Every building is centralized in Kassaba. Owners check their balance in the app. Annual closing becomes faster because the data is already structured through the year, and reminders are no longer handled one by one.
Before:Fatima lives in the Netherlands and owns an apartment in Marrakech. She has zero visibility into her building's charges and depends on neighbors for updates.
After:Through Kassaba's resident portal, Fatima tracks her charges and payments in real time from Amsterdam, in the language she prefers.
Property management for MRE owners →Fear of migration is the number one reason syndics stay on Excel. In practice, switching to Kassaba takes about an hour, with no interruption to your management: you keep your Excel file at hand while you carry over the balances, then you never open it again.
Free account on app.kassaba.ma, then add your building: name, address, number of units and ownership shares. No credit card required.
Add co-owners with their unit, ownership shares and contact details. The usual columns of your Excel file (name, unit, phone, email) are all you need.
Enter each owner's balance at the switch-over date: accumulated arrears or advance payments. This is the only step that needs your current Excel file.
Create your charge calls (monthly, quarterly or yearly) and switch on automatic reminders by WhatsApp, email, SMS or push notification.
Send the resident portal invitations. Each owner checks their balance and documents from their phone, in their own language.
One legal point to keep in mind for the arrears you carry over in step 3: unpaid charges in Morocco lapse 5 years after the general assembly approves the charges in question (Article 43 of Loi 18-00). If you're importing a backlog of arrears, our guide to collecting syndic charges in Morocco explains how to date each receivable and which formal acts interrupt the prescription clock.
Resident app
The syndic invites each owner by email, SMS or WhatsApp. They download the app, set a password, and see their charges, payments and documents from their phone. In French, Arabic, English or whichever language they pick.
A transparent resident portal cuts disputes and calls to the syndic. That's a key advantage of Kassaba over Excel or WhatsApp setups where owners have no visibility into how their building is being run. Learn more about the Kassaba resident app.
Real-time balance
Each owner sees what they owe and what they've paid, no calls to the syndic.
6 languages
French, Arabic, English, Spanish, Dutch and Russian. Useful for buildings with MRE owners.
Multi-channel reminders
Email, SMS, WhatsApp or push notification based on each person's preference.
Invite-only access
Only residents verified by the syndic see building data.
Evaluate syndic software
The 7-criteria framework for comparing vendors: demo questions and red flags.
Syndic accounting in Morocco
The complete guide to accounting under Décret 2.23.700 and Loi 18-00.
Charges collection
Late penalties, formal notice, the 5-year prescription and the payment order under Loi 18-00.
How co-ownership management works in Morocco: the syndic's role, general assemblies, charges, Décret 2.23.700 accounting. A practical, up-to-date guide for property managers.
The 12 accounting annexes of Décret 2.23.700 broken down one by one: what each contains, which tier it applies to, and practical tips for Moroccan syndics.
Volunteer or professional syndic in Morocco? Comparing obligations, costs, pros and cons to help your co-ownership make the right choice.
The key criteria for choosing the right co-ownership management software in Morocco: Décret 2.23.700 compliance, mobile app, MRE management, and more.
Kassaba is built specifically for Moroccan syndics. It supports Décret 2.23.700 accounting workflows, regulatory annexes, and a multilingual resident portal. The beta version is free with no credit card required.
Yes. Kassaba handles the three tiers of the decree: ≤ 200,000 MAD (Annexes 10, 13-1, 13-2), > 200,000 and < 500,000 MAD (Annexes 10, 11, 12), and ≥ 500,000 MAD (Annexes 3 to 10). The software automatically detects the correct tier based on the building's budget.
Kassaba is free during the open beta. No credit card is required to create an account and start managing your building. You can run an entire building at no cost during the beta period.
Yes. Kassaba is currently in open beta. Users can create an account, set up a building, and test the platform for free. No credit card is required.
Yes. Kassaba works from any country. Many syndics and Moroccans living abroad (MRE) in France, Belgium, the Netherlands, Spain, the UK, the US and Canada use it to manage their Moroccan buildings remotely. Everything is accessible from a browser or the mobile app.
Kassaba was designed with volunteer syndics in mind, people managing their own building without an accounting background. The interface is simple, accounting data is structured through everyday workflows, and reminders go out without manual work. No training required.
Cost depends on the type of solution. A professional syndic charges annual fees voted at the general assembly. Most commercial syndic software runs on a monthly subscription per building. Kassaba is currently in open beta, with no commitment and no credit card required.
Excel requires you to build every annexe manually, calculate balances by hand, and chase each owner one-by-one over WhatsApp. Syndic software like Kassaba structures the day-to-day data needed for Décret 2.23.700 reporting, sends multi-channel reminders, and gives co-owners a resident portal with real-time access.
Migrating to Kassaba takes about an hour. Create your account, add your building and owners, then enter existing balances. Kassaba handles charges, reminders, and accounting annexes from there. Most syndics are fully operational the same day.
Yes. Kassaba is available in 6 languages: French, Arabic, English, Spanish, Dutch and Russian. Each co-owner can pick their preferred language. This matters for buildings with international residents or Moroccans living abroad.
Compliant with Décret 2.23.700 and Loi 18-00. Free during beta. No credit card required.
Create a free account