Stage 1 · Reconcile
Every account, every month.
Our services, in detail
Four functions, all under licensed community association management.
Program 01 · Reserves stated honestly
Financial administration
The uncomfortable number in most associations is the reserve position against the actual remaining life of the roof. We report it plainly rather than smoothing it, because a board that underfunds reserves for a decade hands its owners a special assessment nobody planned for.
Stage 2 · Report
Short enough that directors read it.
Stage 3 · Reserves
Stated against real remaining life.
Stage 4 · Budget
Drafted for the board to decide.
Stage 1 · Calendar
Every statutory deadline diarised.
Stage 2 · Notices
Issued on time, properly served.
Stage 3 · Minutes
Drafted promptly, adopted properly.
Stage 4 · Records
Owner requests answered on time.
Program 02 · Statutory timelines
Meetings & official records
Associations get into trouble over process more than substance — a notice issued late, minutes never adopted, a record request ignored. Owners have statutory access rights with specific timeframes, and we answer those rather than treating them as hostile.
Program 03 · No kickbacks, ever
Maintenance & vendors
We take no commission, rebate or gift from any vendor we put in front of a board — that is the single most corrosive practice in this industry. Bids go to the board with the differences explained, and the board awards the work.
Stage 1 · Scope
Written so bids are comparable.
Stage 2 · Bids
Several, with differences explained.
Stage 3 · Board awards
The decision is theirs, minuted.
Stage 4 · Oversight
Work inspected before payment.
Stage 1 · The documents
What they actually say.
Stage 2 · Consistent record
Same process for every owner.
Stage 3 · Notice
Issued as the documents require.
Stage 4 · Counsel
For interpretation and enforcement.
Program 04 · Consistently, or not at all
Covenant administration
Selective enforcement is how associations lose cases and goodwill at the same time. We apply the documents consistently and keep the record that shows it. Whether a covenant is enforceable, and what to do when it is breached, is a question for association counsel.
Board looking at proposals?
Request one. We will review your records and tell you honestly what we find.