Asked by boards. Answered in writing.

The signals are consistent: board meetings running late into operations instead of decisions, a treasurer doing hours of bookkeeping monthly, delinquencies nobody wants to chase, or board seats going unfilled. Communities over roughly twenty units usually find the fee costs less than the mistakes it prevents. Smaller communities often start with financial-only management instead of full service — and we will tell you honestly if that is all you need.

A consultation, a written proposal, and once approved, a 60–90 day transition in which we chase your records, reconcile account balances, take over vendor coordination and onboard owners with one clear letter. It ends with a written transition report to the board: what we received, what was missing, and what needs board action.

Our standard agreement runs three years, which is what lets us execute long-term plans like reserve funding and capital sequencing — but terms are negotiable, and every add-on rate is stated in the contract itself. We would rather earn renewals than rely on lock-in.

Yes. Full-service management, financial-only for self-managed communities that want professional books, or scoped à la carte work like a transition or a capital project. The fee follows the scope.

Monthly, within 15 days of month-end: balance sheet, income statement versus budget, accounts receivable aging, and the reserve balance against its funding plan. Every board member gets the packet, and we present it in plain English at board meetings.

With a documented, escalating process the board adopts in advance: reminder, late notice, payment-plan option, then lien and attorney coordination where the board directs it. Owners in genuine hardship get a workable plan; chronic non-payment gets consistent follow-through. The board sees the full delinquency schedule every month.

The association — always. Accounts are held in the association’s name under board control, replacement reserves sit in their own account as Minnesota law requires, and disbursements follow board-approved controls. Board members can review every transaction.

We build the draft from your community’s actual twelve-month history and known renewals — insurance and snow first — model the reserve contribution against the funding plan, and present scenarios the board can choose between. Then we handle the owner presentation and mailing mechanics MCIOA expects.

Licensed, insured vendors with certificates verified before work starts. Larger work is competitively bid and the bids are leveled — same scope, same terms — before the board sees them. We take no markups or referral fees from vendors, so a bid reaches your board exactly as it reached us.

Communities we manage have a 24/7 emergency line answered by a person. We dispatch the right vendor, document from the first call, notify the board, and coordinate the insurance claim if the event becomes one.

Submitted through the portal, by email or by phone; logged, prioritized and tracked to completion, with status updates to the owner along the way. Nothing depends on somebody remembering.

Yes — routine inspections at a cadence set with your board, plus the two that matter most in Minnesota: a spring walk-through to catch freeze-thaw damage early and a fall walk-through before winter locks in. Boards get written reports with photos.

Non-emergency inquiries get a reply within one business day — usually sooner. Emergencies get the 24/7 line. We publish the standard because we intend to be measured against it.

An online portal — usable from any phone or computer — for payments, documents, requests and account history, plus email and text notices for community announcements. Board members additionally get meeting packets and financials digitally, on time.

Yes — a named manager who knows your property, attends your meetings and answers your calls, backed by the founders. We deliberately cap how many communities each manager carries; spreading one manager across forty associations is the industry failure we were founded to avoid.

Agenda and packet days in advance, attendance at the meeting, minutes afterward, and follow-through on the action items — reported back at the next meeting. We also run annual meeting and election logistics: notices, proxies, ballots, quorum.

Yes — an orientation covering the governing documents, the financial packet and how to read it, fiduciary duties, and where your community stands on reserves and projects. Our free board guides cover the fundamentals any board member can read in an evening.

We maintain the association’s statutory calendar — meetings, notices, disclosures, the three-year reserve adequacy review — run fine enforcement with the written notice and hearing steps MCIOA requires, and track legislative changes that affect associations. For genuinely legal questions we coordinate your association’s attorney rather than play one.

Even-handedly and by the book: documented inspections, written notice with the owner’s opportunity to respond as Minnesota law requires, hearing coordination, and resolution tracking. The same rule reads the same on every door — consistency is what keeps enforcement fair and defensible.