Eligibility, the two votes, the do-not-start-work rule, and the documents to email. One page for the board packet the night you apply.
What is on the table the morning the inspector arrives: last 1802, roof permit, product numbers, photos, dec page, board vote, and site access. One page, made to print for the inspector.
The 18-item Florida list, public-front vs owner-login, and the 30-day clock. One page, made to print for the secretary.
Insured value times the percent, the per-unit share, the HO-6 line, and the six-line owner letter. One page, made to print before a storm is named.
Keep forever, keep seven years, keep one to three, and the storage standard that survives board turnover. One page, made to post where the secretary works.
Named leads, shutoff locations with photos, 24-hour vendors, and the same-day insurance clock. One page, made to post in the office and the riser room.
The policy numbers to set once, the day 1 to day 90 timeline for every account, and the guardrails that keep collection fair. One page for the board packet.
Income, operating expenses, the reserve contribution, and the per-unit math, on one page the whole board can read before the adoption meeting.
August to January, month by month: actuals, the insurance quote, real contract bids, notice, adoption, and the plain-English announcement. Post it where the board works.
The six-step checklist, the funding math with blanks for your numbers, the Florida notice timeline, and a payment-plan planner. One page, made to print and bring to the board meeting.
The header, the order of business, and a motions log. Fill it in during the meeting and the record writes itself. One page, made to print for every meeting.
Inventory the big components, run the set-aside math on your three largest, and pick a funding policy the board actually votes on. One page for budget season.
Courtesy notice, cure notice, and fine notice: every element each letter needs before it goes out, so the process stays fair and the fine holds up.
The quorum math on one line, the six things every proxy form needs, and a chase plan that hits the number before meeting night.
Guides, product news, and practical tips for running a modern community — whatever kind you are. RSS feed ↗
August 31, 2026
A Florida condo treasurer on the grant door that is not My Safe Florida Home: who is eligible, the two votes, the 2-to-1 match up to $175k, and the packet to email tonight.
by Kevin Leigh
August 24, 2026
The treasurer of a 128-unit oceanfront Florida condo walks through Form OIR-B1-1802: who can sign, what changed 1 April 2026, and how the credit lands on the master policy.
by Kevin Leigh
August 23, 2026
A Florida condo treasurer on the 25-unit website rule: the named files, the 30-day clock, the owner login, and the list to post this week.
by Copie Leigh
August 22, 2026
A Florida treasurer prints the $840,000 named-storm deductible as an owner one-pager: $28 million times 3 percent, about $6,563 a unit, and the HO-6 line to raise before a storm.
by Kevin Leigh
August 19, 2026
Repair requests get lost in texts and inboxes. Here is a simple work-order system for volunteer HOA boards, set up in one evening.
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August 14, 2026
What a management company really costs, what self-management really demands, and the middle path most volunteer boards never hear about.
August 12, 2026
Neighbors already talk about your community on Nextdoor. I set up a page in an afternoon and think every board should claim theirs. Here is the setup, the payoff, and the hard line between neighborly chatter and official association business.
by Kevin Leigh
August 11, 2026
A step-by-step plan for online HOA voting. Hit quorum on the first call, count ballots in minutes, and keep a record that survives any challenge.
by Kevin Leigh
August 10, 2026
A plain guide to HOA meeting minutes for volunteer secretaries. What belongs in, what stays out, a simple template, and how to store them for good.
by Kevin Leigh
August 7, 2026
Stuck on a tool your board has outgrown? Here is how to move members, dues, and documents to a new system without losing a thing.
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August 4, 2026
Trust is a feeling, not a control. A sitting treasurer on the four-hats rule, five controls a three-person volunteer board can run, and the conversation that gets them adopted.
by Kevin Leigh
August 3, 2026
A retention guide for volunteer Homeowners Association boards. Which records to keep forever, which to keep seven years, and how to store them so they survive board turnover.
by Kevin Leigh
August 1, 2026
A sprinkler pipe burst on our fifth floor and flooded the stack below. Here is exactly what our president and CAM did in the first hour, and the one-page plan every board should copy.
July 31, 2026
How volunteer boards collect late HOA dues without ruining friendships: a written policy, a fixed timeline, and a system that does the awkward part.
by Kevin Leigh
July 26, 2026
Most Homeowners Association owners read one line of the budget packet: the new dues. A treasurer who builds one every year shows you the twenty-minute read, the three numbers that matter, and the red flags worth a written question.
by Kevin Leigh
July 26, 2026
What a reserve fund is, how much your Homeowners Association should save, and how to explain the number to owners without a revolt. Written for volunteer boards.
by Kevin Leigh
July 26, 2026
A month-by-month plan for building next year's HOA budget, setting dues honestly, and getting owner support instead of a shouting match.
by Kevin Leigh
July 25, 2026
The treasurer of an oceanfront Florida condo explains the three policies that cover a community: the master policy the board buys, the HO-6 every owner needs, the D&O that protects the volunteers, and the deductible math that ties them together.
by Kevin Leigh
July 24, 2026
A step-by-step dues collection system for volunteer HOA boards. Cut chasing time from six hours a week to under one with autopay and a clear process.
by Kevin Leigh
July 23, 2026
Three paths run a community: volunteers with spreadsheets, a management company, or self-managing on software. A board treasurer compares the real costs of each.
by Kevin Leigh
July 22, 2026
A treasurer who has voted for a $350,000 special assessment walks through the whole process: the three-way funding comparison, Florida's 14-day notice rule, the share math, and how to collect from neighbors without wrecking the community.
by Kevin Leigh
July 21, 2026
A 30-day onboarding plan for new HOA board members. What to read, what to ask, and the five documents to collect before your first vote.
by Kevin Leigh
July 20, 2026
The annual meeting is won or lost in the eight weeks before it. A board treasurer's checklist: notice math, the quorum campaign, the budget presentation, and a running order for the night.
by Kevin Leigh
July 20, 2026
Most boards aren't switching software. They're leaving a spreadsheet, a shared inbox, and a filing cabinet. Here's how to choose your first real tool without getting burned.
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July 19, 2026
Print, sign, scan, email back. Every form, every time. Here is how boards drop the paper and keep a stronger record.
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July 16, 2026
Part 5 of 5. Sometimes you really do need to hire out. Here is the honest test, so you can tell a real need from fear.
July 15, 2026
Part 4 of 5. Self-managed boards fail when one person does everything and quits. Here is how to spread the work on purpose.
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July 14, 2026
What a community budget actually contains, how reserves work, and why underfunding them is the most expensive decision a board can make.
Read more →July 14, 2026
From first complaint to cured violation: how a Florida condo board should document, notify, and resolve rule violations without creating legal exposure.
Read more →July 14, 2026
Nominations, notices, quorums, and ballots. The Florida HOA election process explained step by step, without the legalese.
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June 28, 2026
Email and a spreadsheet feel free. For a 200-unit board, they quietly cost thousands of dollars and a pile of trust every year.
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June 22, 2026
A management company breaks down into five jobs: money, repairs, records, decisions, and communication. Software does all five, and your board goes live in an afternoon.
June 20, 2026
Part 2 of 5. 'Management company' is not one job. It is five. Sort them and you see which your board can hold.
June 19, 2026
You volunteered, then got a binder, a password, and a meeting date. Here is the 30-day map nobody hands you.
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June 13, 2026
A complete breakdown of what a community association manager actually does, what they earn, what credentials matter, and what your board should expect. Written for HOA, condo, and co-op directors.
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June 4, 2026
Part 1 of 5. Most boards hire a management company for a reason they never say out loud. Here is the fear, named.
by Kevin Leigh
June 3, 2026
You hold a CAM license and just got elected to your condo board. The license feels like it should cover the role. It does not. Florida treats the two as separate, and the 90-day clock is already running.
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June 3, 2026
Most vendors hide pricing behind a sales call. Here is a clear look at what HOA and community software actually costs, and why.
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June 1, 2026
A condo board and a marina office look nothing alike, yet they run on the same five jobs. Learn them and one tool serves them all.
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May 31, 2026
Florida condos, co-ops, and HOAs each answer to their own statute. Here is a plain-language map, and how to keep the rules at hand.
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May 30, 2026
Email votes never reach a quorum and nobody can prove the result. Online voting fixes both. Here is how to run one well.
by Kevin Leigh
May 29, 2026
Tips, guides, and product news for boards and managers running condos, HOAs, marinas, campgrounds, RV parks, and 55+ communities.
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