For home owner Associations/ BOArds
Some boards need a manager.
Some just need the books to be right.
We manage California community associations under direct broker supervision — and, for boards that intend to keep running their own community, we take on the accounting and statutory reporting alone.
Let's put a time on the calendar.
Rather than trading calls and voicemails, book a time that works for you. You get my undivided attention, I come prepared, and neither of us loses a day to phone tag.
Scope
Choose where the line sits.
The same functions exist in every association. The only question is which side of the table they sit on. Tap a track to see how responsibility is assigned.
Gold rows are non-delegable. A management company can prepare a budget, but only the board can adopt one — we don’t blur that line, and neither does the Corporations Code.
Fee
Published rates. No per-request pricing.
A base covers the association’s fixed work. Every unit above it is priced at a published rate that steps down as the community grows. One more door never costs more than that door’s rate.
4 — 200+ units
Twelve-month term. Sixty-day termination either way. Annual prepayment reduces the monthly fee by 5%.
Baseline
What the number assumes.
The rate above is priced against an association in ordinary condition. Our conversation isn’t a sales call — it’s how we confirm that assumption holds, and tell you plainly where it doesn’t, before anyone signs anything.
Ledger condition
The baseline assumes operating and reserve funds are separated, the prior year is reconciled, and records can be handed over intact.
If it doesn’t holdCleanup is quoted once as onboarding scope, with a defined endpoint. It never becomes part of your rate.
Delinquency load
The baseline assumes delinquency in the ordinary range and a collection policy the board is prepared to enforce.
If it doesn’t holdWe show you the aging before engagement and say what recovery will actually take — including when the answer is counsel rather than us.
Structural exposure
The baseline assumes no active litigation, no open reserve deficiency, and no overdue elevated-element or inspection obligations.
If it doesn’t holdWe tell you what it adds to the work and whether we’re the right firm for it. Sometimes we aren’t, and you’ll hear that first.
Anything that differs from the baseline is put in writing before engagement. We would rather lose the account at the conversation than discover the condition in month three.
Schedule of fees
What isn’t in the monthly fee.
Published, fixed, and disclosed before engagement. Items marked included carry no additional charge under Full-Service Management.
| Service | Track One | Track Two |
|---|---|---|
| Annual Budget Report — prepared & distributed (Civ. Code §5300) | $650 | Included |
| Annual Policy Statement (§5310) | $350 | Included |
| CPA review coordination when income exceeds $75,000 (§5305) | $250 + CPA | $250 + CPA |
| Reserve study coordination and update cycle | $250 + vendor | Included + vendor |
| Escrow demand & resale disclosure package (§4525) | $375 to seller | $375 to seller |
| Delinquency notice cycle and lien referral, per account | $175 | Included |
| Membership vote or special assessment administration | $850 | $850 |
| Board meeting attendance beyond the included cadence | $275 | $275 |
| Capital project administration, as % of contract value | — | 8% |
| Onboarding: books migration, fund separation, prior-year cleanup | $750 | $1,500 |
Included meetings: two per year under Track One (budget and annual); monthly or as governed under Track Two. Bank, merchant, postage, and printing costs are association expenses at cost — we do not mark them up. Legal, audit, insurance, and vendor work is contracted by the association directly.
Calendar
The dates that don’t move.
Under Track One, these are the deliverables we own. The board keeps the community; we keep the calendar.
| Deliverable | Authority | Timing |
|---|---|---|
| Board review of balance sheet, income statement, A/R aging, and reconciliations | §5500 | Monthly |
| Annual Budget Report delivered to members | §5300 | 30–90 days pre-fiscal year |
| Annual Policy Statement delivered to members | §5310 | 30–90 days pre-fiscal year |
| Independent accountant’s review of financial statements | §5305 | Annual, if income > $75,000 |
| Reserve funding disclosure and study currency | §5550 | Annual / 3-year cycle |
| Statement of Information filed with the Secretary of State | §5405 | Annual / on change |
| Federal and California association returns | 1120-H / FTB 100 | Annual |
Statutory references are provided for orientation and are not legal advice. Associations should confirm obligations with counsel against their own governing documents.
Next Step
Rather than trading calls and voicemails, book a time that works for you. You get my undivided attention, I come prepared, and neither of us loses a day to phone tag.
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