Terms of service

Version 2026-10-21, last updated 21 October 2026

1. Who we are, and who these terms are for

il-blokka is condominium management software provided by Ryan Galea, a sole trader trading as il-blokka, of Barumbara Court, Mgr Alfred Mifsud, Birkirkara, Malta, VAT registration number 32953510 (“we”, “us”). You can reach us at [email protected] or through the Talk to us page.

These terms are a contract between us and the business that signs up for il-blokka (“the customer”, “you”). il-blokka is offered only to businesses and professionals, such as management companies and paid condominium administrators, and not to consumers. The person who signs up confirms that they do so in the course of a business or profession and that they may accept these terms on the customer’s behalf.

Our data processing agreement forms part of these terms. Our privacy notice explains how we handle personal data.

2. The service

il-blokka helps property administrators run condominiums: buildings and units, owners and tenants, contributions and payments, supplier invoices, bank reconciliation, budgets, maintenance, meetings, documents and a portal for owners and tenants. We improve and change features over time. If we remove something you rely on, we will tell you at least 30 days in advance.

Some features use artificial intelligence: reading invoices, receipts, bank statements, contracts, quotations and minutes, suggesting bank matches, and an AI assistant that answers questions from your records. AI suggestions and answers can be wrong. Nothing an AI reads is recorded until a member of your staff reviews and approves it, and the assistant cannot send or change anything. You remain responsible for your condominiums’ accounts, the charges you raise and the notices you send.

3. Accounts and security

  • Your company admin decides who on your staff gets access and with which role. Each person needs their own login, and logins may not be shared.
  • Staff must use two-factor authentication. Keep passwords and backup codes private, and tell us straight away if you think an account has been misused.
  • You may invite owners, tenants and suppliers. You are responsible for inviting only the right people and for keeping their details up to date.

4. Free trial

New customers get a 30-day free trial. No payment card is needed to start it. We email your company admins before the trial ends. If a card has been added, your subscription starts when the trial ends and the card is charged automatically. If no card has been added, your account becomes read-only until one is, and nothing is charged. You can cancel at any time during the trial and pay nothing.

5. Prices, billing and VAT

  • The price depends on the size band your portfolio falls in, measured in units. Full-rate units (such as apartments, maisonettes and offices) count in full; garages and storerooms count at half; common areas are free. The current prices are shown on our website, at sign-up and in Settings → Billing.
  • You can pay monthly or yearly. Yearly billing costs ten times the monthly price.
  • As you add or archive units, your subscription follows automatically, moving between bands as needed. On monthly billing the new count applies from your next invoice; on yearly billing the difference for the rest of the year is charged or credited proportionally.
  • AI reading of documents is included on a fair-use basis, and document storage grows with your units. If your use is far above what a portfolio of your size normally needs, reading may pause until we have agreed a limit with you. Nothing extra is charged without your agreement.
  • No VAT is charged: we are registered under Article 11 of the Value Added Tax Act (Cap. 406) as a small undertaking. If the law later requires us to charge VAT, we will add it at the applicable rate from the date we must, and tell you by email as early as we can.
  • Payments are processed by Stripe. We never see or store your full card details.
  • If we agree a custom price with you, that price applies instead of the published one, for the billing interval agreed.
  • We may change our published prices with at least 30 days’ notice by email. The new price applies from your next billing period after the notice ends. If you don’t accept it, you can cancel before then.

6. Late payment

If a payment fails, Stripe retries it over about two weeks and emails you. If it remains unpaid, your account becomes read-only: your staff and residents can still sign in, view everything and export your data, but nothing new can be recorded until the balance is paid. Paying restores full access straight away.

7. Your data

  • Your data belongs to you. You can export it as described in section 13.
  • You allow us to store, process and display your data only as needed to provide il-blokka to you, to keep it secure and to give you support when you ask for it. For personal data of owners, tenants, suppliers and your staff, you are the controller and we are your processor, under our data processing agreement.
  • You are responsible for having the right to enter the data you put in il-blokka, and for telling owners, tenants and others how you use their data. Record identity card numbers only when you need them, for example for legal proceedings over arrears.

8. Confidentiality

We keep your data and anything you tell us about your business confidential, and use it only to provide il-blokka. You keep confidential anything non-public we tell you about il-blokka, such as custom prices. Neither of us is bound for information that is already public, or that the law or a court requires to be disclosed.

9. Intellectual property

We own il-blokka, its software and its content, other than your data. While your subscription is active, we give your staff, owners, tenants and suppliers the right to use it for your condominiums. If you send us suggestions, we may use them freely.

10. Acceptable use

You must not:

  • use il-blokka for anything unlawful, or to store content you have no right to hold;
  • upload special categories of personal data (such as health data) except where the law allows and you need it;
  • try to access another customer’s data, or test, probe or overload the service without our written permission;
  • upload malware (uploads are virus-scanned, and infected files are rejected);
  • resell the service or share logins between people.

11. Availability, backups and support

We aim to keep il-blokka available at all times, but we don’t promise uninterrupted service. We back up your data every night to encrypted storage kept separately from the servers that run il-blokka. We try to schedule maintenance outside Maltese business hours and to announce planned downtime in advance. Support is by email on Maltese working days.

12. Cancellation, suspension and termination

  • You can cancel at any time from Settings → Billing → Manage payment details and invoices. Cancellation takes effect at the end of the current billing period, and you keep full access until then.
  • Fees already paid are not refunded, except where the law requires it.
  • After cancellation your account is read-only for 90 days, so you can export your data. We remind your company admins 30 and 7 days before the end. You can subscribe again during that time.
  • We may suspend or end the service if you seriously breach these terms, for example by not paying or by misusing the service. We will give you notice and a chance to put things right first, unless the breach puts other customers, residents or the service at risk.
  • We may stop offering il-blokka altogether with at least 90 days’ notice. Fees you paid for the time after the service ends are refunded.

13. Exporting your data and leaving il-blokka

You can switch to another provider, or move your data to your own systems, at any time. Your rights here also follow from the EU Data Act (Regulation (EU) 2023/2854).

  • Exporting yourself. At any time, your staff can download each building’s accountant pack (ledger, charges, payments, supplier invoices and balances, in CSV or Excel), reports, statements and documents, and read your records through the il-blokka API.
  • Complete export. On request, we send you a complete export of your data: people, units and ownership, charges, payments and the ledger, supplier invoices, budgets, bank lines, maintenance tickets, meetings and votes, notices and every uploaded document. Records come as CSV files, one per type, with a description of each file’s columns, and documents in their original format. We send it within 30 days of your request.
  • Switching. Tell us by email that you want to switch. The notice period is whatever remains of your billing period, and never more than two months. After it, a transition period of up to 30 days follows (longer if you ask, as the law allows). During both we keep the service running, help you and your new provider move your data securely, and tell you about any risk to continuity we know of.
  • Retrieval and deletion. After the switch or the end of your subscription you have at least 30 days, and in practice the 90 days in section 12, to retrieve your data. We then delete all of it, and confirm the deletion to you. Copies in encrypted backups expire within 12 months.
  • Not included. Our software, its configuration and our own security records are not part of the export.
  • We don’t charge for exports or for switching.

14. Liability

  • Nothing in these terms limits or excludes liability for fraud, wilful misconduct, gross negligence, death or personal injury, or any other liability that the law does not allow to be limited.
  • Otherwise, neither of us is liable to the other for indirect or consequential loss, or for loss of profit, business or goodwill, and our total liability arising out of or in connection with il-blokka in any 12 months is limited to the fees you paid us in those 12 months.
  • You are responsible for claims against us that arise from data you had no right to enter, or from your use of il-blokka in breach of these terms or of data protection law.

15. Events outside our control

Neither of us is liable for a delay or failure caused by events outside reasonable control, such as a failure of the internet or of a provider’s network, power cuts, natural disasters or government action. The affected party tells the other and does what it reasonably can to limit the effect.

16. Changes to these terms

We may update these terms. We will email your company admins at least 30 days before a material change takes effect. If you don’t agree, you can cancel before it does.

17. Transfer

We may transfer this contract, including the data processing agreement, to a company we control or to a buyer of the il-blokka business, who will be bound by it. We will tell you by email first. You may transfer it only with our written agreement.

18. General

  • These terms, the data processing agreement and any price we agree with you in writing are the whole agreement between us about il-blokka. If they conflict on the processing of personal data, the data processing agreement prevails.
  • We send notices by email to your company admins. You send notices to [email protected].
  • If a court finds part of these terms invalid, the rest stays in force.
  • Not enforcing a right straight away doesn’t mean giving it up.
  • Sections 7, 8, 13, 14 and 19 continue to apply after this contract ends, as does anything else that by its nature should.

19. Law and courts

These terms are governed by the laws of Malta, and the courts of Malta have exclusive jurisdiction over any dispute.