🏡 Every unit, every spot, every ownership percentage — in one place.

Units, lots, slips, pads — whatever your community calls the thing each member owns — are the foundation every other tool in SoShiny stands on. The directory is unit-anchored. Voting weight is per-unit. Assessments derive from ownership percentages. Work orders, violations, ARC requests, and parking enforcement all reference units. Get this record right and the rest of the platform works.

Most boards inherit this data as a 30-year-old binder labeled “Units” and a spreadsheet someone’s brother made in 1996. Then the math is wrong, the assessments don’t add up, and nobody knows who owns parking spot 47. SoShiny gives every unit and every parking spot the structured record they should have had on day one.

What’s on each unit record

• Identifier — unit number, lot number, slip number, pad number — whatever your community calls it.
• Type — residential, commercial, garage parcel, slip, pad — drives quorum and assessment rules.
• Ownership percentage — feeds the assessment math and the voting weight. In Florida, that is §718.110(1) for condos and Chapter 720 for HOAs.
• Square footage — for appraisers, refinances, and any community whose fees are sqft-based.
• Monthly + annual HOA assessment — auto-calculated from the ownership percentage and the current budget.
• Floor plan — PDF or image attached to the unit; visible to the owner and the board through the documents module.
• Assigned parking, storage, and dock boxes — every shared asset that travels with the unit, deeded or licensed.
• Occupants — owners, spouses, tenants, agents — pulled live from the directory, with the right kind of contact going to the right person.
• Modification history — every ARC approval, every paint color, every fence change — attached to the unit forever.
• Document history — signed leases, addenda, and acknowledgments live on the unit record, not in someone’s inbox.
• Board-only notes — key location, gate code, accessibility access — visible to the board but never to the owner.

And every parking spot is its own record too

• Spot identifier + kind — garage, surface, covered, tandem, EV — searchable from the enforcement screen.
• Assigned unit — the deeded owner of the spot, not just whoever happens to live there this month.
• Sticker / decal number — issued and tracked on the spot record, not on a Post-it on the manager’s desk.
• Sticker expiration — visible on the owner’s dashboard and the board’s enforcement view, with an auto-reminder a month before renewal.
• Current vehicle — make, model, plate, color — synced from the vehicle registry so one update lands everywhere.
• Rental tag — flipped on when the owner has leased the spot separately from the unit, with the renter’s contact attached.
• Citation history — every printable warning notice ever issued on the spot stays on the record, with date, plate, and rule citation.
• Notes — board-only context ("second spot allocated by 2024 board resolution — see meeting minutes") so the rationale outlives the board that wrote it.

Three ways it pays off

The math is automatic. Monthly assessments derive from ownership percentage. Change one percentage — after a unit subdivision, a master-plat amendment, anything — and every per-unit dues calc updates with it. No more spreadsheets that get out of sync the day after the meeting.

Quorum is calculated, not estimated. Every vote in SoShiny counts the actual voting weight per unit per §718.112(2)(b) (or your state’s equivalent). No more votes that fail later because someone counted wrong, and no more "wait, do garage parcels count?" arguments mid-meeting.

Unit history outlives every board. The fence approval from 2018, the lease that ended in 2021, the sticker number from 2023, the painting modification approved last summer — all stay attached to the unit through 20 years of board turnover. The next board admin doesn’t inherit a binder. They inherit a working record.

How real communities use it

Condos: A 156-unit high-rise with a shared parking garage uses per-spot assignment to enforce sticker permits and the ownership-percentage table to drive the monthly assessment math automatically. New owner moves in — their assessment, their voting weight, their parking spot, and their floor plan are already in the right place.

HOAs: A 240-lot planned community tracks lot-level info plus a full per-unit history of every fence, deck, paint, and roof approval over the past decade — so an ARC dispute in 2026 has the 2018 paperwork attached, automatically.

Marinas: A 90-slip marina treats each slip as a unit with vessel/owner/lease info plus the per-slip dockage rate — finally answering "what’s the maximum LOA in slip 14?" without flipping through the binder.

Mobile home parks & ROCs: Each pad is a unit; the homeowner-vs-pad-lease distinction is tracked explicitly, so monthly lot rent and ground-lease compliance live in the same record. Snowbird vs. year-round occupancy stays visible through the Who’s Away integration.

Frequently asked questions

Pairs well with

Resident & Board Directory · Voting & Ballots · Architectural Review · Vehicle Registry · Documents · Who’s Away · Violations Workflow · Insurance & COI Tracker