Condo association management for small buildings
Condo associations run on a different statute than homeowners associations, a master insurance policy, and a steady stream of lender paperwork that has to move fast. We handle the financials, the filings, the documentation, and the owner questions — your board keeps every decision about the building.
Small condo boards, one volunteer doing the paperwork
Small condo boards — a conversion, a courtyard building, a small mid-rise — where a volunteer treasurer has been carrying the books, the certificates, and every lender questionnaire that lands. It works, right up until a closing is waiting on paperwork nobody has the evening to fill out.
That's usually the point a board starts looking. If yours is a homeowners association rather than a condo, HOA management is the page you want — the model is the same, the statute and the paperwork are not.
- A volunteer treasurer doing the books after work
- Regular resale and refinance documentation requests
- A master policy with unit-owner policies underneath
- Shared systems and structure the budget has to carry
The work comes to us. The choices stay yours.
Same hybrid model, scoped to how a condo association actually runs: we take the recurring paperwork and money operations, and stay behind your board on the decisions about the building.
We handle the workload
Ours to run, start to finish.
- Association financials — dues, payables, reconciliations
- Compliance filings — condominium act filings, tracked and submitted
- Homeowner communication — questions come to us first
- Ownership transfers — resale, refinance, and lender questionnaires
- Records and documents — current, organized, retained
- The dedicated association portal — included with the service
Your board stays in control
Yours to decide, with our support, guidance, and resources behind it.
- Budget — support, guidance, and resources for the prep; your board sets the numbers
- Meetings — a playbook and the materials, your board runs them
- Architectural review — an organized process; the design calls stay with your board
- Rule enforcement — we're the bad guy who sends the notice — only at your board's instruction
That split is the whole model. How the hybrid model works →
Six areas, one scope of service
The hybrid model is the package — not a menu to assemble.
Financial Management
Assessments collected, delinquencies followed up, payables paid, and the books reconciled — with reserve contributions tracked and reported alongside the operating account. What the reserve should hold stays your board's call.
Ownership Transfers and Lender Documentation
Resale certificates, refinance packets, and lender questionnaires prepared and returned on a working timeline, so a closing isn't waiting on a volunteer's evening.
Compliance and Filings
State and entity filings tracked on a calendar, master policy certificates issued on request, and the association records that have to hold up years after the board changes over.
Financial Reporting
Monthly and quarterly statements a volunteer board can actually read, year-end packages, and the working numbers for budget season.
Homeowner Communication
Owner questions, statements, and requests come to us first — including the insurance and document requests that arrive with every sale.
Board Support and Resources
Meeting materials, templates, training, and reserve planning and tracking in house. Engineered reserve studies and inspections go to specialists we can point you to.
Condo boards bring us things this list doesn't cover — ask anyway. Some of it we handle, some is an add-on, and some belongs with an engineer, an attorney, or an insurance professional. We'll tell you which, and we work with boards everywhere we operate.
What it costs, before you ask anyone
Three tiers by community size. The same essentials at every tier.
5 homes & under
6–20 homes
21+ homes
What boards push back on
“We've talked to other management companies and none of them were interested in a building our size.”
Heard that a lot. Most condo association management companies are built around large buildings, so a small one is a rounding error on their book — which is the gap MicroHOA was built in. Small associations are the whole business here, not the bottom of the list.
“We're too small to need a management company.”
Small buildings have less margin for a bad set of books, not more. When records are thin or a certificate is late, there's no staff to absorb it — it lands on whichever owner is holding the folder.
“Somebody has to look after the building itself.”
Somebody does, and it isn't us — that's engineering work and it sits outside what we do. We handle the business side: the money, the records, the filings, the documentation. When your board needs a reserve study, a structural assessment, or an inspection, we keep the records straight and point you to the specialists who do that work.
“This is going to cost more than our association has.”
That's a fair assumption if the only quotes you've seen came from firms built for much larger buildings. Ours are published rather than quoted, so you can check before you talk to anyone. Tiers are set by community size and the essentials are the same at every tier.
Questions boards ask
Tell us about your association
We'll walk through what we'd handle, what your board would keep, and what it would cost. If we're not the right fit, we'll say so.