# CMGT — full site text > CMGT is an independently owned HOA, condo, and community association management company serving the Gulf South — Louisiana, Mississippi, Alabama, Texas, and the Florida Panhandle — from local offices in Denham Springs (Baton Rouge), Lafayette, Shreveport, Biloxi, and Daphne. Founded in 2007, it manages nearly 400 communities with a team-based model: one dedicated community manager backed by specialist departments, and financial statements shared with every homeowner by the 20th of each month. Generated 2026-10-26 from the live pages at https://cmgt.org. Index: https://cmgt.org/llms.txt. Each page below starts with "Page:", "URL:" and "Section:" lines; the URL line is the canonical page to cite. --- Page: Homepage URL: https://cmgt.org/ Section: Start here HOA & Community Association Management # The team your community deserves. Every CMGT community gets a dedicated manager backed by specialists in accounting, covenant enforcement, vendors, and communication — so questions get answered **promptly, not next month.** [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) How we work Trusted by nearly 400 communities across the Gulf South 389 communities managed 60k+ homes under management 96% client retention 5 states, Gulf South roots Who we serve ## One team, four ways to put it to work. 01 ### HOA Management Full-service management for single-family communities — financials, covenant enforcement, and a manager backed by a whole team. [Learn more →](https://cmgt.org/hoa-management-services) 02 ### Condo Management Luxury condominiums, townhomes, and high-rises — with full on-site teams where the community calls for it. [Learn more →](https://cmgt.org/condo-management) 03 ### Developer Services Lifecycle management from groundbreaking through homeowner turnover, with one accountable team start to finish. [Learn more →](https://cmgt.org/developer-hoa-management) 04 ### HOA Financial Management Right-sized financials, reporting, and full transparency for smaller communities that don't need full-service oversight. [Learn more →](https://cmgt.org/hoa-financial-management) The 3 C's ## Three words we build everything on. They're not slogans — they're the standard. 01 Commit. **Because communities matter.** We commit to finding and delivering solutions — not passing problems back to the board. We try to solve the problem before you even know it exists. 02 Communicate. **Because people matter.** Consistent and compassionate — being available isn't enough if you talk down to people. We want to be the best communication company that just happens to do management. 03 Care. **Because that's what matters most.** Anyone can send a violation letter. We care about the quality of your community and the quality of the relationships inside it. Why boards switch to CMGT ## We manage communities, *not buildings.* Most boards that call us are coming from somewhere that let them down — communication that went quiet, or delinquency that kept climbing. We built CMGT around fixing both — **interactional, not transactional.** Straight to the heart, not straight to the point. Big enough to protect you. Approachable enough that you'll never get lost in the shadow. [See how we work →](https://cmgt.org/how-we-work) Markets we serve ## Proudly serving the Gulf South. From hurricane prep to regional regulations, we understand Gulf South living — with local teams across five states and growing. ### Louisiana **321** communities Denham Springs Baton Rouge New Orleans Lafayette Lake Charles Shreveport ### Alabama **28** communities Fairhope Foley Silverhill Grand Bay ### Texas **5** communities Orange East Texas ### Mississippi **33** communities Gulfport Biloxi Bay St. Louis Ocean Springs ### Florida **2** communities Pace Panhandle Testimonials ## See how our boards thrive. “ CMGT transformed our HOA. They don't just report issues — they show up with the answer. Our board meetings are calmer and our reserves are healthier. Marcus Theriot Board President · via Google, May 2026 “ Hurricane season is no joke down here. CMGT had a plan, executed it, and kept every owner in the loop. That's the difference between a manager and a partner. David Romero Board Member · via Google, October 2025 The CMGT app ## Your community, in your pocket. Pay dues, request maintenance, view documents, and message your management team — all from a single, secure app for iOS and Android. Board education ## Latest from the blog. [All blogs](https://cmgt.org/resources) Insurance ### [Hurricane preparedness for Gulf South HOAs](https://cmgt.org/resources/hurricane-preparedness-for-hoas) Insurance, reserves, vendors, and the communication plan — everything a board needs squared away before the season hits. Finances ### [HOA reserve study: the complete board guide](https://cmgt.org/resources/hoa-reserve-study) What an HOA reserve study is, what it costs, what the report should contain, and how to fund it — so your community plans for the future instead of fearing it. Covenants ### [HOA rules enforcement & violations: what's fair for both sides](https://cmgt.org/resources/hoa-rules-enforcement) Fair, consistent covenant enforcement that protects property values without souring neighbor relationships. ## We manage. You live. Tell us a little about your community and a real person will reach out within one business day. No pitch deck, no pressure. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) Call (225) 503-2648 --- Page: HOA management services URL: https://cmgt.org/hoa-management-services Section: Start here HOA Management Services # Full-service HOA management for the *Gulf South.* Single-family, master-planned, and townhome associations across five states. One dedicated manager, a whole specialist team behind them, and **answers when you need them, not next month.** [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) [How we work](https://cmgt.org/how-we-work) 389 communities managed 60k+ homes under management 96% client retention 5 states, neighbors in every one What full-service means ## Everything your board carries — handled. No à la carte gaps, no "that's not in your plan." **One team owns the whole operation** so your volunteers can get back to living in their community. 01 ### Financial Management Budgets, reserves, dues collection, delinquency, and audit-ready books — with full transparency for every homeowner. 02 ### Covenant Enforcement Consistent, compassionate compliance and architectural review — firm where it counts, never heavy-handed. 03 ### Vendor & Project Oversight Bids, scopes, scheduling, and quality control with trusted local partners — plus, in the Baton Rouge area, our in-house Fix-It Squad. 04 ### Board & Meeting Support Agendas, packets, minutes, and governance guidance — so meetings are shorter, calmer, and more productive. 05 ### Homeowner Communication Prompt responses, clear newsletters, and a portal for payments, requests, and documents — 24/7. 06 ### Emergency & Storm Response Hurricane plans in place before the season, not during it. Vendor mobilization, owner updates, and recovery support when storms hit. The team-based model ## A dedicated manager — *and no single point of failure.* You get one name you'll know, backed by specialists in accounting, covenants, vendors, and communication. **When one person's out, the work doesn't stop.** We built it this way on purpose — the one-overworked-manager model fails boards every day, and if your last company left you feeling burned, that's exactly the gap we close. Big enough to protect you, approachable enough that you'll never get lost in the shadow. [See how the pod works →](https://cmgt.org/how-we-work) Full-service or on-site ## What an HOA management company does — and how we deliver it. A great HOA management company runs the finances, enforces the covenants, manages the vendors, and keeps homeowners informed — **so your volunteer board doesn't have to.** How that's delivered depends on your community. Most communities ### Full-Service Management Your dedicated manager and the full specialist bench run the entire operation remotely — backed by our five-state team and technology. - Dedicated Community Association Manager + specialist team - Complete financial, covenant, vendor & communication management - Best fit for single-family, townhome & master-planned HOAs Larger & amenity-rich ### On-Site Management For communities that need staff on the ground, we place a dedicated on-site team — with the same specialist bench behind them. [See On-Site Management →](https://cmgt.org/on-site-management) - Dedicated on-site manager and/or staff - Day-to-day presence for large or amenity-heavy communities - Same financial transparency and team-based backup ### HOA management near you, across the Gulf South. We're not parachuting in from out of state. CMGT manages communities with local teams in five states — and we license properly in every market before we enter it. [Louisiana](https://cmgt.org/hoa-management/louisiana) [Texas](https://cmgt.org/hoa-management/texas) [Mississippi](https://cmgt.org/hoa-management/mississippi) [Alabama](https://cmgt.org/hoa-management/alabama) [Florida Panhandle](https://cmgt.org/hoa-management/florida) Full-service, in detail ## What "we handle it" actually means. "Full-service" gets thrown around a lot. Here's what your board actually hands off. ### Financial management & reporting The money side is where most boards feel exposed — and where we go deepest. Your community's books are kept current, transparent, and audit-ready, with the full picture shared every month, not just at tax time. - Annual budget preparation - Reserve planning & funding - Dues billing & collection - Delinquency management - Monthly P&L and balance sheet by the 20th - Bank reconciliations - Audit & CPA coordination - Owner-facing financial transparency Why boards choose CMGT "We commit because communities matter. We communicate because people matter. We care because that's what matters most." Not a single-family HOA? ## We have a dedicated practice for that. Different communities need different expertise. These are full practices in their own right — not afterthoughts. [Condo & Townhome Management Condominiums, COAs, and luxury high-rises — with on-site teams where the building calls for it. Explore condo management →](https://cmgt.org/condo-management) [HOA Financial Management Professional financial and administrative support for smaller communities that don't need full-service oversight. Explore financial-only →](https://cmgt.org/hoa-financial-management) [Developer HOA Management Declarant control through homeowner turnover — structured from groundbreaking onward. Explore developer services →](https://cmgt.org/developer-hoa-management) Looking for management in a specific state? We serve [Louisiana](https://cmgt.org/hoa-management/louisiana), [Texas](https://cmgt.org/hoa-management/texas), [Mississippi](https://cmgt.org/hoa-management/mississippi), [Alabama](https://cmgt.org/hoa-management/alabama), and the [Florida Panhandle](https://cmgt.org/hoa-management/florida). 60-second fit check ## Is CMGT right for your community? Three quick questions and we'll point you to the service that fits — no email required, no obligation. What it costs ## How much does HOA management cost? The honest answer: **it depends on your community** — so we quote custom every time, never a one-size template. What we'll never do is compete to be the cheapest name on the list. We compete on **value**. Better collections, smarter vendor pricing, and fewer expensive mistakes routinely cover the difference between us and a budget manager — and your board gets its evenings back on top of it. Want a real number? Request a proposal and we'll scope a quote to your community — no pressure, no obligation. 01 ### Size & number of homes More doors and more shared assets mean more to manage — the single biggest driver of scope. 02 ### Amenities & common areas Pools, gates, clubhouses, and private roads each add vendor coordination and oversight. 03 ### Service level Full-service vs. financial-only vs. on-site staffing — you pay for the scope you actually need. Why it matters We manage communities, not just buildings. Behind every assessment and work order is a family, a board volunteer, a neighbor. **We never forget that the community is people first.** Is it time? ## Signs your board has outgrown self-management. Tick the ones that sound like your community. There are no wrong answers — just an honest gut-check on whether it's time for help. 0 of 6 ring true Tap the statements above that match your community. Why CMGT ## Big enough to protect you. *Independent enough to mean it.* Most of our competitors have been bought by private equity or rolled into a national brand. We haven't — and it shows in how we work. Independently owned since 2007 · 100% organic growth · no acquisitions, no outside investors. Already have a manager? ## Unhappy with your current company? Switching is easier than you think. Slow responses and rising delinquency are the two reasons most boards leave — and we handle the whole transition for you, on a clear Day 1 to Day 90 plan. [See how switching works →](https://cmgt.org/switching-hoa-management-companies) From the boards we serve > "CMGT transformed our HOA. They don't just report issues — they show up with the answer. Our board meetings are calmer, our reserves are healthier, and our homeowners actually like getting their newsletter." Marcus Theriot Board President · via Google, May 2026 Common questions ## Before you ask. From small associations to master-planned communities of thousands of homes. **If a community can support quality management, we can serve it** — across Louisiana, Mississippi, Alabama, Texas, and the Florida Panhandle. Every community is different, so we quote custom — never a one-size template. We compete on **value, not on being the cheapest.** Request a proposal and we'll scope it to your community. We handle the handoff — records, vendors, finances, and homeowner communication — so the transition is felt as relief, not disruption. **Most boards switch because of slow communication or rising delinquency.** Yes — a dedicated Community Association Manager who knows your community, backed by a full specialist team. **You get one name, and no single point of failure.** Board education ## Running the board yourself? Start here. Plain-English guides from our Board Education Hub — written for volunteers, not insiders. No sales pitch, just the stuff that helps. [Finances What is an HOA reserve study? When the big shared things wear out, will the money be there? How reserve studies work and how often to refresh them. Read the guide →](https://cmgt.org/resources/hoa-reserve-study) [Finances Keeping delinquency low, fairly A consistent, compassionate collections process protects the budget — and the neighbors who pay on time. See how it works →](https://cmgt.org/hoa-financial-management) [Insurance & Risk Hurricane prep for Gulf South boards Insurance, reserves, vendor contracts, and the communication plan to lock down before the season hits. Read the guide →](https://cmgt.org/resources/hurricane-preparedness-for-hoas) [Finances Build an HOA budget that holds How to build an annual operating budget that funds reserves and avoids surprise assessments — and set up a repeatable process your board can run every year. Read the guide →](https://cmgt.org/resources/hoa-budget-template) [Solutions Self-managed vs. professional An honest comparison for boards weighing whether it's time to bring in a team — and a middle path. See the comparison →](https://cmgt.org/self-managed-hoa) [Explore the full Board Education Hub →](https://cmgt.org/resources) ## Let's have a conversation. Tell us about your community and a real person will reach out within one business day. No pitch deck, no pressure. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) Or call (225) 503-2648 · Mon–Fri, 8:30a–4:30p CT --- Page: How we work URL: https://cmgt.org/how-we-work Section: Start here How we work # No single point of *failure.* Most companies give you one manager and hope they don't quit, get sick, or get overwhelmed. We give every community a **dedicated manager backed by a whole specialist team** — so nothing depends on one person having a good day. The team-based model ## One name you'll know. *A whole team you won't have to.* Your dedicated Community Association Manager is your point of contact — but behind them sits the bench. **When one specialist is out, the work doesn't stop.** Your point of contact ### Community Association Manager Knows your community, your board, and your history — and pulls in the right specialist the moment it's needed. #### Accounting Budgets, reserves, dues, and full financial transparency. #### Covenant Enforcement Consistent, compassionate compliance — never heavy-handed. #### Vendor Management Bids, scopes, and oversight from trusted local partners. #### Communications Newsletters, notices, and prompt homeowner responses. #### Maintenance Work orders, fast response, and follow-through on every fix — start to finish. #### Board Support Meeting prep, minutes, and governance guidance. ## The proof behind the *promise.* 400+ communities trusted to CMGT 60000 homes under management 96% client retention, by dollar value 100% organic growth — no acquisitions, no private equity What that looks like, day to day ## Interactional, not transactional. Straight to the heart, not straight to the point. 01 ### We bring the solution Anyone can report a problem. We come with the answer attached — the issue and the fix in the same message. 02 ### We answer promptly Being available isn't enough if you're slow or talk down to people. Consistent and compassionate — in plain language. 03 ### We get ahead of it We try to solve the problem before a homeowner or board even knows it exists. Proactive beats reactive every time. 04 ### We treat people like people Not clients, customers, or ticket numbers. People care more about how you tell them something than what you tell them. Technology, in its place "Technology that lets our humans be more human. " We turn doers into thinkers — and let the systems do the busywork. From dedicated owner portals to the CMGT mobile app, our award-winning platform handles the work that doesn't need a human — so the humans handle the work that does. Local in every market ### Neighbors, not outsiders We're not running your community from another state. Every market we serve has CMGT people **living and working in it** — licensed before we enter, and accountable to the neighbors they answer to. Big enough to protect you, local enough to actually know you. Where we work → Switching to CMGT ### A transition that doesn't fall on you Slow responses and rising delinquency are why most boards switch. **We handle the handoff** — records, vendors, finances, and homeowner communication — so the change is felt as relief, not disruption. [What switching looks like →](https://cmgt.org/switching-hoa-management-companies) Before you decide ## The questions boards ask when they’re evaluating us. A good one runs the finances, enforces the covenants, manages the vendors, and keeps homeowners informed — **so your volunteer board doesn’t have to.** At CMGT that comes through a dedicated manager backed by a full specialist team. Yes — a dedicated Community Association Manager who knows your community and your history, with the specialist bench behind them. **One name to call, and no single point of failure.** The work doesn’t stop. Because your community’s records, finances, and history live with the team — not one person’s inbox — a specialist can step in without your board feeling the gap. That’s the whole point of the model. We’ve grown 100% organically — no acquisitions, no private-equity owners pushing for margin. We manage communities, not buildings, and we staff every market with local people rather than a regional call center. Every market we serve has CMGT people living and working in it, licensed before we enter. Your manager is a neighbor — close enough to know your community, with a full team behind them. See [what switching to us looks like](https://cmgt.org/switching-hoa-management-companies). ## See the team in action. Tell us about your community and we'll show you exactly who'd be behind it — within one business day. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) --- Page: HOA management FAQ URL: https://cmgt.org/faq Section: Start here Questions & answers # Straight answers, *no industry-speak.* The questions boards and homeowners ask us most — answered the way we'd explain them to a neighbor. No match — but we'd be glad to answer directly. [Ask us anything →](https://cmgt.org/request-a-proposal) ## Still have a question? Ask a real person — we answer in plain language, usually within one business day. [Get in touch →](https://cmgt.org/request-a-proposal) --- Page: Testimonials URL: https://cmgt.org/testimonials Section: Start here In their words # Don't take our word for it. *Take theirs.* 4.2 **535+ reviews** across the communities we manage in the Gulf South Reviews shown reflect feedback from boards and homeowners. Some quotes are representative samples pending final approval for publication. ## Ready to join them? Tell us about your community and a real person will reach out within one business day. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) --- Page: Request a proposal URL: https://cmgt.org/request-a-proposal Section: Start here Get in touch # Reach a real person. Proposal, question, or just hello — tell us what’s going on and someone here gets back to you within one business day. No phone trees, no runaround. 01 Tell us what’s going on A few quick questions — we only ask what’s relevant. 02 A real person, not a queue No phone trees. Someone here actually replies. 03 We come with answers We don’t just log it — we come back with a solution. Get in touch ## How can we help? Pick what fits — we’ll only ask what we need, then make sure the right person sees it fast. Call (225) 503-2648 Mon–Fri, 8:30a–4:30p CT Markets Louisiana · Mississippi · Alabama · Florida · Texas Headquarters Denham Springs, LA By appointment --- Page: On-site management URL: https://cmgt.org/on-site-management Section: Services On-Site Management # A team on your property, *every day.* For large master-planned communities, high-rises, and luxury condos, the best management has a team on site every day. On-Site is a **standalone plan** built for exactly that — a dedicated manager, in-house maintenance, and a dedicated groundskeeper on your property daily, with CMGT's whole specialist bench right behind them. [Start the conversation →](https://cmgt.org/request-a-proposal?intent=proposal) [How we work](https://cmgt.org/how-we-work) Daily a dedicated team on your property — not just for scheduled visits 5 states — On-Site is available in every one Full pod specialist departments still on your account In-house maintenance, accountable to the same team A standalone plan ## What a team on the ground, every day, actually changes. Plenty of communities thrive with a dedicated manager and specialist team working remotely — it's how we deliver, beautifully, at scale. But when a community is large, amenity-rich, or vertical, some things only happen when there's a team right there. **That's the whole point of On-Site — a plan in its own right, not an add-on.** On the ground ### Daily site inspections Eyes on the property every day — catching issues while they're small, not at the next scheduled drive-through. On the ground ### On-site vendor coordination Vendors are met, monitored, and managed in person — routine work approved within budget, larger spend escalated to the board. On the ground ### In-person covenant enforcement Walkthroughs, notices, and the hard conversations handled face to face — consistently, and with compassion. On the ground ### Direct homeowner interaction Someone homeowners can actually find — answering questions and handling concerns in person, on the property. The on-site team ## A dedicated team — on your property, daily. On-Site communities get a team built around the property itself. **The on-site maintenance lead is part of that team** — so the person fixing things answers to the same company managing your community, not an outside vendor you'd have to chase. For most communities, that kind of maintenance accountability isn't available any other way. Community Association Manager ### The face on the property A dedicated CAM who knows the community because they're in it — running the day-to-day and owning the board relationship. On-Site Maintenance ### In-house, on call A maintenance team member on the property — handling the work, and accountable to the same company managing the community. Dedicated Groundskeeper ### The look of the place Common areas, amenities, and landscaping kept to standard by someone whose job is this community — every day. Full-Service vs. On-Site ## Two strong plans. The difference is presence. Most communities are a perfect fit for Full-Service — a dedicated manager and specialist team running everything for them. **On-Site is the choice when a community is large or complex enough to want that same team physically on the property, every day.** | | Full-Service Management | On-Site Management | | Site inspections | On a regular, scheduled cadence | **Every day**, on foot | | A manager on the property | For board meetings and scheduled visits | **On site daily** — there for walk-up questions, not just appointments | | Maintenance | Coordinated through trusted, vetted vendors | **CMGT's own maintenance & grounds staff**, on site | | Homeowner questions | By phone, email & portal — reliably followed up | All of that — **plus a real person on site** to answer in person | | Financials, reporting & ARC | Run by CMGT's specialist departments | Run by the **same** specialist departments | | Built for | Most single-family, townhome & master-planned HOAs | Large master-planned, high-rise & luxury communities | On-site, never on an island ## A team on your property — and the full specialist bench behind them. A daily on-property team doesn't mean a skeleton crew. **Financials, monthly reporting, and architectural review are run by CMGT's specialist departments** — the same accounts payable, accounts receivable, customer support, and ARC teams behind every community we manage, on every plan. That's what lets the on-site team do what they're there for — being present, visible, and responsive — while the back office keeps the books clean and the financials in every homeowner's inbox by the 20th. Who On-Site is for ## One service, built for two kinds of community. On-Site spans both sides of our practice — large single-family communities **and** high-rise and condo associations. The delivery model is the same; the fit looks a little different. Single-family ### On-Site for large master-planned communities Gated, amenity-heavy, hundreds of homes. When the clubhouse, the pools, the trails, and the vendor traffic add up to a full-time job, a daily on-site team keeps the community running and looking the part. - Large-scale, master-planned neighborhoods - Gated communities with active amenities - Developers planning the next master-planned community High-rise & condo ### On-Site for high-rises & luxury condos Shared structures and building systems don't wait for a site visit. A daily on-site presence handles the lobby, the homeowners, and the vendors in person — backed by a team that understands shared-wall living. - High-rise buildings - Luxury condominium communities - Boards that need a visible daily point of contact **Available across all five states**, including Florida, where On-Site serves large master-planned communities. Florida condominium *regimes* are the one thing we don't manage there — we're glad to handle everything else. Alabama boards should know the state has a [licensing rule specific to on-site condominium managers](https://cmgt.org/resources/hoa-laws/alabama#licensing) — the apartment-manager exemption expressly does not extend to them. More ways we manage ## Every community is different. So are our plans. On-Site is a standalone plan for communities that need daily presence. Each of these is a full practice in its own right — if one's a better match for your community, start there. [Full-Service Management A dedicated manager and full specialist team, delivered remotely — the right fit for most communities. Explore full-service →](https://cmgt.org/hoa-management-services) [HOA Financial Management Professional books, collections, and transparent reporting — sized and priced for smaller communities. Explore financial management →](https://cmgt.org/hoa-financial-management) [Condo & Townhome Management A dedicated practice for shared structures — where many On-Site high-rise and condo communities begin. Explore condo management →](https://cmgt.org/condo-management) Common questions ## Before you ask. Our flagship management is comprehensive and delivered remotely — a dedicated manager and a responsive specialist team. **On-Site adds a team physically on the property every day of the week**: daily inspections, in-person vendor coordination, and direct homeowner interaction. It's a standalone service, not a tier you upgrade into. No. On-Site is its own plan — not an upgrade you bolt onto another one. **If your community needs a daily on-property team, On-Site is the plan you choose**, full stop. You don't buy full-service first. No — it's the opposite. A daily on-property team is **backed by our full specialist bench**: financials, monthly reporting, and architectural review are still run by the same back-office departments that support every CMGT community. Choosing On-Site means more people on your community, not fewer. Typically a dedicated **Community Association Manager, an on-site maintenance team member, and a groundskeeper.** The maintenance role is part of the team — which gives boards in-house maintenance accountability most communities can only get through an outside vendor. Two kinds: **large master-planned single-family communities** (gated, amenity-heavy) and **high-rise and luxury condo communities.** Same delivery model, two audiences — boards on either side can ask for it. Yes — On-Site is available across all five states, and in Florida it supports large master-planned and non-condo communities. The one thing we don't take on in Florida is condominium **regimes**, where the state's regulations aren't a fit for the service standard we hold ourselves to. ## Need boots on the ground? Tell us about the community — the size, the amenities, the building — and we'll walk through what an on-site team would look like, and what stays with the specialist bench. We'll get back within one business day. [Start the conversation →](https://cmgt.org/request-a-proposal?intent=proposal) Or call (225) 503-2648 · Mon–Fri, 8:30a–4:30p CT --- Page: Condo and townhome management URL: https://cmgt.org/condo-management Section: Services Condo & Townhome Management # Condo association management for *shared-wall living.* Condominiums, townhome associations, and high-rises come with realities a single-family HOA never sees — shared structures, building systems, and reserves that have to hold up. A condo association management company has to do both: **manage the building and the relationships inside it.** [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) [How we work](https://cmgt.org/how-we-work) 400+ communities managed 96% client retention 5 states across the Gulf South 2007 independent since Why condos aren't just small HOAs ## Shared walls change everything. When owners share a roof, an elevator, and a structural envelope, the stakes are different. **Condo management is its own discipline** — and we staff it that way. 01 ### Shared-Building Systems Roofs, elevators, structural envelopes, and common mechanicals — managed with vendors who know commercial-grade buildings. 02 ### Reserves That Hold Up Condo reserves carry real structural risk. We plan, fund, and report them with full transparency — financials to every owner by the 20th. 03 ### Insurance Complexity Master policies, unit-owner coverage, and claims coordination — navigated with Gulf South storm realities front of mind. 04 ### Tighter Communities Shared walls mean closer neighbors. Consistent, compassionate enforcement keeps the peace without the friction. 05 ### On-Site When Needed Front desks, valets, and maintenance staff — we place dedicated people on-site for buildings that require it. 06 ### Vendor & Project Oversight From envelope repairs to amenity upgrades — competitively bid, scoped, and supervised, with insurance and licensing verified before anyone sets foot on the property. The team-based model ## One manager you'll know — *and a whole department behind them.* In a shared building, you can't afford the industry's default: one overworked manager juggling everything until something slips. **That model fails boards every day** — and if your last company left you feeling burned, it's usually why. We built CMGT differently. You get one community manager who knows your building by name, backed by full specialist departments. **When one person is out, the work doesn't stop** — and nothing about your roof, your reserves, or your insurance rides on one person having a good day. And they're our neighbors, too — **local teams who know Gulf South storms, the building codes, and the streets your community sits on.** ### Your community manager One name you'll know — the point person who knows your building and your board. ### Accounting Reserves, dues, and full financials to every owner by the 20th. ### Covenants & compliance Consistent, compassionate enforcement that keeps close neighbors at peace. ### Vendors & projects Envelope repairs to amenity upgrades — scoped, bid, and supervised. ### Communication Owner updates, meeting support, and answers that don't sit in an inbox. ### Insurance oversight Master policy and coverage monitored continuously — written into the agreement. Full-service, in detail ## What "we handle it" actually means. A shared building has more moving parts than a subdivision — and your board carries the liability for all of them. Here's exactly what you hand off. ### Financial management & reporting Condo budgets carry bigger numbers and sharper scrutiny — every owner sees where their assessment goes. We keep the books current, transparent, and audit-ready, with the full picture shared every month, not just at tax time. - Annual budget preparation - Operating & reserve fund accounting - Monthly assessment billing & collection - Delinquency management - Monthly P&L and balance sheet by the 20th - Bank reconciliations - Audit & CPA coordination - Owner-facing financial transparency What we manage ## One approach, every kind of attached community. From two-story townhome rows to amenity-rich high-rises — the model flexes to the building. Townhome Association Management ### Townhome associations Townhome communities blend HOA and condo realities — shared walls and roofs, but individual entrances and yards. **We handle the maintenance lines that always cause disputes** — who owns the roof, the siding, the fence — with clear policies and consistent enforcement. High-Rise Condo Management ### High-rise & mid-rise condos High-rises run like small hospitality operations: elevators, life-safety systems, staffed lobbies, and 24/7 expectations. **We place dedicated on-site teams** and back them with the same specialist bench and financial transparency every CMGT community gets. Clear the air ## "Wait — who fixes that?" The single most common source of friction in attached communities is who's responsible for what. Tap an element to see the typical split — then we make it unmistakable in writing. ### Usually the association Usually the owner Typical splits shown for illustration — your community's CC&Rs and bylaws are the final word. Clarifying these lines is one of the first things we do. Built for Gulf South buildings ## The risks a shared roof can't ignore. In an attached community, one failure isn't one owner's problem — it's everyone's. **The three things that strain condo budgets most are storms, insurance gaps, and underfunded reserves.** We manage all three head-on. Hurricane readiness ### Plans in place before the season — not during it. Vendor mobilization, owner updates, and recovery coordination when storms hit. **In a shared building, a slow response means water in everyone's units** — so we build the plan before June 1. Insurance monitoring ### Master policy, unit coverage, and the gaps between. We monitor your association's coverage continuously — **it's written into our management agreement**, and it's the responsibility most managers quietly leave to the board. Reserves that hold up ### When the roof or elevator ages out, the money's there. Big-ticket shared systems fail on their own schedule. We plan and fund reserves in the open — **full financials to every owner by the 20th** — and reassess as the building ages. On-site, when the building calls for it ## A team in the building — *and a team behind them.* Some buildings need someone on-site every day — a high-rise, a large condo community, anywhere 500-plus units lean on amenities, life-safety systems, and a staffed lobby. When yours does, we place a **dedicated on-site team**: a community manager, maintenance, and groundskeeping, right in the building. **No single point of failure — that's the point.** The on-site team owns the daily reality — site inspections, vendor monitoring, amenity management, and in-person answers for owners — but they're never on an island. The same specialist departments in accounting, covenants, and insurance stand behind them, so nothing about your building rides on one person having a good day. [See how the team-based model works →](https://cmgt.org/how-we-work) Local, where your building is ## We're not running your building from another time zone. CMGT is a Gulf South company with local teams in five states — **neighbors in every one.** The people managing your condo know the coast, the building codes, and what hurricane season actually does here, because they live here too. ### Louisiana Where we started Baton Rouge · New Orleans · North Shore / Hammond · Lafayette · Houma · Lake Charles · Shreveport · Monroe ### Mississippi Gulf Coast Biloxi · Gulfport · Bay St. Louis · Ocean Springs · Pass Christian · Diamondhead · Long Beach · D'Iberville ### Alabama Gulf Coast Fairhope · Foley · Silverhill · Grand Bay · Semmes ### Texas Growing market Orange · East Texas — and growing **A note on Florida:** in the Florida Panhandle we provide full HOA management for non-condo communities — single-family HOAs, master-planned communities, and on-site teams. The one thing we don't take on there is condominium regimes, where the state's regulations aren't a fit for the service standard we insist on. **Condo management is available across our four other states.** Local vs. national ## Big enough to protect your building. *Independent enough to mean it.* High-rises and luxury condos are where the national brands compete hardest — and most have been bought by private equity or rolled up by out-of-state owners. We haven't — and your building feels the difference. Independently owned since 2007 · 100% organic growth · decisions made here in the Gulf South. Why it matters We manage communities, not just buildings. Behind every reserve line and master policy are the people who live under that shared roof. **We never forget the building is full of neighbors.** A note on coverage: in Florida we manage non-condo communities — single-family HOAs and master-planned communities — but **not condominium regimes**; the regulatory environment there isn't a fit for the quality of service we insist on. Condo management is available across our four other states. What it costs ## What does condo association management cost? The honest answer: **it depends on the building** — so we quote custom every time, never a one-size template. A staffed high-rise and a 20-unit townhome row are different operations. We compete on **value**, not on being the cheapest bid. Better-funded reserves, monitored insurance, and fewer expensive surprises protect your owners far more than a low monthly fee ever will. Want a real number? Request a proposal and we'll scope a quote to your building — no pressure, no obligation. 01 ### Building type & size Unit count, shared systems, and amenities — a high-rise carries far more to manage than a townhome community. 02 ### On-site staffing A desk in the lobby, a valet, or daily maintenance staff — you pay for the on-site presence the building actually needs. 03 ### Insurance & reserve complexity Master policies and structural reserves take more oversight in attached buildings — and it's where good management pays for itself. Already have a manager? ## Burned by your last company? Switching is easier than you think. In a shared building, slow responses and surprise assessments hurt everyone at once. We handle the whole transition for you — records, vendors, finances, and owners — on a clear Day 1 to Day 90 plan, so the change feels like relief. [See how switching works →](https://cmgt.org/switching-hoa-management-companies) Why condo boards choose CMGT "We commit because communities matter. We communicate because people matter. We care because that's what matters most." Managing a different kind of community? ## We have a dedicated practice for that, too. Condo management is one of several full practices at CMGT — each built for a distinct kind of community. [HOA Management Services Full-service management for single-family, townhome, and master-planned associations. Explore HOA management →](https://cmgt.org/hoa-management-services) [HOA Financial Management Right-sized financial and administrative support for smaller communities that don't need full-service oversight. Explore financial-only →](https://cmgt.org/hoa-financial-management) [Developer HOA Management Declarant control through homeowner turnover — structured from groundbreaking onward. Explore developer services →](https://cmgt.org/developer-hoa-management) Common questions ## Before you ask. Condos share structural elements — roofs, elevators, building envelopes — so reserves, insurance, and maintenance carry more risk and complexity. **We staff condo management as its own discipline**, with vendors and on-site options built for shared buildings. Yes. For buildings that need a daily presence, we place dedicated on-site managers and staff — **backed by the same specialist team** every CMGT community relies on. Absolutely. Townhomes sit between HOA and condo realities, and the maintenance-responsibility lines are where disputes start. **We set clear policies and enforce them consistently** so neighbors stay neighbors. No — condominium regimes are the one thing we don't take on in Florida; the regulatory environment isn't a fit for the service standard we hold ourselves to. We do provide full HOA management for non-condo Florida communities, though, and **condo management across our four other states.** Shared systems — roofs, elevators, building envelopes — fail on their own timeline. We plan and fund reserves with full transparency, **report financials to every owner by the 20th**, and reassess as the building ages so a major repair doesn't become a surprise assessment. Both — and the line between a master policy and unit-owner coverage is exactly where claims go wrong. **We monitor your association's coverage continuously — it's written into our agreement** — and coordinate claims so nothing falls through the gap after a storm. We build the storm plan before June 1 — not during the warnings. That means emergency vendors lined up before they're scarce, your master insurance reviewed so coverage gaps don't surface mid-claim, and an evacuation and communication plan owners actually have in hand. When weather hits, we mobilize trusted vendors, document damage for the claim, and manage the recovery — from water mitigation to a full rebuild — because in a shared building, a slow response means water in everyone's units. **Gulf South weather is the reality we manage around, not an afterthought.** Board education ## Running a condo or townhome board? Start here. Plain-English guides from our Board Education Hub — written for volunteers, not insiders. No sales pitch, just the stuff that helps. [Finances What is a reserve study? When the roof, elevator, or envelope wears out, will the money be there? How reserve studies work — and how often to refresh them. Read the guide →](https://cmgt.org/resources/hoa-reserve-study) [Insurance & Risk Hurricane prep for Gulf South boards Insurance, reserves, vendor contracts, and the communication plan to lock down before the season hits. Read the guide →](https://cmgt.org/resources/hurricane-preparedness-for-hoas) [Insurance & Risk What the master policy covers Where the association's coverage ends and a unit owner's begins — plus wind, flood, and named-storm deductibles in the Gulf South. Read the guide →](https://cmgt.org/resources/hoa-master-insurance-policy) [Solutions Switching without the disruption What a clean Day 1 to Day 90 transition looks like — and how we keep your building from ever feeling the gap. See the plan →](https://cmgt.org/switching-hoa-management-companies) [Solutions Self-managed vs. professional An honest comparison for boards weighing whether it's time to bring in a team — and a middle path. See the comparison →](https://cmgt.org/self-managed-hoa) [Finances Build a budget that holds How to fund reserves and avoid surprise assessments — and set up a budgeting process your board can run every year. Read the guide →](https://cmgt.org/resources/hoa-budget-template) [Explore the full Board Education Hub →](https://cmgt.org/resources) ## Let's talk about your community. Tell us about your condo or townhome community and a real person will reach out within one business day. No pitch deck, no pressure. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) Or call (225) 503-2648 · Mon–Fri, 8:30a–4:30p CT --- Page: Developer HOA management URL: https://cmgt.org/developer-hoa-management Section: Services Developer HOA Management # From groundbreaking *to turnover.* Developer HOA management is a long game — and the decisions made on day one shape the community for decades. **We're a lifecycle partner** from the first pro forma through declarant control to a clean homeowner turnover. [Start the conversation →](https://cmgt.org/request-a-proposal?intent=proposal) [How we work](https://cmgt.org/how-we-work) $50 /mo flat fee until the first home is occupied Day 1 all funds flow through the HOA 5 states across the South 2007 building communities since The community lifecycle ## One partner, from raw land to homeowner-run. Developer-controlled community management isn't a single job — it's four phases, each with different risks. **We structure all four from the start.** Phase 01 ### Pro Forma & Setup A multi-year financial pro forma, governing documents, and budget architecture — built before the first slab is poured. Phase 02 ### Declarant Control During construction, we run the association on your behalf — funds, vendors, and compliance — keeping the books clean from day one. Phase 03 ### Sales & Buildout As homes sell, we onboard owners, stand up communication, and protect the resident experience that sells the next phase. Phase 04 ### Homeowner Turnover A transparent, well-documented handoff to the homeowner-led board — no surprises, no scramble, no deferred mess. How we structure the deal ## Built to protect the community — and your reputation in it. $50 /mo ### Flat fee, pre-occupancy Until the first home is occupied, management is a flat $50/month. Your carrying costs stay predictable while the community is still dirt and framing. 100% ### Funds through the HOA Every dollar flows through the association from day one — clean books, clear audit trail, and a turnover that survives scrutiny. Multi-year ### Pro forma planning We model assessments, reserves, and amenity costs across the full buildout, so the budget the homeowners inherit actually holds. Where we partner with developers ## Across our five-state footprint — including the Florida Panhandle. We partner with developers throughout our five-state footprint. **That includes the Florida Panhandle — for developer-run communities** — even though we don't take on Florida condominium regimes. Wherever you're building, we license properly before we enter the market, so your community starts on solid legal footing. Scrub the timeline ## From dirt to homeowner-run — at a glance. Drag the slider (or tap a phase) to see what we're handling at each stage of the community's life — and who's in control. Phase 01 ### What we're handling After turnover ## The community's in good hands for the long haul. When control passes to the homeowners, the same team keeps managing — no disruptive re-bid, no new learning curve. [HOA Management Services Full-service management for the homeowner-led board after turnover. Explore HOA management →](https://cmgt.org/hoa-management-services) [Condo & Townhome Management Building a condo or townhome community? A dedicated practice for shared structures. Explore condo management →](https://cmgt.org/condo-management) [Financial & Administrative Management Financials and reporting with full transparency to every homeowner. Explore the package →](https://cmgt.org/hoa-financial-management) Common questions ## Before you ask. A flat **$50/month until the first home is occupied.** It keeps your carrying costs predictable while the community is still being built, and scales into standard management as homes sell. **All funds flow through the HOA from day one.** That keeps the books clean and the eventual homeowner turnover transparent — no commingling, no surprises. Yes — we manage **developer-run communities in the Florida Panhandle.** Note that's distinct from Florida condominium regimes, which we don't take on. We hand a well-documented, fully-funded association to the new homeowner-led board — and typically keep managing it, so there's **no disruptive transition for residents.** ## Building something? Let's structure it right. Tell us about your development and we'll walk through the pro forma, the governance, and the path to turnover — within one business day. [Start the conversation →](https://cmgt.org/request-a-proposal?intent=proposal) Or call (225) 503-2648 · Mon–Fri, 8:30a–4:30p CT --- Page: HOA financial management URL: https://cmgt.org/hoa-financial-management Section: Services HOA Financial Management # HOA financial management with *the books open to everyone.* For smaller communities that deserve professional financials without a full-service price tag. **We handle the HOA accounting, bookkeeping, and the administrative side** — and we put the full picture in front of every homeowner, not just the treasurer. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) [Self-managed vs. pro](https://cmgt.org/self-managed-hoa) By the 20th financials delivered every month 10% average delinquency rate 100% of statements shared with members 389 communities' books we keep The Financial & Administrative package ## HOA accounting and bookkeeping, handled end to end. Right-sized support for smaller communities — because professional management shouldn't be a privilege of the biggest associations. Your board keeps running the day-to-day; we run the financial and administrative engine behind it. **What is HOA financial management?** It's everything that happens to your community's money after the board sets the direction: billing and collecting assessments, paying vendors, reconciling the bank accounts, keeping the general ledger, preparing the annual budget and reserve contribution, and producing the monthly financial statements the board and homeowners rely on. Full-service management includes all of it. Financial-only management delivers just that part — for boards that are happy running meetings, covenants, and vendors themselves. It's built for [self-managed HOAs](https://cmgt.org/self-managed-hoa) that have outgrown a volunteer treasurer's spreadsheet, for small communities whose budget can't carry a full-service fee, and for boards that simply want their books kept by people who do this all day, every day. 01 ### HOA Accounting Services Accrual or cash-basis accounting, general ledger, accounts payable and receivable, and month-end close — clean, current, and audit-ready. 02 ### HOA Bookkeeping Every transaction categorized and reconciled against the bank statement, with documentation your board and auditor can actually follow. 03 ### Budgeting & Reserve Planning [Annual HOA budget](https://cmgt.org/resources/hoa-budget-template) preparation and a reserve contribution that follows your [reserve study](https://cmgt.org/resources/hoa-reserve-study), so your community funds the future instead of fearing it. 04 ### Dues & Delinquency Assessment billing, online payments, and a consistent [collections process](https://cmgt.org/hoa-delinquency-recovery) that keeps delinquency low. 05 ### Monthly Financial Statements Full P&L, balance sheet, and bank reconciliations delivered monthly — in your hands by the 20th. [Here's how to read them.](https://cmgt.org/resources/hoa-financial-statements) 06 ### Tax & Audit Support Year-end packages and coordination with your CPA or auditor, so filing season is a non-event. Radical transparency ## Most managers show the board the numbers. *We show everyone.* We put the full P&L and balance sheet in front of the entire membership — not because we have to, but because trust is built in the open. It's even written into our management agreement. 20 th Financials delivered by the 20th of every month — a commitment in the agreement, not a hope. ~10% Average delinquency across our communities. 100% Of financial statements shared with every homeowner, not just the treasurer. Try it ## What's delinquency tying up in your community? A rough, no-strings estimate. We're not after a number to quote you — we just want to show what a tighter, more consistent collections process can free up. Homes in your community 120 Average monthly assessment $250 Current delinquency rate 22% Potentially recoverable / year $0 Illustrative only — based on reaching our ~10% average delinquency. Your actual results depend on your community, governing documents, and collections policy. Who it's for ## Quality management — *not just for big communities.* We built the Financial & Administrative package because it isn't fair that only large associations get professional support. **Smaller and self-managing HOAs get the same financial rigor** — the books, the transparency, the reporting — while keeping the day-to-day in their own hands. It's an HOA service: condominiums almost always need full management, given their shared-building complexity. [Self-managed vs. professional — the honest math →](https://cmgt.org/self-managed-hoa) What it costs ## What does HOA financial management cost? Less than full-service management, because it covers less — the board keeps running the community, and we run the money. Beyond that, the honest answer is **it depends on your community**, so we quote custom every time rather than off a rate card. What the fee buys is a set of numbers you can trust: statements on time, reconciled to the bank, and shared with every owner. Boards moving off a volunteer-kept spreadsheet usually find that better collections alone covers a good part of it. Want a real number? Request a proposal and we'll scope a quote to your community — no pressure, no obligation. 01 ### Number of homes More owners means more billing, more payments to post, and more statements to send — the biggest driver of scope. 02 ### Where the books are today Clean records transfer quickly. A shoebox of receipts and an unreconciled account take real work to bring current first. 03 ### Collections and reporting needs High delinquency, an annual audit, or lender reporting for a condo add hours — and are exactly where professional books earn their keep. Board education ## Guides for treasurers, and the boards they report to. Plain-English guides from our Board Education Hub — the same numbers we produce for our communities, explained for volunteers. [HOA financial statements, explained The balance sheet, income statement, cash flow, and budget comparison — what each one tells you and what to look for. Read the guide →](https://cmgt.org/resources/hoa-financial-statements) [HOA budget template & best practices Every line item, sample budgets by community size, and a free spreadsheet template to build your own. Read the guide →](https://cmgt.org/resources/hoa-budget-template) [HOA reserve study: the complete board guide What a reserve study is, what it costs, and how the funding plan becomes a line in your budget. Read the guide →](https://cmgt.org/resources/hoa-reserve-study) Need more than the books? ## We can take the whole operation. Financial management is one of several CMGT practices — step up to full-service whenever your board is ready. [HOA Management Services Full-service management — financials, covenants, vendors, and communication, all handled. Explore full-service →](https://cmgt.org/hoa-management-services) [Condo & Townhome Management Shared-building specialists for condominiums, townhomes, and high-rises. Explore condo management →](https://cmgt.org/condo-management) [Self-Managed vs. Professional An honest comparison for boards weighing whether to bring in a team. See the comparison →](https://cmgt.org/self-managed-hoa) Common questions ## Before you ask. It's the money side of running a community — billing and collecting assessments, paying vendors, reconciling the bank accounts, keeping the general ledger, preparing the budget and reserve contribution, and producing monthly financial statements. **Financial-only management delivers exactly that**, while your board keeps running meetings, covenants, and vendors. Accrual or cash-basis accounting, the general ledger, accounts payable and receivable, bank reconciliations, assessment billing and online payments, budget and reserve planning, monthly financial statements, and year-end tax and audit support. **Everything a treasurer would otherwise do**, done by people who do it all day. Less than full-service management, because the board keeps the day-to-day. Beyond that it depends on the number of homes, the state of the books today, and your collections and reporting needs — **so we quote custom every time.** Request a proposal and we'll scope it to your community. With financial management, **your board still runs the community** — meetings, covenants, vendors — and we run the accounting, bookkeeping, budgeting, and reporting. Full-service hands the entire operation to us. **By the 20th of every month** — it's a commitment written into our management agreement. And we share the full P&L and balance sheet with the entire membership, not just the board. Yes. A consistent billing and collections process is a big reason our communities average **around 10% delinquency** — steady, predictable cash flow the board can count on. The F&A package is an HOA service. **Condominiums almost always need full management** because of shared-building systems, insurance, and reserves — see our condo practice for that. ## Let's open the books. Tell us about your association and we'll show you what financial management with full transparency looks like — within one business day. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) Or call (225) 503-2648 · Mon–Fri, 8:30a–4:30p CT --- Page: Self-managed HOA vs. professional management URL: https://cmgt.org/self-managed-hoa Section: Services Solutions # Self-managed HOA, or time for help? Plenty of communities run themselves well — for a while. **This is an honest look** at what self-management really costs your volunteers, when it stops working, and the middle path most boards don't know exists. [Talk it through →](https://cmgt.org/request-a-proposal?intent=proposal) [See financial-only help](https://cmgt.org/hoa-financial-management) Self-management works — until it doesn't ## Three signs your board is carrying too much. Self-managing is a real accomplishment. But volunteer time and goodwill are finite — **here's when boards usually start looking for help.** 01 ### The work falls on one or two people When the treasurer or president is doing 20 hours a week and burning out, the community is one resignation away from chaos. 02 ### The finances have outgrown a spreadsheet Reserves, audits, delinquency, and tax filings get complicated fast — and mistakes get expensive. 03 ### Enforcing rules strains friendships It's hard to send your neighbor a violation notice. A neutral third party keeps the community fair and the friendships intact. Self-managed HOA vs. management company ## An honest side-by-side. No scare tactics. Just the real trade-offs, so your board can make the call that fits your community. Self-managed With CMGT Cost No management fee — but real volunteer hours, and the price of mistakes. A management fee, offset by better collections, vendor pricing, and fewer costly errors. Volunteer time High — often concentrated on one or two burned-out board members. Low — the board sets direction; we run the day-to-day. Financial rigor As strong as your volunteers' expertise and bandwidth allow. Professional accounting, reserves, and statements to every owner by the 20th. Enforcement Awkward — you're policing your own neighbors. Consistent and neutral, applied the same way for everyone. Continuity At risk when a key volunteer moves or steps down. A whole team — no single point of failure. What a self-managed HOA actually has to do ## The job description nobody handed you at the election. A self-managed HOA doesn't have less to do than a managed one — **it has the same to-do list, spread across volunteers.** Here's the whole job, so your board can see which parts it's carrying well and which parts are quietly slipping. 01 ### Money Bill and collect assessments, pay vendors, reconcile the bank every month, keep the general ledger, file the tax return, and produce [financial statements](https://cmgt.org/resources/hoa-financial-statements) owners can actually read. 02 ### Budget & reserves Build the [annual budget](https://cmgt.org/resources/hoa-budget-template), fund reserves per a current [reserve study](https://cmgt.org/resources/hoa-reserve-study), and keep the community clear of a surprise [special assessment](https://cmgt.org/resources/hoa-special-assessments). 03 ### Insurance & risk Renew the [master policy](https://cmgt.org/resources/hoa-master-insurance-policy) at the right limits, track certificates from every vendor, and have the storm plan written before June 1. 04 ### Covenants Inspect, notice, and hear violations consistently — the same way for everyone — and document it well enough that the association can defend a fine. 05 ### Meetings & records Notice meetings the way your documents and [state law](https://cmgt.org/resources/hoa-laws/louisiana) require, keep minutes, run elections, and answer records requests on time. 06 ### Vendors & maintenance Bid the landscaping and pool contracts, chase the gate repair, take the after-hours emergency call, and keep the common areas from quietly deteriorating. Try it ## What is self-managing really costing you? Not in dollars — in the one resource volunteers can't get back. Slide in your community's reality and see the hours your board is carrying every year. Homes in your community 90 Board hours spent per week 12 hrs Volunteer hours / year 0 A rough estimate to start a conversation, not a precise figure. The real question isn't the number — it's whether your volunteers should be carrying it. You don't have to go all-in ## Keep running your community — *let us run the books.* Most boards think it's all-or-nothing. It isn't. Our **Financial & Administrative package** handles the accounting, bookkeeping, budgeting, and reporting while your board keeps doing everything else. We built it on a simple belief: it isn't fair that only big communities get professional support. [Explore financial-only management →](https://cmgt.org/hoa-financial-management) "It's not fair to only give management services to big communities. Small boards deserve the same rigor. " Common questions ## What boards ask before they decide. Yes. No state we serve requires a homeowners association to hire a management company, and plenty of small communities run themselves well. The obligations don't go away, though — **the board still has to keep the books, hold the meetings, enforce the covenants, and carry the insurance.** Self-management means the volunteers do all of it. The management fee — and that's the whole list. Everything else stays: insurance, landscaping, utilities, reserves, legal and accounting. **What self-management adds back is volunteer hours and the cost of mistakes** — a missed insurance renewal, an under-funded reserve, a fine the association can't defend. Run the calculator above and put an honest price on the hours. A middle path. A management company keeps the books — billing, collections, bank reconciliations, budget, reserve contribution, monthly statements, tax and audit support — while the board keeps running meetings, covenants, and vendors. It's what our [HOA financial management](https://cmgt.org/hoa-financial-management) package does, and it's built for exactly the communities on this page. More simply than switching between companies, because there's no outgoing manager to negotiate with. The board votes, signs the agreement, and hands over the records it has — governing documents, bank statements, owner roster, vendor contracts, insurance policies. The new manager brings the books current, sets up billing, and notifies owners. The same [Day 1 to Day 90 plan](https://cmgt.org/switching-hoa-management-companies) we use for boards switching companies applies, minus the part where we chase your old manager for records. When the work depends on one or two people, when the finances have outgrown a spreadsheet, or when enforcing the rules has started to cost friendships — the three signs at the top of this page. **If your board recognizes one, the question isn't whether you've failed;** it's whether the volunteers should still be carrying it. ## Not sure which way to go? Tell us about your community and we'll give you a straight answer — full management, financial-only, or "you're doing great, keep going." Within one business day. [Talk it through →](https://cmgt.org/request-a-proposal?intent=proposal) Or call (225) 503-2648 · Mon–Fri, 8:30a–4:30p CT --- Page: HOA delinquency recovery URL: https://cmgt.org/hoa-delinquency-recovery Section: Services Solutions # Delinquency recovery, without turning neighbor against neighbor. Unpaid assessments drain the budget and fall on the owners who pay on time — and rising delinquency is one of the two most common reasons boards change managers. **We bring your collections current and keep them there**, with a fair, consistent process our communities average around 10% delinquency on. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) [See full-service HOA management](https://cmgt.org/hoa-management-services) Why it's worth solving now ## Delinquency costs more than the unpaid balance. Left to grow, it quietly reshapes the whole community's finances — and its patience. Both problems are fixable with the right process. ### It drains the budget Every unpaid assessment is a hole in the budget that paying owners quietly cover. Let it grow and you get thinned reserves, deferred maintenance, and eventually a **special assessment that punishes the responsible majority.** ### It's a top reason boards switch Rising delinquency sits right alongside poor communication as the most common reason boards fire their manager. **A consistent process should keep it low** — ours averages around 10%. How we bring your collections current ## Consistency lowers delinquency. We make it automatic. Low delinquency comes from applying the same fair process to everyone, every cycle — not from harsher penalties. Here's what that looks like when we run it. ### One policy, applied to everyone We put a written collections policy in place and enforce it identically for every owner. Consistency is what lowers delinquency — and what keeps your board out of disputes. ### We make paying the easy option Online payments, autopay, clear statements, and reminders before the due date recover more than late fees ever will. Most delinquency is friction — we remove it before it escalates. ### Escalation, handled for you When an account goes past due we run a documented, predictable ladder — reminder through lien through counsel — so your board never has to make the awkward call to a neighbor. ### Compassion built in Owners facing genuine hardship are offered a structured payment plan within policy. We protect the budget and the relationship at the same time. A predictable path ## The recovery ladder we run for you. Every account climbs the same rungs in the same order — handled by our team and documented at each step, so your board isn't chasing payments or making the hard calls. Rung 01 ### Friendly reminder A nudge before or just after the due date — no fee. Most "delinquency" is friction, and a reminder clears it early. Rung 02 ### Late notice & fee Only the fee your governing documents and state law allow, applied on the same day in the cycle for every owner. Rung 03 ### Formal demand A certified letter stating the balance, the deadline, and what happens next — documented for a clean record. Rung 04 ### Lien Recorded per state law to keep the association's claim ahead of the line — protection, not punishment. Rung 05 ### Legal referral A last resort handled by counsel, reserved for accounts that ignore every earlier rung. Throughout ### Payment plans A structured plan within policy is available at any stage for owners in genuine hardship. Compassion and consistency aren't opposites. ~10% average delinquency across CMGT communities 96% client retention, by dollar value By the 20th full financials to every owner, every month Who does the work The reminders, the late notices, the certified demands, the lien filings, the calls to counsel — we run all of it. Your board approves the policy; we do the work. Before you switch ## Questions boards ask about delinquency. Not on its own — a consistent process does, and that's exactly what we bring. When you move to CMGT we carry open balances over cleanly rather than resetting them, and put the recovery ladder to work from day one. [See how the switch works.](https://cmgt.org/switching-hoa-management-companies) Around 10% is our portfolio average — and it's just that, an average, with many communities running lower. It comes from applying the same process every cycle, not from harsher penalties. We won't promise a specific number for your community, but the direction is consistently down. They're offered a structured payment plan within policy. Treating people fairly and keeping the budget whole are not in conflict — that's the whole point of a documented process. We do. Notices, fees, demands, liens, and coordination with counsel are run by our team and documented at every step. Your board sets and approves policy; we execute it — and it ties directly into [financial management](https://cmgt.org/hoa-financial-management) and reserve health. ## Delinquency climbing? Tell us where your collections stand. We'll show you exactly how we'd bring them current — within one business day. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) Or call (225) 503-2648 · Mon–Fri, 8:30a–4:30p CT --- Page: Switching HOA management companies URL: https://cmgt.org/switching-hoa-management-companies Section: Services Solutions # Switching HOA management companies, without the trauma. Most boards dread the change more than they dread their current manager. They shouldn't. **We've run this transition hundreds of times** — and we carry the weight, not your volunteers. [Start the conversation →](https://cmgt.org/request-a-proposal?intent=proposal) [See full-service HOA management](https://cmgt.org/hoa-management-services) Sound familiar? ## There are usually two reasons a board starts looking. In nearly every switch we see, it comes down to one of these two — and both are fixable. ### Communication has gone quiet Emails sit for days. Homeowners can't get answers. The board finds out about problems last. **If you're chasing your manager, something's broken** — and it's the most common reason boards leave. ### Delinquency keeps climbing Unpaid assessments pile up, reserves thin out, and collections never seem to happen. **A consistent process should keep delinquency low** — ours averages around 10%. The roadmap ## Your first two years with CMGT, *mapped out.* From the first records request to a community that practically runs itself. Three views of the journey — the 90-day handoff, the rhythm that follows, and where your community lands in two years. Phase 1 — First 90 days ## The handoff, day by day — and it falls on us. A documented onboarding nobody else in the Gulf South visualizes. Every milestone is real, sequenced, and supported by check-ins from your CAM, their Supervisor, our COO, and our CEO. Days 1–20 Securing the handoff — behind the scenes Throughout · behind the scenes Every department digs in. As records come in, each specialist department reviews your governing documents, flags what's unique to your association, and sets up its side to keep you compliant — so nothing gets improvised after go-live. Day 1 Our onboarding team takes over A dedicated onboarding coordinator — something most companies don't even have — pulls every document from your previous manager, board, or developer, opens your bank account, and begins building your file in our software. The handoff never depends on the outgoing company cooperating. Day 10 Financials & owner balances Financial records obtained and reviewed, with up-to-date owner balances and aging loaded into our system — so every account is accurate from day one. Day 15 Access & vendor setup Gate codes, credentials, and fobs collected. Our vendor coordinator reaches out to your vendors, verifies their insurance and licensing, and moves them to ACH — quietly reducing your liability as they come over. Day 20 The onboarding meeting — meet the full team behind your community About ten days before go-live, every department supervisor sits down with your board. Your CAM asks for your **three most important priorities**, so we focus on what actually matters to you — not a generic checklist. Updated resolutions, the management agreement, and the budget are reviewed and signed here, so you're compliant and buttoned up before day one. Day 30 Go Live Day 30 Go Live Your CAM takes over Usually the first of the month — and the day your homeowners first hear from us. A welcome letter goes to **every owner, mailed and emailed**. Contact transfers to your dedicated CAM, who calls your board liaison with their Supervisor. Days 45–90 Getting your house in order Throughout · we don't disappear after go-live Check-ins that don't stop. Your CAM's Supervisor checks in at two weeks, six weeks, and sixty days, then you settle into our standard six-month rotation — plus a thirty-day check from leadership to confirm you're getting everything you need. Day 45 Site inspection & board orientation We walk the property for the first time **with a board member** — we won't assume what your community needs, you tell us. Your board orientation happens here too: a walk-through of our processes and hands-on portal training. The "no gotcha" education letter After that first inspection, homeowners get an easy-to-read breakdown of their governing-document rules — our CC&R quick-reference — **before a single violation goes out**. We'd rather help owners get it right than catch them getting it wrong. Day 60 Executive check-in Our CEO sends a personal **video to every homeowner** — not just the board, and not something the national chains bother to do — and our COO reviews your first 30 days. Owners can log in to see last month's financials. Day 90 Fully up to speed Budget reviewed against your governing documents (reserves included), property taxes and any arrears researched and cleared — a dig most managers skip — utilities transferred, and the first violation round issued. Onboarding exists to kickstart every one of these, so the heavy lifting is already behind you. Phase 2 — The quarterly rhythm ## Onboarding ends. The rhythm begins. This is what running your community looks like once you're settled — the same dependable cadence, on repeat, for as long as we're your neighbors. Every month Monthly - Financial statements posted by the 20th - Prompt homeowner responses - Site visits & inspections - Work orders tracked end to end - P&L visible to every owner in the portal Every quarter Quarterly - Board reporting & review - Vendor performance reviews - CAM Supervisor check-in - Reserve & budget tracking Every year Annually - Budget preparation - Reserve study review - Annual meeting support - Insurance renewal review Phase 3 — The long view ## Relief starts day one — not next year. Most of what keeps your board up at night is handled in the first weeks. Only the things that *should* take time — like rebuilding reserves — play out across the full two years. Time until it's off your plate Day 1 90 days Year 1 Year 2 **Communication** Portal & contacts → *live in week one* First week **Board workload** The day-to-day → *lifted off you* Within weeks **Vendors** Inherited chaos → *vetted local network* ~90 days **Delinquency** Inherited backlog → *low & steady* On track by year one **Reserves** Underfunded → *a maturing multi-year plan* The long game **Nothing waits a year.** The everyday weight is off your board within the first weeks; the only things that run the full arc are the ones that genuinely should — like rebuilding reserves the right way. By year two, you're not managing the manager. You're just living here. Who does the work The records request, the vendor calls, the bank paperwork, the homeowner notices — we handle all of it. Your board's job is to say yes. The board's checklist ## How to change HOA management companies, step by step. The Day 1 to Day 90 timeline above is what we do once you've signed. This is the part before that — **what the board itself has to do to change management companies cleanly**, in the order it usually happens. 1. 01 ### Read your current management agreement Find the term, the renewal date, the notice period (30 to 90 days is typical), and any early-termination fee. The notice window sets your whole calendar. 2. 02 ### Get the board's decision on the record Vote at a properly noticed board meeting and record it in the minutes. Check your bylaws — a few communities require a membership vote to change managers. 3. 03 ### Request proposals and check references Ask each company the same questions: who is our manager, how many communities do they carry, when do we get financials, and can we call a board they manage today. 4. 04 ### Give written notice — with a records list attached Send the termination letter by the method your agreement requires, and list every record you expect back: bank statements, owner ledgers, vendor contracts, insurance policies, meeting minutes, architectural files, keys and access codes. 5. 05 ### Move the money carefully New accounts opened in the association's name, signers updated, a final reconciliation from the outgoing company, and reserves transferred with a paper trail. Nothing moves before the books balance. 6. 06 ### Tell homeowners and vendors before day one Owners need the new payment address and portal before the next assessment is due; vendors need a new contact before the next invoice. Your new manager should draft both letters. Steps four through six are where CMGT does the work for you — see the timeline above. Coming from [self-management](https://cmgt.org/self-managed-hoa) rather than another company? Skip steps one and four; there's no outgoing manager to give notice to. What about cost? ## What does HOA management cost to switch to? Every community is different, so we quote custom — never a one-size template. We don't compete on being the cheapest; **we compete on value.** Most boards find that better collections and fewer fire drills more than cover the difference. [See what full-service includes →](https://cmgt.org/hoa-management-services) "They don't just report issues — they show up with the answer. Our board meetings are calmer, and our reserves are healthier." Marcus Theriot Board President · switched to CMGT ## Ready when you are. Tell us what's not working with your current manager. We'll show you exactly how the switch would go — within one business day. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) Or call (225) 503-2648 · Mon–Fri, 8:30a–4:30p CT --- Page: The Fix-It Squad (in-house maintenance) URL: https://cmgt.org/fix-it-squad Section: Services In-house since 2019 # The Fix-It Squad. Greater Baton Rouge & surrounding areas Our own maintenance crew for the communities we manage in the **Greater Baton Rouge area** — **not a rolodex of subcontractors.** Trusted technicians, fast response, and fair pricing, accountable to the same standard as the rest of the team. [Submit a maintenance request →](https://fixitsquad.org/) **A benefit of CMGT management in the Greater Baton Rouge area and surrounding markets** — not a standalone service you buy separately. For the communities we manage elsewhere, the same accountability comes through managed vendor coordination, and On-Site communities have a dedicated on-site maintenance lead. Why in-house matters ## When the crew works for us, *they answer to you.* Most management companies hand your work order to whichever vendor picks up the phone. We built our own team instead. **That means accountability runs straight back to CMGT** — the same people managing your community also stand behind the repair. No mystery markups, no finger-pointing between manager and contractor, no waiting a week for a callback. Just our people, doing the work, owning the result. ### Fast response In-house scheduling means we're not waiting on a third party to call you back. Urgent issues get triaged quickly. ### Fair pricing Transparent rates with no hidden vendor markups. You see what the work costs, and why. ### Trusted hands Background-checked technicians who represent CMGT — and treat your community like it's their own. What the Squad handles ## The everyday work that keeps a community sharp. From routine upkeep to the storm-season scramble — handled by people who already know your property. ### Common-Area Upkeep Clubhouses, gates, fences, signage, and lighting — kept clean, safe, and working. ### Repairs & Punch Lists The running list of small fixes that otherwise pile up between board meetings. ### Preventive Maintenance Scheduled upkeep that catches problems early — before they become special assessments. ### Turn & Make-Ready For our [Baton Rouge rental](https://cmgt.org/rentals) owners: getting a unit rent-ready between tenants, fast. ### Storm Prep & Response Securing common areas ahead of Gulf weather and mobilizing quickly afterward. ### Vendor Coordination When a job needs a licensed specialty trade, we manage and stand behind that work too. The whole idea We don't just report the issue. We come with the solution — and the crew to fix it. How it works ## From reported to resolved — without the middleman. Because scheduling, the crew, and the manager all sit under one roof, a work order doesn’t bounce between companies waiting for someone to pick up. ### 1 · Report A board member, homeowner, or resident logs the issue through the portal or a quick call — no chasing a vendor’s voicemail. ### 2 · Triage We assess priority quickly. Anything urgent — safety, water, access — jumps the line immediately. ### 3 · Fix A background-checked CMGT technician handles it on site. No third-party scheduling, no week-long callback gap. ### 4 · Close-out The work is documented, the board sees what was done and what it cost, and the record lives with your community’s file. Common questions ## Straight answers about the Squad. Having the Squad available **comes standard with CMGT management.** Actual repair work is billed at transparent rates with no hidden vendor markup — you see what the work costs and why. When a job needs a licensed specialty trade — major electrical, roofing, elevators — we bring one in, manage the work, and stand behind the result. The accountability still runs back to CMGT. Urgent issues are triaged quickly. Because scheduling is in-house, we’re never waiting on a third party to call your community back. Yes — for our Greater Baton Rouge rental owners, the Squad handles turn and make-ready between tenants. [See Baton Rouge property management for rental owners.](https://cmgt.org/rentals) We secure common areas ahead of Gulf weather and mobilize quickly afterward — one of the clearest advantages of a crew that already knows your property. ## Need something fixed? Homeowners, boards, and residents in the communities we manage across the Greater Baton Rouge area — submit a request and our in-house crew takes it from there. Not a CMGT community yet? [See HOA management →](https://cmgt.org/hoa-management-services) [Submit a maintenance request →](https://fixitsquad.org/) --- Page: Rental property management (Baton Rouge) URL: https://cmgt.org/rentals Section: Services Greater Baton Rouge only # Baton Rouge property management, without the headaches. CMGT Rentals manages single-family homes and small residential investments across Greater Baton Rouge. **We handle leasing, rent, and maintenance** — you collect the deposit and keep your weekends. [Have us manage it →](https://cmgt.org/request-a-proposal?intent=rental) How it works [Rental owners Owner Portal →](https://app.propertyware.com/pw/index.html#/login/owner/cmgtproperties.org) [Tenants & renters Resident Portal →](https://app.propertyware.com/pw/index.html#/login/tenant/cmgtproperties.org) [Baton Rouge · Fix-It Squad Submit a Maintenance Request →](https://fixitsquad.org/) Looking to rent instead? [Browse available rentals →](https://cmgt.org/search-rentals) **Rental management is a separate service from our HOA community management.** It's offered in the Greater Baton Rouge area only — for property owners and investors, not associations. What we handle ## Hands-off ownership, done right. From the first listing photo to the last day of the lease — **one team manages the whole tenancy** so you don't have to field the 9 PM phone calls. 01 ### Marketing & Leasing Professional listings, showings, and pricing guidance to fill vacancies fast with qualified renters. 02 ### Tenant Screening Credit, background, income, and rental-history checks — so the right renter signs the lease. 03 ### Rent Collection On-time online payments, clear owner statements, and direct deposit to your account each month. 04 ### Maintenance & Repairs Coordinated by our in-house Fix-It Squad — fast, fair, and documented, with your approval on the big stuff. 05 ### Inspections Move-in, periodic, and move-out inspections with photos — protecting your property and your deposit. 06 ### Compliance & Renewals Lease paperwork, legal notices, and renewals handled to keep your tenancy smooth and by-the-book. How it works ## Three steps to a hands-off rental. STEP 01 ### Tell us about your property Share the address and a few details. We'll assess the rent it should command in today's Baton Rouge market. STEP 02 ### We get it rent-ready & listed Make-ready coordination, photos, listing, showings, and screening — we place a qualified tenant. STEP 03 ### You collect, we manage Rent hits your account, maintenance is handled, and you get clear statements. That's it. Baton Rouge property management ## A local property manager, not a national call center. CMGT has managed communities across the capital region since 2007, and CMGT Rentals grew out of that work: owners inside the associations we already managed asked us to look after their rental homes too. Thirteen years and 200-plus units later, the division still grows the same way, by referral from Baton Rouge owners. Most Baton Rouge property management companies subcontract repairs. We don’t. Our [Fix-It Squad](https://cmgt.org/fix-it-squad) is on our own payroll, so a water heater that fails on a Friday night gets a CMGT technician, documented with photos, and you approve anything beyond the routine. Rent posts to your account each month with an owner statement you can actually read, and the [owner portal](https://app.propertyware.com/pw/index.html#/login/owner/cmgtproperties.org) keeps every lease, inspection report, and invoice in one place. If you own a rental inside a community we manage, one company handles both the association and your unit. That means one phone number when something needs attention, and a manager who already knows the neighborhood’s rules. ### Where we manage rentals Greater Baton Rouge, the same capital-region footprint as our community management: East Baton Rouge, Livingston, and Ascension parishes. - Baton Rouge - Denham Springs - Walker - Prairieville - Gonzales - Zachary - Central Not sure your property is inside our area? [Ask us](https://cmgt.org/request-a-proposal?intent=rental). If it’s a fit, we’ll tell you the rent it should command. From a property owner > "I own three rentals and used to manage them myself. CMGT gave me my evenings back — and the places have never been better kept." Placeholder — owner name Baton Rouge · swap in a real owner quote Owner questions ## What Baton Rouge owners ask. Rental management is offered in the **Greater Baton Rouge area only**, the same capital-region footprint as our community management: East Baton Rouge, Livingston, and Ascension parishes, including Baton Rouge, Denham Springs, Walker, Prairieville, Gonzales, Zachary, and Central. It’s a separate service from our HOA management, built for individual owners and small investors, not associations. Most Baton Rouge property management companies charge a percentage of the monthly rent plus a leasing fee when a new tenant is placed. We quote each property straightforwardly based on its size and needs, with no buried fees. Tell us about your rental and we’ll come back with a clear number within one business day. Collect the rent and post it to your account, field tenant questions and maintenance requests, coordinate repairs through our [Fix-It Squad](https://cmgt.org/fix-it-squad) with your approval on the larger jobs, send your owner statement, and watch lease dates so renewals and notices go out on time. You get a named contact, not a ticket queue. Single-family homes and small residential investment properties in Greater Baton Rouge. We’re built for individual owners and small investors rather than large apartment communities. Every applicant goes through credit, background, income, and rental-history checks before signing, so the right renter ends up in your property. It depends on the home, its condition, and how it’s priced. We price to the current Baton Rouge market, get make-ready done quickly through the Fix-It Squad, and start showings as soon as the listing is live. We’d rather place a well-screened tenant in a few weeks than a risky one in a few days. Our in-house [Fix-It Squad](https://cmgt.org/fix-it-squad) coordinates maintenance, fast, fair, and documented with photos, with your approval required on the larger jobs. Because the crew is on our payroll rather than a vendor list, there’s no one to chase. Rent is deposited to your account each month with a clear owner statement, so you always know what came in and what went out. We’re a Baton Rouge company with a local office in Denham Springs, an in-house maintenance crew instead of a subcontractor list, and nearly two decades of managing the communities many of these rentals sit in. If your rental is inside an association we manage, one company handles both the community and your unit. No. Rental management is Greater Baton Rouge only. In our other markets across Louisiana, Texas, Mississippi, Alabama, and the Florida Panhandle we provide [HOA and condo management](https://cmgt.org/hoa-management-services). ## Let's talk about your property. Tell us about your Baton Rouge rental and we'll come back with a clear management quote — within one business day. [Have us manage it →](https://cmgt.org/request-a-proposal?intent=rental) Or call (225) 791-7032 · Mon–Fri, 8:30a–4:30p CT --- Page: Search available rentals URL: https://cmgt.org/search-rentals Section: Services Greater Baton Rouge # Search available rentals. Browse the homes and properties we currently have available across the Greater Baton Rouge area. Filter by what matters to you, and apply right from the listing. --- Page: Louisiana HOA management URL: https://cmgt.org/hoa-management/louisiana Section: Where CMGT works Louisiana HOA Management # Louisiana HOA management, *rooted right here.* CMGT started with one community in Denham Springs in 2007. Today we’re the largest HOA management company in the state — still independently owned, still answering the phone. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) [Our HOA services](https://cmgt.org/hoa-management-services) 300+ Louisiana communities 96% client retention HQ headquartered in Denham Springs Local roots, real reach. From the Northshore to Acadiana to the capital region, we manage communities of every size across Louisiana — and our headquarters is right here in Denham Springs. We grew across the Gulf South the same way we grew at home — **community by community, through referrals and reputation.** No acquisitions, no private-equity money, no outside investors. Just service worth recommending. Where we work in Louisiana ## Communities across the state. A snapshot of the Louisiana markets our teams serve — and we’re always growing. [Baton Rouge](https://cmgt.org/hoa-management/louisiana/baton-rouge) Denham Springs New Orleans [Lafayette](https://cmgt.org/hoa-management/louisiana/lafayette) Lake Charles [Shreveport](https://cmgt.org/hoa-management/louisiana/shreveport) Why Louisiana boards choose CMGT ## Big enough to protect you. Close enough to know you. We know Louisiana’s parishes, its insurance realities, and its weather. When a storm is in the Gulf, we’re not learning your community on the fly — we already know it. - [Full-service HOA management](https://cmgt.org/hoa-management-services) - [Condo & townhome management](https://cmgt.org/condo-management) - [Financial & Administrative Management](https://cmgt.org/hoa-financial-management) - [Developer & new-community services](https://cmgt.org/developer-hoa-management) What a Louisiana board hands off ## Everything that used to land on a volunteer’s kitchen table. A dedicated Community Association Manager owns the relationship — backed by in-house specialists so nothing falls through the cracks between meetings. ### Finances & reporting Full P&L and balance sheet to the entire membership by the 20th of every month — it’s written into our management agreement, not promised verbally. ### Dues & collections A consistent, compassionate billing process keeps our communities at roughly 10% delinquency — without souring neighbor relationships. ### Covenants & ARC Fair, documented enforcement and architectural review — we educate before the first violation rather than leading with a fine. ### Vendors & maintenance Bidding, oversight, and site visits so common areas stay in the shape your homeowners expect — and so the board isn’t chasing contractors. ### Homeowner communication Plain-language answers you can actually get, a board portal, and an app — 70% of our owners use the portal and over half pay online. ### Insurance & reserves A dedicated Insurance & Reserve department tracks coverage and reserve health year-round — critical in a state where one storm can reprice a master policy. ## Your manager lives here. The *whole team* has their back. 300+ communities right here in Louisiana 96% client retention, by dollar value ~10% average delinquency across our communities Responsive real answers and steady follow-through Built for Louisiana ## We didn’t move here for the market. We started here. CMGT opened with a single community in Denham Springs in 2007 and grew across the state one referral at a time. When the **2016 flood** put much of the capital region underwater, we were closed for four days — then back at work for the communities that needed us most. That’s not a case study we bought; it’s our own backyard. Louisiana management is its own discipline. Coverage and reserves move with every Gulf storm season, parish rules and recording practices vary, and homeowners expect a manager who already understands all of it. Because our managers live in the markets they serve, **we’re not learning your community when the storm is already in the Gulf** — we know it before the first cone is drawn. Want the details? See [how full-service management works](https://cmgt.org/hoa-management-services). Questions Louisiana boards ask ## Straight answers, no industry-speak. We manage communities from the Northshore through Acadiana and the capital region, with teams serving Baton Rouge, Denham Springs, New Orleans, Lafayette, Lake Charles, and Shreveport. Our headquarters is in Denham Springs — **we’re a Louisiana company, not a national brand with a satellite office.** Storm planning, vendor mobilization, and owner communication are built in before the season starts, and our Insurance & Reserve department monitors coverage year-round. See our [hurricane preparedness guide for HOA communities](https://cmgt.org/resources/hurricane-preparedness-for-hoas). No. Our [Financial & Administrative package](https://cmgt.org/hoa-financial-management) was built for 30–100-home communities that want professional books and reporting without full-service overhead. We handle records, vendors, finances, and homeowner communication on a clear Day 1 to Day 90 timeline. [See exactly how the transition works.](https://cmgt.org/switching-hoa-management-companies) **By the 20th of every month**, and we share the full P&L and balance sheet with the entire membership — not just the board. Transparency is the whole point. Board reference ## Know the law before your next board meeting. Our plain-English guide to the Louisiana statutes that actually govern your community — how the Planned Community Act works alongside your own documents, plus meetings, records, budgets, liens, and what changed this session. Written for boards, not lawyers. [Read the Louisiana HOA law reference →](https://cmgt.org/resources/hoa-laws/louisiana) Keep reading ## Resources for Louisiana boards. [GuideHOA reserve study: the complete board guideWhat a reserve study is, what it costs, and how to fund the plan — with a free component inventory template.Read the guide →](https://cmgt.org/resources/hoa-reserve-study) [SeasonalHurricane prep for HOAsThe board plan and homeowner communications that get a Gulf South community through a storm.Get ready →](https://cmgt.org/resources/hurricane-preparedness-for-hoas) [ServiceHOA financial management for smaller communitiesAccounting, bookkeeping, and monthly statements shared with every owner — without a full-service price tag.See the package →](https://cmgt.org/hoa-financial-management) [GuideHOA master insurance policy, explainedWhat the association's policy covers, where yours starts, and how wind, flood, and deductibles work on the coast.Read the guide →](https://cmgt.org/resources/hoa-master-insurance-policy) [GuideHOA budget template & best practicesThe structure, the line items, sample budgets by community size, and a free spreadsheet template.Read the guide →](https://cmgt.org/resources/hoa-budget-template) [ServiceCondo association managementShared-building expertise for condominium, townhome, and high-rise associations across the Gulf South.Explore condo management →](https://cmgt.org/condo-management) ## On the board of a Louisiana community? Tell us what your community needs and we'll put together a proposal — a real person follows up within one business day. No pitch deck, no pressure. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) Or call (225) 503-2648 · Mon–Fri, 8:30a–4:30p CT --- Page: Baton Rouge HOA management URL: https://cmgt.org/hoa-management/louisiana/baton-rouge Section: Where CMGT works Baton Rouge HOA Management # Baton Rouge HOA management, *fifteen minutes away.* CMGT started with one Denham Springs community in 2007 and never left. Our office is on Aspen Square, our managers live in the parishes they serve, and **when you call, someone who has driven your neighborhood picks up.** [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) Call (225) 503-2648 4.1 ★★★★★ 536 Google reviews Gold · 2026 #1 Best Property Management Company in Baton Rouge 2007 managing communities in this market ever since Our Baton Rouge-area office ## A real address, not a forwarding number. Plenty of management companies serve Baton Rouge from somewhere else. Ours is the office our team drives to — you are welcome to visit, though we ask that you call ahead so the right person is here for you. Office 140 Aspen Square Ste H Denham Springs, LA 70726 By appointment · serving the greater Baton Rouge area Phone (225) 503-2648 Hours Mon–Thu 8:30a–4:30p Fri 8:30a–4:00p CT Reviews 4.1 ★ from 536 homeowners and board members [Read them on our Google Business Profile](https://search.google.com/local/reviews?placeid=ChIJNcLCkoG8JoYR4ECncPYIcKI) Denham Springs Our office - Denham Springs — our office Our Denham Springs office — 140 Aspen Square Ste H Who you'll actually work with ## A local team that knows your community by name. Every Baton Rouge community gets a dedicated Community Association Manager — **not a rotating queue and not a call center.** They attend your meetings, walk your property, and know which vendor already fixed the front gate last spring. Behind that one person sits the whole company: accounting, insurance and reserves, covenants, and maintenance specialists, all in-house. You get a neighbor as your point of contact and a full bench backing them up. [Amanda Roubique](https://cmgt.org/about/team-careers#amanda-roubique) Your Baton Rouge point of contact · CAM Supervisor [Megan Moore](https://cmgt.org/about/team-careers#megan-moore) Community Association Manager What a Baton Rouge board hands off ## Everything that used to land on a volunteer's kitchen table. Full-service management for communities across East Baton Rouge, Livingston, and Ascension parishes. ### Finances & reporting Full P&L and balance sheet to the entire membership by the 20th of every month — written into our management agreement, not promised verbally. ### Dues & collections A consistent, compassionate billing process keeps our communities at roughly 10% delinquency — without souring neighbor relationships. ### Covenants & ARC Fair, documented enforcement and architectural review — we educate before the first violation rather than leading with a fine. ### Vendors & maintenance Local vendor relationships built over eighteen years here, plus site visits so the board isn't the one chasing contractors. ### Homeowner communication Plain-language answers, a board portal, and an app — 70% of our owners use the portal and over half pay online. ### Insurance & reserves A dedicated Insurance & Reserve team keeps coverage and reserves in view year-round, so insurance and reserves aren't an afterthought at budget time. Communities we serve nearby ## Across the capital region. Our Baton Rouge team manages communities throughout East Baton Rouge, Livingston, and Ascension parishes. Baton Rouge Denham Springs Prairieville Gonzales Zachary Central Walker Denham Springs + 6 more areas - Denham Springs — our office - Baton Rouge - Prairieville - Gonzales - Zachary - Central - Walker Communities we manage across this market. Marker positions are the cities themselves, not service boundaries. - [Full-service HOA management](https://cmgt.org/hoa-management-services) - [Condo & townhome management](https://cmgt.org/condo-management) - [Financial & Administrative Management](https://cmgt.org/hoa-financial-management) - [Developer & new-community services](https://cmgt.org/developer-hoa-management) Only in Baton Rouge ## Two things we do here that we don't do anywhere else. Both grew out of being rooted in one place long enough to be asked. Neither is offered in our other markets — which is the clearest proof we can give you that Baton Rouge is home base, not a service area. 200+ units ### CMGT Rentals A separate division for owners of individual rental homes and investment properties around Baton Rouge. It started thirteen years ago with twenty units and grew from there — **entirely by word of mouth from owners inside the communities we already managed.** - Marketing & leasing - Tenant screening - Rent collection - Maintenance - Inspections - Owner portal If you own a rental inside a community we manage, one company handles both — the association and your unit. [Baton Rouge property management for rental owners →](https://cmgt.org/rentals) Since 2019 ### Fix-It Squad Our own maintenance crew, on our own payroll. When a gate breaks or a common area needs work, **the person who shows up works for the same company that manages your community** — so there's no vendor to chase and no finger-pointing about who owns the problem. - Plumbing - Electrical - Painting & sheetrock - Pressure washing - HVAC - Door repairs - Debris hauling Available to CMGT-managed communities and rental properties in the Greater Baton Rouge area. Priced on labor and materials. [See what Fix-It Squad handles →](https://cmgt.org/fix-it-squad) From our Baton Rouge Google profile ## What neighbors near Baton Rouge actually say. [Read all reviews on Google →](https://search.google.com/local/reviews?placeid=ChIJNcLCkoG8JoYR4ECncPYIcKI) ## Your manager lives here. The *whole team* has their back. 536 Google reviews in this market 96% client retention, by dollar value ~10% average delinquency across our communities 389 communities managed across five states Built for this market ## We didn't expand into Baton Rouge. We started here. CMGT opened with a single community in Denham Springs in 2007 and grew across the capital region one referral at a time — no acquisitions, no private-equity money, no outside investors. When the **2016 flood** put much of this area underwater, our own office was closed for four days, then we were back at work for the communities that needed us most. That's not a case study we bought. It happened to our neighbors, and to us. Managing here has its own realities. Coverage and reserves move with every Gulf storm season, East Baton Rouge, Livingston, and Ascension each record and enforce a little differently, and homeowners expect a manager who already understands all of it. Because our managers live in these parishes, **we're not learning your community when the storm is already in the Gulf** — we know it before the first cone is drawn. Want the details? See [how full-service management works](https://cmgt.org/hoa-management-services), read about [switching from your current manager](https://cmgt.org/switching-hoa-management-companies), or brush up on [Louisiana HOA laws](https://cmgt.org/resources/hoa-laws/louisiana) before your next board meeting. Questions Baton Rouge boards ask ## Straight answers, no industry-speak. Yes. Our office is at 140 Aspen Square Ste H in Denham Springs, and it has been our home since the company started in 2007. **We're a Louisiana company with a Louisiana office** — not a national brand with a satellite listing. We manage communities throughout East Baton Rouge, Livingston, and Ascension parishes — including Baton Rouge, Denham Springs, Prairieville, Gonzales, Zachary, Central, and Walker. Ask us for references in your specific area; we will happily connect you with a nearby board. Storm planning, vendor mobilization, and owner communication are in place before the season starts, and our Insurance & Reserve department monitors coverage year-round. See our [hurricane preparedness guide for HOA communities](https://cmgt.org/resources/hurricane-preparedness-for-hoas). No. Our [Financial & Administrative package](https://cmgt.org/hoa-financial-management) was built for 30–100-home communities that want professional books and reporting without full-service overhead. **By the 20th of every month**, and we share the full P&L and balance sheet with the entire membership — not just the board. Transparency is the whole point. Keep reading ## Resources for Baton Rouge boards. [StatewideHOA management across LouisianaEvery market we serve in the state, from the Northshore through Acadiana.See the state page →](https://cmgt.org/hoa-management/louisiana) [SeasonalHurricane prep for HOAsThe board plan and homeowner communications that get a Gulf South community through a storm.Get ready →](https://cmgt.org/resources/hurricane-preparedness-for-hoas) [GuideHOA reserve study: the complete board guideWhat a reserve study is, what it costs, and how to fund the plan — with a free component inventory template.Read the guide →](https://cmgt.org/resources/hoa-reserve-study) [GuideHOA master insurance policy, explainedWhat the association's policy covers, where yours starts, and how wind, flood, and deductibles work on the coast.Read the guide →](https://cmgt.org/resources/hoa-master-insurance-policy) [GuideHOA budget template & best practicesThe structure, the line items, sample budgets by community size, and a free spreadsheet template.Read the guide →](https://cmgt.org/resources/hoa-budget-template) [ServiceHOA financial management for smaller communitiesAccounting, bookkeeping, and monthly statements shared with every owner — without a full-service price tag.See the package →](https://cmgt.org/hoa-financial-management) ## Managing a community near Baton Rouge? Tell us about it and a real person will reach out within one business day. No pitch deck, no pressure. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) Or call (225) 503-2648 · Mon–Thu 8:30a–4:30p · Fri 8:30a–4:00p CT --- Page: Lafayette HOA management URL: https://cmgt.org/hoa-management/louisiana/lafayette Section: Where CMGT works Lafayette HOA Management # Lafayette HOA management, *run from right here in Acadiana.* Our Southwest Louisiana office is on the Evangeline Thruway in Carencro. **Your manager lives in this market** — close enough to walk your property, backed by the largest HOA management company in Louisiana. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) Call (337) 216-1399 4.1 ★★★★★ 18 Google reviews 2007 independently owned and Louisiana-based ever since Our Southwest Louisiana office ## A real address, not a forwarding number. Acadiana boards have long memories about companies that showed up, took the contract, and managed from a distance. Our office is in Carencro and our people are in this market — you can put a face and an address to the company you hire. Office 3419 NW Evangeline Thruway Carencro, LA 70520 By appointment · serving Lafayette, Acadiana, and Southwest Louisiana Phone (337) 216-1399 Hours Mon–Thu 8:30a–4:30p Fri 8:30a–4:00p CT Reviews 4.1 ★ from 18 homeowners and board members [Read them on our Google Business Profile](https://search.google.com/local/reviews?placeid=ChIJ1wgFszubJIYRzFHm5mWnVB4) Carencro Our office - Carencro — our office Our Carencro office — 3419 NW Evangeline Thruway Who you'll actually work with ## A local team that knows your community by name. Every Lafayette community gets a dedicated Community Association Manager — **not a rotating queue and not a call center.** They attend your meetings, walk your property, and know which vendor already fixed the front gate last spring. Behind that one person sits the whole company: accounting, insurance and reserves, covenants, and maintenance specialists, all in-house. You get a neighbor as your point of contact and a full bench backing them up. [Tonya LeBlanc](https://cmgt.org/about/team-careers#tonya-leblanc) Your Southwest Louisiana point of contact · Community Association Manager [Jayda Barrilleaux](https://cmgt.org/about/team-careers#jayda-barrilleaux) Community Association Manager [Natalie Vidrine](https://cmgt.org/about/team-careers#natalie-vidrine) Onsite Community Association Manager What a Lafayette board hands off ## Everything that used to land on a volunteer's kitchen table. Full-service management for communities across Lafayette, St. Landry, and Calcasieu parishes. ### Finances & reporting Full P&L and balance sheet to the entire membership by the 20th of every month — written into our management agreement, not promised verbally. ### Dues & collections A consistent, compassionate billing process keeps our communities at roughly 10% delinquency — without souring neighbor relationships. ### Covenants & ARC Fair, documented enforcement and architectural review — we educate before the first violation rather than leading with a fine. ### Vendors & maintenance Bidding, oversight, and site visits run by people who live in Acadiana — so common areas hold up and the board isn't chasing contractors. ### Homeowner communication Plain-language answers, a board portal, and an app — 70% of our owners use the portal and over half pay online. ### Insurance & reserves A dedicated Insurance & Reserve team keeps coverage and reserves in view year-round, so insurance and reserves aren't an afterthought at budget time. Communities we serve nearby ## Across Acadiana and Southwest Louisiana. From Lafayette and its fast-growing southern suburbs out to Lake Charles. Lafayette Carencro Broussard Youngsville Lake Charles Carencro + 4 more areas - Carencro — our office - Lafayette - Broussard - Youngsville - Lake Charles Communities we manage across this market. Marker positions are the cities themselves, not service boundaries. - [Full-service HOA management](https://cmgt.org/hoa-management-services) - [Condo & townhome management](https://cmgt.org/condo-management) - [Financial & Administrative Management](https://cmgt.org/hoa-financial-management) - [Developer & new-community services](https://cmgt.org/developer-hoa-management) From our Lafayette Google profile ## What neighbors near Lafayette actually say. [Read all reviews on Google →](https://search.google.com/local/reviews?placeid=ChIJ1wgFszubJIYRzFHm5mWnVB4) ## Your manager lives here. The *whole team* has their back. 18 Google reviews in this market 96% client retention, by dollar value ~10% average delinquency across our communities 389 communities managed across five states Built for this market ## Southwest Louisiana knows what a hard storm season costs. CMGT opened in Denham Springs in 2007 and grew across the state one referral at a time — no acquisitions, no private-equity money. We know what a bad year does to a community here, because our own office closed for four days in the **2016 flood** and we spent the weeks after it working for the communities that got hit hardest. That experience is why storm planning at CMGT is operational, not a paragraph in a proposal. Insurance is the story in this market. Coverage and reserves move every season, and a board that has not looked hard at its master policy and reserve funding can be caught badly. Our Insurance & Reserve department works on that year-round, and because **your manager lives in Acadiana, nobody is learning your property after the fact.** Want the details? See [how full-service management works](https://cmgt.org/hoa-management-services), read about [switching from your current manager](https://cmgt.org/switching-hoa-management-companies), or brush up on [Louisiana HOA laws](https://cmgt.org/resources/hoa-laws/louisiana) before your next board meeting. Questions Lafayette boards ask ## Straight answers, no industry-speak. Yes. Our Southwest Louisiana office is at 3419 NW Evangeline Thruway in Carencro, just north of Lafayette, and the manager assigned to your community lives in this market. We serve communities across Lafayette, Carencro, Broussard, Youngsville, and out to Lake Charles. Ask us for references near you — we would rather you hear it from a board in your own area than from us. Storm planning, vendor mobilization, and owner communication are in place before the season starts, and our Insurance & Reserve department monitors coverage year-round. See our [hurricane preparedness guide for HOA communities](https://cmgt.org/resources/hurricane-preparedness-for-hoas). No. Our [Financial & Administrative package](https://cmgt.org/hoa-financial-management) was built for 30–100-home communities that want professional books and reporting without full-service overhead. **By the 20th of every month**, and we share the full P&L and balance sheet with the entire membership — not just the board. Transparency is the whole point. Keep reading ## Resources for Lafayette boards. [StatewideHOA management across LouisianaEvery market we serve in the state, from the Northshore through Acadiana.See the state page →](https://cmgt.org/hoa-management/louisiana) [SeasonalHurricane prep for HOAsThe board plan and homeowner communications that get a Gulf South community through a storm.Get ready →](https://cmgt.org/resources/hurricane-preparedness-for-hoas) [GuideHOA reserve study: the complete board guideWhat a reserve study is, what it costs, and how to fund the plan — with a free component inventory template.Read the guide →](https://cmgt.org/resources/hoa-reserve-study) [GuideHOA master insurance policy, explainedWhat the association's policy covers, where yours starts, and how wind, flood, and deductibles work on the coast.Read the guide →](https://cmgt.org/resources/hoa-master-insurance-policy) [GuideHOA budget template & best practicesThe structure, the line items, sample budgets by community size, and a free spreadsheet template.Read the guide →](https://cmgt.org/resources/hoa-budget-template) [ServiceHOA financial management for smaller communitiesAccounting, bookkeeping, and monthly statements shared with every owner — without a full-service price tag.See the package →](https://cmgt.org/hoa-financial-management) ## Managing a community in Acadiana? Tell us about it and a real person will reach out within one business day. No pitch deck, no pressure. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) Or call (337) 216-1399 · Mon–Thu 8:30a–4:30p · Fri 8:30a–4:00p CT --- Page: Shreveport HOA management URL: https://cmgt.org/hoa-management/louisiana/shreveport Section: Where CMGT works Shreveport HOA Management # Shreveport HOA management, *run from North Louisiana.* Our office is downtown on Crockett Street — not four hours south. **The manager assigned to your community lives up here,** backed by the largest HOA management company in Louisiana. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) Call (318) 219-5554 4.5 ★★★★★ 14 Google reviews 2007 independently owned and Louisiana-based ever since Our Shreveport office ## A real address, not a forwarding number. The most common thing we hear from North Louisiana boards is that management companies here are either tiny and stretched thin, or headquartered somewhere far away. We have an office downtown and people in this market, with the back-office depth of a statewide firm behind them. Office 717 Crockett St Ste 2031 Shreveport, LA 71101 By appointment · serving Shreveport, Bossier City, and North Louisiana Phone (318) 219-5554 Hours Mon–Thu 8:30a–4:30p Fri 8:30a–4:00p CT Reviews 4.5 ★ from 14 homeowners and board members [Read them on our Google Business Profile](https://search.google.com/local/reviews?placeid=ChIJF0aljwrNNoYR-IAl06KcDkU) Shreveport Our office - Shreveport — our office Our Shreveport office — 717 Crockett St Ste 2031 Who you'll actually work with ## One manager who knows your community by name. Every Shreveport community gets a dedicated Community Association Manager — **not a rotating queue and not a call center.** They attend your meetings, walk your property, and know which vendor already fixed the front gate last spring. Behind that one person sits the whole company: accounting, insurance and reserves, covenants, and maintenance specialists, all in-house. You get a neighbor as your point of contact and a full bench backing them up. [Sheena Walter](https://cmgt.org/about/team-careers#sheena-walter) Your North Louisiana point of contact · Community Association Manager What a Shreveport board hands off ## Everything that used to land on a volunteer's kitchen table. Full-service management for communities across Caddo, Bossier, and Ouachita parishes. ### Finances & reporting Full P&L and balance sheet to the entire membership by the 20th of every month — written into our management agreement, not promised verbally. ### Dues & collections A consistent, compassionate billing process keeps our communities at roughly 10% delinquency — without souring neighbor relationships. ### Covenants & ARC Fair, documented enforcement and architectural review — we educate before the first violation rather than leading with a fine. ### Vendors & maintenance Bidding, oversight, and site visits handled by people in this market — so the board isn't calling contractors between jobs. ### Homeowner communication Plain-language answers, a board portal, and an app — 70% of our owners use the portal and over half pay online. ### Insurance & reserves A dedicated Insurance & Reserve team keeps coverage and reserves in view year-round — so insurance renewals and reserve planning aren't an afterthought at budget time. Communities we serve nearby ## Shreveport, Bossier City, and up the I-20 corridor. North Louisiana is its own market, and we treat it that way — not as an outpost of the Gulf South. Shreveport Bossier City Monroe Shreveport + 2 more areas - Shreveport — our office - Bossier City - Monroe Communities we manage across this market. Marker positions are the cities themselves, not service boundaries. - [Full-service HOA management](https://cmgt.org/hoa-management-services) - [Condo & townhome management](https://cmgt.org/condo-management) - [Financial & Administrative Management](https://cmgt.org/hoa-financial-management) - [Developer & new-community services](https://cmgt.org/developer-hoa-management) From our Shreveport Google profile ## What neighbors near Shreveport actually say. [Read all reviews on Google →](https://search.google.com/local/reviews?placeid=ChIJF0aljwrNNoYR-IAl06KcDkU) ## Your manager lives here. The *whole team* has their back. 14 Google reviews in this market 96% client retention, by dollar value ~10% average delinquency across our communities 389 communities managed across five states Built for this market ## North Louisiana isn't south Louisiana. We don't treat it like it is. CMGT started in Denham Springs in 2007 and grew across the state one referral at a time — no acquisitions, no outside investors. Growing that way taught us something useful: **you cannot serve a market you don't live in.** So we put a local team here rather than adding North Louisiana to somebody's driving route. The people managing your community live in it. The concerns up here are genuinely different from the coast. Boards are weighing severe-weather and freeze exposure rather than hurricane season, and many communities have never had professional management at all — they have been run on paper letters and volunteer labor for years. **We bring structure without making anyone feel behind for needing it.** Want the details? See [how full-service management works](https://cmgt.org/hoa-management-services), read about [switching from your current manager](https://cmgt.org/switching-hoa-management-companies), or brush up on [Louisiana HOA laws](https://cmgt.org/resources/hoa-laws/louisiana) before your next board meeting. Questions Shreveport boards ask ## Straight answers, no industry-speak. Yes. Our North Louisiana office is at 717 Crockett St Ste 2031 in downtown Shreveport, and the manager assigned to your community lives in this market. **You will not be handed to someone driving up from Baton Rouge.** We serve communities in Caddo, Bossier, and Ouachita parishes — Shreveport, Bossier City, and Monroe. We're actively growing here, so if your community is nearby and not on that list, ask us anyway. Every community gets a dedicated manager and the same service standard, whether it's our 5th community or our 389th. The advantage of a statewide firm is the bench behind that manager: in-house accounting, insurance and reserves, covenants, and maintenance specialists that a small local operator simply cannot staff. No. Our [Financial & Administrative package](https://cmgt.org/hoa-financial-management) was built for 30–100-home communities that want professional books and reporting without full-service overhead. **By the 20th of every month**, and we share the full P&L and balance sheet with the entire membership — not just the board. Transparency is the whole point. Keep reading ## Resources for Shreveport boards. [StatewideHOA management across LouisianaEvery market we serve in the state, from the Northshore through Acadiana.See the state page →](https://cmgt.org/hoa-management/louisiana) [GuideThinking about leaving self-managementWhat changes when a volunteer-run community brings in professional management — and what doesn't.Read the guide →](https://cmgt.org/self-managed-hoa) [GuideHOA reserve study: the complete board guideWhat a reserve study is, what it costs, and how to fund the plan — with a free component inventory template.Read the guide →](https://cmgt.org/resources/hoa-reserve-study) [GuideHOA master insurance policy, explainedWhat the association's policy covers, where yours starts, and how wind, flood, and deductibles work on the coast.Read the guide →](https://cmgt.org/resources/hoa-master-insurance-policy) [GuideHOA budget template & best practicesThe structure, the line items, sample budgets by community size, and a free spreadsheet template.Read the guide →](https://cmgt.org/resources/hoa-budget-template) [ServiceHOA financial management for smaller communitiesAccounting, bookkeeping, and monthly statements shared with every owner — without a full-service price tag.See the package →](https://cmgt.org/hoa-financial-management) ## Managing a community in North Louisiana? Tell us about it and a real person will reach out within one business day. No pitch deck, no pressure. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) Or call (318) 219-5554 · Mon–Thu 8:30a–4:30p · Fri 8:30a–4:00p CT --- Page: Mississippi Gulf Coast HOA management URL: https://cmgt.org/hoa-management/mississippi Section: Where CMGT works Mississippi HOA Management # Mississippi Gulf Coast HOA management, *here for the long haul.* Mississippi was the first state line CMGT ever crossed — a developer asked us to follow them here, and we never left. We know the coast and we know how to weather it. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) [Our HOA services](https://cmgt.org/hoa-management-services) 30+ Mississippi communities 96% client retention Local teams, properly licensed in-state Local roots, real reach. Along the Mississippi Gulf Coast, we manage communities with the same dedicated-manager-plus-specialist-team model we built in Louisiana. We grew across the Gulf South the same way we grew at home — **community by community, through referrals and reputation.** No acquisitions, no private-equity money, no outside investors. Just service worth recommending. Where we work in Mississippi ## Communities along the coast. A snapshot of the Gulf Coast markets our teams serve — and we’re always growing. Gulfport [Biloxi](https://cmgt.org/hoa-management/mississippi/biloxi) Bay St. Louis Ocean Springs Why Mississippi boards choose CMGT ## Big enough to protect you. Close enough to know you. Coastal Mississippi knows hurricane season as well as anyone. Our storm planning, vendor mobilization, and owner communication are built for exactly this. - [Full-service HOA management](https://cmgt.org/hoa-management-services) - [Condo & townhome management](https://cmgt.org/condo-management) - [Financial & Administrative Management](https://cmgt.org/hoa-financial-management) - [Developer & new-community services](https://cmgt.org/developer-hoa-management) What a Mississippi board hands off ## Everything that used to land on a volunteer’s kitchen table. A dedicated Community Association Manager owns the relationship — backed by in-house specialists so nothing falls through the cracks between meetings. ### Finances & reporting Full P&L and balance sheet to the entire membership by the 20th of every month — it’s written into our management agreement, not promised verbally. ### Dues & collections A consistent, compassionate billing process keeps our communities at roughly 10% delinquency — without souring neighbor relationships. ### Covenants & ARC Fair, documented enforcement and architectural review — we educate before the first violation rather than leading with a fine. ### Vendors & maintenance Bidding, oversight, and site visits so common areas stay in the shape your homeowners expect — and so the board isn’t chasing contractors. ### Homeowner communication Plain-language answers you can actually get, a board portal, and an app — 70% of our owners use the portal and over half pay online. ### Insurance & reserves A dedicated Insurance & Reserve department tracks coverage and reserve health year-round — essential for coastal buildings and shared structures. ## Your manager lives on the coast. The *whole team* has their back. 30+ communities across Mississippi 96% client retention, by dollar value ~10% average delinquency across our communities Responsive real answers and steady follow-through Built for the Mississippi coast ## Mississippi was the first state line we ever crossed. A developer we’d earned the trust of asked CMGT to follow them into Mississippi — and we never left. That’s how every market we serve started: **not with an acquisition, but with someone vouching for us.** It’s why we treat a Gulfport community the same way we treat one down the road from our Louisiana headquarters. Coastal Mississippi knows hurricane season as well as anyone, and shared-wall buildings near the water carry insurance and reserve realities that single-family neighborhoods don’t. Our storm planning, vendor mobilization, and owner communication are built for exactly this — and our Insurance & Reserve department watches coverage all year, not just when a claim lands. If you manage a condo or townhome community on the coast, see [our dedicated condo practice](https://cmgt.org/condo-management) — or learn [how full-service management works](https://cmgt.org/hoa-management-services). Questions Mississippi boards ask ## Straight answers, no industry-speak. We serve communities along the Mississippi Gulf Coast — Gulfport, Biloxi, Bay St. Louis, Ocean Springs, and the surrounding coast — and we’re always growing. **Each market gets a local, properly licensed team**, not a remote account rep. Yes — condos are a dedicated practice, because shared walls, building systems, and reserves are a different discipline than single-family HOAs. [See condo & townhome management.](https://cmgt.org/condo-management) Storm planning, vendor mobilization, and owner communication are built in before the season starts, and we monitor coverage year-round. See our [hurricane preparedness guide](https://cmgt.org/resources/hurricane-preparedness-for-hoas). We handle records, vendors, finances, and homeowner communication on a clear Day 1 to Day 90 timeline. [See exactly how the transition works.](https://cmgt.org/switching-hoa-management-companies) **By the 20th of every month**, and we share the full P&L and balance sheet with the entire membership — not just the board. Transparency is the whole point. Board reference ## Know the law before your next board meeting. Our plain-English guide to what actually governs your community in a state with no HOA statute — your own documents, the Nonprofit Corporation Act, and federal law, plus meetings, records, and the 2026 session. Written for boards, not lawyers. [Read the Mississippi HOA law reference →](https://cmgt.org/resources/hoa-laws/mississippi) Keep reading ## Resources for Mississippi boards. [ServiceCondo & townhome managementA dedicated practice for shared-wall communities — building systems, reserves, and coastal realities.See the practice →](https://cmgt.org/condo-management) [SeasonalHurricane prep for HOAsThe board plan and homeowner communications that get a Gulf Coast community through a storm.Get ready →](https://cmgt.org/resources/hurricane-preparedness-for-hoas) [ServiceHOA financial management for smaller communitiesAccounting, bookkeeping, and monthly statements shared with every owner — without a full-service price tag.See the package →](https://cmgt.org/hoa-financial-management) [GuideHOA master insurance policy, explainedWhat the association's policy covers, where yours starts, and how wind, flood, and deductibles work on the coast.Read the guide →](https://cmgt.org/resources/hoa-master-insurance-policy) [GuideHOA reserve study: the complete board guideWhat a reserve study is, what it costs, and how to fund the plan — with a free component inventory template.Read the guide →](https://cmgt.org/resources/hoa-reserve-study) [GuideHOA budget template & best practicesThe structure, the line items, sample budgets by community size, and a free spreadsheet template.Read the guide →](https://cmgt.org/resources/hoa-budget-template) ## On the board of a Mississippi community? Tell us what your community needs and we'll put together a proposal — a real person follows up within one business day. No pitch deck, no pressure. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) Or call (225) 503-2648 · Mon–Fri, 8:30a–4:30p CT --- Page: Biloxi HOA management URL: https://cmgt.org/hoa-management/mississippi/biloxi Section: Where CMGT works Biloxi HOA Management # Biloxi HOA management, *run from the coast itself.* Our office is on Water Street in Biloxi — not four hours inland. **The manager assigned to your community lives on this coast,** backed by the largest HOA management company in Louisiana, now serving the Mississippi Gulf Coast. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) Call (228) 203-3440 4.6 ★★★★★ 19 Google reviews 2007 Serving communities since Our Mississippi Gulf Coast office ## A real address, not a forwarding number. Mississippi was the first state we ever expanded into, and we did it because a client asked us to follow them here. Our office is in Biloxi and our people are in this market — you can put a face and an address to the company you hire. Office 770 Water St. 424 Biloxi, MS 39530 By appointment · serving Biloxi, Gulfport, and the Mississippi Gulf Coast Phone (228) 203-3440 Hours Mon–Thu 8:30a–4:30p Fri 8:30a–4:00p CT Reviews 4.6 ★ from 19 homeowners and board members [Read them on our Google Business Profile](https://search.google.com/local/reviews?placeid=ChIJtdwiyKURnIgR9_gMwu5E4tc) Biloxi Our office - Biloxi — our office Our Biloxi office — 770 Water St. 424 Who you'll actually work with ## A local team that knows your community by name. Every Biloxi community gets a dedicated Community Association Manager — **not a rotating queue and not a call center.** They attend your meetings, walk your property, and know which vendor already fixed the front gate last spring. Behind that one person sits the whole company: accounting, insurance and reserves, covenants, and maintenance specialists, all in-house. You get a neighbor as your point of contact and a full bench backing them up. [Caitlin Wentland](https://cmgt.org/about/team-careers#caitlin-wentland) Your Mississippi Gulf Coast point of contact · CAM Supervisor [Sarah Radovich](https://cmgt.org/about/team-careers#sarah-radovich) Community Association Manager [Sarah Solomon](https://cmgt.org/about/team-careers#sarah-solomon) F&A CAM What a Biloxi board hands off ## Everything that used to land on a volunteer's kitchen table. Full-service management for communities across Harrison County. ### Finances & reporting Full P&L and balance sheet to the entire membership by the 20th of every month — written into our management agreement, not promised verbally. ### Dues & collections A consistent, compassionate billing process keeps our communities at roughly 10% delinquency — without souring neighbor relationships. ### Covenants & ARC Fair, documented enforcement and architectural review — we educate before the first violation rather than leading with a fine. ### Vendors & maintenance Our coast vendors are contracted and insurance-verified ahead of the season, so a Harrison County community is not calling the same three contractors as everyone else the morning after. ### Homeowner communication Plain-language answers, a board portal, and an app — 70% of our owners use the portal and over half pay online. ### A storm plan that predates the storm Vendors contracted and verified, master coverage reviewed for gaps, and owner communication ready before the season — not assembled while you watch the forecast. Communities we serve nearby ## Along the Mississippi Gulf Coast. From Biloxi and Gulfport out to Ocean Springs and Bay St. Louis. Biloxi Gulfport Ocean Springs Bay St. Louis Biloxi + 3 more areas - Biloxi — our office - Gulfport - Ocean Springs - Bay St. Louis Communities we manage across this market. Marker positions are the cities themselves, not service boundaries. - [Full-service HOA management](https://cmgt.org/hoa-management-services) - [Condo & townhome management](https://cmgt.org/condo-management) - [Financial & Administrative Management](https://cmgt.org/hoa-financial-management) - [Developer & new-community services](https://cmgt.org/developer-hoa-management) From our Biloxi Google profile ## What neighbors near Biloxi actually say. [Read all reviews on Google →](https://search.google.com/local/reviews?placeid=ChIJtdwiyKURnIgR9_gMwu5E4tc) ## Your manager lives here. The *whole team* has their back. 19 Google reviews in this market 96% client retention, by dollar value ~10% average delinquency across our communities 389 communities managed across five states Built for this market ## This coast remembers what a storm costs. Boards along this stretch do not need to be told to take hurricane season seriously — they have lived it. What they often do need is a management company whose plan exists before the cone appears: vendors under contract and insurance-verified, coverage reviewed for the gap between the master policy and the unit owner, and a way to reach every owner when the power is out. Mississippi was our first state line, and we crossed it because a developer we managed for asked us to come. That is still how we grow here — by referral, community by community, with a team on the coast rather than a call routed inland. Want the details? See [how full-service management works](https://cmgt.org/hoa-management-services), read about [switching from your current manager](https://cmgt.org/switching-hoa-management-companies), or brush up on [Mississippi HOA laws](https://cmgt.org/resources/hoa-laws/mississippi) before your next board meeting. Questions Biloxi boards ask ## Straight answers, no industry-speak. Yes. Our Mississippi Gulf Coast office is at 770 Water St. 424 in Biloxi, and the manager on your community works from this coast — not from Louisiana. We manage single-family associations, townhome communities, and condominium associations across Biloxi, Gulfport, Ocean Springs, and Bay St. Louis. We are happy to tell you which communities near you we already serve. The storm plan is built before June 1 — emergency vendors lined up and insurance-verified, master coverage reviewed for gaps, and a communication plan owners actually have in hand. When weather hits we mobilize, document damage for the claim, and manage the recovery through to rebuild. No. Our [Financial & Administrative package](https://cmgt.org/hoa-financial-management) was built for 30–100-home communities that want professional books and reporting without full-service overhead. **By the 20th of every month**, and we share the full P&L and balance sheet with the entire membership — not just the board. Transparency is the whole point. Keep reading ## Resources for Biloxi boards. [StatewideHOA management across MississippiEvery market we serve in the state, from the Northshore through Acadiana.See the state page →](https://cmgt.org/hoa-management/mississippi) [SeasonalHurricane prep for HOAsThe board plan and homeowner communications that get a Gulf Coast community through a storm.Get ready →](https://cmgt.org/resources/hurricane-preparedness-for-hoas) [GuideHOA reserve study: the complete board guideWhat a reserve study is, what it costs, and how to fund the plan — with a free component inventory template.Read the guide →](https://cmgt.org/resources/hoa-reserve-study) [GuideHOA master insurance policy, explainedWhat the association's policy covers, where yours starts, and how wind, flood, and deductibles work on the coast.Read the guide →](https://cmgt.org/resources/hoa-master-insurance-policy) [GuideHOA budget template & best practicesThe structure, the line items, sample budgets by community size, and a free spreadsheet template.Read the guide →](https://cmgt.org/resources/hoa-budget-template) [ServiceHOA financial management for smaller communitiesAccounting, bookkeeping, and monthly statements shared with every owner — without a full-service price tag.See the package →](https://cmgt.org/hoa-financial-management) ## Managing a community on the Mississippi Gulf Coast? Tell us about it and a real person will reach out within one business day. No pitch deck, no pressure. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) Or call (228) 203-3440 · Mon–Thu 8:30a–4:30p · Fri 8:30a–4:00p CT --- Page: Alabama Gulf Coast HOA management URL: https://cmgt.org/hoa-management/alabama Section: Where CMGT works Alabama HOA Management # Alabama HOA management, *built for the Gulf Coast.* Along the Alabama Gulf Coast, communities get a dedicated manager backed by a whole specialist team — people who answer, follow through, and stay accountable between meetings. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) [Our HOA services](https://cmgt.org/hoa-management-services) 25+ Alabama communities 96% client retention Local teams, properly licensed in-state Local roots, real reach. Across Alabama’s major markets, our teams deliver full-service and on-site management with the financial transparency that defines every CMGT community. We grew across the Gulf South the same way we grew at home — **community by community, through referrals and reputation.** No acquisitions, no private-equity money, no outside investors. Just service worth recommending. Where we work in Alabama ## Communities across Alabama. A snapshot of the Alabama markets our teams serve — from the Gulf Coast to a growing presence in Huntsville and North Alabama. [Daphne](https://cmgt.org/hoa-management/alabama/daphne) Fairhope Foley Silverhill Grand Bay Huntsville Why Alabama boards choose CMGT ## Big enough to protect you. Close enough to know you. We enter every Alabama market properly licensed and locally informed — so your community starts on solid footing and stays there. - [Full-service HOA management](https://cmgt.org/hoa-management-services) - [Condo & townhome management](https://cmgt.org/condo-management) - [Financial & Administrative Management](https://cmgt.org/hoa-financial-management) - [Developer & new-community services](https://cmgt.org/developer-hoa-management) What an Alabama board hands off ## Everything that used to land on a volunteer’s kitchen table. A dedicated Community Association Manager owns the relationship — backed by in-house specialists so nothing falls through the cracks between meetings. ### Finances & reporting Full P&L and balance sheet to the entire membership by the 20th of every month — it’s written into our management agreement, not promised verbally. ### Dues & collections A consistent, compassionate billing process keeps our communities at roughly 10% delinquency — without souring neighbor relationships. ### Covenants & ARC Fair, documented enforcement and architectural review — we educate before the first violation rather than leading with a fine. ### Vendors & maintenance Bidding, oversight, and site visits so common areas stay in the shape your homeowners expect — and so the board isn’t chasing contractors. ### Homeowner communication Plain-language answers you can actually get, a board portal, and an app — 70% of our owners use the portal and over half pay online. ### Insurance & reserves A dedicated Insurance & Reserve department tracks coverage and reserve health year-round — from Gulf-front buildings to fast-growing inland metros. ## A manager who knows your name — with a *full team* behind every answer. 25+ communities across Alabama 96% client retention, by dollar value ~10% average delinquency across our communities Responsive real answers and steady follow-through Built for the Alabama Gulf Coast ## Gulf-front and just inland — one standard of service. Gulf Shores, Fairhope, and the Mobile-area coast carry storm exposure, shared-structure reserves, and insurance realities that a national manager runs off the same template they use everywhere else. **We don’t — we staff each market locally and manage to what the community in front of us actually needs.** We enter every Alabama market properly licensed and locally informed, so your community starts on solid footing and stays there. Whether you’re a beachfront association watching a hurricane track or an established neighborhood just inland of the coast, the model is the same one our Gulf South communities have trusted for years: a dedicated manager, a whole specialist team, and financials you can actually see. Learn [how full-service management works](https://cmgt.org/hoa-management-services), or see [our condo & townhome practice](https://cmgt.org/condo-management) for coastal buildings. Questions Alabama boards ask ## Straight answers, no industry-speak. Along the Alabama Gulf Coast — Fairhope, Foley, Silverhill, Grand Bay, and the Mobile-area coast — and we’re expanding into Huntsville and North Alabama. **Each market gets a local, properly licensed team**, not a remote account rep. Yes. Gulf-front buildings carry storm, insurance, and reserve realities that inland neighborhoods don’t, and our Insurance & Reserve department manages to that difference rather than running everyone off one template. Yes — it’s a dedicated practice, because shared walls, building systems, and reserves are a different discipline than single-family HOAs. [See condo & townhome management.](https://cmgt.org/condo-management) We handle records, vendors, finances, and homeowner communication on a clear Day 1 to Day 90 timeline. [See exactly how the transition works.](https://cmgt.org/switching-hoa-management-companies) **By the 20th of every month**, and we share the full P&L and balance sheet with the entire membership — not just the board. Transparency is the whole point. Board reference ## Know the law before your next board meeting. Our plain-English guide to the Alabama statutes that actually govern your community — whether the Homeowners' Association Act even reaches you, plus records, liens, fines, and what changed this session. Written for boards, not lawyers. [Read the Alabama HOA law reference →](https://cmgt.org/resources/hoa-laws/alabama) Keep reading ## Resources for Alabama boards. [GuideSwitching management companiesWhat a clean transition looks like — records, vendors, finances, and homeowner communication on a clear Day 1 to Day 90 timeline.See how it works →](https://cmgt.org/switching-hoa-management-companies) [SeasonalHurricane prep for HOAsThe board plan and homeowner communications that get a Gulf Coast community through a storm.Get ready →](https://cmgt.org/resources/hurricane-preparedness-for-hoas) [ServiceCondo & townhome managementA dedicated practice for shared-wall communities — building systems, reserves, and coastal realities.See the practice →](https://cmgt.org/condo-management) [ServiceHOA financial management for smaller communitiesAccounting, bookkeeping, and monthly statements shared with every owner — without a full-service price tag.See the package →](https://cmgt.org/hoa-financial-management) [GuideHOA master insurance policy, explainedWhat the association's policy covers, where yours starts, and how wind, flood, and deductibles work on the coast.Read the guide →](https://cmgt.org/resources/hoa-master-insurance-policy) [GuideHOA reserve study: the complete board guideWhat a reserve study is, what it costs, and how to fund the plan — with a free component inventory template.Read the guide →](https://cmgt.org/resources/hoa-reserve-study) ## On the board of an Alabama community? Tell us what your community needs and we'll put together a proposal — a real person follows up within one business day. No pitch deck, no pressure. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) Or call (225) 503-2648 · Mon–Fri, 8:30a–4:30p CT --- Page: Daphne HOA management URL: https://cmgt.org/hoa-management/alabama/daphne Section: Where CMGT works Daphne HOA Management # Daphne HOA management, *run from the Eastern Shore.* Our office is on Equity Drive in Daphne — not across a state line. **The manager assigned to your community lives on this side of the bay,** backed by the largest HOA management company in Louisiana. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) Call (251) 644-6550 3.5 ★★★★★ 15 Google reviews 2007 Serving communities since Our Alabama Gulf Coast office ## A real address, not a forwarding number. Baldwin County has grown fast enough that plenty of management companies now claim it from somewhere else. Our office is in Daphne and our people are in this market — you can put a face and an address to the company you hire. Office 26241 Equity Dr. Ste. 101 Daphne, AL 36526 By appointment · serving Daphne, the Eastern Shore, and the Alabama Gulf Coast Phone (251) 644-6550 Hours Mon–Thu 8:30a–4:30p Fri 8:30a–4:00p CT Reviews 3.5 ★ from 15 homeowners and board members [Read them on our Google Business Profile](https://search.google.com/local/reviews?placeid=ChIJbZ-eHQlPmogRZXIcLFkoCcE) Daphne Our office - Daphne — our office Our Daphne office — 26241 Equity Dr. Ste. 101 Who you'll actually work with ## One manager who knows your community by name. Every Daphne community gets a dedicated Community Association Manager — **not a rotating queue and not a call center.** They attend your meetings, walk your property, and know which vendor already fixed the front gate last spring. Behind that one person sits the whole company: accounting, insurance and reserves, covenants, and maintenance specialists, all in-house. You get a neighbor as your point of contact and a full bench backing them up. [Shelby Averett](https://cmgt.org/about/team-careers#shelby-averett) Your Alabama Gulf Coast point of contact · Community Association Manager What a Daphne board hands off ## Everything that used to land on a volunteer's kitchen table. Full-service management for communities across Baldwin County. ### Finances & reporting Full P&L and balance sheet to the entire membership by the 20th of every month — written into our management agreement, not promised verbally. ### Dues & collections A consistent, compassionate billing process keeps our communities at roughly 10% delinquency — without souring neighbor relationships. ### Covenants & ARC Fair, documented enforcement and architectural review — we educate before the first violation rather than leading with a fine. ### Vendors & maintenance Our vendors on this coast are lined up and insurance-verified before the season starts, so a Baldwin County community is not competing for a tarp crew the week after a storm. ### Homeowner communication Plain-language answers, a board portal, and an app — 70% of our owners use the portal and over half pay online. ### Insurance and reserves, watched year-round Coverage reviewed year-round, and reserves kept front of mind against real replacement costs — so insurance and reserves aren't an afterthought when a claim or special assessment comes up. Communities we serve nearby ## Across the Eastern Shore and Baldwin County. From Daphne and Fairhope down through Foley, and west across the bay to Mobile. Daphne Fairhope Foley Silverhill Mobile Daphne + 4 more areas - Daphne — our office - Fairhope - Foley - Silverhill - Mobile Communities we manage across this market. Marker positions are the cities themselves, not service boundaries. - [Full-service HOA management](https://cmgt.org/hoa-management-services) - [Condo & townhome management](https://cmgt.org/condo-management) - [Financial & Administrative Management](https://cmgt.org/hoa-financial-management) - [Developer & new-community services](https://cmgt.org/developer-hoa-management) From our Daphne Google profile ## What neighbors near Daphne actually say. [Read all reviews on Google →](https://search.google.com/local/reviews?placeid=ChIJbZ-eHQlPmogRZXIcLFkoCcE) ## Your manager lives here. The *whole team* has their back. 15 Google reviews in this market 96% client retention, by dollar value ~10% average delinquency across our communities 389 communities managed across five states Built for this market ## Coastal Alabama is its own insurance market. Boards here learn the vocabulary faster than most: wind-and-hail deductibles, named-storm exclusions, the difference between what the master policy covers and what an owner is left holding. Premiums on this coast have moved in one direction for years, and a board that treats insurance as an annual formality is the board that finds the gap mid-claim. We monitor association coverage year-round rather than at renewal — it is written into the management agreement — and we keep reserves in view against what replacement actually costs today, not what it cost the day the study was written. Want the details? See [how full-service management works](https://cmgt.org/hoa-management-services), read about [switching from your current manager](https://cmgt.org/switching-hoa-management-companies), or brush up on [Alabama HOA laws](https://cmgt.org/resources/hoa-laws/alabama) before your next board meeting. Questions Daphne boards ask ## Straight answers, no industry-speak. Yes. Our Alabama Gulf Coast office is at 26241 Equity Dr. Ste. 101 in Daphne, and the manager on your community works from this market — not from Louisiana. We manage single-family associations, townhome communities, and condominium associations across Daphne, Fairhope, Foley, Silverhill, and the Mobile area. We are happy to tell you which communities near you we already serve. The storm plan is built before June 1 — emergency vendors lined up and insurance-verified, master coverage reviewed for gaps, and a communication plan owners actually have in hand. When weather hits we mobilize, document damage for the claim, and manage the recovery through to rebuild. No. Our [Financial & Administrative package](https://cmgt.org/hoa-financial-management) was built for 30–100-home communities that want professional books and reporting without full-service overhead. **By the 20th of every month**, and we share the full P&L and balance sheet with the entire membership — not just the board. Transparency is the whole point. Keep reading ## Resources for Daphne boards. [StatewideHOA management across AlabamaEvery market we serve in the state, from the Northshore through Acadiana.See the state page →](https://cmgt.org/hoa-management/alabama) [SeasonalHurricane prep for HOAsThe board plan and homeowner communications that get a Gulf Coast community through a storm.Get ready →](https://cmgt.org/resources/hurricane-preparedness-for-hoas) [GuideHOA reserve study: the complete board guideWhat a reserve study is, what it costs, and how to fund the plan — with a free component inventory template.Read the guide →](https://cmgt.org/resources/hoa-reserve-study) [GuideHOA master insurance policy, explainedWhat the association's policy covers, where yours starts, and how wind, flood, and deductibles work on the coast.Read the guide →](https://cmgt.org/resources/hoa-master-insurance-policy) [GuideHOA budget template & best practicesThe structure, the line items, sample budgets by community size, and a free spreadsheet template.Read the guide →](https://cmgt.org/resources/hoa-budget-template) [ServiceHOA financial management for smaller communitiesAccounting, bookkeeping, and monthly statements shared with every owner — without a full-service price tag.See the package →](https://cmgt.org/hoa-financial-management) ## Managing a community in Baldwin County? Tell us about it and a real person will reach out within one business day. No pitch deck, no pressure. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) Or call (251) 644-6550 · Mon–Thu 8:30a–4:30p · Fri 8:30a–4:00p CT --- Page: Texas HOA management URL: https://cmgt.org/hoa-management/texas Section: Where CMGT works Texas HOA Management # Texas HOA management, *without the big-chain feel.* Texas communities deserve a manager that’s big enough to protect them and approachable enough to know their name. That’s the CMGT difference — now to a growing handful of Texas communities. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) [Our HOA services](https://cmgt.org/hoa-management-services) Est. 2007 managing Gulf South HOAs — now in Texas 96% client retention Local teams, properly licensed in-state Local roots, real reach. Our Texas teams bring the same team-based model and radical financial transparency our Louisiana communities have trusted for years — to a small but growing set of communities across the state. We grew across the Gulf South the same way we grew at home — **community by community, through referrals and reputation.** No acquisitions, no private-equity money, no outside investors. Just service worth recommending. Where we’re expanding in Texas ## Where we’re growing in Texas. We’re early in Texas by design — rooted in East Texas today and working our way westward across the state, with room to take on communities wherever the opportunity fits. Orange East Texas Expanding westward Why Texas boards choose CMGT ## Big enough to protect you. Close enough to know you. You’re early with us in Texas — but you’re not a test case. You get the full specialist bench and a management model proven across five states, plus a local manager who licenses properly here and knows the state’s property-code specifics, so your board isn’t the one catching the details. - [Full-service HOA management](https://cmgt.org/hoa-management-services) - [Condo & townhome management](https://cmgt.org/condo-management) - [Financial & Administrative Management](https://cmgt.org/hoa-financial-management) - [Developer & new-community services](https://cmgt.org/developer-hoa-management) What a Texas board hands off ## Everything that used to land on a volunteer’s kitchen table. A dedicated Community Association Manager owns the relationship — backed by in-house specialists so nothing falls through the cracks between meetings. ### Finances & reporting Full P&L and balance sheet to the entire membership by the 20th of every month — it’s written into our management agreement, not promised verbally. ### Dues & collections A consistent, compassionate billing process keeps our communities at roughly 10% delinquency — without souring neighbor relationships. ### Covenants & ARC Fair, documented enforcement and architectural review that respects Texas property-code procedure — we educate before the first violation rather than leading with a fine. ### Vendors & maintenance Bidding, oversight, and site visits so common areas stay in the shape your homeowners expect — and so the board isn’t chasing contractors. ### Homeowner communication Plain-language answers you can actually get, a board portal, and an app — 70% of our owners use the portal and over half pay online. ### Developer & turnover support For Texas’s wave of new master-planned communities, we partner from groundbreaking through homeowner turnover — a flat $50/month until the first home is occupied. ## A manager who knows your name — with a *full team* behind every answer. Nearly 400 communities across five states 96% client retention, by dollar value ~10% average delinquency across our communities Responsive real answers and steady follow-through Built for Texas ## Big-state growth, without the big-chain treatment. Texas is building neighborhoods faster than almost anywhere in the country, and a lot of those communities get handed to a national manager who treats them like an account number. We do it the other way around: **a local manager who answers the phone, backed by the specialist departments a fast-growing community actually needs.** Our teams license properly in Texas before we enter a market and know the state’s property-code specifics — the notice requirements, the enforcement procedure, the records rules — so your board isn’t the one catching the details. Wherever we take on a community in Texas — we’re rooted in East Texas today and growing westward — you get the same model our communities have trusted across the Gulf South for years, brought to a smaller, growing set of Texas neighborhoods today. See [how full-service management works](https://cmgt.org/hoa-management-services), or — if you’re bringing a new community out of the ground — [our developer services](https://cmgt.org/developer-hoa-management). Questions Texas boards ask ## Straight answers, no industry-speak. We’re early in Texas — a small but growing set of communities — and we’re actively expanding across the state. **Wherever we take on a community, we staff it with a properly licensed, local team**, not a call center two states away. We’re an independent, family-built Gulf South firm — 100% organically grown, no private-equity money, no acquisitions. When we enter a Texas market we staff it locally, so your manager lives in your region and knows it. Yes — we’re a lifecycle partner from groundbreaking through homeowner turnover, with a flat $50/month fee until the first home is occupied. [See our developer services.](https://cmgt.org/developer-hoa-management) We handle records, vendors, finances, and homeowner communication on a clear Day 1 to Day 90 timeline. [See exactly how the transition works.](https://cmgt.org/switching-hoa-management-companies) **By the 20th of every month**, and we share the full P&L and balance sheet with the entire membership — not just the board. Transparency is the whole point. Board reference ## Know the law before your next board meeting. Our plain-English guide to the Texas statutes that actually govern your community — notice and hearings, payment priority, foreclosure limits, records, and the five laws that took effect in 2025. Written for boards, not lawyers. [Read the Texas HOA law reference →](https://cmgt.org/resources/hoa-laws/texas) Keep reading ## Resources for Texas boards. [ServiceDeveloper & new-community servicesLifecycle partnership from groundbreaking through turnover, built for Texas’s master-planned growth.See the model →](https://cmgt.org/developer-hoa-management) [GuideSwitching management companiesThe 90-day transition plan that moves records, vendors, and finances without the trauma.See the timeline →](https://cmgt.org/switching-hoa-management-companies) [ServiceHOA financial management for smaller communitiesAccounting, bookkeeping, and monthly statements shared with every owner — without a full-service price tag.See the package →](https://cmgt.org/hoa-financial-management) [GuideHOA master insurance policy, explainedWhat the association's policy covers, where yours starts, and how wind, flood, and deductibles work on the coast.Read the guide →](https://cmgt.org/resources/hoa-master-insurance-policy) [GuideHOA reserve study: the complete board guideWhat a reserve study is, what it costs, and how to fund the plan — with a free component inventory template.Read the guide →](https://cmgt.org/resources/hoa-reserve-study) [GuideHOA budget template & best practicesThe structure, the line items, sample budgets by community size, and a free spreadsheet template.Read the guide →](https://cmgt.org/resources/hoa-budget-template) ## On the board of a Texas community? Tell us what your community needs and we'll put together a proposal — a real person follows up within one business day. No pitch deck, no pressure. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) Or call (225) 503-2648 · Mon–Fri, 8:30a–4:30p CT --- Page: Florida Panhandle HOA management URL: https://cmgt.org/hoa-management/florida Section: Where CMGT works Florida HOA Management # Florida HOA management, *the full-service kind.* CMGT manages Florida Panhandle communities the way we do everywhere — full-service, with the finances shared openly with every homeowner. We’re new to Florida, and every community here gets the full specialist bench from day one. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) [Our HOA services](https://cmgt.org/hoa-management-services) Est. 2007 managing HOAs across five states — now in Florida 96% client retention Full-service HOA management, including On-Site for large communities New here. Not new at this. On the Florida Panhandle, CMGT provides full HOA management for non-condo communities — single-family HOAs and master-planned communities, including On-Site management for the large ones. It’s the same team-based model and radical financial transparency our communities have trusted for years, brought to Florida. We’ve grown the same way from the start — **community by community, through referrals and reputation.** No acquisitions, no private-equity money, no outside investors. Just service worth recommending. Where we’re expanding in Florida ## Early on the Florida Panhandle. We re-entered the Florida Panhandle in late 2025 — a two-community start, with room to take on more non-condo communities across the region. Pensacola Panama City Why Florida boards choose CMGT ## Big enough to protect you. Close enough to know you. You’re early with us in Florida — but you’re not a test case. You get the full specialist bench and a management model proven across five states, plus the discipline we bring to every new market: proper licensing and local knowledge before we take on a community, so your board isn’t the one catching the details. - [Full-service HOA management](https://cmgt.org/hoa-management-services) - [On-Site management for large communities](https://cmgt.org/on-site-management) - [Financial & Administrative Management](https://cmgt.org/hoa-financial-management) - [Developer & new-community services](https://cmgt.org/developer-hoa-management) What a Florida board hands off ## Everything that used to land on a volunteer’s kitchen table. A dedicated Community Association Manager owns the relationship — backed by in-house specialists so nothing falls through the cracks between meetings. ### Finances & reporting Full P&L and balance sheet to the entire membership by the 20th of every month — it’s written into our management agreement, not promised verbally. ### Dues & collections A consistent, compassionate billing process keeps our communities at roughly 10% delinquency — without souring neighbor relationships. ### Covenants & ARC Fair, documented enforcement and architectural review that follows Florida’s community-association statutes — we educate before the first violation rather than leading with a fine. ### Vendors & maintenance Bidding, oversight, and site visits so common areas stay in the shape your homeowners expect — and so the board isn’t chasing contractors. ### Homeowner communication Plain-language answers you can actually get, a board portal, and an app — 70% of our owners use the portal and over half pay online. ### On-Site management For large master-planned communities, we place a dedicated on-site team — the full-service model our biggest communities rely on, run from inside your neighborhood. ## A manager who knows your name — with a *full team* behind every answer. Nearly 400 communities across five states 96% client retention, by dollar value ~10% average delinquency across our communities Responsive real answers and steady follow-through Built for Florida ## Full-service management on the Florida Panhandle. On the Florida Panhandle we provide **full HOA management for established, non-condo communities** — a dedicated manager backed by the specialist departments behind every CMGT community — plus On-Site teams for large master-planned communities. Here’s the one thing we don’t take on in Florida: **condominium regimes.** Florida condo law is its own regulatory discipline, and we’d rather be straight with you than stretch into something we can’t do to our standard. Large master-planned and high-rise communities are a different matter — those we serve through On-Site management. We’re honest about being new here: we re-entered the Florida Panhandle in late 2025 with a small footprint. But a Florida community isn’t a test case — from day one you get the full specialist bench and a management model proven across five states. See [how full-service management works](https://cmgt.org/hoa-management-services), or [on-site management for large communities](https://cmgt.org/on-site-management). Questions Florida boards ask ## Straight answers, no industry-speak. On the Florida Panhandle we provide **full HOA management for non-condo communities** — single-family HOAs and master-planned communities — including On-Site management for large communities. It’s the complete CMGT model our communities rely on across five states. Condominium regimes are the one thing we don’t take on in Florida — Florida condo law is a regulatory discipline of its own, and we’d rather be straight with you than stretch into something we can’t do to our standard. **Large master-planned and high-rise communities are different** — those we serve through [On-Site management](https://cmgt.org/on-site-management). Yes — CMGT is a Florida CAM-licensed management company, and we require proper state licensing before we operate in any market. It’s a standard we hold everywhere, not a box we check after the fact. We’re newest here — a small Panhandle footprint, re-entered in late 2025 — so we won’t pretend to have decades of Florida history. What every Florida community gets from day one is the **full specialist bench and a management model proven across five states.** You’re early with us, but you’re not a test case. **By the 20th of every month**, and we share the full P&L and balance sheet with the entire membership — not just the board. That radical transparency is the core of how we work, and it travels to every market we serve. Board reference ## Know the law before your next board meeting. Our plain-English guide to the Florida statutes that actually govern your community — fines and the hearing committee, the two lien clocks, records deadlines, and what changed on July 1, 2026. Written for boards, not lawyers. [Read the Florida HOA law reference →](https://cmgt.org/resources/hoa-laws/florida) Keep reading ## Resources for Florida boards. [ServiceOn-Site managementA dedicated on-site team for large master-planned and high-rise communities — the full-service model, run from inside your neighborhood.See on-site →](https://cmgt.org/on-site-management) [GuideSwitching management companiesThe 90-day transition plan that moves records, vendors, and finances without the trauma.See the timeline →](https://cmgt.org/switching-hoa-management-companies) [ServiceHOA financial management for smaller communitiesAccounting, bookkeeping, and monthly statements shared with every owner — without a full-service price tag.See the package →](https://cmgt.org/hoa-financial-management) [GuideHOA master insurance policy, explainedWhat the association's policy covers, where yours starts, and how wind, flood, and deductibles work on the coast.Read the guide →](https://cmgt.org/resources/hoa-master-insurance-policy) [GuideHOA reserve study: the complete board guideWhat a reserve study is, what it costs, and how to fund the plan — with a free component inventory template.Read the guide →](https://cmgt.org/resources/hoa-reserve-study) [SeasonalHurricane prep for HOAsThe board plan and homeowner communications that get a Gulf South community through a storm.Get ready →](https://cmgt.org/resources/hurricane-preparedness-for-hoas) ## On the board of a Florida community? Tell us what your community needs and we'll put together a proposal — a real person follows up within one business day. No pitch deck, no pressure. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) Or call (225) 503-2648 · Mon–Fri, 8:30a–4:30p CT --- Page: Board Education Hub URL: https://cmgt.org/resources Section: Guides for HOA boards (Board Education Hub) Board Education Hub # Run your board like a pro. Plain-language guides for volunteer leaders — reserves, budgets, covenants, insurance, and the Gulf South specifics. **No industry-speak, no sales pitch.** Featured guide ## How to prepare for your HOA annual meeting A week-by-week timeline that counts backward from your meeting date, a sample agenda, how to reach quorum and run a fair election, and a free fillable kit (checklist, notice, and agenda) you can use this week. [Read the guide →](https://cmgt.org/resources/hoa-annual-meeting) Latest guides ## Fresh from the press. Written for volunteer boards, not industry insiders. Filter by what your community is dealing with. Showing all 15 guides [Finances & Reserves HOA reserve study: the complete board guide What an HOA reserve study is, what one costs, what the report should contain, and how to fund it — plus a free template. Read the guide →](https://cmgt.org/resources/hoa-reserve-study)[Finances & Reserves HOA collections: fixing delinquency before it grows Why delinquency climbs, how transparency brings it down, and what a fair collection policy includes. Read the guide →](https://cmgt.org/resources/hoa-collections-delinquency)[Finances & Reserves What do HOA fees cover? Where your money goes What your HOA fee pays for, what it usually doesn't, what drives the cost, and how to see your own numbers. Read the guide →](https://cmgt.org/resources/what-do-hoa-fees-cover)[Governance & Meetings How to prepare for your HOA annual meeting A week-by-week timeline, a sample agenda, quorum and elections, and a free fillable meeting kit. Read the guide →](https://cmgt.org/resources/hoa-annual-meeting)[Insurance & Risk HOA master insurance policy: what it covers, and what it doesn't What the association's policy covers, where yours has to start, and how wind, flood, and deductibles work. Read the guide →](https://cmgt.org/resources/hoa-master-insurance-policy)[Finances & Reserves HOA financial statements explained in plain English The four core reports — balance sheet, income statement, cash flow, and budget comparison. Read the guide →](https://cmgt.org/resources/hoa-financial-statements)[Finances & Reserves Special assessments, and how boards avoid them What a special assessment is, when a board can levy one, and the planning that keeps them rare. Read the guide →](https://cmgt.org/resources/hoa-special-assessments)[State HOA Law Louisiana HOA laws: a board member's reference Meeting notice, records, budgets, liens, and enforcement under the Planned Community Act, plus what 2026 changed. Read the guide →](https://cmgt.org/resources/hoa-laws/louisiana)[State HOA Law Texas HOA laws: a board member's reference Notice and hearings, payment priority, foreclosure limits, records, and the five 2025 changes to Chapter 209. Read the guide →](https://cmgt.org/resources/hoa-laws/texas)[State HOA Law Mississippi HOA laws: a board member's reference Mississippi has no HOA statute. What actually governs: your covenants, the Nonprofit Corporation Act, and federal law. Read the guide →](https://cmgt.org/resources/hoa-laws/mississippi)[State HOA Law Alabama HOA laws: a board member's reference The HOA Act only covers declarations recorded after 2016. What applies to yours: records, liens, fines, and the 2026 session. Read the guide →](https://cmgt.org/resources/hoa-laws/alabama)[State HOA Law Florida HOA laws: a board member's reference Fine limits and the hearing committee, the two 45-day lien clocks, records deadlines, and the July 1, 2026 changes. Read the guide →](https://cmgt.org/resources/hoa-laws/florida)[Covenants & Enforcement HOA rules enforcement & violations: what's fair for both sides How violations really work — the notice and hearing process, and your right to dispute a fine. Read the guide →](https://cmgt.org/resources/hoa-rules-enforcement)[Finances & Reserves HOA budget templates & best practices: a board's guide The structure, the line items, sample budgets by community size, and a free spreadsheet template. Read the guide →](https://cmgt.org/resources/hoa-budget-template)[Insurance & Risk Hurricane preparedness for Gulf South HOAs Pre-season prep, storm communication, and insurance — from a manager who's lived it. Read the guide →](https://cmgt.org/resources/hurricane-preparedness-for-hoas) No industry-speak ## HOA terms, in plain English. The acronyms and jargon boards run into — explained like a neighbor would, not a lawyer. Start typing to find one. ## Still have questions? Our team has answered them all before. Ask us directly — or have a real conversation about your community. [Browse the FAQ →](https://cmgt.org/faq) [Request a proposal](https://cmgt.org/request-a-proposal?intent=proposal) --- Page: HOA reserve study guide URL: https://cmgt.org/resources/hoa-reserve-study Section: Guides for HOA boards (Board Education Hub) Finances & Reserves # HOA reserve study: the complete guide for boards. The clubhouse roof gives out, the quote is $180,000, and the reserve fund has $40,000 in it. A reserve study is how a board keeps that scenario out of every homeowner’s mailbox. Here’s what it is, what it costs, what the finished report should contain, and the part most guides skip. 11 min read 2026 Edition · Updated September 2026 The short version A reserve study is a long-range savings plan for your community’s major shared assets. Commission one from an independent specialist, fund it through the annual budget, and refresh it every three to five years. The clubhouse roof finally gives out, the quote comes back at $180,000, and the reserve fund has $40,000 in it. Now every homeowner is staring down a special assessment nobody saw coming. An HOA reserve study is how a board keeps that scenario from ever landing in a homeowner’s mailbox. This is a plain-English guide to what an HOA reserve study is, whether your community needs one, what it costs, and the part most guides skip: what to do once it’s done. ## What is an HOA reserve study? An HOA reserve study is a professional assessment of a community’s major shared assets paired with a long-term plan for funding their repair and replacement. In plain terms, it answers two questions: what big-ticket items your community will eventually have to replace, and how much to set aside each year so the money is there when the bill arrives. That’s what a reserve study is for an HOA: a financial roadmap for the next 20 to 30 years. Every credible HOA reserve study has three standard parts: The three parts of a reserve study 1. **Physical inventory.** A component list of the shared assets the association maintains: roofs, roads, the pool, fencing, the clubhouse, and similar capital expenditures. 2. **Condition assessment.** The current condition of each component and its remaining useful life, so the board knows what’s near the end of the road and what has years left. 3. **Funding plan.** How much to contribute each year so the reserve fund can cover replacements as they come due, instead of scrambling when they hit. **The single number to watch is “percent funded”: how much your community has saved compared to what the study says it should have on hand at this point.** A community sitting at 15% funded is a special assessment waiting to happen; one at 70% or higher is generally considered strong. The study gives you that number and, more importantly, a plan to improve it. ## How much does an HOA reserve study cost, and how often do you need one? Most HOA reserve studies cost roughly $2,500 to $5,000, and boards should refresh them every three to five years. The exact HOA reserve study cost depends on community size, number of components, and whether a site visit is included, so a large community with lots of amenities runs higher than a small single-family HOA. (Treat these as general industry figures; pricing varies by provider and market.) There are two common formats. A **full study** includes an on-site inspection of every component and is the most thorough, which is why boards commission one every three to five years. An **update**, sometimes done without a site visit, refreshes the numbers in between for less. A light annual review between studies keeps the funding plan honest as costs and conditions change. Some states set their own intervals, so how often an HOA should do a reserve study can be a legal question, but every three to five years for a full study is the widely accepted standard. ## HOA reserve study template: what a finished report should contain Boards often search for an HOA reserve study template hoping for a fill-in-the-blanks spreadsheet. Use one with care. A credible study depends on a qualified specialist inspecting your components and pricing their replacement, and no template does that. What a template *is* good for is knowing what to expect, so the board can tell a thorough report from a thin one and ask better questions before signing off. Every reserve study that follows the National Reserve Study Standards includes the same core pieces. Use this as your checklist: Reserve study template: the sections to expect 1. **Executive summary.** The percent-funded figure, the current reserve balance, the recommended annual contribution, and whether the community is on track. 2. **Component inventory.** Every shared asset the association is responsible for, with quantities and a brief description of each. 3. **Condition and life estimates.** Each component’s useful life, remaining useful life, and current condition, backed by the site visit. 4. **Replacement cost estimates.** Today’s cost to repair or replace each component, with the inflation and interest assumptions spelled out. 5. **Funding plan and scenarios.** A 20- to 30-year cash-flow projection under at least two funding approaches, usually baseline and full funding, showing where the balance lands each year. 6. **Methodology and assumptions.** Which funding method was used, the credentials of the analyst, and the date of the site inspection. The component table is the heart of the document, and it is the one part a board can sketch for itself before the provider arrives. A simple version looks like this: | Component | Useful life | Remaining life | Replacement cost | Annual set-aside | | Clubhouse roof | 25 yrs | 4 yrs | $180,000 | $45,000 | | Pool resurfacing | 12 yrs | 7 yrs | $42,000 | $6,000 | | Private road overlay | 20 yrs | 10 yrs | $260,000 | $26,000 | | Perimeter fencing | 15 yrs | 2 yrs | $28,000 | $14,000 | Illustrative figures only. The annual set-aside is simply replacement cost divided by remaining life, which is how a straight-line component method arrives at a contribution. Real studies pool the components so one big-ticket year does not swamp the plan. Walking your common areas with this table in hand is the best preparation a board can do; hand the draft list to your provider and they will correct it against what they find on site. Free template ### HOA reserve study template: the component inventory The table above as a working spreadsheet — quantity, year installed, useful life, remaining life, replacement cost, and a straight-line set-aside per component — plus a funding snapshot tab that calculates percent funded from your current balance. Fill it in before the specialist arrives. Excel file · opens in Google Sheets · free, no email required [Download the template ↓](https://cmgt.org/downloads/cmgt-hoa-reserve-study-template.xlsx) Once the study is in hand, the funding plan needs a home in the annual budget. Our [HOA budget template](https://cmgt.org/resources/hoa-budget-template) shows where the reserve contribution line sits and how to model it. ## Does your HOA actually need one? (Even if your state doesn’t require it) Nearly every community benefits from an HOA reserve study, and a growing number of states now legally require them, but Louisiana, Mississippi, and Alabama generally do not. That gap is exactly why so many Gulf South communities get caught off guard. Reserve study requirements by state vary widely: California requires a full study every three years, and Florida now mandates structural integrity reserve studies for older condo buildings after the 2021 Surfside collapse. Much of the Gulf South has no such mandate. **Not legally required does not mean not needed.** Underfunded reserves are the leading cause of surprise [special assessments](https://cmgt.org/resources/hoa-special-assessments), and the risk shows up before any repair does. Lenders and buyers increasingly scrutinize reserve health: [Fannie Mae](https://www.fanniemae.com/), for example, generally expects a condo budget to put at least 10% of income toward reserves for units to qualify for financing. A thin reserve fund can quietly make a community harder to sell and harder to insure. An HOA reserve study replaces guesswork with a plan, which is the whole point of proactive, transparent management: solve the problem before a homeowner ever knows it exists. ## HOA reserve study requirements by state Boards ask this constantly, and the short answer for most of the Gulf South is that the statute is silent and the governing documents decide. Florida is the exception, and only for certain condominium buildings. Here is where each state we serve stands; because legislatures revisit this every session, treat the table as a starting point and confirm with association counsel. | State | HOAs and planned communities | Condominiums | | [Louisiana](https://cmgt.org/resources/hoa-laws/louisiana) | No statutory reserve study requirement. Your declaration and bylaws control whether and how reserves are funded. | No requirement under the Louisiana Condominium Act; the condo declaration governs. | | [Mississippi](https://cmgt.org/resources/hoa-laws/mississippi) | No HOA statute at all. Covenants and the Nonprofit Corporation Act govern, and neither requires a study. | No requirement under Mississippi condominium law. | | [Alabama](https://cmgt.org/resources/hoa-laws/alabama) | No requirement under the Alabama Homeowners’ Association Act. | No requirement under the Alabama Uniform Condominium Act. | | [Texas](https://cmgt.org/resources/hoa-laws/texas) | No requirement under Property Code Chapter 209. | No requirement under the Texas Uniform Condominium Act (Chapter 82). | | [Florida](https://cmgt.org/resources/hoa-laws/florida) | No requirement for HOAs under Chapter 720. Reserves themselves are optional unless the developer established them or the members vote them in. | Buildings three stories or taller must complete a structural integrity reserve study at least every 10 years under Chapter 718, and cannot waive funding for the structural components it covers. | **The requirement that bites most Gulf South boards is not a statute, it is a lender.** Condo project reviews for conventional mortgages increasingly ask whether a current reserve study exists and whether the budget funds it, and a community that cannot answer yes can find its units harder to finance. Put differently: the state may not require an HOA reserve study, but the buyers of your homes effectively do. ## How to read a reserve study: percent funded and the funding plan A finished study runs forty pages or more, and most of it is the component detail. Three things in it deserve the board’s attention before anything else. **Percent funded** is the headline. It compares what the reserve fund holds today with what it should hold given how much of each component’s life has already been used up. A widely used rule of thumb: under 30 percent funded is weak and points toward a special assessment when the next big item comes due; 30 to 70 percent is fair and fixable with steady contributions; above 70 percent is strong. The free template in this guide calculates it from your component list and current balance. **The funding method** tells you how aggressive the plan is. *Full funding* aims to hold 100 percent funded and is the most conservative. *Threshold funding* keeps the balance above a floor the board sets. *Baseline funding* only promises the balance never drops below zero, which leaves no room for a component failing early or a bid coming in high. The lower the target, the more of the risk sits with a future board and a future special assessment. **The recommended annual contribution** is the number that has to make it into the budget. Compare it with the reserve line you actually funded last year; the gap between the two is the honest measure of whether the community is catching up or falling behind. Then look at the next five years of projected expenditures, because a roof due in year three is a very different conversation from one due in year eighteen. One line boards often forget belongs in this conversation: the [master insurance policy’s](https://cmgt.org/resources/hoa-master-insurance-policy) named-storm deductible. On the coast it is usually a percentage of insured value, which can make it a six-figure reserve question of its own. ## How to choose a reserve study provider Look for an independent, credentialed reserve specialist who holds the Reserve Specialist (RS) or Professional Reserve Analyst (PRA) designation and follows the National Reserve Study Standards. The best HOA reserve study companies do exactly this work and have no financial stake in the repairs they recommend. A quick vetting checklist: - **Credentials:** RS or PRA designation, backed by the [Community Associations Institute’s](https://www.caionline.org/) reserve study standards. - **Independence:** not tied to a contractor who profits from the repairs identified. - **Standards compliance:** the report follows National Reserve Study Standards, with a clear component list and multiple funding scenarios. - **References:** experience with communities similar to yours in size and amenities. **CMGT does not perform reserve studies, and that is exactly why we can help boards choose the right one.** As your management partner, we help you vet and commission a qualified independent provider, coordinate access for the site inspection, then make sure the findings get used. Because we don’t sell studies, our only interest is pointing your board to the right specialist. ## Turning the study into a budget (the part most boards miss) An HOA reserve study is only useful if its funding plan makes it into your annual budget and assessment schedule. That’s the step where an HOA reserve study stops being a report on a shelf and starts protecting the community. The hand-off is simple: reserve contributions become a real budget line item, the funding scenarios (baseline versus full funding) set where assessments land, and the plan gets revisited each budget cycle. If you’re building that budget from scratch, our [HOA budget template](https://cmgt.org/resources/hoa-budget-template) walks through the structure and every line item step by step. **This is where a management partner earns its keep, and it’s the part reserve study providers rarely help with.** CMGT builds reserve contributions into the annual budget as a dedicated line and reviews it with the board so the plan is something you can actually fund. Our monthly financial statements go to every homeowner, not just the board, so the whole community can watch the reserve fund grow. That transparency does real work: homeowners who see where their money goes are likelier to support the assessments that keep deferred maintenance from piling up. Folding a reserve plan into a sustainable budget is core to our [community association management](https://cmgt.org/hoa-management-services) approach and how we handle [financial and budget planning](https://cmgt.org/hoa-financial-management). If your board wants that kind of proactive partner, you can [request a proposal](https://cmgt.org/request-a-proposal?intent=proposal) any time. ## Frequently asked questions ### How often should an HOA do a reserve study? Most experts recommend a full HOA reserve study every three to five years, with a lighter review annually and after any major project or damage event. The full study includes an on-site inspection; the annual review simply keeps the funding plan current in between. Note that some states set their own required intervals, so confirm whether your state imposes a specific schedule. ### What can HOA reserve funds be used for? Reserve funds are for the repair and replacement of the major shared components identified in the study, not day-to-day operating expenses. Typical uses include roof replacement, road repaving, and pool resurfacing. Borrowing from reserves to cover routine operating costs is a red flag: it usually signals a budgeting problem and leaves the community exposed when a big-ticket repair comes due. ### How much should be in an HOA reserve fund? There’s no universal dollar figure. The right amount is whatever your funding plan says your community needs to stay adequately funded, usually expressed as a percent funded score. A community above 70% funded is generally considered financially strong, while a low percentage is a warning sign of a possible special assessment ahead. Your HOA reserve study sets the specific target for your community. ### Is a reserve study required in Louisiana, Mississippi, or Alabama? Generally no. These states don’t broadly mandate reserve studies for HOAs the way California and Florida do. That said, your governing documents or a lender may still expect one, and skipping it leaves the community exposed to surprise special assessments. Because state law changes, confirm your community’s current obligations with your association counsel. ### Is there an HOA reserve study template I can use instead of hiring a provider? Yes, and there is a free one in this guide. A template organizes your component list and shows the board what a complete report looks like, but it cannot replace the inspection and cost estimating a credentialed reserve specialist provides. Fill in the template to prepare, then commission a full study. Lenders, insurers, and buyers give weight to the professional report, not to a spreadsheet. ## A reserve study tells you what’s coming, and how to pay for it An HOA reserve study gives your community two things it can’t get any other way: an honest look at what will need repair or replacement, and a realistic plan to pay for it without a special assessment surprise. The board that acts on its study and folds the funding plan into a sustainable budget never has to send that dreaded letter. You don’t have to figure it out alone: CMGT helps boards commission the right study and turn its findings into a transparent, fundable budget. This article is general information for HOA boards, not legal or financial advice. Reserve study pricing, state requirements, and lending guidelines change over time — confirm current specifics with a qualified reserve specialist and your association counsel. ## Keep reading. [HOA Financial Management→](https://cmgt.org/hoa-financial-management)[Full-Service HOA Management→](https://cmgt.org/hoa-management-services)[HOA Budget Template→](https://cmgt.org/resources/hoa-budget-template) ## Want this handled for you? A real person will walk through your community’s reserves and budget — within one business day. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) --- Page: HOA budget template and best practices URL: https://cmgt.org/resources/hoa-budget-template Section: Guides for HOA boards (Board Education Hub) Finances & Reserves # HOA budget templates and best practices: a board's guide. Newly elected treasurer facing a blank spreadsheet and a fiscal-year deadline? Here's what goes into a solid HOA budget, the line items to include, a worked example, and a free template that does the dues math for you. No finance degree required. 9 min read 2026 Edition · Updated September 2026 The short version A complete HOA budget has three parts: operating costs, reserve contributions, and capital projects, with a small contingency to absorb surprises. Build from last year's actuals, fund reserves as a fixed line, and let the dues come out of the math instead of starting from them. You just got elected treasurer, and now a blank spreadsheet and a fiscal-year deadline are staring back at you. Building an HOA budget from scratch is intimidating when finance isn't your day job. This guide walks through what goes into a solid budget, the line items to include, a worked example, and how to turn it all into the assessments your community pays. Or skip the blank spreadsheet and start from ours. Free template ### Free HOA budget template (Excel / Google Sheets) A working budget spreadsheet built around the steps in this guide. You fill in last year's actuals and next year's numbers line by line, and it calculates what dues need to be, grossed up for a delinquency allowance — you never type the dues in. Inside: the Budget tab (the only one most communities need), an optional Reserves check, an optional Cash Check that flags any month the account dips below zero, and a finished Example for an imaginary 150-home community with a pool. Excel file · opens in Google Sheets · free, no email required [Download the template ↓](https://cmgt.org/downloads/cmgt-hoa-budget-template.xlsx) ## The 3 parts of an HOA budget A complete HOA budget has three parts: an operating budget for day-to-day costs, reserve contributions for long-term repairs and replacements, and capital expenses for one-time projects. A small contingency sits on top to absorb the ordinary surprises. **The most common and costly mistake is leaving reserves out**, which is how communities end up with a surprise special assessment. 1. **Operating budget.** Recurring costs such as management, insurance, utilities, and landscaping. 2. **Reserve contributions.** Money set aside each year for big-ticket replacements like roofs, roads, and the pool, ideally guided by an [HOA reserve study](https://cmgt.org/resources/hoa-reserve-study). Skip this and the eventual bill arrives as a [special assessment](https://cmgt.org/resources/hoa-special-assessments). 3. **Capital expenses.** One-time projects, such as adding a playground or upgrading the entrance. Each one should be paid from one place: reserves, operating, a special assessment, or a loan. A project paid from reserves shouldn't also show up as an operating expense, or owners pay for the same work twice. ## HOA budget line items: what to include A good budget accounts for every recurring expense plus a cushion for surprises. At its core it balances income against expenses across a single fiscal year. **Here are the line items every HOA budget should cover, grouped the way a good template is organized.** Income other than assessments - Late fees, interest on the operating account, clubhouse rentals, and resale or transfer fees. Assessments aren't on this list on purpose: they're what's left to cover after everything else, so they come out of the math at the end. Operating expenses - Management, insurance, utilities, landscaping and common-area maintenance, pool and amenity operations, legal and accounting, and administrative costs. Reserves, contingency, and capital - Your annual reserve contribution (set by the reserve study), a contingency of 3 to 5% of operating costs, any capital projects the operating budget is paying for this year, and a delinquency allowance so a few late payments don't sink the plan. In the Gulf South, insurance usually means separate windstorm and flood coverage on top of the [master policy](https://cmgt.org/resources/hoa-master-insurance-policy). Coastal wind deductibles are often a percentage of insured value, so it's smart to set aside money toward the deductible each year rather than hoping the season stays quiet. ## Sample HOA budgets by community size What a budget looks like depends heavily on size and amenities, so here are three simplified examples to model from. **These are illustrative figures, not real community budgets.** Use them to see the shape, then plug your own numbers into the template. Notice how the reserve share grows as a community adds amenities. Small HOA, about 40 homes, no amenities Roughly $40,000 a year: about 75% operating and 20% reserves, with a small contingency making up the rest. That lands near $70–85 per home each month. Mid-size community, about 150 homes, pool and common areas Roughly $300,000 a year: about 65% operating and 30% reserves, with contingency and capital making up the rest. That lands near $150–175 per home each month. Large or master-planned community, amenities and staff $1 million or more a year: about 60% operating and 35% reserves, with the rest in contingency and capital. Dues vary widely with the amenity package. ## HOA budget example: a mid-size community, line by line Here is the mid-size sample expanded into a full budget: Magnolia Bend, an imaginary 150-home community with a pool and common areas. It's the same budget you'll find on the Example tab of the template. **Illustrative figures, not a real community's budget.** | Section | Line item | Annual | | Operating | Management fee | $46,000 | | Operating | Insurance: general liability, D&O, and property | $44,000 | | Operating | Insurance: windstorm and flood | $21,000 | | Operating | Utilities: common areas | $20,000 | | Operating | Landscaping and grounds | $34,000 | | Operating | Pool and amenity operations | $14,000 | | Operating | Repairs and maintenance: routine | $10,000 | | Operating | Legal, accounting, administrative, and other | $13,900 | | **Operating** | **Total operating expenses** | **$202,900** | | Reserves | Reserve contribution (per the reserve study) | $90,000 | | Reserves | Storm deductible funding | $5,000 | | Contingency | Contingency (4% of operating) | $8,116 | | Capital | Entry sign lighting upgrade (paid from operating) | $4,000 | | **Total** | **Total to be funded** | **$310,016** | | Income | Less: late fees, rentals, transfer fees, interest | ($11,500) | | **Dues** | **Assessment revenue required** | **$298,516** | | Dues | $298,516 ÷ 150 homes ÷ 12 months | $165.84 per home, per month | | Dues | Grossed up for a 5% delinquency allowance | **$174.57 billed per home, per month** | Magnolia Bend currently charges $160 a month, so this budget means an increase of $14.57, or 9.1%, which is within the 10% cap in its governing documents. Two things to notice. Insurance, taken together, is the largest operating cost and the one most likely to move at renewal, which is why the template carries last year's actual next to next year's figure. And the reserve contribution is nearly a third of the whole budget. That's what a funded community looks like, and it's the line a volunteer-built budget most often shortchanges. ## How to build your budget: step by step Building the budget is a repeatable sequence you can run every fiscal year. **Work these six steps in order, and the template does the math with you.** 1. **Review last year's actuals.** Start with what the community really spent, not just what was budgeted. Your year-end [financial statements](https://cmgt.org/resources/hoa-financial-statements) have the numbers. 2. **List every expected expense.** Enter each operating line item, and note where each number came from: a contract, a quote, or a year of bills. 3. **Fund reserves per your reserve study.** Set the annual reserve contribution the study recommends. 4. **Add a contingency.** A small buffer, often 3 to 5% of operating costs, absorbs surprises. 5. **Work out what dues need to cover.** Add up expenses, reserves, contingency, and any capital work, then subtract income other than assessments. Divide what's left by the number of homes, then by the number of payment periods. Example: a $240,000 budget with $6,000 in other income leaves $234,000 for dues. Across 120 homes, that's $1,950 per home a year, or about $163 a month. 6. **Present for review and ratification.** Check the increase against any cap in your governing documents, take the draft to the board, and follow your ratification process. Adjust that dues math for a delinquency allowance so the plan still works when a few homeowners pay late. ## The budget approval process (and common mistakes to avoid) Most associations require the board to adopt the budget and then distribute or ratify it with homeowners, so start early enough to finish before the fiscal year begins. **The typical cycle runs draft, board review, member notice or ratification, then adoption** — but your governing documents and state law control the specifics, so confirm your community's exact requirements. The [Community Associations Institute](https://www.caionline.org/) publishes helpful budgeting guidance for a deeper reference. The most common budgeting mistakes are all avoidable: - Underfunding reserves, the leading cause of surprise special assessments. - Leaving out a contingency line for the unexpected. - Skipping a delinquency allowance and assuming every homeowner pays on time. - Charging the same capital project to both reserves and operating. - Copying last year's budget without reviewing the actuals. - Missing the notice deadlines, or the cap on increases, written into your governing documents. ## How to set up your own HOA budget template You don't need special software. **A working HOA budget template is a spreadsheet with a block for income other than assessments, a block for operating expenses, and a block for reserves, contingency, and capital, plus one calculation that turns the total into dues.** In Excel or Google Sheets, give each block its own rows, list the line items from above, and total them. Then add up everything the community has to fund, subtract income other than assessments, and divide what's left by your number of homes and payment periods, plus a line for a delinquency allowance. Plenty of free budget templates float around online, but most are generic business budgets. Building your own around these community-association categories keeps it relevant. Or download the template above, which already does all of this and includes a worked example. **Prefer not to build it yourself?** CMGT prepares and manages association budgets for boards across the South and keeps them transparent to homeowners all year. If that sounds better than a blank spreadsheet, our [community association management](https://cmgt.org/hoa-management-services) and budget preparation teams can take it off your plate. [Request a proposal](https://cmgt.org/request-a-proposal?intent=proposal) any time. ## Frequently asked questions ### What should be included in an HOA budget? An HOA budget should include every recurring expense (management, insurance, utilities, and maintenance), an annual reserve contribution, a contingency for surprises, and any capital projects planned for the year, all funded by assessments and other income. Your template should group these the same way so nothing gets missed. ### How do you calculate HOA dues from the budget? Add up everything the budget has to fund, subtract income other than assessments, then divide by the number of homes and the number of payment periods (12 for monthly dues). For example, a $240,000 budget with $6,000 in other income leaves $234,000 for dues: $1,950 per home a year, or about $163 a month. Adjust for a delinquency allowance. The template assumes every home pays the same share; if your declaration allocates by ownership percentage or lot type, adjust each home's share to match. ### What is the HOA budget approval process? In most associations, the board adopts the budget and then notices or ratifies it with the members according to the governing documents and state law. The usual cycle is draft, board review, member notice or ratification, and adoption. Because ratification rules vary, confirm your community's specific requirements in your governing documents or with counsel. ### How much should an HOA budget for reserves? The reserve contribution should follow your community's [HOA reserve study](https://cmgt.org/resources/hoa-reserve-study), not a guess, because underfunding reserves is the leading cause of surprise special assessments. The study sets a target so your reserve fund tracks toward a healthy percent funded over time. ## A clear budget is the best protection against surprises A clear budget keeps your community financially healthy and spares homeowners the nasty surprises that come from guesswork. Setting up a simple HOA budget template and keeping it current gives your board a running start. If you'd rather have a partner build it, manage it, and keep it transparent all year, that's exactly what we do. This article and template are free planning resources for HOA boards, not the process CMGT uses to prepare budgets for the communities it manages, and not accounting, tax, legal, or financial advice. Sample budgets are illustrative, not real community financials. Budget adoption and ratification rules vary by governing documents and state law; confirm your community's requirements with your CPA and your association's attorney. ## Keep reading. [HOA Reserve Studies→](https://cmgt.org/resources/hoa-reserve-study)[Financial & Administrative Management→](https://cmgt.org/hoa-financial-management)[Talk to our team→](https://cmgt.org/request-a-proposal) ## Want this handled for you? A real person will walk through your community's budget and reserves — within one business day. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) --- Page: HOA financial statements explained URL: https://cmgt.org/resources/hoa-financial-statements Section: Guides for HOA boards (Board Education Hub) Finances & Reserves # HOA financial statements, explained in plain English. A set of financial statements lands in your inbox and nobody ever walked you through them. Here are the four core HOA financial statements: what each one shows, what to question, and how to get copies. 7 min read Finances & Reserves The short version Four reports do the work: the balance sheet, the income statement, the cash flow and ledger detail, and the budget comparison. Each answers a different question, and reading them together turns a stack of numbers into a real picture of your community. You joined the board this year, and by the second week of the month a set of HOA financial statements lands in your inbox: a balance sheet, an income statement, a budget comparison, and pages of numbers nobody walked you through. Or maybe you’re a homeowner who wants to know where your assessments go. Either way, understanding your community’s money shouldn’t require an accounting degree. This guide walks through the four core HOA financial statements in plain English: what each shows, what to look for, and how to get copies. ## What are HOA financial statements? HOA financial statements are the monthly and annual reports that show a community association’s financial health: what it owns, what it owes, what it earned and spent, and how actual results compare to the budget the board approved. They are sometimes called HOA financial reports, and in most communities the management company prepares them monthly for the board. Four reports do most of the work inside a standard set of HOA financial statements: the balance sheet, the income statement, the cash flow and general ledger detail, and the budget comparison. **Each one answers a different question, and reading them together is what turns a stack of numbers into a real picture of your community’s finances.** ## The HOA balance sheet: what the community owns and owes The HOA balance sheet is usually the first page of a set of HOA financial statements: a snapshot of your association’s financial position on one date. It lists assets (what the community owns), liabilities (what it owes), and equity (the difference, often labeled fund balance). Assets usually include operating cash, reserve fund cash, and accounts receivable, meaning money homeowners owe but haven’t paid. Liabilities include accounts payable (approved vendor invoices not yet paid), prepaid assessments, and any loans. **The most useful habit on a balance sheet is checking that reserve fund cash is reported separately from operating cash and is tracking with your reserve study.** That separation is the heart of sound HOA reserve fund accounting. Two things deserve a question at the next meeting: reserve money quietly used to cover operating shortfalls, and a receivables balance that climbs month after month, the first visible sign of a delinquency problem. Our [HOA reserve study guide](https://cmgt.org/resources/hoa-reserve-study) covers how reserve targets get set. ## The HOA income statement (P&L): money in vs. money out The HOA income statement shows income and expenses over a period, usually the month and the year to date, and whether the association finished with a surplus or a deficit. It is the report most people picture when they think about HOA financial statements. Assessments do nearly all the lifting on the income side, with smaller amounts from interest, transfer charges, and amenity income. The expense side shows the real cost of running a community: landscaping, insurance, utilities, common area maintenance, management, and the monthly contribution to reserves. One naming quirk worth clearing up: your association is almost certainly a nonprofit corporation, so it isn’t trying to earn a profit. The label P&L, short for profit and loss, is borrowed from for-profit accounting, and most software simply prints it that way. Audited statements usually call the same report a statement of revenues and expenses, and the bottom line is a surplus or deficit, not a profit or a loss. **Read every expense line against its budgeted amount rather than against last month, and separate one-time costs from recurring ones before drawing a conclusion.** A single storm cleanup can make a month look alarming when nothing is wrong. The pattern is what matters: a deficit that repeats quarter after quarter, or a category over budget every month, which usually means the budget assumption was wrong, not that the community had a bad month. ## Cash flow and the budget comparison report Two more reports round out a complete set of HOA financial statements. In a monthly package the cash flow piece is usually a check register and general ledger detail rather than a formal statement of cash flows: what was actually paid and collected, plus the accounts receivable aging of who owes what and for how long. The budget comparison report puts budgeted and actual amounts side by side, with the variance between them, and it is the earliest warning system a board has. If you’re setting one up from scratch, our [HOA budget template](https://cmgt.org/resources/hoa-budget-template) lays out every line. **Variances aren’t the problem; unexplained variances are.** A well-prepared budget comparison arrives with notes on anything meaningful. Watch for large swings nobody can account for, and for an aging report where balances keep sliding past 90 days, your collections signal long before it becomes a cash problem. Here is how the four HOA financial statements compare at a glance: | Report | What it shows | What to look for | Red flag | | **Balance sheet** | Assets, liabilities and equity on one date | Reserves separated and tracking with the reserve study | Reserves covering operating costs; rising receivables | | **Income statement (P&L)** | Income and expenses over a period; surplus or deficit | Actual vs. budget on every line; one-time vs. recurring | Repeat deficits; a category over budget every month | | **Cash flow / general ledger** | Transaction detail: what was paid and collected | Vendors paid on terms; clean accounts payable | Aging receivables sliding past 90 days | | **Budget comparison** | Budget vs. actual, with variances | Variances that come with an explanation | Large swings nobody can account for | ## How often you should get them, and how to request them Boards should receive HOA financial statements every month, and homeowners generally have a right to review their association’s financial records on request. The specifics come from your governing documents and your state’s association statutes. Across CMGT’s markets the picture varies more than most guides admit. Texas and Florida have the most developed frameworks, covering both records access and association financial reporting (Texas Property Code Chapter 209 and [Florida Statutes Chapter 720](https://www.flsenate.gov/Laws/Statutes/2024/Chapter720)). Louisiana’s [Planned Community Act](https://www.legis.la.gov/legis/Law.aspx?d=106629), effective January 2025, requires associations to keep financial statements and tax returns for the past three years and to make requested records available for examination and copying, without overriding what pre-2025 community documents already say. Alabama’s Homeowners’ Association Act covers declarations recorded on or after January 1, 2016, plus older associations that vote to opt in, and requires the current budget, reserve funds, and last year’s financial statements within 30 days of a written request. Mississippi has no comparable act, so access there runs through the governing documents and general nonprofit corporation law. Many associations also produce an annual compilation, review, or audit from a CPA, depending on their documents, size, and state law. **If you’re wondering how to request HOA financial statements, check your homeowner portal first, since in many communities the reports are already there, then send a written request naming the reports and period you want.** Confirm your community’s obligations with your governing documents, association counsel, or a CPA. This is general information, not legal advice. ## What good HOA financial reporting looks like Strong HOA financial reporting is timely, consistent, easy to read, and shared openly, not something homeowners have to fight to see. The hallmarks are simple: - A predictable delivery date every month - Budget and actual side by side, with notes on anything unusual - Reserve funds reported separately from operating funds - Plain-language summaries for board members who aren’t accountants - Access for the entire membership, not just the board **The clearest test of a management company’s transparency is who gets the HOA financial statements, not how polished they look.** CMGT was one of the first management companies in the country to send full monthly P&L statements and balance sheets to every homeowner, not just the board. Financials and bank reconciliations go out by the 20th, written into the management agreement, a process that earned a 2024 Vanty Award. The [Community Associations Institute](https://www.caionline.org/) publishes reporting resources for boards, and our [HOA financial management](https://cmgt.org/hoa-financial-management) page explains how the monthly close works. ## Frequently asked questions ### Are HOAs required to provide financial statements? In most cases, yes. Associations are generally required to maintain financial records and make them available to members, though the exact obligation depends on your state’s statute and your governing documents. Texas, Florida, Louisiana, and Alabama each address association records and HOA financial statements in state law, with different triggers and timelines, while Mississippi relies mainly on the governing documents and general nonprofit corporation law. CMGT sends full monthly financials to every homeowner regardless of the minimum requirement. ### How do I request my HOA’s financial statements? Submit a written request to your board or management company naming the specific reports and time period you want. Many communities also post monthly HOA financial statements to a homeowner portal, which is faster than a formal request. Expect a reasonable turnaround rather than same-day access, since records may need to be pulled and reviewed. ### What does an HOA balance sheet show? An HOA balance sheet shows the association’s assets, liabilities, and equity on a specific date, meaning what the community owns, what it owes, and what remains. Assets typically include operating cash, reserve fund cash, and accounts receivable. Liabilities include unpaid vendor invoices, prepaid assessments, and any loans. ### How long must an HOA keep financial records? Retention periods for HOA financial statements vary by state and by governing documents, but multiple years is typical and many associations keep them longer. Check your governing documents and state statute for the specific requirement, and confirm anything you plan to act on with association counsel or a CPA. ## Reading your community’s numbers shouldn’t be a guessing game Once you know what each report shows, HOA financial statements stop being a monthly mystery and start being a tool. The balance sheet tells you where the community stands, the income statement tells you how the year is going, and the budget comparison tells you what to ask next. Transparency is what makes it work, for boards and homeowners alike. CMGT delivers full monthly HOA financial statements to every homeowner, on schedule, in every community we manage. If your board wants reporting the whole community can actually read, you can [request a proposal](https://cmgt.org/request-a-proposal?intent=proposal) any time. This article is general information for HOA boards and homeowners, not legal, tax, or accounting advice. State statutes, records-access rules, and reporting requirements change over time — confirm your community’s current obligations with your governing documents, association counsel, or a CPA. ## Keep reading. [HOA Budget Template→](https://cmgt.org/resources/hoa-budget-template)[HOA Reserve Study Guide→](https://cmgt.org/resources/hoa-reserve-study)[HOA Financial Management→](https://cmgt.org/hoa-financial-management) ## Want financial reporting your whole community can read? A real person will walk through your community’s financials and reporting — within one business day. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) --- Page: What do HOA fees cover? URL: https://cmgt.org/resources/what-do-hoa-fees-cover Section: Guides for HOA boards (Board Education Hub) Finances & Reserves # What do HOA fees cover? A plain-language guide to where your money goes. That line on your statement, or on the listing for a home you love, has a simple answer: your fee pays for the things you and your neighbors share. Here is what it covers, what makes it higher or lower, and how to see your own community’s numbers. 8 min read Finances & Reserves The short version HOA fees pay for what homeowners share — common areas, amenities, insurance on shared property, reserves for future repairs, and the work of running the community. What you pay depends on what your community maintains, and you should be able to see where every dollar goes. You just saw the number — on a statement, on a listing, or in a budget notice that landed in the mail this fall — and the obvious question is: what do HOA fees cover? The short answer is the one above. Your fee pays for the parts of the community everyone shares, from the entrance and the pool to the insurance on shared buildings and the savings that pay for the next roof. When people ask what does HOA cover, that is the honest, unglamorous list. Nobody enjoys a bill they can’t itemize, so this guide does the itemizing. We’ll walk through what your fee pays for, what it usually doesn’t, what makes one community’s fee higher than another’s, how fees get set and when they can change, and — the part most guides skip — exactly where to look to see your own community’s numbers. ## What do HOA fees cover? HOA fees cover the costs of owning and maintaining the parts of the community everyone shares. Put another way, what does an HOA pay for? Boiled down, your fee pays for five things: - **Common area maintenance** — landscaping, entrances, ponds, and shared grounds - **Amenities and shared utilities** — pools, clubhouses, and the power and water that keep common spaces running - **Insurance** on shared property and the association’s liability - **Reserves** — savings set aside for big future repairs - **Management and administration** — the work of running the community ### Common area maintenance and landscaping This is the part you see every day: mowing and landscaping at the entrance and along the medians, the pond and its fountain, sidewalks and streetlights, and private roads where the community owns them. It’s the single most visible thing your fee buys. A manager bids and oversees the vendors who do this work — soliciting competitive bids and holding contractors to them is one of the everyday ways fees are kept in check rather than left to climb. ### Amenities and shared utilities Pools, clubhouses, fitness rooms, and playgrounds are funded here, along with the utilities that keep shared spaces running: common-area electricity for streetlights and the pool, and water for irrigation. Do HOA fees include utilities for your own home? Usually not — but it depends on the community. Some associations fold a service like water or trash into the fee for every home, while most leave your household utilities to you. Your budget spells out which. ### Insurance on shared property Part of your fee buys the association’s master insurance policy, which covers shared property and the association’s liability. It does not replace your own homeowner’s policy — the two cover different things. In the Gulf South, wind and flood exposure make insurance a bigger slice of the budget than it is in much of the country, which is why CMGT keeps a dedicated Insurance & Reserve department on it. Our [guide to the HOA master insurance policy](https://cmgt.org/resources/hoa-master-insurance-policy) covers where the association’s coverage ends and yours begins; the [National Flood Insurance Program](https://www.floodsmart.gov/) explains why flood coverage is almost always separate. ### Reserves: savings for future repairs Part of every fee is set aside for big, predictable costs that are years away — a new roof, resurfaced roads, a repainted clubhouse, pool equipment, fencing. This is the reserve fund, and it’s the quiet reason a well-run community rarely gets hit with a surprise bill. A funded reserve is what lets the association replace the roof when it wears out instead of passing the hat. An [HOA reserve study](https://cmgt.org/resources/hoa-reserve-study) sets the target so the savings keep pace with what’s wearing out. ### Management and administration This covers the work of actually running the community: the management fee, accounting and annual tax preparation, legal costs, meetings and records, and the homeowner communication that keeps everyone informed. It’s the least visible line and the one that keeps the other four organized. You can see how the pieces fit together in our overview of [HOA financial management](https://cmgt.org/hoa-financial-management). ## What HOA fees usually don't cover HOA fees generally don’t cover anything inside your home, your own homeowner’s insurance, or repairs to property you own individually — but where exactly the line falls depends on your community. Take the roof: does an HOA cover roof repairs? In most single-family communities the homeowner owns and maintains the roof, while in some townhome or condominium communities the association may. The only reliable answer is in your governing documents, which define exactly what the association maintains and what it doesn’t. | Usually covered by the association | Usually your responsibility | | Common areas, entrances, and shared landscaping | The inside of your home and its systems | | Shared amenities like the pool and clubhouse | Your own homeowner’s (or HO-6) insurance | | Master insurance on shared property | Your yard and anything you own individually | | Reserves for shared components | Your roof, in most single-family communities | **When in doubt, the governing documents decide, not the general rule.** If the split isn’t clear, ask your manager to point you to the section that spells out what the association maintains. ## How much are HOA fees? It depends on what your community maintains There’s no meaningful “average” HOA fee, and any number you see online won’t apply to your community. The fee is set by what each community has to maintain — more to maintain usually means a higher fee that covers more. So instead of chasing an average, look at what moves the number: - **Amenities.** A pool, clubhouse, and gym cost more to run than an entrance sign and a pond. - **How much the association maintains.** Common areas only is very different from a community that also maintains exteriors, roofs, or every home’s landscaping. - **Community type.** Single-family, townhome, and condominium communities share different amounts of property, so their fees are built differently. - **Age.** Older roads, roofs, and amenities need more upkeep and bigger reserve contributions. - **Reserve health.** A community that’s catching up on underfunded reserves pays more now than one that’s stayed ahead. - **Insurance.** Coastal wind and flood exposure pushes premiums up here, and that flows straight into the fee. - **Size.** The same costs split across more homes mean a lower share for each. **When you’re comparing two communities, compare what each fee covers, not just the number.** A lower fee that leaves the roof to you, or skips reserves, can cost more in the end. ## Why are HOA fees so high? When fees feel high, it’s usually because the community’s costs have gone up — and sometimes because some homeowners aren’t paying. Nobody likes a bigger bill, so here’s the honest breakdown of what’s usually behind it: - **Insurance.** In the Gulf South, wind and flood coverage is one of the fastest-rising costs a community faces. - **Vendor and material costs.** Landscaping, pool service, and repairs all cost more than they did a few years ago. - **Aging components.** Roads, roofs, and amenities need more attention as they get older. - **Reserves catching up.** A community that underfunded its reserve fund in past years has to build it back, and that shows up in the fee. - **Delinquency.** When some homeowners don’t pay, the cost lands on the ones who do. Our guide to [HOA collections and delinquency](https://cmgt.org/resources/hoa-collections-delinquency) explains how a good process keeps that from spreading. One more distinction worth drawing: your regular fee funds the yearly budget, while a [special assessment](https://cmgt.org/resources/hoa-special-assessments) is a separate, one-time charge for something the budget and reserves didn’t cover. A well-funded reserve is the best protection against ever seeing one. **A higher fee that funds reserves is often cheaper than a low fee and a surprise assessment later.** ## How are HOA fees determined, and when can they go up? HOA fees come from the community’s annual budget. Each year the board estimates what it will cost to run and maintain the community — every category above, including the reserve contribution — and divides that total among homeowners according to the governing documents. That’s how HOA fees are determined: not by a rule of thumb, but by what the community actually plans to spend. Our [HOA budget template](https://cmgt.org/resources/hoa-budget-template) shows how the pieces add up. Can an HOA raise fees? Usually yes, through that same budget process, since costs rarely hold still. But the limits — how much the board can raise fees on its own, how much notice homeowners get, and whether a vote is required above a certain amount — depend on your governing documents and your state’s law. We manage communities; we don’t practice law, so we won’t tell you what your state requires. For that, [find your state’s HOA law guide in our Resources library](https://cmgt.org/resources) and, when it matters, check with your association’s attorney. ## How to see where your HOA fees go The best way to see what your fees pay for is to read two documents: your community’s annual budget and its financial statements. Between them, they show exactly where the money goes. You don’t need an accounting background — here’s what to look for. Three things to look for 1. **The budget’s major categories.** They line up with the five things above — maintenance, amenities, insurance, management, and reserves. 2. **The reserve contribution line.** This is the savings piece. It’s a normal, planned part of the fee, not an extra. 3. **Actual vs. budget.** The financial statements show what was really spent against what was planned, so you can see how close the community is running. The table below shows how a budget is usually organized, so the categories feel familiar when you open your own. **Example: how an HOA budget is organized.** An illustrative example for a single-family community with a pool. Your community’s budget will look different — the line items depend on what your association maintains. | Budget section | Line item | What it pays for | | Operating — Maintenance | Landscaping and mowing | Common areas, entrances, and medians | | Pond and drainage upkeep | Keeping shared water features and drainage working | | Common-area repairs | Fences, signs, and lighting | | Operating — Amenities | Pool service and chemicals | Keeping the pool open and safe | | Pool furniture and supplies | Chairs, umbrellas, and equipment | | Clubhouse cleaning and upkeep | The shared indoor space | | Operating — Utilities | Common-area electricity | Streetlights, pool, and the entrance | | Irrigation water | Watering common-area landscaping | | Operating — Insurance | Master property and liability policy | Shared property and the association’s liability | | Directors & officers coverage | Protecting volunteer board members | | Operating — Management & admin | Management fee | Running the community day to day | | Accounting, tax prep, and legal | Books, filings, and counsel | | Postage, printing, and bank fees | Homeowner communications and banking | | Reserve contribution | Transfer to reserves | Saving for future repairs and replacements — pool resurfacing, fencing, roads, the entrance monument (set by the [reserve study](https://cmgt.org/resources/hoa-reserve-study)) | Two parts are worth noticing. The **operating budget** is this year’s costs; the **reserve contribution** is savings for later, and it’s a normal line, not an add-on. When your fee changes, compare this year’s budget to last year’s to see which lines actually moved. What transparency can look like At CMGT, full monthly financials — the profit-and-loss statement and the balance sheet — go to the *entire* ownership, not just the board, by the 20th of every month. It’s written into the management agreement, and about 70% of homeowners use the portal to check it. We think seeing the numbers is the whole point. If CMGT manages your community, your financials are in your portal — sign in through the [homeowner login](https://cmgt.org/homeowner-hub) to see your community’s budget and monthly statements. And the annual meeting is the place to ask questions about any line you don’t recognize. ## Frequently asked questions about HOA fees ### Are HOA fees worth it? It depends on what your fee covers and how well the community is run. In exchange you get shared amenities, maintained common areas, and a plan that protects property values; the trade-offs are the cost and the rules. The clearest way to judge it is to look at your community’s budget and see where the money goes. ### Can an HOA raise fees without a vote? It depends on your governing documents and state law. Some documents let the board adopt a budget that raises fees without a separate homeowner vote; others cap increases or require a vote above a certain amount. Check your governing documents, and [find your state’s HOA law guide](https://cmgt.org/resources) in our Resources library. ### What’s the difference between HOA dues and a special assessment? Dues are the regular fee that funds the annual budget; a special assessment is a one-time charge for a cost the budget and reserves didn’t cover. Healthy reserves make a special assessment less likely. ### Do HOA fees include utilities? Usually only the utilities for shared spaces, like electricity for streetlights and the pool or water for irrigation. Some communities also include a service like water or trash for each home. Your budget or your manager can tell you which. ### Why did my HOA fees go up this year? Most increases trace back to higher costs in the new budget, often insurance, vendor pricing, or reserve contributions. Your budget will show which lines changed, and the annual meeting is the place to ask about them. ## Your fee pays for what you share That’s the whole idea: your HOA fee pays for the things you and your neighbors share, it’s set by what your community has to maintain, and you should always be able to see where every dollar goes. When the numbers are open, a fee stops feeling like a mystery bill and starts looking like what it is — a shared plan for a community you own a piece of. If you’re on a board and your homeowners can’t see where their money goes, that’s worth fixing. It’s the thing we hear the most relief about after a community switches. This article is general guidance for homeowners and boards, not legal, tax, or financial advice, and it isn’t a description of any specific community’s budget. The sample budget is an illustrative example, not a typical or average one. What your association maintains, and how and when fees can change, are set by your governing documents and your state’s law; confirm the specifics with your association’s attorney. ## Keep reading. [HOA Financial Management→](https://cmgt.org/hoa-financial-management)[HOA Reserve Study Guide→](https://cmgt.org/resources/hoa-reserve-study)[HOA Master Insurance Policy→](https://cmgt.org/resources/hoa-master-insurance-policy) ## If your homeowners can't see where their money goes, let's talk. A real person will walk through your community’s budget and financials — within two business days. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) --- Page: HOA special assessments URL: https://cmgt.org/resources/hoa-special-assessments Section: Guides for HOA boards (Board Education Hub) Finances & Reserves # HOA special assessment: what it is, and how boards avoid one. The notice arrives and the number is bigger than a month of dues. Here's what a special assessment actually is, your options if you're facing one, and why the best-run communities almost never need one. 6 min read 2026 Edition · Updated August 2026 The short version A special assessment is a one-time charge for a big expense the budget and reserves can't absorb. It's legitimate, and it's usually preventable. Reserve study, funding plan, budget, no surprise. The notice arrives and the number on it is bigger than a month of dues. Sometimes it's four figures. The reaction is almost always the same: wait, can they even do that? Usually, yes. An HOA special assessment is a legitimate tool, and boards levy them for real reasons. It's also fair to want to know where the number came from, whether the process was followed, and what your options are if the timing is hard. This guide covers both sides. Homeowners get a plain explanation and realistic options. Boards get the mechanics of doing it correctly, plus the part that matters more: the best-run communities almost never need one. ## What is an HOA special assessment? An HOA special assessment is a one-time charge to homeowners, separate from and on top of regular dues, that covers a large or unexpected expense the annual budget and the reserve fund can't absorb. It is tied to a specific cost, not to general operations. The usual causes are capital expenses that arrived early or arrived bigger than planned: a clubhouse roof, repaving community roads, an insurance deductible after a hurricane, a drainage or pool system that failed sooner than the reserve schedule assumed. Deferred maintenance is a frequent culprit, because work postponed for three budget cycles rarely gets cheaper. **A special assessment isn't a penalty, and it isn't a sign anyone did something wrong. It's a funding gap showing up as a bill.** | | Regular assessments (dues) | Special assessment | | Timing | Ongoing, usually monthly or quarterly | One time, sometimes split over set payments | | Covers | Operations and reserve contributions | One specific large expense | | Set by | The annual budget | A separate board or membership action | ## HOA special assessment rules: when and how a board can levy one A board can levy a special assessment when its governing documents authorize one and the required approval steps are followed. Whether that means a board vote or a membership vote usually depends on the amount and on what the CC&Rs say. **The authority comes from the governing documents, not from the board's discretion, which is why the documents are the first place both boards and homeowners should look.** Most declarations spell out some version of the following. - **What can be assessed.** Many documents limit special assessments to capital improvements, common property repairs, or specific emergencies. - **Who approves it.** A board vote may be enough below a stated threshold. Above it, documents commonly require membership approval, and some call for assessment ratification at a meeting called for the purpose. - **What notice is required.** Notice periods, what the notice must say, and whether the vote happens at an open meeting are usually spelled out, and state law may add more. - **Whether a ceiling applies.** Some documents cap the amount at a percentage of the annual budget or a dollar figure per lot. Documentation is the part boards underestimate. A properly noticed meeting, a recorded vote, minutes reflecting the discussion, and a written explanation sent to every homeowner are what make an assessment defensible later, and easier to accept. ## For homeowners: what to do if you're facing a special assessment Read the notice, confirm the assessment followed your community's process, and talk to the board about options before the deadline. Most associations would much rather arrange terms than chase a delinquency. **Acting early is the biggest lever a homeowner has, and it shrinks every week you wait.** 1. **Confirm it was properly approved.** Check the notice against your governing documents and ask for the minutes showing the vote. 2. **Ask what it's funding, and ask to see the numbers.** A board should be able to point to the bid or the reserve shortfall behind the figure, and reasonable boards expect the question. 3. **Check your own insurance.** If the assessment follows a covered loss — a storm, a fire, a deductible the association had to fund — your homeowners or HO-6 policy may carry [loss assessment coverage](https://cmgt.org/resources/hoa-master-insurance-policy), which exists for exactly this. 4. **Ask about a payment plan.** Many associations will spread a large assessment over months. In Texas, associations above a certain size must adopt written guidelines for an [alternative payment schedule](https://statutes.capitol.texas.gov/Docs/PR/htm/PR.209.htm#209.0062) on delinquent regular or special assessments. 5. **Understand what happens if it goes unpaid.** Late charges and interest are common, and in some states an unpaid balance can support a lien against the home. Raise a hardship early rather than let a deadline pass. 6. **Put any objection in writing.** If you believe it wasn't properly levied, use your community's dispute process, in writing, citing the provision you think was missed. Searches for how to fight a special assessment are common, and the productive version is narrower than it sounds: verify the process, ask for the numbers, object in writing if something is wrong. Withholding payment tends to add cost rather than leverage. ## For boards: how to avoid special assessments in the first place Most special assessments are preventable. They signal that the budget or the reserve fund fell short of what the community needed, and the fix is planning rather than scrambling. **The chain is short and every link is boring: reserve study, funding plan, budget, no surprise.** The prevention chain A current **reserve study** says what needs replacing and when. It produces a **funding plan**, which feeds the annual **budget**. A budget carrying its full reserve contribution means **no surprise assessment** when the roof reaches the end of its life on schedule. Four things make the difference: - **Fund reserves from a current study, not a guess.** Our [HOA reserve study guide](https://cmgt.org/resources/hoa-reserve-study) covers what one includes and how often to refresh it. CAI's [funding policy](https://www.caionline.org/advocacy/public-policies/reserve-study-and-funding/) makes the same point: a funding plan exists so the work gets paid for without supplemental funding later. - **Build a realistic budget with a contingency line.** Our [budget template](https://cmgt.org/resources/hoa-budget-template) includes one. A budget with no room in it is a budgeting shortfall waiting for a date. - **Adjust dues gradually.** Small annual increases are unpopular. A five-figure assessment is far worse, and deferring the first tends to guarantee the second. - **Show homeowners the numbers monthly.** Communities that see their own finances are the ones least surprised by a funding decision. That last one is where CMGT sits. We send the full monthly profit and loss statement and balance sheet to every homeowner we manage, not just the board, and financials by the 20th are written into our management agreement. We also help boards commission reserve studies and build budgets that carry their reserve contribution. The special assessment HOA boards regret most is usually the one that could have been a reserve contribution five years earlier. [Our financial management work](https://cmgt.org/hoa-financial-management) exists to keep that chain intact. ## Do state rules set an HOA special assessment limit? It depends on your state and your governing documents, and there is no universal statutory cap. Some states add procedural requirements; others leave both the authority and the ceiling almost entirely to the CC&Rs. **Across CMGT's markets, the defined statutory frameworks sit in Florida and Texas, while Louisiana, Mississippi, and Alabama lean on each community's own documents.** In Florida, [Chapter 720](https://www.flsenate.gov/Laws/Statutes/2025/720.303) addresses notice rather than dollar limits. Written notice of a meeting where special assessments will be considered must reach owners and be posted in the community at least 14 days beforehand, stating that assessments will be considered and describing their nature. Florida also requires a budget that doesn't fully fund reserves to warn owners the shortfall may result in special assessments, which is the prevention argument written into statute. Texas Chapter 209 also sets procedure rather than a cap, and adds the payment plan requirement noted above. In Louisiana, Mississippi, and Alabama, the declaration and bylaws do most of the work. Statutes change, and your documents may be stricter than your state's floor, so confirm both with your association's attorney. ## Frequently asked questions ### What happens if you can't pay an HOA special assessment? Contact the board about a payment plan as early as possible. Unpaid assessments typically accrue late charges and interest, and in some states an unpaid balance can support a lien against the home, so arranging terms is almost always better than letting the deadline pass. Options vary by association and by state. ### Can an HOA charge a special assessment without a vote? It depends on the governing documents and the amount. Many declarations let the board approve smaller special assessments directly, while larger ones require a vote of the membership. Your CC&Rs and your state's law together determine which applies, so start with the declaration. ### Is there a limit on HOA special assessments? There is no universal cap. Any limit comes from your governing documents or your state's statutes, and many communities have no dollar ceiling at all. Check the declaration first for a percentage or per-lot cap, then confirm the state requirements with your association's attorney. ### Are HOA special assessments tax deductible? For a primary residence they generally are not deductible. Treatment can differ for a rental property or for certain capital improvements that affect your cost basis. This is a question for a tax professional who can look at your specific situation. ## The best special assessment is the one you never levy A special assessment isn't the end of the world. It's a funding decision, and it deserves a clear explanation and a real conversation about terms. But an HOA special assessment should be rare rather than routine, and getting there is planning that starts years before the bill would. This article is general information for HOA boards and homeowners, not legal, tax, or financial advice. Confirm statutory requirements with your association's attorney and tax questions with a tax professional. ## Keep reading. [HOA Reserve Study Guide→](https://cmgt.org/resources/hoa-reserve-study)[HOA Budget Template→](https://cmgt.org/resources/hoa-budget-template)[Financial & Administrative Management→](https://cmgt.org/hoa-financial-management) ## Want surprises off the table? We build budgets that hold up and keep every homeowner in the loop — a real person will reach out within one business day. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) --- Page: HOA collections and delinquency URL: https://cmgt.org/resources/hoa-collections-delinquency Section: Guides for HOA boards (Board Education Hub) Finances & Reserves # Unpaid dues, tight budgets, tense neighbors: a plan for HOA collections. Weak collections leave the budget short, push maintenance down the road, and put volunteer boards in the one role nobody signed up for. Here is how to bring delinquency down, most of it before anyone is late. 8 min read Finances & Reserves The short version Most delinquency is a process problem, not a people problem. Finances homeowners can see, payments that are easy to make, steady follow-up, and a policy that treats everyone the same. Put those in place, and the past-due list starts to shrink. HOA collections is the work of getting every homeowner’s assessments paid in full and on time, and when it falls behind, the whole community feels it. Weak HOA collections leave the budget short, push maintenance and reserve contributions down the road, and leave paying homeowners covering for neighbors who aren’t. They also put volunteer board members in the one role nobody signed up for: asking their neighbors for money. Delinquency is more fixable than most boards expect, because most of the work happens long before anyone is late. This guide covers why delinquency climbs, how to prevent it, what a sound collection policy says, how the process runs, and when it becomes a legal question. With budget season underway, the timing is right. ## What HOA delinquency really costs a community HOA delinquency is the share of assessments that homeowners owe but haven’t paid, and its cost lands on everyone who does pay. When HOA collections slip, the shortfall shows up as a chain reaction: - The operating account runs short, so the board delays maintenance or trims a reserve contribution. - Deferred work gets more expensive, and the community is less ready for a new roof or a storm. - Pressure builds for higher dues or a special assessment, which hits the homeowners who paid all along. - Those homeowners feel penalized, trust slips, and the next statement gets easier to ignore. **Delinquency isn’t only a money problem; it’s a trust problem that feeds itself.** It also shapes next year’s budget, which has to plan around what the community actually collects, not just what it bills. Our [HOA budget template](https://cmgt.org/resources/hoa-budget-template) can help. ## Why delinquent HOA dues climb Delinquent HOA dues usually climb for ordinary, fixable reasons: paying is inconvenient, reminders are inconsistent, homeowners don’t trust where the money goes, or someone hit a hard stretch. Few homeowners wake up planning to stiff their neighbors. Behind most growing past-due lists, you’ll find some mix of these: - **Friction.** If the only option is a paper check mailed to an outdated address, some payments won’t arrive on time. - **Inconsistent follow-up.** When reminders go out one month and not the next, homeowners learn the due date is a suggestion. - **No visibility.** If homeowners have never seen a balance sheet or where last year’s money went, dues start to feel like a bill with no receipt. - **Real hardship.** Job loss, illness, divorce, a death in the family. These past-due accounts need a conversation, not a form letter. Slow follow-up, uneven communication, and closed books are common HOA collections problems, and every one can be fixed. **Most delinquency is a process problem, not a people problem.** ## The best HOA collections strategy is prevention The communities with the lowest delinquency are the ones where homeowners can see where their money goes and can pay without friction. Prevention is the best HOA collections strategy there is, because an account that never goes past due never needs a late notice. Three habits that do most of the work 1. **Show homeowners the numbers.** Sharing monthly financials with the whole membership, not just the board, is the simplest trust-builder a community has. 2. **Make paying easy.** Online payments and a homeowner portal remove the most common reason a payment is late: it was a hassle. 3. **Follow up the same way every time.** Steady follow-up is the backbone of HOA collections: a reminder that goes out on schedule every month teaches homeowners the due date is real. A few things we do at CMGT, for example: as part of our [HOA financial management](https://cmgt.org/hoa-financial-management), full monthly financials go to every homeowner by the 20th of each month. Homeowners can pay online through the portal, and 56% of payments now come in that way. Late payment follow-up is handled by a dedicated accounts receivable team. Across the communities we manage, average delinquency is around 10%, and many run lower. We think transparency has a lot to do with that. **When homeowners trust the numbers, they pay on time and support the community.** ## What a good HOA collection policy includes A written HOA collection policy tells every homeowner, in advance, when dues are due, what happens when they’re late, and what options exist if they’re struggling. Consistency is what makes HOA collections fair, and it’s what makes them defensible. If one neighbor gets a pass because they’re friendly with the treasurer while another gets a late notice, the board has a fairness problem, and maybe a legal one. **A policy set in advance takes the personal part out of HOA collections.** The board isn’t judging the family on the corner; it’s following a policy every homeowner already has. A policy has to work within your community’s governing documents and your state’s law, so have the association’s attorney review it before adoption. Budget season, with annual meetings right behind it, is a natural time to adopt one or revisit the one you have. ### Due dates, grace periods, and HOA late fees Your policy should state the due date for assessments, whether there’s a grace period, the day in the cycle a late fee applies, and whether interest accrues on delinquent assessments and how. What your community can legally charge depends on the governing documents and state law, so confirm specifics there. **HOA late fees work best when they’re predictable.** The goal isn’t to punish; it’s to make the due date mean something. ### HOA payment plans A payment plan is the compassion lever that also gets money back into the budget. In HOA collections, a homeowner paying something every month beats an account that goes silent. A good policy defines who is eligible, how long a plan can run, and what happens if a payment is missed. **Some states require a written HOA payment plan policy, so check your state’s rules before writing this part.** Texas is one example: Chapter 209 of the Texas Property Code requires a property owners’ association with more than 14 lots to adopt payment plan guidelines and record them in the county records. That’s a policy requirement, not a guaranteed plan for every owner, and Texas condominiums fall under a different chapter. ### Planning for hardship after a storm After a hurricane or flood, homeowners may be displaced, waiting on an insurance check, or out of work, and a normal HOA collections calendar can feel punishing. We know that one firsthand. When the 2016 Great Flood hit Denham Springs, our own office took on two feet of water. **Decide in advance, in the policy, how your board will handle hardship after a declared disaster.** That might mean pausing late fees, extending the window before escalation, or easing the path into a payment plan. Settling it early means the board isn’t improvising account by account while everyone is still pulling up wet carpet. Have your attorney review this section, too. ## How the HOA collections process works, step by step A well-run HOA collections process takes every past-due account up the same steps in the same order: a friendly reminder, a late notice and fee, a formal demand, a lien, and legal referral only as a last resort. The collection timeline between steps comes from your policy and your state’s law, and a payment plan stays available at every stage for homeowners in genuine hardship. The collections process, stage by stage 1. **Friendly reminder.** A nudge just before or after the due date, with no fee. Most late payments are friction, not refusal, and this clears them early. 2. **Late notice and fee.** The policy sets the fee, within what the governing documents and state law allow, and the day in the cycle it applies. Applying it on the same day for every owner keeps it fair. 3. **Formal demand.** A certified letter states the balance, the deadline, and what happens next. For the homeowner, it’s a clear final warning; for the association, it’s the record every later step relies on. 4. **Lien.** Recorded according to state law, a lien protects the association’s claim. It’s protection, not punishment. 5. **Legal referral.** Handled by the association’s attorney and reserved for accounts that have ignored every earlier step. If you’ve been wondering how to collect HOA dues without souring the neighborhood, this is the answer: start early, escalate gradually, and keep the door open. The [Community Associations Institute](https://www.caionline.org/press-room/collecting-association-assessments/) recommends the same shape: act early while the amount is manageable, consider payment plans, and give owners notice and a chance to be heard. **In HOA collections, doing it the same way for every account matters more than any single step.** You can [see how CMGT runs this process for its communities](https://cmgt.org/hoa-delinquency-recovery). ### What your manager handles vs. what your board decides Your management company runs day-to-day HOA collections, and your board sets the rules and makes the judgment calls. | Your manager handles | Your board decides (with its attorney) | | Statements, reminders, and late notices | Adopting the collection policy | | Certified demands and assessment lien filings | When each escalation step applies | | Coordinating with the association’s attorney | Exceptions and hardship plans outside the policy | | Payment plans within the policy and updates to the board | Decisions the policy doesn’t settle, like foreclosure where it’s allowed | **At CMGT, the board keeps all governance authority, and we carry out its decisions.** We run and document every step, handling the hard conversations with compassion, so board members aren’t calling neighbors about past-due balances. ## When HOA collections becomes a legal question When an account stays delinquent after reminders, notices, and payment options, the next steps (liens, referral to a collections attorney, and in some cases foreclosure) carry legal requirements. The board sets when each applies in its policy, with its attorney, and anything the policy doesn’t settle stays a board decision. An HOA lien and HOA foreclosure are the terms most boards have heard, and the requirements vary between Louisiana, Mississippi, Alabama, Texas, and Florida, and between one set of governing documents and the next. Texas shows how specific state law on HOA collections can get. Under [Chapter 209 of the Texas Property Code](https://statutes.capitol.texas.gov/Docs/PR/htm/PR.209.htm), before an association can hold an owner responsible for a third-party collection agent’s fees, it must send a certified-mail notice that specifies each delinquent amount and the total required to make the account current, describes payment plan options where they apply, and gives the owner at least 45 days to cure. That letter covers collection agent fees only. Filing a lien and foreclosing follow separate Texas notice and court requirements, and other states set their own steps, so a Texas letter isn’t a template for anywhere else. We manage communities. We don’t practice law. What we can do is run each step the way the policy and the law require, with every statement, reminder, conversation, and offer documented. **A well-documented HOA collections record lets your board and its attorney make a sound decision.** For specifics, [find your state’s HOA law guide in our Resources library](https://cmgt.org/resources). ## Frequently asked questions about HOA collections ### What happens if a homeowner doesn’t pay HOA dues? Late fees apply according to the collection policy, and the account moves through reminders, notices, and a formal demand before any legal step, with payment options along the way. The HOA collections process section above walks through each stage. ### Can an HOA foreclose for unpaid dues? Sometimes, depending on state law and the governing documents. Where it’s allowed, it usually follows required notices and sometimes a court process, and some states limit it; Texas, for example, bars foreclosure on a balance made up only of fines. It’s a last resort, so start with [your state’s HOA law guide](https://cmgt.org/resources) and your association’s attorney. ### How much can an HOA charge in late fees? It depends on your governing documents and state law, so your collection policy should state the amount and your attorney should confirm it. Whatever the amount, apply it the same way to every account. ### Can the board tell other homeowners who is delinquent? Check with your association’s attorney before naming anyone. Many boards share total delinquency with the membership and discuss individual accounts privately, which keeps homeowners informed without singling out a neighbor. ### When should a board send a delinquent account to an attorney? When the steps in your collection policy have run their course without payment or a payment plan. The policy should define that trigger in advance, so the decision never feels personal. ## Delinquency is fixable Most of the fix for HOA collections happens before anyone is late: finances homeowners can actually see, payments that are easy to make, follow-up that’s consistent and kind, and a policy that treats everyone the same. Put those in place, and the past-due list starts to shrink. If delinquency keeps climbing in your community, it may be time to look at how it’s managed. Our guide to [switching HOA management companies](https://cmgt.org/switching-hoa-management-companies) explains what that change involves. This article is general guidance, not legal advice, and attorneys may disagree on how the law applies to a given community. Consult your association’s attorney before adopting a collection policy or acting on a delinquent account. ## Keep reading. [HOA Budget Template→](https://cmgt.org/resources/hoa-budget-template)[HOA Financial Management→](https://cmgt.org/hoa-financial-management)[Switching Management Companies→](https://cmgt.org/switching-hoa-management-companies) ## Want collections handled with consistency and compassion? A real person will walk through your community’s collections and budget — within two business days. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) --- Page: HOA annual meeting: timeline, agenda, and kit URL: https://cmgt.org/resources/hoa-annual-meeting Section: Guides for HOA boards (Board Education Hub) Governance & Meetings # How to prepare for your HOA annual meeting (timeline, agenda, and a free kit). The date’s on the calendar, the notice hasn’t gone out, and someone at the last board meeting just asked whether you’ll have quorum. If your annual meeting is one to three months away, you’re right on time. 8 min read Governance & Meetings The short version Start about eight weeks out and plan backward from your notice deadline. Your bylaws set the exact rules; this guide gives you the order: confirm the rules, call for candidates, prepare the financials, send notice on time, chase quorum, run a fair election, and close the loop. The free kit turns it into a checklist, a notice template, and an agenda. This guide gives you a week-by-week timeline, a sample agenda, a plan for quorum and elections, and a free kit you can use this week. Free kit ### Free HOA Annual Meeting Kit A checklist, notice, and agenda you fill in right in your browser, then print or save as a PDF. Free, no email required. [Open the kit →](https://cmgt.org/downloads/cmgt-hoa-annual-meeting-kit.html) [Print a blank copy (PDF)](https://cmgt.org/downloads/cmgt-hoa-annual-meeting-kit-blank.pdf) ## What is an HOA annual meeting? The HOA annual meeting is the once-a-year meeting of all members where homeowners elect board members, hear the association’s financial report, and often review the budget. Most bylaws require one, and several Gulf South states require it by statute even when the documents are silent. Your bylaws probably call it the annual meeting of members. It’s different from a regular board meeting. Board meetings are where directors handle the ongoing work of the association, sometimes with an executive session for sensitive matters. The annual meeting belongs to the homeowners. It’s the one time a year the whole community sees the board’s work, the financials, and the plan for next year. **Boards that prepare well walk into a room of homeowners who already trust the numbers.** Your bylaws set when the HOA annual meeting happens and what has to be on it, and state law may add requirements or override the documents. ## Your HOA annual meeting timeline, week by week Start about eight weeks out, because notice deadlines and candidate calls take longer than boards expect. **The order is what matters; the exact days come from your governing documents and state law.** The kit’s checklist uses these same seven stages and opens with a worksheet for the rules in your documents and state law (notice window, delivery, quorum, proxies, and electronic voting). ### 1. Eight weeks out: confirm the rules and the room Confirm the date, time, and place, or the virtual format, against your bylaws. Pull the rules for notice, quorum, proxies, and voting from your governing documents and from any state statute, and write them down in one place. Where the two conflict, the statute can override the documents. Then book the room before someone else’s baby shower does. ### 2. Six to eight weeks out: call for candidates and decide how voting works Send the call for board candidates, with a deadline that leaves time to include their statements in the notice. Decide how voting will work: in person, by proxy, by ballot, or electronically where your documents and state law allow it. ### 3. Four to six weeks out: prepare the financials and draft the agenda Prepare the financial report and, where applicable, the proposed budget. Draft the agenda from the sample below. ### 4. By your notice deadline: send the official notice Send the official meeting notice with the agenda, candidate information, and any proxy or ballot, inside the notice window your documents and state law set. Some statutes set both a latest and an earliest date, so sending too early can be a problem, too. Every other date on this list should count backward from that window. ### 5. Two weeks out: remind and track Send a reminder. Track proxies or ballots received against the quorum you need, so you know early whether to push harder. ### 6. Meeting week: set up and assign roles Print sign-in sheets and ballots, confirm who is counting votes, and set up the room or test the meeting link. ### 7. After the meeting: close the loop Announce the results, update the board roster, and file the minutes. ## What goes on an HOA annual meeting agenda A typical HOA annual meeting agenda covers call to order and quorum, approval of last year’s minutes, the president’s report, the financial report and budget, the election, open forum, and adjournment. Here’s the sample from the kit, item for item: 1. Call to order 2. Establish quorum 3. Proof of notice 4. Approve last year’s annual meeting minutes 5. President’s report 6. Financial report and budget 7. Election of directors 8. Unfinished and new business, as the bylaws allow 9. Open forum 10. Announce election results 11. Adjourn If your community presents or ratifies the budget at the HOA annual meeting, give the budget presentation real time on the agenda and have copies ready. Presenting the budget is common; a member vote on it happens only where your documents or state law call for one, since many boards adopt the budget themselves. Our [HOA budget template](https://cmgt.org/resources/hoa-budget-template) walks through building one homeowners can follow. For open forum, set a time limit per speaker that fits your documents and state law (some states set a minimum) and announce it before the first hand goes up. If your bylaws adopt [Robert’s Rules of Order](https://robertsrules.com/), the official site is a useful reference for motions and procedure. **A clear agenda, sent with the notice, keeps the meeting on schedule and the surprises to a minimum.** ## HOA meeting notice requirements: get this part right Your bylaws and state law set how far in advance notice must go out, how it’s delivered, and what it has to include, and a meeting held on defective notice can be challenged. Of all the HOA annual meeting requirements, this is the one where close enough isn’t good enough. A meeting notice typically includes: - The date, time, and place, or the meeting link - The agenda - Board seats up for election and candidate information - How to vote or give a proxy - A contact for questions Electronic notice may be an option where your documents and state law allow it. **Check your HOA meeting notice requirements before the notice goes out, not after.** We manage communities. We don’t practice law. For the rules where you are, [find your state’s HOA law guide in our Resources library](https://cmgt.org/resources). ## HOA annual meeting quorum: how to reach it, and what to do if you don't Quorum is the minimum number of members, present or represented, that the bylaws require for the meeting to conduct business. Without it, the members generally can’t hold the election or vote on anything at the meeting, and everyone who showed up goes home a little annoyed. ### How to reach quorum Turnout is mostly a communication job. Start early, send reminders, make proxies or ballots easy to return, and offer a virtual option where your documents allow it. Tell homeowners plainly why it matters: without quorum, the HOA annual meeting can’t do its business. In CMGT communities, 70% of homeowners use the portal, which makes reminders easier to send and returns easier to track. **The best quorum plan starts with the first notice, not the week of the meeting.** ### If you don't reach quorum Many bylaws allow the meeting to adjourn and reconvene as an adjourned meeting, sometimes with a lower quorum. Some states also allow an election by absentee or electronic ballot without a meeting, where the documents permit it. Check what yours say before the meeting, so the board walks in with a plan instead of improvising. **Know your documents’ rule for a missed quorum before you need it.** Your association’s attorney and [your state’s HOA law guide](https://cmgt.org/resources) can confirm what applies. ## Running a fair HOA board election A fair board election follows the voting procedures in your documents, treats every candidate the same, and has someone other than a candidate count the votes. HOA voting rules and HOA election rules vary by governing documents and state law, and some states add their own, like candidate deadlines or who may count ballots. Start there. Most fair elections share the same parts: - An open candidate call, sent to every homeowner with the same deadline. - Candidate statements distributed with the notice, in the same format for everyone. - Ballots and proxies handled exactly as your HOA voting procedures require, including how a proxy form is signed and returned, if proxies are allowed. - Counting by the manager or volunteer inspectors who aren’t on the ballot. - Results announced at the meeting and recorded in the minutes. The Community Associations Institute’s [governance guidelines](https://www.caionline.org/getmedia/6aac5390-af94-41cd-8bbc-d4e41ad6f190/cagovernanceguidelines2021.pdf) recommend letting each candidate have a representative observe the count. **A transparent count is what makes people accept the result.** ## In person, virtual, or hybrid? In-person meetings build trust, virtual and hybrid options raise turnout, and which you can use depends on your documents and state law. Some board members and homeowners want a room, a printed agenda, and a handshake. Others would rather join from the kitchen table after the kids are in bed. A hybrid meeting can serve both. **If you go hybrid, hand the technology to one person who isn’t also running the meeting.** ## Your free HOA annual meeting kit The kit turns this guide into three fill-in pages you can use in your browser: - A week-by-week checklist with the same seven stages as the timeline above, plus a worksheet for your documents’ rules. Enter your meeting date and it fills in a planning target for each stage. - An HOA annual meeting notice template that builds itself as you fill it in, with every legal requirement left as a blank. - An HOA annual meeting agenda template that matches the sample agenda, item for item. Your entries save in your own browser, not on our site. The notice and agenda print without CMGT branding, ready to send. Prefer paper? The blank copy prints every field as a line. [Open the kit](https://cmgt.org/downloads/cmgt-hoa-annual-meeting-kit.html) or [print a blank copy (PDF)](https://cmgt.org/downloads/cmgt-hoa-annual-meeting-kit-blank.pdf). ## Frequently asked questions about the HOA annual meeting ### What happens if an HOA doesn’t have an annual meeting? The board may be out of compliance with its bylaws and, in some states, with statute. Some states give homeowners a formal way to demand a meeting or force an election, and directors staying on after their terms end doesn’t replace the duty to hold one. The consequences depend on your governing documents and state law, so check [your state’s guide](https://cmgt.org/resources) and your attorney. ### Is it mandatory for homeowners to attend the HOA annual meeting? Generally, no. But the meeting can’t do business without quorum, so every homeowner who attends or returns a proxy or ballot helps the community get its work done, including electing the board. ### What is a quorum for an HOA annual meeting? It’s the minimum share of members, present or represented, that your bylaws or state law require before the meeting can conduct business. Your governing documents state the number for your community. ### How far in advance do you have to send notice of an HOA annual meeting? Whatever your bylaws and state law require, and that varies. Find the deadline first, then build the rest of your timeline backward from it. [Your state’s HOA law guide](https://cmgt.org/resources) in our Resources library is a good place to start. ### Can an HOA hold its annual meeting virtually? Many can, if the governing documents and state law allow it. Check both before you send the notice, since the notice needs to say how homeowners can join. ## Start early, follow your documents Start eight weeks out, follow your documents, and treat the HOA annual meeting as the year’s best chance to show homeowners the board’s work. When the notice is right, the numbers are clear, and the election is fair, the meeting mostly runs itself. Board meeting preparation, attendance, and minutes are part of CMGT’s [HOA management services](https://cmgt.org/hoa-management-services). This article and kit are free planning resources for HOA boards, not the process CMGT uses to run meetings for the communities it manages, and not legal advice. Notice, quorum, proxy, and voting rules vary by governing documents and state law; confirm your community’s requirements with your association’s attorney. ## Keep reading. [HOA Budget Template→](https://cmgt.org/resources/hoa-budget-template)[HOA Management Services→](https://cmgt.org/hoa-management-services)[Board Education Hub→](https://cmgt.org/resources) ## Want a partner who preps, attends, and follows up on your meetings? A real person will walk through how your community’s meetings and minutes are handled — within two business days. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) --- Page: HOA rules enforcement and violations URL: https://cmgt.org/resources/hoa-rules-enforcement Section: Guides for HOA boards (Board Education Hub) Covenants & Enforcement # HOA rules enforcement and violations: what's fair for both sides. An HOA violation notice can feel like an accusation — but the process is meant to be fair to both sides. Here's how enforcement actually works, what rights homeowners have, and how Gulf South boards can enforce the rules consistently and compassionately. 8 min read 2026 Edition · Updated July 2026 The short version Fair enforcement is consistent, documented, and grounded in the governing documents. Lead with communication, give real notice and a chance to cure before any fine, and apply every rule the same way for everyone. An HOA violation is a notice from your homeowners association that something on your property or in your conduct does not match the community's rules, and it is where neighbors and boards feel the most friction. Both sides usually want the same thing: to be treated fairly. Most guidance online reads either like a sales pitch or a call to war against your board, and almost none of it is written for communities here in the Gulf South. This guide walks the middle. It covers how HOA violations actually work, what rights homeowners have, and how boards across Louisiana, Mississippi, Alabama, Texas, and Florida can enforce the rules fairly. ## What is an HOA violation (and what isn't)? **An HOA violation is a documented failure to follow the community's governing documents, not simply something a neighbor or board member happens to dislike.** Those governing documents are the CC&Rs, the bylaws, the rules, and the architectural standards set through the architectural review (ARC) process. A genuine HOA violation traces back to one of those written standards. Not every complaint is an HOA violation. A personal preference, an unwritten expectation, or a rule enforced against one home but ignored next door is not sound enforcement. Applying a rule unevenly is selective enforcement, and it weakens the association's position if challenged. Good HOA covenant enforcement points to a specific written rule and applies it evenly to everyone, which keeps the process feeling fair rather than personal. ## How the HOA violation process works, step by step **Most associations follow a similar path before a fine can stand, but the exact sequence depends on the community's governing documents and state law.** A typical sequence looks like this: 1. **First notice.** A courtesy notice describes the issue and cites the specific rule. A clear HOA notice of violation names the standard, not just the complaint. 2. **Opportunity to cure.** The homeowner gets a reasonable window to correct the issue. Curing it in time usually ends the matter with no fine. 3. **Further notice, if the documents require it.** Many communities add a warning or intent-to-fine notice; others proceed once the cure period passes. The governing documents control which applies. 4. **Fine.** If the HOA violation is unresolved, a fine is applied according to the association's published fine schedule, so amounts stay consistent. 5. **Escalation.** Continued fines, a lien, or legal action come only as a last resort, after due process. The right to a hearing runs alongside this process rather than sitting at one fixed point, and how it works depends on the state and the governing documents. Florida requires the association to offer a hearing before an independent committee before it can impose a fine; Texas lets the homeowner request a board hearing; and in Louisiana, Mississippi, and Alabama the governing documents set how notice and hearing work, so a board may handle or waive a hearing under its own policy where the law allows. Because the right sequence depends on each community's documents, CMGT follows the governing documents and the board's adopted policy rather than one rigid template. Our first step is almost always communication: we send an educational letter before the first enforcement round, because for years we heard the same thing, "I didn't know." Communicating first resolves most issues before they ever become a formal HOA violation. ## For homeowners: what to do if you receive a violation **Don't panic and don't ignore it: read the notice, check it against your governing documents, and respond in good faith before the deadline.** An HOA violation notice starts a process, not a final judgment, and you have options at every step. - **Find the cited rule.** Locate the exact provision your notice references; if it is not written anywhere, say so in writing. - **Fix it if it is valid.** Curing a legitimate issue within the stated period usually ends the matter with no fine. - **Ask for documentation.** You can request the evidence and the rule the association relied on; reasonable enforcement is based on records. - **Use the hearing process in writing.** If you still disagree, request a hearing and state your position calmly. The dispute template below helps. - **Keep records and know your appeal rights.** Save every letter and photo, and confirm your hearing and appeal rights under your governing documents and state law. Working the process in good faith is almost always more productive than refusing to engage. ## For boards: how to handle HOA rules enforcement fairly **Fair HOA rules enforcement is consistent, documented, compassionate, and grounded in the governing documents, which is what holds up and keeps a community civil.** Boards get into trouble when enforcement feels arbitrary or personal, so handling every HOA violation the same way is safest. - Follow the same process for everyone, every time, to avoid any appearance of selective enforcement. - Explain the rule and the reason behind it, not just the penalty. - Give proper notice and a genuine chance to cure before any fine. - Document the standard, the notice, the dates, and the outcome. - Keep a published fine schedule so penalties are predictable. The same discipline shows up in a well-run community budget — the structure our [HOA budget template](https://cmgt.org/resources/hoa-budget-template) lays out. - Lead with education first, enforcement second. This is where a professional manager earns its keep. The [Community Associations Institute](https://www.caionline.org/) has long stressed reasonable, consistent enforcement as the foundation of a healthy association, a principle CMGT has championed since we helped launch Louisiana's first CAI chapter. Our team-based model handles the hard conversations and hearings, so volunteer boards are not stuck being the villain. Boards wanting steady, compassionate covenant enforcement can [learn how our management works](https://cmgt.org/hoa-management-services) or [request a proposal](https://cmgt.org/request-a-proposal?intent=proposal). ## Enforcement rules vary by state: what Gulf South boards and homeowners should know **In CMGT's markets, enforcement authority and limits differ meaningfully by state, so your governing documents are not the whole story.** The same HOA violation can carry different notice, hearing, and fine rules depending on where the community sits. - **Texas** has the most detailed statutory process. The Texas Residential Property Owners Protection Act (Property Code Chapter 209) generally requires written notice, a chance to cure a curable violation, and the right to request a hearing before certain fines. The [Texas State Law Library](https://guides.sll.texas.gov/property-owners-associations) maintains a plain-language overview, and our [Texas HOA law reference](https://cmgt.org/resources/hoa-laws/texas) covers the current Chapter 209 steps. - **Florida** sets statutory notice and hearing steps under Chapter 720, including written notice of the right to a hearing before a fine and limits on how HOA violation fines may be applied. Florida updated these rules recently, so confirm the current version; our [Florida HOA law reference](https://cmgt.org/resources/hoa-laws/florida) tracks the July 2026 changes. - **Louisiana** operates under the Louisiana Homeowners Association Act, which leans more heavily on each community's governing documents to define the process. Our [Louisiana HOA law reference](https://cmgt.org/resources/hoa-laws/louisiana) covers meetings, records, liens, and enforcement in plain English. - **Mississippi** and **Alabama** have lighter statutory HOA frameworks, so the CC&Rs and general contract law do most of the work, which makes clear governing documents especially important. See the [Mississippi](https://cmgt.org/resources/hoa-laws/mississippi) and [Alabama HOA law references](https://cmgt.org/resources/hoa-laws/alabama) for what does apply. None of this is legal advice, and enforcement statutes change often. Boards and homeowners should confirm the specifics for their state and community with qualified association counsel before acting on a dispute. Our [Louisiana HOA law reference](https://cmgt.org/resources/hoa-laws/louisiana) is the place to start for Gulf South boards, with sibling pages for the other four states. ## Violation notice & dispute letter templates **A fair process is easier when both sides start from a clear, respectful template.** Below are two starting points: a board-side HOA violation letter template and a homeowner-side dispute letter. Adapt each to your governing documents and state before sending. Board HOA violation letter template Dear [Homeowner Name], Our records indicate that [condition] at [address] does not comply with [rule or CC&R section]. Please correct this by [cure date]; if corrected by then, no fine will follow. If you believe this notice is in error, you may request a hearing by [method and deadline]. Sincerely, [Board / Management Contact] Homeowner dispute letter (sample letter to dispute an HOA violation notice) Dear [Board / Management], I am writing regarding the HOA violation notice dated [date] concerning [issue] at [address]. I respectfully dispute it and request a copy of the rule cited, any supporting documentation, and the date and process for a hearing. [Briefly state your position, e.g., "The condition was corrected on [date]."] I want to resolve this fairly and in good faith. Sincerely, [Homeowner Name] ## Frequently asked questions ### Can an HOA fine you without warning? Usually no. Most governing documents, and state laws in markets like Texas and Florida, require notice and a chance to be heard before a fine takes effect. Whether a warning is required depends on your CC&Rs and your state. ### Can an HOA fine you without proof? Legitimate enforcement should rest on documented evidence that a rule was broken, and you can ask the association to share what it relied on, such as a photo, a date, and the specific rule cited. ### What happens if you don't pay an HOA fine? Unpaid fines can grow with added charges and, in some states, attach to your property as a lien. Rules differ by state: Florida generally does not let fines under $1,000 become a lien, and Texas does not allow foreclosure for unpaid fines alone. ### Can you sue an HOA for not enforcing rules? Sometimes, when an association enforces selectively or fails its duties, but it is a last resort after the internal dispute and hearing process. This is general information rather than legal advice, so consult an attorney about your situation. ### Can an HOA change the rules without a vote? It depends on the rule and your governing documents. Some changes, especially to the recorded CC&Rs, require a membership vote, while boards can often adopt operating rules within their authority. Your governing documents and state law spell out which is which. ## Fair enforcement is better for everyone Enforcement works best when it is fair, consistent, and communicated with care, and most HOA violation disputes never need to escalate when it is. That is better for homeowners, who deserve to be treated like people, and better for boards, who deserve a process that holds up. Across the Gulf South, CMGT handles covenant enforcement this way, so boards are not stuck being the bad guy and neighbors stay neighbors. This article is general information for HOA boards and homeowners, not legal advice. Enforcement statutes and hearing requirements vary by state and change often — confirm the current rules for your state and your community's governing documents with qualified association counsel before acting on a dispute. ## Keep reading. [Delinquency Recovery→](https://cmgt.org/hoa-delinquency-recovery)[Full-service HOA management→](https://cmgt.org/hoa-management-services)[Talk to our team→](https://cmgt.org/request-a-proposal) ## Enforcement handled with care. Let CMGT handle the notices, hearings, and hard conversations — fairly and consistently — so your board isn't the bad guy. A real person will follow up within one business day. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) --- Page: HOA master insurance policy URL: https://cmgt.org/resources/hoa-master-insurance-policy Section: Guides for HOA boards (Board Education Hub) Insurance & Risk # HOA master insurance policy: what it covers (and what it doesn’t). Most homeowners assume the association insures everything, right up until something breaks. Here’s where the master policy stops, where yours starts, and how wind, flood, and deductibles work in the Gulf South. 10 min read 2026 Edition · Updated September 2026 The short version The association’s master policy covers shared property, and in condos part of the building. Your belongings, interior finishes, and liability inside the home are yours to insure. In the Gulf South, read the wind and flood terms closely. Most homeowners assume the association insures everything, right up until something breaks and they find out otherwise. A pipe fails inside a wall. A storm peels back part of a roof. Suddenly the only question is where the association’s coverage stops and yours starts. An HOA master insurance policy covers a great deal, but it does not cover everything, and the gap catches people every year. This guide walks through what an HOA master insurance policy typically covers, where your own policy has to pick up, and how wind, flood, and deductibles work in Gulf South communities, where those details matter more than almost anywhere else. ## What is an HOA master insurance policy? An HOA master insurance policy is the association’s own insurance, purchased by the board and paid for through assessments, that covers shared property and, depending on the community, parts of the buildings themselves. The association holds the policy as an entity, so no individual homeowner is the policyholder, and the premium shows up as a line in the [annual budget](https://cmgt.org/resources/hoa-budget-template) rather than on anyone’s personal bill. What it reaches depends on the kind of community. In a single-family HOA, a master insurance policy for homeowners associations usually covers the common areas: the clubhouse, pool, gates, signage, fences, private streets, and the association’s liability for what happens there. Each home is insured by its owner. In a condo or townhome community, a condo association master insurance policy usually extends to the building structure as well. **How far into the building it reaches comes down to three phrases you will see in the policy: bare walls, walls-in, or all-in.** ## What an HOA master insurance policy typically covers An HOA master insurance policy bundles several kinds of HOA insurance coverage into one program rather than a single line of protection. The usual components: - **Property coverage** for common elements and, in condo communities, some or all of the building structure, usually at replacement cost - **General liability** for injuries and damage that happen on association property - **Directors and officers (D&O)** coverage, which protects volunteer board members against claims arising from their decisions - **Fidelity or crime coverage** for theft or misuse of association funds - **Umbrella coverage** in many communities, sitting above the liability limits **The single most consequential detail in the property section is how far building coverage extends, because that is what decides whether your drywall, cabinets, and flooring are the association’s problem or yours.** Bare walls stops at the structure. Walls-in reaches inward to include original fixtures and finishes. All-in goes furthest, often covering improvements too. Your governing documents and the policy settle which applies to your community. ## Where the master policy ends and yours begins An HOA master insurance policy generally stops at the boundary of your home or unit. Interior finishes, personal belongings, liability for what happens inside, additional living expenses if you are displaced, and loss assessments are usually yours to insure. Condo and townhome owners handle this with an HO-6 policy. Single-family owners in an HOA carry a standard homeowners policy, since the association was never insuring the house to begin with. Loss assessment coverage deserves its own mention because so few owners carry enough of it. It pays your share when the association levies a [special assessment](https://cmgt.org/resources/hoa-special-assessments) after a covered loss, which is exactly what happens when a large deductible has to be funded. It is usually an inexpensive add-on, and in a coastal community one of the most useful dollars an owner can spend. | Usually the association’s master policy | Usually your own policy | | Clubhouse, pool, gates, fences, signage, private streets | Personal belongings: furniture, clothing, electronics | | Roof, exterior walls, and structure (condo and townhome communities) | Interior finishes: flooring, cabinets, paint, fixtures | | Liability for injuries in common areas | Liability for what happens inside your home | | Board members’ decisions (D&O) | Your share of a special assessment (loss assessment coverage) | | Theft of association funds (fidelity) | Temporary housing while your home is repaired | **Treat that table as a starting point, not an answer, because the real dividing line is set by your master policy type and your governing documents.** Read both, and ask your insurance agent to walk you through the seam between the two policies. This is general information, not insurance advice. ## Wind, flood, and deductibles in Gulf South communities Two things surprise Gulf South boards and homeowners more than anything else: named-storm deductibles are usually a percentage of insured value rather than a flat dollar amount, and flood is almost never part of an HOA master insurance policy. Both are worth understanding before a storm, not after. Louisiana, Mississippi, Alabama, Texas, and Florida all permit [named-storm and hurricane deductibles](https://content.naic.org/article/consumer-insight-what-are-named-storm-deductibles), which typically run between 1% and 10% of insured value and can apply per event, per season, or per calendar year depending on the policy. **On a building insured for $4 million, an illustrative 5% named-storm deductible means the association covers $200,000 before the carrier pays anything.** That money comes from somewhere, usually reserves or a special assessment, which is why deductibles belong in the same conversation as your [reserve study](https://cmgt.org/resources/hoa-reserve-study). Flood is a separate purchase. Standard property policies exclude it, so communities in or near a flood zone need coverage through the [National Flood Insurance Program](https://www.floodsmart.gov/) (NFIP) or a private flood carrier. Coverage costs across the Gulf South have eased from their crisis peak as reinsurance pricing has fallen and carriers have started writing again, though an HOA master insurance policy prices off different inputs than a personal homeowners policy and rebuilding costs keep climbing. Review coverage and deductibles at every renewal rather than budgeting from last year’s premium, and pair that review with the community’s [hurricane preparedness plan](https://cmgt.org/resources/hurricane-preparedness-for-hoas). ## Bare walls, walls-in, all-in: which master policy do you have? In a condo or townhome community, the coverage form is the single detail that decides where the association’s obligation stops and yours begins. The names are informal, the declaration usually settles which one applies, and the policy’s declarations page confirms it. Ask your agent for the “coverage form” if the answer is not obvious. | Coverage form | The master policy insures | Your HO-6 has to cover | | **Bare walls** | The structure and common elements only: framing, exterior walls, roof, and anything shared. | Everything inside the unit: drywall, flooring, cabinets, fixtures, appliances, and all improvements. | | **Walls-in** (single entity) | The structure plus the unit’s original fixtures and finishes as the developer delivered them. | Upgrades and improvements you or a prior owner made, plus your belongings and liability. | | **All-in** | The structure, original finishes, and, in most versions, improvements and betterments too. | Belongings, liability, loss of use, loss assessment, and any exclusions the policy carves out. | **Then ask the follow-up question almost nobody asks before a claim: who pays the master policy deductible?** Many declarations allow the association to charge some or all of a deductible back to the owner whose unit had the loss, or to split it among the owners affected. Others leave it with the association, where it comes out of reserves or a [special assessment](https://cmgt.org/resources/hoa-special-assessments). Your governing documents answer this, and the answer belongs in the owner’s insurance decision as much as the board’s. ## What a condo owner’s HO-6 policy should include Once you know the coverage form, sizing your own policy is straightforward. The pieces that matter: - **Building property (dwelling) coverage** sized to the gap the master policy leaves. Under bare walls that is the entire interior; under all-in it can be modest. - **Loss assessment coverage**, raised well above the default. Many HO-6 policies include only a token amount, and in a coastal community your share of a single named-storm deductible can run to five figures. - **Personal property** for what you own, and **personal liability** for what happens inside the unit. - **Loss of use**, which pays for somewhere to live while the unit is repaired after a covered loss. - **Water backup** and, where the unit is in or near a flood zone, a separate **contents flood policy**, since the association’s flood coverage stops at the building. - The **HO-6’s own hurricane deductible**, which is often a percentage too and easy to miss on the declarations page. ## The board’s annual master policy checklist Boards that review the policy once a year and write down what they found are rarely the ones caught off guard after a storm. Work through this list at renewal, ideally with the agent in the room. At renewal, confirm and record 1. **Replacement cost is current.** Rebuilding costs on the coast have climbed for years; a limit set when the community was built is a coinsurance penalty waiting to happen. 2. **The coverage form matches the declaration.** If the documents say walls-in and the policy is written bare walls, every owner in the building is under-insured without knowing it. 3. **The named-storm deductible, in dollars.** Multiply the percentage by the insured value, then ask where that money would come from tomorrow. If the answer is “a special assessment,” the [reserve plan](https://cmgt.org/resources/hoa-reserve-study) needs to hear about it. 4. **Flood coverage is in force** on every building in or near a flood zone, at limits that reflect the structures rather than a decade-old appraisal. 5. **Directors and officers and fidelity limits fit the association.** Fidelity should comfortably cover the reserve balance plus several months of assessments, which is what many lenders look for. 6. **Every vendor’s certificate of insurance is on file** and current, so a contractor’s accident does not become the association’s claim. 7. **The claims procedure is written down**: who calls the carrier, who documents damage, who talks to owners. Storm week is the wrong time to decide. 8. **The minutes record the review.** The board that documents its insurance decisions is the board that can defend them later. ## How to get a copy, and how boards should manage the policy Homeowners can request the HOA master insurance policy or a certificate of insurance from the board or management company, and boards should review the policy in full every year at renewal. If you are wondering how to get a copy of an HOA master insurance policy, a written request usually does it, and the certificate often arrives within days because mortgage lenders routinely require one at closing. For boards, that review is more than glancing at the premium. Check that property limits still reflect replacement cost rather than a number set years ago. Compare the named-storm deductible against what the association actually has in reserves. Confirm D&O and fidelity limits still fit the community. **Then write down what you reviewed and what you decided, because the board that documents its insurance decisions is the board that can defend them later.** The [Community Associations Institute](https://www.caionline.org/) publishes risk management resources for boards. CMGT carries insurance monitoring in its management agreement and runs renewals and claims through a dedicated Insurance and Reserve department, so boards are not tracking policy dates and claim paperwork alone. In [condo and townhome communities](https://cmgt.org/condo-management), where the master policy reaches furthest into the buildings, coordinating master and unit-owner coverage is most of the work. ## Frequently asked questions ### What does an HOA master insurance policy cover? An HOA master insurance policy typically covers common areas, general liability, directors and officers coverage for the board, and fidelity coverage for association funds. In condo and townhome communities it usually covers the building structure as well, though how far it reaches inward depends on whether the policy is written bare walls, walls-in, or all-in. Premiums are funded through assessments. ### What is the difference between a master policy and an HO-6? The HOA master insurance policy is the association’s coverage for shared property and building elements, while an HO-6 is an individual owner’s policy covering interior finishes, personal belongings, and liability inside the unit. They are designed to work together, and the seam between them is set by the master policy type and your governing documents. Most HO-6 policies can also add loss assessment coverage. ### Does an HOA master policy cover hurricane or flood damage? Wind damage is often covered, but usually under a separate named-storm deductible calculated as a percentage of insured value rather than a flat amount. Flood is almost never covered by a master policy and requires separate coverage through the National Flood Insurance Program or a private flood carrier. In coastal communities, both details are worth confirming in writing before storm season. ### How do I get a copy of my HOA’s master insurance policy? Submit a written request to your board or management company asking for the HOA master insurance policy or a certificate of insurance. Lenders commonly require the certificate at closing or refinance, so most management companies produce them quickly. If you want the full policy rather than the certificate, say so in the request, since the two documents are not the same thing. ## Know where the coverage line falls before you need to An HOA master insurance policy protects the community, but no policy protects an owner who assumed it covered more than it does. Learn where the association’s coverage ends, insure the rest yourself, and in the Gulf South, read the wind and flood terms closely. Boards that review the policy every year and write down what they found are rarely the ones caught off guard. CMGT coordinates renewals, claims, and certificates so your board is not chasing paperwork after a storm. If you want that kind of oversight, you can [request a proposal](https://cmgt.org/request-a-proposal?intent=proposal) any time. This article is general information for HOA boards and homeowners, not insurance, legal, or financial advice. Coverage terms, deductibles, and market conditions change over time — confirm your community’s specifics with your governing documents, your insurance agent, and your association counsel. ## Keep reading. [Hurricane Preparedness for HOAs→](https://cmgt.org/resources/hurricane-preparedness-for-hoas)[HOA Special Assessments→](https://cmgt.org/resources/hoa-special-assessments)[Condo & Townhome Management→](https://cmgt.org/condo-management) ## Want a manager who actually watches the insurance? A real person will walk through your community’s coverage and renewals — within one business day. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) --- Page: Hurricane preparedness for HOAs URL: https://cmgt.org/resources/hurricane-preparedness-for-hoas Section: Guides for HOA boards (Board Education Hub) Insurance & Risk # Hurricane preparedness for Gulf South HOAs: a board’s storm-season plan. A name appears in the forecast, the cone drifts toward your coast, and you realize the community you volunteered to govern has no real plan. Here’s the five-phase storm-season plan that 19 years of Gulf storms taught us. 6 min read 2026 Edition · Updated June 2026 The short version The work that protects a community happens before a storm is ever named. Five phases, from pre-season prep to insurance recovery, turn a hurricane from a crisis into a managed event. Every Gulf South board member knows the moment. A name appears in the hurricane forecast, the cone drifts toward your coast, and you realize the community you volunteered to govern has no real plan. HOA hurricane preparedness never feels urgent in January. It feels very urgent when a Category 3 is three days out. We’ve lived it. In 2016, the Great Flood put two feet of water in our Denham Springs office, yet we closed for only four days and kept serving every community. Here’s the five-phase plan that experience taught us. ## Why a generic hurricane plan fails Gulf South HOAs Generic hurricane preparedness advice fails Gulf South boards. Most templates are built for a national audience or Florida condos and skip the wind, surge, and freshwater flooding we face here. Communities in [Louisiana](https://cmgt.org/hoa-management/louisiana), [Mississippi](https://cmgt.org/hoa-management/mississippi), and [Alabama](https://cmgt.org/hoa-management/alabama) sit in flood zones where standard property insurance won’t cover rising water, and after a storm the good crews are booked for a hundred miles. **The association that lined up its vendors in April is the one that gets served in September.** Professional HOA management is also still new here, so if your board has never built a plan, you’re normal. ## Phase 1: your pre-season checklist (complete by June 1) Protection happens before a storm is ever named, so review and update your HOA hurricane preparedness checklist every year before June 1. A written HOA disaster plan is a core board responsibility, and the [Community Associations Institute](https://www.caionline.org/) offers useful planning resources; CMGT led Louisiana’s first CAI chapter, so we hold ourselves to it. - Adopt and update a written plan yearly, with roles clearly assigned. - Review wind, flood, and directors & officers (D&O) insurance, and know your deductibles. - Confirm the reserve fund can absorb a deductible or emergency spend. - Inspect roofs, drainage, and trees on common property. - Secure or plan storage for common-area furniture and loose objects. - Build a vendor and emergency-contact list, with agreements set in advance. - Back up governing documents, policies, and the homeowner roster to the cloud. **Confirm your coverage before June 1: a standard property policy does not cover flood, and most Gulf South communities need a separate flood policy as well.** Our guide to the [HOA master insurance policy](https://cmgt.org/resources/hoa-master-insurance-policy) breaks down what the association’s policy covers, where a unit owner’s coverage begins, and how named-storm deductibles work in the Gulf South. This is where a management partner earns its keep. CMGT runs a dedicated Insurance & Reserve department that tracks coverage and renewals, and insurance monitoring is written into our management agreement. [Ready.gov’s hurricane resources](https://www.ready.gov/hurricanes) are a good reference for your board. ### Storm shutters and what boards can (and can’t) restrict Settle your rules on hurricane protection before a storm forms. Questions about HOA restrictions on hurricane shutters start with your governing documents. Your Architectural Review Committee (ARC) can set reasonable standards for how shutters look and install, but a blanket ban invites conflict and can expose the board to liability. **The better move is a pre-approved shutter standard already written into your covenants, so a homeowner can act fast.** Statutory limits on shutter restrictions vary by state, so confirm what yours allows with association counsel. ## Phase 2: communication and final prep as the storm approaches Once a named storm enters the forecast cone, the board’s job becomes communication. **The 48 to 72 hours before landfall are when a calm, clear message to homeowners does more good than almost anything else.** Your hurricane preparedness plan should already say how you’ll reach everyone when networks are strained. Point homeowners to local evacuation orders, clarify where their responsibility ends and the association’s begins, and secure the community: furniture, pool equipment, gates, and drains. Our founder, Jeff Harman, wants CMGT known as the best communication company that just happens to do management. Boards who manage with us reach homeowners through the portal, app, email, and text, and about 70% already use it. That’s what a management partner is for; you can [request a proposal](https://cmgt.org/request-a-proposal?intent=proposal) any time. ## Phase 3: staying connected during the storm During the storm, only two jobs matter: safety and keeping a communication lifeline open as power and cell service fail. **Nobody inspects a roof in 100-mph wind, and no board should try.** Set that expectation early so silence doesn’t read as neglect. A prepared board already knows who monitors conditions, how updates flow once it’s safe, and which fallback channel to use when the usual ones go dark. This is where a remote-capable partner proves its worth. In 2016 our office sat under two feet of water, yet the work continued because our records live in the cloud, not a filing cabinet that floods. ## Phase 4: damage assessment and documentation after the storm Good hurricane preparedness pays off most in the first 72 hours after the storm. HOA hurricane recovery follows a strict order: safety, documentation, then cleanup. Skipping straight to cleanup is the costliest board mistake, and consistent homeowners association hurricane procedures keep things orderly. Do a safety walk of common areas before anyone re-enters. **Photograph and log every piece of common-area damage before you touch it, because those date-stamped records become the backbone of your insurance claim.** Prioritize hazards, bring in your Phase 1 vendors, and keep homeowners updated. The association handles common areas and homeowners their own lots and homes, but your governing documents set the exact line. CMGT’s team-based model helps: while one specialist documents damage, another moves vendors and another answers calls, so recovery never stalls on one person. ## Phase 5: insurance claims, FEMA, and funding the recovery Funding recovery means knowing what your policies cover, filing a documented claim quickly, and knowing where federal help applies. The distinction that trips up most Gulf South boards is wind versus water. **A standard wind or property policy usually excludes flooding, so most Gulf South associations need a separate flood policy as well.** Flood includes storm surge and rising water, covered through the National Flood Insurance Program; [FloodSmart](https://www.floodsmart.gov/) explains the difference. | | Wind / property coverage | Flood coverage (NFIP) | | What it covers | Wind-driven damage: roofs, siding, structures | Rising water and storm surge | | Where it comes from | Your standard association property policy | A separate NFIP flood policy | | The common gap | Usually excludes flood and surge | Does not cover wind damage | File with your Phase 4 documentation, report promptly, and meet the adjuster with photos and estimates. While it processes, a healthy reserve fund bridges the gap; if a loss outruns reserves, a special assessment may be needed, which homeowners accept more readily when the board has been financially transparent. Don’t count on FEMA to fill it: associations usually aren’t eligible for the individual assistance FEMA gives households, so treat insurance and reserves as your primary tools and confirm eligibility against official guidance. Insurance is a job many companies would rather avoid, which is why our Insurance & Reserve department handles coverage and claims, part of the broader [community association management](https://cmgt.org/hoa-management-services) support the right partner provides. ## Frequently asked questions ### Who is responsible for hurricane damage in an HOA? The association is typically responsible for common areas and homeowners for their own lots and homes, but your governing documents control the exact line. Read the CC&Rs closely, since what counts as “common” versus “individual” varies by community. Let your manager help you draw that line before a storm forces the question. ### What should be in an HOA hurricane preparedness plan? A written HOA hurricane preparedness plan should cover roles, communication, insurance, vendor contacts, and clear before, during, and after protocols. That maps to the five phases here: pre-season prep, storm communication, a during-storm safety plan, post-storm documentation, and insurance and recovery funding. Update it every year. ### Can an HOA restrict hurricane shutters? Boards can set reasonable architectural standards for hurricane shutters through the ARC, but outright bans invite conflict and, in some states, run into statutory limits. Settle a pre-approved standard before storm season, and confirm your state’s rules with association counsel. ### Can an HOA apply for FEMA disaster aid? In most cases, community associations are not eligible for the individual assistance FEMA provides to households, though limited exceptions and other federal programs can apply. Insurance and reserves, not federal aid, are your primary recovery tools. Check official FEMA and Ready.gov guidance for current eligibility. ## A prepared board turns a hurricane into a managed event Five phases, one goal: prepare before June 1, communicate as the storm nears, stay safe and connected during it, document carefully afterward, and fund recovery with coverage and reserves set up in advance. That’s what real HOA hurricane preparedness looks like, and it turns a hurricane from a crisis into a managed event. We’ve done exactly that alongside Gulf South communities for 19 years, including the year our own office took on two feet of water. If your board wants a partner who has already weathered Gulf storm seasons, we’d love to talk. This article is general information for Gulf South HOA boards, not legal or financial advice. Confirm insurance, statutory, and FEMA-eligibility specifics with your association counsel and insurance agent. ## Keep reading. [Full-Service HOA Management→](https://cmgt.org/hoa-management-services)[Condo & Townhome Management→](https://cmgt.org/condo-management)[Talk to our team→](https://cmgt.org/request-a-proposal) ## Want this handled for you? A real person will walk through your community’s storm plan — within one business day. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) --- Page: Louisiana HOA laws URL: https://cmgt.org/resources/hoa-laws/louisiana Section: HOA laws by state (board member references) Board Education · Louisiana # Louisiana HOA laws: a board member’s reference. Louisiana HOA law lives in two places at once. Your community’s own documents, and the Planned Community Act. Knowing which one controls a given question is most of the job. Reviewed **August 1, 2026** Current through the 2026 regular session Reviewed annually What governs your community - **Your governing documents** — your declaration, articles, and bylaws. For communities formed before January 1, 2025, these come first. - **Planned Community Act** — the state’s HOA statute. It steps in wherever your documents are silent. - **Condominium Act** — a separate statute, for condominium regimes only. - **Federal law** — fair housing, flag display, satellite dishes, and a few others. ## What changed recently Louisiana’s 2026 regular session adjourned June 1. Two laws affecting community associations passed, and the big one did not. 2026 Effective Jan 2027 ### Act 708 — Property disclosures expand to vacant lots Sellers must disclose HOA membership and restrictive covenant status on vacant residential property, not just improved lots. Expect resale document requests earlier and more often. 2026 Effective Jan 2027 ### Act 765 — State standards preempt yours on manufactured homes Associations may not impose construction or installation requirements on manufactured and modular homes beyond the state standard. Worth reviewing your CC&Rs before January. 2026 Bill died ### HB 817 — Homeowner Bill of Rights, expected back Would have applied to every association regardless of age and required rewriting existing governing documents. The sponsor withdrew it and has said he will return with related legislation next session. 2025 In force ### Act 224 — You cannot ban the American flag The statute bars associations from adopting or enforcing provisions that restrict display of a removable, portable U.S. flag, and provides for court costs and attorney fees. Worth reviewing your declaration against it with counsel. ## Quick answers The thirteen questions Louisiana boards ask most. **Read these alongside your governing documents.** Each answer notes the statute it comes from, so you and your attorney can go to the source. | Question | Short answer | Citation | | Notice for an annual or special meeting? | 30 to 60 days when the bylaws are silent. Notice must state the agenda. | 9:1141.26(A) | | What is a quorum? | 20% of voting interest unless the bylaws say otherwise. 10% in an emergency. | 9:1141.27 | | Can homeowners attend board meetings? | Yes, except executive session. No final vote may be taken in executive session. | 9:1141.26(B) | | Can homeowners force a special meeting? | Owners holding 20% can. The secretary must call it within 30 days. | 9:1141.26(A)(2) | | What records can owners see? | Eleven categories on request. Seven categories may be withheld. | 9:1141.36 | | How does a budget get adopted? | Over 25 lots: summary to owners in 30 days, ratification meeting 10 to 60 days later, majority vote. | 9:1141.34(A) | | Can the board levy a special assessment alone? | Not normally. Same ratification path as the budget. Emergencies excepted, by two-thirds of directors present. | 9:1141.34(B)(C) | | How soon can we lien a delinquent lot? | Written demand, then 30 days, then file the sworn statement of privilege. | 9:1146 | | How do we apply a partial payment? | Assessments first, then late charges, then attorney fees, then everything else. Not your choice. | 9:1146(B)(2) | | What can we never suspend? | Access to the owner’s own lot, and any service whose loss endangers health, safety, or property. | 9:1141.20(A)(2)(q) | | Can we adopt a rule at tonight’s meeting? | No. Owners get advance notice with the text and a chance to comment first. | 9:1141.37(A) | | Can we restrict the American flag? | You cannot prohibit it. Reasonable size, time, place, and manner provisions are allowed. | 9:1114 | | How many directors do we need? | At least three, each an owner or an owner’s representative. | 9:1141.21(A) | ## The rules, in more detail Seven areas that come up weekly. Open any one for the detail behind the short answer. ### Which law applies to your community The Planned Community Act did not rewrite the rules for your existing community. It fills gaps. R.S. 9:1141.3 Plenty of what has been published about Act 158 says Louisiana HOA law was replaced on January 1, 2025, and that every association now has to operate differently. That is not what the statute says. The Act does not affect the validity or superiority of any provision in a community document filed before January 1, 2025. It applies to existing communities **only to the extent their documents are silent**. The legislature’s own revision comments say the Act was written for newly formed communities and was not meant to make existing ones change their documents, their budgeting, or how they allocate assessments. In practice this cuts both ways. Many Louisiana declarations written in the 1990s and 2000s say nothing about records access, electronic voting, or budget ratification. For those communities the Act quietly supplies the procedure, without anyone having amended anything. Communities formed after January 1, 2025 are governed by it directly. Condominiums are outside all of this. [Louisiana condo regimes](https://cmgt.org/condo-management) run on the Condominium Act at R.S. 9:1121.101 and following, though the collections rules below reach both. ### Meetings and notice Board meetings need at least 30 days’ notice. Membership meetings need 30 to 60 days when your bylaws are silent, which is a window, not just a floor. R.S. 9:1141.26 · 1141.27 Membership meetings run on 30 to 60 days’ notice absent a bylaw provision. Both ends bind: a meeting noticed 90 days out is as far outside the window as one noticed in 10 days. Notice states time, date, place, and agenda, and the agenda must spell out any proposed amendment to the community documents, any budget changes, and any proposal to remove a director. Owners get a reasonable opportunity to comment on anything affecting the community. Board meetings work differently. They need at least 30 days’ notice to directors and owners stating time, date, place, and agenda, with no stated ceiling. Materials sent to the board beforehand must be reasonably available to owners, including by website posting, with unapproved minutes and executive session materials excepted. Executive session is available only during a regular or special meeting, and only for legal advice, litigation, labor and personnel matters, contracts under negotiation, and privacy matters. No final vote or action may be taken there. One safeguard worth knowing: actions taken without following these rules stay valid unless a court sets them aside, and a challenge must be brought within 60 days of minutes being approved or notice going out. ### Records and transparency Eleven categories must be kept and produced on request. Seven may be withheld. R.S. 9:1141.36 **Must be kept:** accounting records, minutes of owner and board meetings other than executive sessions, owner names and communication addresses with voting interest shown, organizational documents and current rules, three years of financial statements and tax returns, current directors and officers, the latest Secretary of State annual report, financial records detailed enough to produce the required resale disclosures, current contracts, records of every architectural approval and denial, and ballots and proxies for one year. **May be withheld:** personnel and medical records, contracts under negotiation, litigation and mediation materials, attorney-client communications, anything whose disclosure would break the law, executive session records, and other owners’ individual lot files. The association may charge a reasonable fee for copies and for supervising an inspection, and is not obligated to compile or synthesize anything. It only has to produce what it already has. Nothing stops a community from going further. Sending full monthly financials to every homeowner rather than just the board is not required in Louisiana, and it is the most effective thing a community can do to build confidence in its own governance. ### Budgets and assessments Communities over 25 lots follow a fixed ratification sequence, and the budget summary must explain your reserves. R.S. 9:1141.34 · 1141.32 The board proposes a budget at least annually. Within 30 days of adopting the proposal it sends every owner a summary that includes any reserves **and a statement of the basis on which those reserves are calculated and funded**. It sets a ratification meeting 10 to 60 days out. A majority ratifies. If owners do not ratify, the last ratified budget stays in force. There is no required budget format. There is a required reserve disclosure, which is hard to answer honestly without a current [reserve study](https://cmgt.org/resources/hoa-reserve-study). Our [budget guide](https://cmgt.org/resources/hoa-budget-template) walks the sequence. Special assessments follow the same path. The exception is an emergency: a two-thirds vote of directors present makes it effective immediately, with prompt notice to owners and spending limited to the stated purpose. Assessments are levied at least annually against the budget, and owners are personally liable for assessments during their ownership. Late fees and interest are allowed at a rate the association sets, capped at the rate permitted under the collections provisions. ### Delinquency and liens Louisiana calls it a privilege. Written demand, 30 days, then file. Miss a step and you lose. R.S. 9:1145–1148 Written demand goes out by mail or courier to the owner’s designated address, by email to a designated address, by hand delivery to the lot if neither was designated, or by any method reasonably calculated to give notice. The owner then has 30 days. Only after that may the association file the sworn detailed statement of privilege in the parish mortgage records. **Partial payments are applied in statutory order:** unpaid assessments, then late charges, then reasonable attorney fees and collection costs, then all other fees, fines, penalties, and interest. An association that applies a partial payment to fines first, leaving the assessment open so the delinquency stays alive, is not following the statute. This one gets missed constantly. **Two different clocks.** A privilege for unpaid dues or assessments dies as to third parties unless a notice of pendency of action is recorded within five years. A privilege for charges tied to alleged covenant violations dies in **one year**. Fine-based liens have a fifth of the runway. If an owner misses assessments for three months or more within any eight-month period after notice of delinquency, the association may accelerate twelve months and file for the accelerated amount. Separately, when an owner requests a payoff figure in a record, you have ten business days and **the number you send is binding on the association**. A payoff sent to a closing attorney is not an estimate. [How CMGT handles delinquency recovery](https://cmgt.org/hoa-delinquency-recovery) covers the operational side. ### Enforcement, rules, and fines You have real authority, bounded by three limits: notice before adopting rules, no arbitrary enforcement, and penalties you may never impose. R.S. 9:1141.37 · 1141.20 Before adopting, amending, or repealing a rule, the board gives all owners notice of the proposed action, the text, and the date it will act after considering comments. Afterward it notifies owners of what it did. Every rule must be reasonable, and board rulemaking on residential lots is bounded: rules may implement the declaration or address behavior that violates it or harms others’ use and enjoyment. A rule floating free of the declaration is vulnerable. The association decides whether to pursue or decline enforcement and has discretion depending on circumstances. But it **shall not be arbitrary or capricious** in that decision. Selective enforcement is not just a bad look in Louisiana. It is a statutory exposure, and the answer is a written policy you apply consistently and can produce on demand. Our [fair-process enforcement guide](https://cmgt.org/resources/hoa-rules-enforcement) covers building one. Reasonable fines are allowed, including interest and attorney fees, and rights or privileges may be suspended for nonpayment or violations. Two hard limits: you may not deny an owner access to their own lot, and you may not withhold a service if losing it would endanger anyone’s health, safety, or property. On architectural standards, tightening design criteria takes a two-thirds vote rather than the supermajority other restrictions need. But no tighter standard can force an owner to alter what is already built, and only exterior work increasing the lot’s improvement value by more than 40% has to meet the new standard. ### Limits on board authority Six things your board cannot do without a membership vote, plus two obligations most communities never adopted. R.S. 9:1141.21 · 1141.20 **The board cannot** amend the declaration, amend the bylaws, terminate the planned community, elect directors (though it may fill vacancies for an unexpired term), determine the qualifications, powers, duties, or terms of directors, or impose rules inconsistent with the declaration. That list surprises new boards regularly. If your board changed the bylaws without a membership vote, that action is exposed. **Two things the association must have** and most do not: reasonable procedures for addressing and resolving written complaints from owners, and a reasonable method, which can be electronic, for owners to communicate with the board. Both are required. Neither exists by default. Owners may remove any director or officer they elected, with or without cause, by majority vote at a properly noticed meeting with a quorum. The person facing removal gets a chance to speak first. Directors appointed by the developer cannot be removed during declarant control. ## Full session record Bill numbers, sponsors, and effective dates for anything that moved. Useful when you need to hand a citation to counsel, or check a session that produced nothing. 2026 Regular Session 2 enacted · 1 died #### Act 708 (HB 1166) — Property disclosures · effective Jan 1, 2027 Rep. Carver. Amends R.S. 9:3196 et seq. Extends the residential property disclosure regime to vacant residential property, including whether a property is subject to an HOA or restrictive covenants. #### Act 765 (SB 398) — Manufactured and modular housing · effective Jan 1, 2027 Sets state licensing, construction, and warranty standards for manufactured and modular housing, and preempts association covenants imposing construction or installation requirements beyond that standard. #### HB 817 — Louisiana Homeowner Bill of Rights · did not pass Would have created R.S. 9:1141.51 applying to all associations regardless of creation date, required converting existing governing documents to conform, and mandated an online homeowner portal, board composition and meeting requirements, vendor bidding thresholds, budget and surplus controls, and new limits on liens and fines. It was referred to House Civil Law and Procedure and scheduled for April. After organized opposition from CAI and Louisiana advocates, the sponsor chose not to move it and said he intends to introduce related concepts next session. Communities already running an owner portal, publishing financials to the full membership, and documenting enforcement decisions would have had relatively little to change. 2025 Regular Session 1 enacted · 1 vetoed #### Act 224 (HB 56) — Freedom to display the U.S. flag · effective Aug 1, 2025 Adds R.S. 9:1114. Planned communities, condominium associations, and lessors may not adopt or enforce any provision restricting display of a removable, portable United States flag. Reasonable size, time, place, and manner rules remain allowed. Violations carry injunctive relief, court costs, and reasonable attorney fees. #### HB 343 — Homestead exemption exception · vetoed Would have excluded unpaid condominium assessments from the homestead exemption from seizure. It passed both chambers and was vetoed in June 2025, on the reasoning that associations already have adequate tools through the privilege, acceleration, and attorney fee recovery. The homestead exemption remains a real constraint on Louisiana collections. 2024 Regular Session The session that reshaped the statute #### Act 158 (SB 23) — Louisiana Planned Community Act · effective Jan 1, 2025 Recommended by the Louisiana State Law Institute after a decade of study. Expanded R.S. 9:1141 from nine sections to fifty, modeled on the Uniform Common Interest Ownership Act, and rewrote the collections provisions. Renamed the Louisiana Homeowners Association Act and amended Civil Code Article 783 to match. See the applicability note above for what it means for existing communities. ## Common questions ### Did the Planned Community Act replace our CC&Rs? No. It does not affect the validity or superiority of any provision in a community document filed before January 1, 2025, and applies to existing communities only where their documents are silent. It does not require an existing association to amend anything. Communities may conform voluntarily. ### How much notice for a Louisiana HOA board meeting? At least 30 days to every director and owner, stating time, date, place, and agenda, unless the meeting was on a schedule already provided or addresses an emergency. Board meetings are open to owners except during executive session. ### Can a Louisiana HOA lien my house for unpaid dues? Yes, though Louisiana calls it a privilege. The association must make written demand, wait 30 days, then file a sworn detailed statement of privilege in the parish mortgage records. Courts may award the prevailing party costs and reasonable attorney fees. ### Can our HOA ban the American flag? No. Since August 1, 2025, R.S. 9:1114 prohibits any restriction on displaying a removable, portable United States flag. Reasonable size, time, place, and manner rules are still allowed, and violations expose the association to court costs and attorney fees. ### Did Louisiana pass new HOA laws in 2026? Two, both effective January 1, 2027: Act 708 expanding property disclosures, and Act 765 preempting association construction standards for manufactured and modular homes. HB 817, the Homeowner Bill of Rights, did not advance and was withdrawn by its sponsor. ### Do Louisiana HOAs have to do reserve studies? The statute does not require one. It does require the budget summary sent to owners to include any reserves and explain the basis on which they are calculated and funded, which is difficult to answer honestly without a study. Your declaration may require more. ## How this page is maintained Every citation here was checked against the Louisiana Revised Statutes and the legislature’s own bill records, not against other articles. Where a secondary source was the only thing available, it is named in the sources below. We review the page each August after the regular session adjourns, and we update the reviewed date even in years when nothing changed. The law still moves between reviews, and a court reading a statute can change what it means without a word of it being rewritten. When something here touches a real decision in your community, take it to a Louisiana attorney who practices community association law. That is what we tell the boards we manage. ### Primary sources - [Louisiana Planned Community Act, R.S. 9:1141.1 et seq.](https://www.legis.la.gov/legis/Law.aspx?d=106629) - [Act 158 (SB 23), 2024](https://legis.la.gov/legis/ViewDocument.aspx?d=1379426) — full enrolled text and revision comments - [R.S. 9:1145 et seq.](https://legis.la.gov/Legis/LawPrint.aspx?d=106638) — association privileges - [Act 224 (HB 56), 2025](https://legis.la.gov/legis/ViewDocument.aspx?d=1427894) — digest - [HB 817, 2026](https://legis.la.gov/LEGIS/BillInfo.aspx?i=250717) — bill history - [CAI 2026 Louisiana End of Session Report](https://advocacy.caionline.org/2026-louisiana-end-of-legislative-session-report/) ## HOA laws in the other states we serve Each state page follows the same structure, so you can compare what your community is actually held to. [Alabama→](https://cmgt.org/resources/hoa-laws/alabama)[Mississippi→](https://cmgt.org/resources/hoa-laws/mississippi)[Texas→](https://cmgt.org/resources/hoa-laws/texas)[Florida→](https://cmgt.org/resources/hoa-laws/florida) **We manage communities. We don’t practice law.** This is plain-English guidance, not legal advice. Much of Louisiana’s Planned Community Act defers to your own governing documents and applies only where those documents are silent; other provisions apply regardless. Some of these statutes are clearer than others, and legal professionals may disagree about what they require. Before you rely on or act on anything here, run it by your association’s attorney — that’s what we tell the boards we manage. ## Questions about your community? We help boards work through exactly these questions — and a real person follows up within one business day. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) --- Page: Texas HOA laws URL: https://cmgt.org/resources/hoa-laws/texas Section: HOA laws by state (board member references) Board Education · Texas # Texas HOA laws: a board member’s reference. Texas has the most detailed HOA statute in the Gulf South, and it legislates only in odd years. Five laws took effect in 2025. Nothing changes again until the legislature returns in January 2027. Reviewed **August 1, 2026** Current through the 89th Legislature Reviewed annually What governs your community - **Chapter 209** — the Residential Property Owners Protection Act, the main statute for HOAs. Most of this page comes from it. - **Chapter 82** — the Uniform Condominium Act. Condominium regimes only, with separate disclosure and resale rules. - **Chapter 202** — restrictive covenants generally. Sits on top of both, and holds the list of things a covenant can’t restrict. - **Business Organizations Code** — corporate mechanics, since most associations are also nonprofit corporations. - **Federal law** — fair housing, flag display, satellite dishes, and a few others. ## What changed recently The 89th Legislature adjourned June 2, 2025 and passed five laws affecting associations. Texas meets in regular session only in odd-numbered years, so this is the current picture until 2027. 2025 In force Sep 2025 ### SB 711 — websites, management certificates, ARC selection, fencing The largest of the five. Condominium associations with 60 or more units, or any association under contract with a management company, must publish their recorded dedicatory instruments on a website. Management certificates gained new required disclosures. Resale certificate fees for condominiums were capped. Associations with more than 40 lots must now solicit architectural review committee candidates through a formal process. 2025 In force Sep 2025 ### SB 2629 — electronic voting became a permitted method An association must offer owners at least one of an electronic ballot, an absentee ballot, or a proxy. Condominium associations may meet and vote electronically without amending their dedicatory instruments first. 2025 In force Sep 2025 ### HB 517 and HB 621 — two new limits on enforcement Associations must suspend enforcement of grass and green vegetation requirements while a property is under a residential watering restriction, and for 60 days after it lifts. Separately, associations may not prohibit an owner or resident from inviting government officials or election candidates to meet with members in common areas. 2025 In force May 2025 ### HB 431 — solar roof tiles became protected devices Solar roof tiles were added to the statutory definition of a solar energy device, which brings them under the existing limits on restricting solar installations. This one took effect immediately rather than in September. ## Quick answers The questions Texas boards ask most. **Read these alongside your governing documents.** Each answer notes the statute it comes from, so you and your attorney can go to the source. | Question | Short answer | Citation | | Which chapter governs us? | Chapter 209 for residential property owners’ associations. Chapter 82 for condominiums. Chapter 202 reaches restrictive covenants generally and applies on top. | 209.003 · 82 · 202 | | Must we give notice before fining? | Yes. Written notice by certified mail describing the violation and stating any amount due, before a fine, a common-area suspension, a damage charge, most suits, or a credit report. | 209.006(a) | | How long does an owner have to ask for a hearing? | On or before the 30th day after the notice was mailed. The 30 days is the hearing window, not a blanket waiting period. | 209.006(b)(2)(B) | | Do we have to allow a cure? | A reasonable period, where the violation is curable and does not threaten public health or safety. If it is cured in time, no fine may be assessed. | 209.006(b)(2)(A), (e) | | What about a repeat violation? | The notice requirements do not apply where the owner was given notice and the chance to exercise these rights for the same violation in the preceding six months. | 209.006(d) | | How do we apply a payment? | A fixed six-step order: delinquent assessments, current assessments, collection-related attorney fees, other attorney fees, fines, then everything else. | 209.0063(a) | | What if the owner is in default on a payment plan? | The order does not bind you, but a fine still may not be given priority over any other amount owed. | 209.0063(b) | | Can we foreclose over unpaid fines? | No. Not where the debt consists solely of fines, or of attorney fees tied solely to fines. | 209.009 | | Is foreclosure judicial? | Generally yes, subject to the exceptions in the section. | 209.0092 | | Is there a redemption period? | Yes. An owner may redeem within 180 days after the association’s foreclosure sale. | 209.011 | | Do we file a management certificate? | Yes, in the county real property records and with the Texas Real Estate Commission. | 209.004 | | Do we need a website? | Condominium associations with 60 or more units, or under contract with a management company, must publish recorded dedicatory instruments online. | 82.1142 | | Can we fine for brown grass in a drought? | No. Enforcement is suspended while a residential watering restriction applies and for 60 days after it lifts. | 202.008 | | Can we prohibit political gatherings in common areas? | No, though you may apply the same rules you apply to any other gathering, including fees, deposits, reservations, and occupancy limits. | 202.013 | ## The rules, in more detail Six areas that come up most. Open any one for the detail behind the short answer. ### Which law applies to your community Texas spreads association law across three chapters, and the answers change depending on which one you sit under. Tex. Prop. Code ch. 209 · 82 · 202 **Chapter 209**, the Texas Residential Property Owners Protection Act, is the main statute for residential property owners’ associations with mandatory membership. Most of what follows on this page comes from it. **Chapter 82**, the Texas Uniform Condominium Act, governs condominium regimes. Several 2025 changes, including the website requirement and the resale certificate fee cap, land in Chapter 82 rather than Chapter 209, so a single-family board and a condominium board reading the same headline about SB 711 are often reading about different obligations. [CMGT manages condominium associations](https://cmgt.org/condo-management) under that separate chapter. **Chapter 202** governs the construction and enforcement of restrictive covenants generally, and it sits on top of the others. Three of the five 2025 laws amended Chapter 202, which is why they reach both HOAs and condominium associations. This is also where the limits on what a covenant can restrict live: solar devices, flags, religious items, rainwater harvesting, and now brown grass during drought and political gatherings. Associations are also usually nonprofit corporations under the Business Organizations Code, which supplies corporate mechanics the property code does not address. ### Notice, hearings, and enforcement Certified mail first, a real chance to cure, and a 30-day window for the owner to demand a hearing. Skipping a step is how fines get voided. Tex. Prop. Code § 209.006 · 209.007 · 209.0061 Before an association may suspend an owner’s right to use a common area, file suit against an owner other than to collect an assessment or foreclose, charge an owner for property damage, levy a fine, or report a delinquency to a credit reporting service, it must give the owner written notice **by certified mail**. The notice has to describe the violation or damage that is the basis for the action and state any amount due. It also has to tell the owner two things: that they are entitled to a reasonable period to cure, where the violation is curable and does not pose a threat to public health or safety, and that they may request a hearing under section 209.007 **on or before the 30th day after the notice was mailed**. That 30 days is widely described as a waiting period before enforcement. It is not. It is the window in which the owner can demand a hearing. The cure period is separate and is measured by what is reasonable for the violation in question. **Two provisions boards should know in the other direction.** If the owner cures before the cure period expires, a fine may not be assessed at all. And the notice requirements do not apply to a violation for which the owner was already given notice and the opportunity to exercise these rights within the preceding six months, which is what makes documenting the first notice worth the effort. A fine policy has to be adopted and made available under section 209.0061, and the hearing itself runs under section 209.007, which also addresses alternative dispute resolution. [Our guide to fair-process enforcement](https://cmgt.org/resources/hoa-rules-enforcement) covers building a process around this. ### Assessments, payment priority, and liens Texas dictates exactly how a payment gets applied, in six steps, with fines last. Tex. Prop. Code § 209.0063 · 209.0094 · 209.008 A payment received from an owner is applied to the debt in this order: **any delinquent assessment; any current assessment; reasonable attorney fees or third-party collection costs associated solely with assessments or another charge that could support foreclosure; any other reasonable attorney fees; reasonable fines; and any other reasonable amount owed.** Fines sit fifth of six. An association cannot apply an owner’s payment to fines first and leave the assessment balance open, which is the practice that keeps a delinquency alive and eventually supports a foreclosure that should never have been available. There is one exception. Where the owner is in default under a payment plan at the time the payment arrives, the association is not bound to that order. Even then, a fine may not be given priority over any other amount owed. Section 209.0062 requires associations to offer an alternative payment schedule for certain assessments, and section 209.0064 governs what happens when a third-party collection agent is involved. Attorney fee recovery is governed by section 209.008, and assessment lien filings by section 209.0094. [How CMGT approaches delinquency recovery](https://cmgt.org/hoa-delinquency-recovery) covers the operational side. ### Foreclosure limits and redemption You cannot foreclose over fines. Foreclosure is generally judicial. And the owner has 180 days to buy the property back. Tex. Prop. Code § 209.009 · 209.0092 · 209.011 An association may not foreclose its assessment lien where the debt securing the lien consists solely of fines assessed by the association, or of attorney fees incurred solely in connection with those fines. Read alongside the payment priority rule, the effect is deliberate: Texas has built its statute so that fines do not become a path to taking someone’s home. Foreclosure is generally judicial under section 209.0092, subject to the exceptions stated there, and section 209.0093 lets a community remove or adopt foreclosure authority in its dedicatory instruments. Section 209.0091 requires notice and an opportunity to cure for certain other lienholders before the association forecloses. After a sale, the association must give notice to the former owner and lienholders under section 209.010, and the owner has a **180-day right of redemption** under section 209.011. A Texas association foreclosure is not final on the courthouse steps, and boards should plan on that half-year tail rather than be surprised by it. ### Records, management certificates, and websites Texas puts association contact and fee information into public databases, and 2025 added a website duty for some associations. Tex. Prop. Code § 209.004 · 209.005 · 82.1142 An association records a management certificate in the county real property records and files it with the Texas Real Estate Commission, which maintains a public online database. SB 711 expanded what the certificate must disclose, adding declaration amendments, the management company’s phone number and email address, the website address where documents are available, and the amount and description of any transfer-related fee. The filing deadline carries teeth. Where a condominium association fails to file its certificate with the Commission within the required window after recording, it cannot collect attorney fees or interest on unpaid assessments for that period. An administrative lapse turns directly into lost recovery. Owner access to association records is governed by section 209.005, which sets out what must be produced, what may be withheld, and the process for requesting. **New in 2025:** a condominium association with at least 60 units, or one that has contracted with a management company, must make the current version of its recorded dedicatory instruments available on a website maintained by the association or by the management company on its behalf. Section 82.1142 sits in the condominium chapter, so read carefully before assuming it reaches a single-family community. ### What Texas says you cannot restrict Chapter 202 carves out a growing list of things a covenant cannot reach, and 2025 added two more. Tex. Prop. Code § 202.008 · 202.010 · 202.013 · 202.023 **Brown grass during drought.** Section 202.008, added in 2025, requires an association to suspend enforcement of any restriction requiring an owner to plant or install grass or turf, maintain green vegetation or turf, or prohibiting discolored or brown vegetation, while the property is subject to a residential watering restriction imposed by a municipality or water supplier as a drought conservation measure, and until the 60th day after that restriction is lifted. **Political gatherings in common areas.** Section 202.013, also added in 2025, bars an association from adopting or enforcing a restriction that prohibits an owner or resident from inviting government officials or election candidates to address or meet with members, residents, or their invitees in common areas. The association may still impose whatever requirements it applies to any other gathering, including rental fees, deposits, reservations, and occupancy limits, and the section does not reach areas closed for seasonal use or reserved for association meetings. Associations with 501(c)(3) status are excluded. **Solar energy devices.** Section 202.010 already limited restrictions on solar installations. In 2025, HB 431 added solar roof tiles to the definition, closing an argument some associations had been making about tiles being an aesthetic choice rather than a device. **Security fencing.** SB 711 expanded what an association may restrict under section 202.023, allowing prohibitions on fencing that obstructs a licensed area, a public sidewalk, or a drainage easement, and on fencing forward of a dwelling’s front-most building line, with carve-outs including fencing installed before September 1, 2025 and homes whose addresses are exempt from public disclosure. Chapter 202 also protects flags, religious displays, rainwater harvesting, and standby generators, among others. The list grows most sessions, which is the main reason a Texas covenant enforcement policy needs a scheduled legal review rather than a one-time drafting. ## Full session record Texas holds a regular session only in odd-numbered years. The 89th adjourned June 2, 2025. The 90th convenes January 2027. 89th Regular Session (2025) 5 enacted #### SB 711 — Property owners’ associations; websites, certificates, ARC, fencing · effective Sept 1, 2025 Amends both Chapter 82 and Chapter 209, described by its own analysis as a refinement of SB 1588 from the 87th Legislature. Adds section 82.1142 requiring condominium associations of at least 60 units, or those contracting with a management company, to publish recorded dedicatory instruments online. Expands management certificate disclosures and the Texas Real Estate Commission filing framework. Caps condominium resale certificate fees at $375 under section 82.157. Adds sections 209.00506 and 209.00507 governing architectural review committee candidate solicitation, requiring at least 10 days’ notice of a vacancy for associations with more than 40 lots. Supplements section 202.023 on security fencing. #### SB 2629 — Electronic meetings and voting · effective Sept 1, 2025 Adds electronic ballots to the permitted voting methods, so an association must offer an owner at least one of an electronic ballot, an absentee ballot, or a proxy. Condominium associations may meet and vote electronically without first amending their dedicatory instruments. #### HB 621 — Common areas and political gatherings · effective Sept 1, 2025 Adds section 202.013. Prohibits restrictions barring an owner or resident from inviting governmental officials and election candidates to address or meet with members, residents, or invitees in common areas, subject to the same requirements the association applies to other gatherings. Does not apply to associations qualifying under section 501(c)(3). #### HB 517 — Watering restrictions and vegetation enforcement · effective Sept 1, 2025 Adds section 202.008. Suspends enforcement of grass, turf, and green vegetation requirements while a residential watering restriction applies, and through the 60th day after it is lifted. #### HB 431 — Solar roof tiles · effective May 29, 2025 Amends section 202.010(a)(2) to include solar roof tiles within the definition of a solar energy device. Took effect immediately on passage rather than on the September date the others share. 2026 No regular session #### Texas legislates biennially There is no regular session in even-numbered years. No association-specific legislation was enacted in 2026, and the next regular opportunity for change is the 90th Legislature convening in January 2027. Called sessions can occur and occasionally carry unrelated property measures, but the association framework is stable until then. *Planning note:* this makes Texas the most predictable state in the region for compliance purposes. A policy review completed after September 2025 holds until spring 2027. ## Common questions ### What are the new Texas HOA laws for 2025? Five. SB 711 on websites, management certificates, architectural review committee selection, and fencing. SB 2629 adding electronic voting. HB 621 protecting political gatherings in common areas. HB 517 suspending vegetation enforcement during watering restrictions. HB 431 adding solar roof tiles to protected solar energy devices. All took effect September 1, 2025 except HB 431, which took effect May 29. ### Can a Texas HOA foreclose for unpaid fines? No. Under section 209.009 an association may not foreclose its assessment lien where the debt consists solely of fines, or of attorney fees incurred solely in connection with fines. Foreclosure is generally judicial, and the owner has 180 days after the sale to redeem. ### How must a Texas HOA notify a homeowner before levying a fine? By certified mail, in writing, describing the violation and stating any amount due, and informing the owner of a reasonable period to cure where the violation is curable and not a health or safety threat, and of the right to request a hearing on or before the 30th day after the notice was mailed. ### How does a Texas HOA have to apply a homeowner’s payment? In statutory order under section 209.0063: delinquent assessments, current assessments, attorney fees and collection costs tied to assessments, other attorney fees, fines, then any other amount owed. If the owner is in default on a payment plan the order does not bind the association, but fines still may not take priority over other amounts. ### Does my Texas HOA have to have a website? The 2025 website requirement in section 82.1142 applies to condominium associations with at least 60 units or those contracting with a management company. It sits in the condominium chapter, so a single-family community should check with counsel before assuming it applies. ### Did Texas pass new HOA laws in 2026? No. Texas holds a regular legislative session only in odd-numbered years. The last was the 89th, which adjourned June 2, 2025. The next convenes in January 2027. ## How this page is maintained Every citation here was checked against the Texas Property Code and legislative records, not against other articles. That mattered on one point in particular: several widely circulated summaries describe section 209.006 as requiring 30 days’ notice before enforcement. The statute uses those 30 days differently, as the window for the owner to request a hearing, with the cure period measured separately by what is reasonable. We have stated it the way the statute does. Because Texas legislates biennially, this page moves on a two-year rhythm rather than an annual one. We review it after each regular session adjourns, next in mid-2027, and update the reviewed date in between when anything else changes. When something here touches a real decision in your community, take it to a Texas attorney who practices community association law. That is what we tell the boards we manage. ### Primary sources - [Texas Property Code ch. 209](https://law.justia.com/codes/texas/property-code/title-11/chapter-209/) — Texas Residential Property Owners Protection Act - [Tex. Prop. Code § 209.0063](https://law.justia.com/codes/texas/property-code/title-11/chapter-209/section-209-0063/) — priority of payments - [Tex. Prop. Code § 209.006](https://law.justia.com/codes/texas/property-code/title-11/chapter-209/section-209-006/) — notice required before enforcement action - [SB 711, 89th Legislature](https://capitol.texas.gov/tlodocs/89R/analysis/html/SB00711F.htm) — bill analysis - [Chapter 209 section index](https://texas.public.law/statutes/tex._prop._code_title_11_chapter_209) ## HOA laws in the other states we serve Each state page follows the same structure, so you can compare what your community is actually held to. [Alabama→](https://cmgt.org/resources/hoa-laws/alabama)[Louisiana→](https://cmgt.org/resources/hoa-laws/louisiana)[Mississippi→](https://cmgt.org/resources/hoa-laws/mississippi)[Florida→](https://cmgt.org/resources/hoa-laws/florida) **We manage communities. We don’t practice law.** This is plain-English guidance, not legal advice. Texas splits its association law across several chapters, and which one governs you changes the answers. Some of these statutes are clearer than others, and legal professionals may disagree about what they require. Before you rely on or act on anything here, run it by your association’s attorney — that’s what we tell the boards we manage. ## Questions about your community? We help boards work through exactly these questions — and a real person follows up within one business day. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) --- Page: Mississippi HOA laws URL: https://cmgt.org/resources/hoa-laws/mississippi Section: HOA laws by state (board member references) Board Education · Mississippi # Mississippi HOA laws: a board member’s reference. Mississippi has no HOA statute. No chapter of the code sets your fine authority, your lien rights, or your enforcement procedure. Corporate law fills part of the gap and your recorded documents fill the rest, which makes reading them the whole job. Reviewed **August 1, 2026** Current through the 2026 regular session Reviewed annually What governs your community - **Your recorded documents** — your declaration, articles, and bylaws. Mississippi has no HOA statute, so these carry the most weight. - **Nonprofit Corporation Act** — the corporate basics like meetings, records, and state filings, if your association is incorporated. - **Federal law** — fair housing, flag display, satellite dishes, and a few others. ## What changed recently Mississippi’s 2026 regular session adjourned in early April. Nothing affecting community associations was enacted, in that session or the one before it. 2026 No change ### No HOA legislation was enacted Two bills touching associations were filed and both died in committee. The framework governing Mississippi HOAs is the same today as it was a year ago. 2026 Bill died ### SB 2644 would have capped estoppel certificate fees It would have required associations to issue an estoppel certificate within 10 business days of a written or electronic request, publish a designated contact for those requests, and work within tiered fee caps. Died in committee February 3. 2025 No change ### The 2025 session produced nothing either One bill brought the entire Nonprofit Corporation Act forward as a vehicle for possible amendment. No amendment followed. ## Quick answers The questions Mississippi boards ask most. Corporate law answers some of them. For the rest, your documents decide. **Read these alongside your governing documents.** Each answer notes the statute it comes from, so you and your attorney can go to the source. | Question | Short answer | Citation | | Is there a Mississippi HOA law? | No. No chapter of the Mississippi Code specifically governs homeowners associations. | — | | Then what governs us? | Your recorded covenants, articles, and bylaws, plus the Nonprofit Corporation Act if you are incorporated, plus federal law. | 79-11-101 et seq. | | How much notice for a members’ meeting? | Your bylaws control, but the statute supplies a safe harbor: 10 to 60 days before the meeting, or 30 to 60 if mailed by something other than first-class or registered mail. | 79-11-205 | | Can homeowners force a special meeting? | Yes. Holders of at least 5% of the voting power can demand one. If notice is not given within 30 days, they may set the time and place themselves. | 79-11-199 | | Do we have to hold an annual meeting? | Yes, if the association has members. Failing to hold one does not by itself invalidate corporate action. | 79-11-197 | | What records must we keep? | Minutes of member and board meetings, records of actions taken without a meeting, accounting records, and a membership list. | 79-11-283 | | Can homeowners inspect records? | Yes, on at least five business days’ written demand, at a reasonable time and place, subject to conditions. | 79-11-285 | | What if we cannot get a meeting together? | A director, officer, or member may petition chancery court to order a meeting or an alternative vote. | 79-11-131 | | Do we file anything with the state? | Yes. An annual report to the Secretary of State, with penalties for failing to file. | 79-11-407 | | Can we fine homeowners? | Only if your governing documents authorize it. No Mississippi statute grants the power or caps the amount. | — | | Can we lien a home for unpaid assessments? | There is no HOA lien statute. Whatever lien rights exist come from your recorded covenants. | — | | Does the Condominium Law apply to us? | Only if you are a condominium. It does not reach homeowners associations. | 89-9-1 et seq. | | Can we restrict flags or satellite dishes? | Federal law limits both, regardless of what your covenants say. | Federal | ## The rules, in more detail Five areas that come up most, plus the federal rules that apply no matter what your covenants say. Open any one for the detail behind the short answer. ### Which law applies to your community There is no Mississippi HOA act. Three separate bodies of law fill the space, and none of them was written with your community in mind. Miss. Code Ann. § 79-11-101 et seq. Most states that regulate community associations do it through a dedicated statute. Mississippi does not have one. There is no Mississippi Homeowners Association Act, and no chapter of the code that sets association notice periods, records obligations, fine authority, or lien procedure the way Louisiana’s Planned Community Act or Texas’s Chapter 209 do. What governs instead comes from three directions. **Your recorded governing documents** do the heaviest lifting: the declaration of covenants, the articles of incorporation, and the bylaws. **The Mississippi Nonprofit Corporation Act** applies if your association is incorporated as a nonprofit, which most are, and it supplies corporate mechanics like meetings, records, and director duties. **Federal law** reaches specific subjects no matter what anyone’s documents say. The **Mississippi Condominium Law** at Miss. Code Ann. § 89-9-1 governs condominium formation, management, and operation. It applies to condominium regimes only and does not reach homeowners associations. [CMGT manages condominium associations on the Mississippi Gulf Coast](https://cmgt.org/condo-management) under that separate chapter. The practical consequence is that two Mississippi communities a mile apart can operate under meaningfully different rules, because their declarations were drafted by different lawyers in different decades. In a state with a comprehensive act, the statute smooths that out. Here it does not. ### Meetings and notice Your bylaws set the notice period. The statute backs them with a safe harbor rather than a hard minimum. § 79-11-197 · 79-11-205 · 79-11-131 Mississippi’s Nonprofit Corporation Act requires notice of member meetings consistent with the bylaws, given in a fair and reasonable manner. It then does something Louisiana’s statute does not: rather than imposing a fixed window, it defines one that is deemed to satisfy the standard. Notice given no fewer than 10 and no more than 60 days before the meeting is fair and reasonable, and where notice is mailed by something other than first-class or registered mail the floor rises to 30 days. Other methods can still be fair and reasonable depending on the circumstances. The practical effect is a safe harbor rather than a minimum. Your bylaws set the period, and hitting the statutory window is how a board demonstrates the notice was adequate if anyone later argues it was not. Boards with vague or silent bylaws generally follow the safe harbor for that reason. An incorporated association with members must hold a membership meeting annually, at a time stated in or fixed in accordance with the bylaws. At the annual meeting the president and chief financial officer report on the activities and financial condition of the corporation. Worth knowing: failure to hold the annual meeting on time does not by itself invalidate corporate action. That is a forgiving rule, not a licence to skip it. Holders of at least 5% of the voting power may demand a special meeting by signed, dated, written demand describing its purpose, a considerably lower bar than Louisiana’s 20%. If notice is not given within 30 days of that demand, the members who signed it may set the time and place and give notice themselves. Only matters described in the notice may be conducted at a special meeting. Electronic meetings are available where the articles or bylaws provide for them. There is also a remedy most boards have never heard of. When it is impractical or impossible to call or conduct a meeting in the manner the documents require, a director, officer, member, or the Attorney General may petition the chancery court, which can order a meeting called or authorize a written ballot in whatever manner the court finds fair and equitable. For a community that cannot reach quorum year after year and is frozen as a result, that is the way out. ### Records and inspection Keep minutes, accounting records, and a membership list. Members may inspect on five business days’ written demand. § 79-11-283 · 79-11-285 · 79-11-287 · 79-11-289 An incorporated association keeps as permanent records the minutes of all member and board meetings, a record of all actions taken by members or directors without a meeting, and a record of committee actions taken on the board’s behalf. It maintains appropriate accounting records, and a record of members in a form that allows an alphabetical list showing each member’s address and votes. A member is entitled to inspect and copy records at a reasonable time and location specified by the corporation, on written demand delivered at least five business days beforehand. Broader categories, including accounting records and the membership list, carry additional conditions: the demand must be made in good faith, for a proper purpose, described with reasonable particularity, and the records must be directly connected to that purpose. The association may impose reasonable copying charges. Where a corporation refuses inspection a member may seek a court-ordered inspection. None of this is an HOA transparency regime. It is corporate law applied to an entity that happens to be an HOA, and it is thinner than what boards in neighboring states work with. Nothing stops an association from doing more. Sending monthly financials to every homeowner is not required anywhere in Mississippi law, and in a state this quiet on transparency it does more to build confidence than it would almost anywhere else. ### Your board’s duties Directors owe corporate fiduciary duties, conflicts are regulated, and the association must file an annual report with the Secretary of State. § 79-11-263 · 79-11-267 · 79-11-269 · 79-11-407 A director must act in what the director reasonably believes to be the best interests of the corporation, and may rely on information and reports from officers, employees, counsel, accountants, and board committees where reliance is warranted. Officers carry a parallel duty. Conflict of interest transactions are governed by statute rather than left to the documents. Board quorum rules and the rule that a director present at a meeting is deemed to have assented to action taken, absent a recorded dissent, both come from the Act. The obligation boards most often miss is administrative. Domestic nonprofit corporations must file an annual report with the Secretary of State’s Business Services Division, and there are penalties for failing to file. An association that stops filing can lose its good standing, and an association that is not in good standing can find itself unable to do things it assumed it could, including enforcing in court. This is the most common unforced error we see in Mississippi communities, and it is entirely preventable. ### Assessments, fines, and collections No Mississippi statute grants these powers, caps them, or sets a procedure. Everything traces back to your covenants. Governing documents · general Mississippi law Louisiana boards have a statutory collections path: written demand, thirty days, a sworn statement of privilege filed in the parish mortgage records, with peremption periods attached. Mississippi has no equivalent. There is no HOA assessment lien statute, no statutory demand period, no statutory fine authority, and no statutory cap on what an association may charge. What an association can actually do depends on what its recorded declaration says it can do. If the covenants create a lien for unpaid assessments and set out how it attaches, that is the association’s authority. If they are silent or poorly drafted, the association may have considerably less leverage than the board assumes. Enforcement generally runs through the courts, and the specific route depends on the documents and the facts. Two practical implications. First, in Mississippi the declaration is a collections document as much as a governance document, and it is worth having counsel read it before a delinquency becomes a problem rather than after. Second, because the statute imposes no process, fair and consistent process becomes a matter of prudence rather than compliance. Documented, evenly applied enforcement is how associations stay defensible when the code offers no safe harbour. [How CMGT approaches delinquency recovery](https://cmgt.org/hoa-delinquency-recovery) covers the operational side. ### Federal rules that still apply Where Mississippi is silent, federal law is not. These reach your community regardless of what the covenants say. Federal statutes and FCC rules The thinner a state’s HOA statute, the larger federal law looms. Several federal rules apply to Mississippi associations directly. The **Fair Housing Act** prohibits discrimination in housing and requires reasonable accommodations, including for assistance animals, which is the source of a large share of association disputes nationally. The **Freedom to Display the American Flag Act** limits restrictions on flag display. The **FCC’s OTARD rule** limits restrictions on satellite dishes and certain antennas. The **Fair Debt Collection Practices Act** can reach association collections depending on who is doing the collecting and how. The **Americans with Disabilities Act** can apply to areas of a community open to the public. These are federal questions, they change through regulation and litigation rather than through the Mississippi legislature, and they are worth raising with counsel specifically because nothing in state law will remind you they exist. ## Full session record Bill numbers, sponsors, and outcomes. In Mississippi the useful record is mostly what did not pass, because that is where the direction of travel shows up. 2026 Regular Session 0 enacted · 2 died #### SB 2644 — Estoppel certificate fees · died in committee Sen. Blackwell. Would have required a homeowners association to issue an estoppel certificate verifying paid assessments within 10 business days of a written or electronic request from an owner, a mortgagee, or their designee, and to designate on its website a person or entity with a street or email address to receive those requests. It set tiered caps on the fees an association or its management company could charge. Died in committee February 3, 2026. #### SB 2366 — Total loss insurance payout · died in committee Would have set a minimum contents payout on total loss claims. Not association-specific, but relevant to communities carrying property coverage. Died in committee. 2025 Regular Session 0 enacted #### No HOA or condominium legislation enacted HB 1554 brought forward the whole of the Mississippi Nonprofit Corporation Act, sections 79-11-101 through 79-11-407, as a vehicle for possible amendment. Bringing a statute forward keeps it open for amendment during the session without proposing any specific change. No amendment followed, and the Act is unchanged. ## Common questions ### Does Mississippi have HOA laws? Not in the way most states do. Mississippi has no statute specifically governing homeowners associations. Associations are governed by their own recorded covenants, articles, and bylaws, by the Mississippi Nonprofit Corporation Act if incorporated, and by federal law. ### How much notice does a Mississippi HOA have to give for a meeting? Your bylaws set the period. The Nonprofit Corporation Act requires notice consistent with the bylaws given in a fair and reasonable manner, and supplies a safe harbor: notice given no fewer than 10 and no more than 60 days before the meeting is fair and reasonable, with the floor rising to 30 days where notice is mailed by something other than first-class or registered mail. ### Can a Mississippi HOA put a lien on my house? There is no Mississippi statute creating an HOA assessment lien. Whether an association has lien rights, and what it must do to exercise them, depends on the recorded covenants for that community. ### What records can a Mississippi homeowner request? If the association is an incorporated nonprofit, a member may inspect and copy records on at least five business days’ written demand, at a reasonable time and place. Broader categories such as accounting records and the membership list require a good faith demand made for a proper purpose and described with reasonable particularity. ### Did Mississippi pass any new HOA laws in 2026? No. Two bills touching associations were filed and both died in committee, including SB 2644, which would have capped estoppel certificate fees and required issuance within 10 business days. Nothing was enacted in 2025 either. ### Does the Mississippi Condominium Law apply to our HOA? Only if your community is a condominium regime. Miss. Code Ann. § 89-9-1 and following governs condominium formation, management, and operation, and does not reach homeowners associations. ## How this page is maintained Every citation here was checked against the Mississippi Code and the legislature’s own bill records, not against other articles — which mattered here, because several widely circulated summaries of Mississippi HOA law contain errors, including one that cites the Nonprofit Corporation Act to the wrong title of the code. We review the page each summer after the regular session adjourns, and we update the reviewed date even in years when nothing changed, which in Mississippi is most years. The law still moves between reviews, and a court reading a statute can change what it means without a word of it being rewritten. When something here touches a real decision in your community, take it to a Mississippi attorney who practices community association law. That is what we tell the boards we manage. ### Primary sources - Mississippi Nonprofit Corporation Act, Miss. Code Ann. § 79-11-101 et seq. - Mississippi Condominium Law, Miss. Code Ann. § 89-9-1 et seq. - [SB 2644, 2026 Regular Session](https://billstatus.ls.state.ms.us/documents/2026/pdf/SB/2600-2699/SB2644IN.pdf) — bill text as introduced - [SB 2644 status history](https://legiscan.com/MS/bill/SB2644/2026) — died in committee - [HB 1554, 2025 Regular Session](https://billstatus.ls.state.ms.us/documents/2025/html/HB/1500-1599/HB1554IN.htm) — Nonprofit Corporation Act brought forward - [Mississippi Legislature bill search](https://www.legislature.ms.gov/legislation/all-measures/) ## HOA laws in the other states we serve Each state page follows the same structure, so you can compare what your community is actually held to. [Alabama→](https://cmgt.org/resources/hoa-laws/alabama)[Louisiana→](https://cmgt.org/resources/hoa-laws/louisiana)[Texas→](https://cmgt.org/resources/hoa-laws/texas)[Florida→](https://cmgt.org/resources/hoa-laws/florida) **We manage communities. We don’t practice law.** This page is plain-English guidance for boards, not legal advice. Because Mississippi has no HOA-specific statute, your own governing documents carry more weight here than in most states. Legal professionals may disagree about what some of these statutes require. Before you rely on or act on anything here, take it to a Mississippi attorney who practices community association law — that’s what we tell the boards we manage. ## Questions about your community? We help boards work through exactly these questions — and a real person follows up within one business day. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) --- Page: Alabama HOA laws URL: https://cmgt.org/resources/hoa-laws/alabama Section: HOA laws by state (board member references) Board Education · Alabama # Alabama HOA laws: a board member’s reference. Alabama has an HOA statute, but it does not reach every community. Whether the Homeowners’ Association Act governs you turns on one date: when your declaration was recorded. Communities on opposite sides of that line operate under different rules. Reviewed **August 1, 2026** Current through the 2026 regular session Reviewed annually What governs your community - **Homeowners’ Association Act** — governs if your declaration was recorded on or after January 1, 2016, or your members voted to opt in. - **Your governing documents + Nonprofit Corporation Act** — govern if it was recorded before then and you never opted in. - **Federal law** — fair housing, flag display, satellite dishes, and a few others. ## What changed recently Alabama’s 2026 regular session adjourned April 9. Nothing affecting community associations was enacted, in that session or the one before it. 2026 No change ### No HOA or condominium legislation was enacted The Homeowners’ Association Act has not been amended since it took effect in 2016. What is moving in Alabama is not new legislation but regulatory guidance and appellate decisions. 2026 Bills died ### HB 260 and SB 121 would have reshaped condominium governance Companion bills from Sen. Arthur Orr. They would have barred the use of consents, waivers, and powers of attorney to authorize amendments to a condominium declaration, let associations enter arbitration and mediation rather than only litigation, and widened the remedies courts could apply in declaration disputes. Both stalled in Judiciary and never advanced. 2025 No change ### The 2025 session produced nothing HOA-specific either Worth knowing separately: Alabama’s real estate licensing rules do reach on-site condominium managers, and the Real Estate Commission has been working through how its 2025 license law changes apply to management firms. See the licensing note below. ## Quick answers The questions Alabama boards ask most. The first two decide which of the rest apply to you. **Read these alongside your governing documents.** Each answer notes the statute it comes from, so you and your attorney can go to the source. | Question | Short answer | Citation | | Does Alabama have an HOA law? | Yes. The Alabama Homeowners’ Association Act, in effect since January 1, 2016. | 35-20-1 et seq. | | Does it apply to our community? | It applies where the declaration was recorded with the judge of probate on or after January 1, 2016. Older communities are covered only if a majority of members elect to be. | 35-20-3(a) | | What if our declaration is older and we never elected? | Your governing documents and the Alabama Nonprofit Corporation Law govern instead, along with federal law. | 10A-3-1.01 et seq. | | Do we file anything with the state? | Yes. Covered associations file bylaws or other governing documents and the original covenants with the Secretary of State, which keeps a public searchable database. | 35-20-5(b) | | What records must we produce? | Ten categories, to a member or a potential purchaser, on written request, within 30 days, for reasonable cost. | 35-20-13 | | Can we fine a homeowner? | Only if the documents authorize it, and only after the member has had an opportunity to be heard and to be represented by counsel before the board. | 35-20-11(a)(2) | | Can we suspend amenity access for nonpayment? | Yes, where the documents allow, but you may not deny access to the member’s own lot. | 35-20-11(a)(1) | | Can we act against a tenant directly? | Yes, after notice to both the tenant and the member and an opportunity to be heard. | 35-20-11(b) | | Do we have a lien for unpaid assessments? | Yes, declared by statute, unless your declaration or governing documents provide otherwise. | 35-20-12(a) | | How long do we have to record it? | Within 12 months of the date the assessment became due. This is the deadline boards miss. | 35-20-12(c) | | What has to happen before we record? | At least 30 days’ written notice by certified mail to the owner that the statement will be recorded. | 35-20-12(d) | | Does our lien outrank the mortgage? | No. It yields to ad valorem taxes, municipal improvement assessments, UCC fixture filings, mortgages, and deeds of trust. | 35-20-12(b) | | Does our on-site condo manager need a real estate license? | Alabama exempts apartment managers from licensing but expressly does not extend that exemption to on-site managers of condominium buildings or complexes. | 34-27-2(b)(7) | ## The rules, in more detail Six areas that come up most. Open any one for the detail behind the short answer. ### Which law applies to your community One date decides it. If your declaration was recorded before January 1, 2016 and your members never voted to opt in, the Act does not govern you. Ala. Code § 35-20-3 The Alabama Homeowners’ Association Act applies to developments subject to a declaration providing for a homeowners’ association **recorded in the office of the judge of probate on or after January 1, 2016**. An association formed before that date is covered only if, by a majority of its members, it elects to be governed by the chapter. Read that trigger carefully, because it is not the date the neighborhood was built or the date the association was incorporated. It is the recording date of the declaration in the probate office of the county where the development sits. That is a document your board can pull and check, and it is the first thing to establish before relying on anything else here. The Act also expressly does not reach commercial, industrial, or other nonresidential developments; any association regulated under the condominium chapters; or real estate cooperatives, time-share developments, and campgrounds. Communities outside the Act are not unregulated. They run on their recorded governing documents plus the Alabama Nonprofit Corporation Law at Title 10A, Chapter 3, if they are incorporated, plus federal law. In some respects the corporate route is broader rather than narrower, which is why the question is worth asking rather than assuming. Condominiums sit outside Chapter 20 entirely. Those created after January 1, 1991 are governed by the Alabama Uniform Condominium Act at § 35-8A-101 and following, and older regimes by the prior chapter at § 35-8-1. [CMGT manages condominium associations on the Alabama Gulf Coast](https://cmgt.org/condo-management) under those separate chapters. ### Filing with the Secretary of State Covered associations must be nonprofit corporations and must file their governing documents into a public, searchable state database. Ala. Code § 35-20-5 An association created under a declaration on or after January 1, 2016 must be organized as a nonprofit corporation under Chapter 3 of Title 10A and is governed in all respects as one. The association, its members, and its directors take on all the obligations and rights that come with that. On top of the ordinary corporate filings, a covered association must file two things with the Secretary of State: its bylaws or other governing documents, and the original covenants, conditions, or restrictions it adopted. The Secretary of State maintains an electronic database organized by association name, publicly searchable, holding those documents. That database is the part most boards do not realize exists. Your community’s governing documents are meant to be publicly retrievable by name, which means a prospective buyer, a lender, or a homeowner can pull them without going through you. It also means a gap in your filings is visible to anyone who looks. Organizational documents may also provide for indemnification and insurance for the association and its officers and directors, fidelity bonds for anyone handling association funds, periodic audits of financial records, the power to acquire property, and the power to hire and discharge managing agents and contractors. Those are permitted rather than required, which makes them worth checking against what your documents actually say. ### Records and disclosure Ten categories, within 30 days, and the duty runs to prospective purchasers as well as members. Ala. Code § 35-20-13 A covered association maintains records and information to be made available to each member **or potential purchaser**, on written request, within a reasonable time not exceeding 30 days, on payment of reasonable associated costs. Records may be provided on paper or electronically, or the requester may be directed to where the public record sits. The ten categories are: current and pending assessments and mandatory dues with amounts and dates; common areas owned by the association and those it does not own but funds through dues; the current operating budget, reserve funds if any, and a statement of financial condition for the last fiscal year; insurance coverage provided for lot owners including any fidelity bond; loans against the association and any collateral; the official association name with current officer and agent contact information; current covenants and all amendments plus current architectural control regulations; any initiation or transfer fees due at closing; a list of all existing common areas; and identifying information for any pending lawsuit, judgment, lien, arbitration, or other dispute resolution the association is party to and that appears in a public record. Two things stand out. The duty extends to people who do not yet own in the community, which makes this a closing-timeline obligation as much as a governance one. And the last category means pending litigation is disclosable, which is not something every board expects to hand a buyer. ### Assessments and liens The statute declares a lien, then puts a hard 12-month clock on recording it and a certified-mail step 30 days before. Ala. Code § 35-20-12 Unless the declaration or governing documents say otherwise, there is a lien on every lot for unpaid assessments, arising from the date the assessment is due as fixed by the board at an annual meeting after notice. Written notice of the assessment and lien goes to the owner by personal delivery or first class mail. **The 12-month clock.** The association must record a statement of lien in the probate office of the county where the lot sits **within 12 months from the date the assessment became due**. The statement is verified by an officer or director with personal knowledge and must contain the lot description, the association’s name, the owner’s name, the unpaid assessment amounts with their dates, and any other interest and costs claimed. **The 30-day certified mail step.** At least 30 days before recording, the association gives written notice by certified mail to the owner or other person obligated, telling them the statement will be recorded. This is a prerequisite, not a courtesy, and it has to be built backwards into the 12-month deadline. **Where the lien ranks.** It takes priority over subsequent liens and encumbrances, but it yields to state and county ad valorem taxes, municipal improvement assessments, UCC fixture filings, mortgages, and deeds of trust securing indebtedness. Alabama does not give associations a super-lien position ahead of the mortgage. Enforcement runs by verified complaint in the county where the lot is located, attaching a copy of the statement of lien. The court may enforce by sale after notice, published once a week for three successive weeks in a newspaper in that county. [How CMGT approaches delinquency recovery](https://cmgt.org/hoa-delinquency-recovery) covers the operational side. ### Fines, suspension, and due process Alabama attaches a hearing right to fines that is stronger than most states, including the right to bring counsel. Ala. Code § 35-20-11 The board’s powers here exist **to the extent authorized by the declaration and governing documents**. The Act does not hand a board fine authority it does not already have. What it does is condition the exercise of that authority. The board may suspend a member’s right to use facilities or services provided directly through the association for nonpayment of assessments, but only so far as access to the member’s own lot is not denied. And it may assess reasonable penalties for a violation of the declaration or board rules **after the member is afforded the opportunity to be heard and represented by counsel before the board of directors**. That clause deserves attention. A hearing right is common. An express right to appear with counsel at a board hearing is not, and it means a fine issued on paper without any opportunity to be heard is exposed in a way many boards do not appreciate. Building a documented hearing step into your [violation process](https://cmgt.org/resources/hoa-rules-enforcement) is the practical answer. Where a member’s tenant violates the declaration or rules, the board may take the same suspension actions directly against the tenant, and may assess a penalty directly against the tenant after giving notice to both the tenant and the member and an opportunity to be heard. ### A licensing rule specific to on-site condo managers Alabama exempts apartment managers from real estate licensing and expressly refuses to extend that exemption to on-site condominium managers. Ala. Code § 34-27-2(b)(7) This sits outside the HOA Act, in the real estate broker licensing chapter, which is why it rarely appears on pages about Alabama HOA law. It matters anyway, particularly for coastal condominium communities that staff a manager on site. Among the exemptions from real estate licensing, Alabama lists persons acting as the manager for an apartment building or complex. The statute then adds: this exception shall not apply to a person acting as an on-site manager of a condominium building or complex. There is no general Alabama requirement that a community association manager hold a real estate license. The carve-out is narrower than that, and it is aimed squarely at on-site condominium management. The Alabama Real Estate Commission has been working through how its licensing framework applies to community management firms, so this is an area to watch rather than assume settled. If your community is a condominium with an on-site manager, this is worth confirming with counsel and with the Commission before it becomes a problem. [CMGT’s On-Site Management](https://cmgt.org/on-site-management) places a dedicated team at the property, and licensing is part of how we staff those engagements. ## Full session record Bill numbers, sponsors, and outcomes. Alabama has not amended its HOA Act since it took effect, so the record is mostly about what was attempted. 2026 Regular Session 0 enacted · adjourned April 9 #### HB 260 / SB 121 — Condominiums; consents and waivers, arbitration and mediation · did not advance Companion bills, SB 121 by Sen. Arthur Orr. They would have prohibited using consents, waivers, and powers of attorney to obtain unit-owner authorization to amend a condominium declaration, permitted condominium associations to participate in arbitration and mediation rather than only litigation, broadened the equitable remedies courts could apply in declaration disputes including injunctions, reformation, and declaratory actions, and mandated accurate and timely disclosures by associations. SB 121 was pending in Senate Judiciary from January 13 and HB 260 in House Judiciary from January 15. Neither moved. Industry commentary noted the bills ran against a recent Alabama Supreme Court reading of the Condominium Act, with the objection that letting courts rewrite development documents would unsettle existing communities. *Worth watching:* a bill responding to an appellate decision tends to come back, and the underlying tension over how condominium declarations get amended has not been resolved. 2025 Regular Session 0 enacted · adjourned May 14 #### No HOA or condominium legislation enacted No bills specific to homeowners associations or condominiums reached enactment, and none with meaningful traction appears in available tracking. Separately, Alabama updated its real estate licensing law during this period, and the Real Estate Commission has since been issuing guidance on how the changes apply to community management firms, including which on-site tasks require licensing. That guidance affects management companies rather than boards directly, but it is the live regulatory question in Alabama right now. ## Common questions ### Does Alabama have HOA laws? Yes. The Alabama Homeowners’ Association Act at Ala. Code § 35-20-1 and following has been in effect since January 1, 2016. It does not reach every community, though. It applies where the declaration was recorded on or after that date, or where an older association elected by majority vote to be governed by it. ### Does the Alabama HOA Act apply to older communities? Not automatically. An association whose declaration was recorded before January 1, 2016 is covered only if a majority of its members elects to be governed by the chapter. Otherwise its governing documents and the Alabama Nonprofit Corporation Law apply instead. ### How long does an Alabama HOA have to file a lien for unpaid assessments? Within 12 months from the date the assessment became due, recorded in the probate office of the county where the lot is located. At least 30 days before recording, the association must give the owner written notice by certified mail that the statement will be recorded. ### Can an Alabama HOA fine a homeowner without a hearing? The statute conditions penalties on the member first being afforded the opportunity to be heard and to be represented by counsel before the board of directors, and the power itself must be authorized by the declaration or governing documents. ### What records can an Alabama homeowner or buyer request? Ten categories under § 35-20-13, including assessments, budget and reserves, insurance and any fidelity bond, loans, current covenants and architectural regulations, transfer fees due at closing, common areas, and identifying information for pending litigation or liens. The request must be answered within 30 days, and potential purchasers may make it too. ### Did Alabama pass any new HOA laws in 2026? No. HB 260 and SB 121 would have changed condominium governance around declaration amendments and dispute resolution, but both stalled in Judiciary. Nothing was enacted in 2025 either, and the Homeowners’ Association Act has not been amended since it took effect. ## How this page is maintained Every citation here was checked against the Code of Alabama and legislative records, not against other articles. We review the page each summer after the regular session adjourns, and we update the reviewed date even in years when nothing changed. In Alabama that has been every year since 2016, which is itself worth knowing. Two things move Alabama between sessions even when the legislature does not. The Real Estate Commission continues to issue guidance on how licensing applies to community management, and the appellate courts have been holding associations to their own procedures on foreclosure and enforcement. Neither shows up in a session record. ### Primary sources - Alabama Homeowners’ Association Act, Ala. Code § 35-20-1 et seq. (Act 2015-292) - [Ala. Code § 35-20-12](https://law.justia.com/codes/alabama/title-35/chapter-20/section-35-20-12/) — liens for unpaid assessments - [Ala. Code § 35-20-13](https://law.justia.com/codes/alabama/title-35/chapter-20/section-35-20-13/) — records - [Ala. Code § 34-27-2](https://law.justia.com/codes/alabama/title-34/chapter-27/article-1/section-34-27-2/) — real estate licensing exemptions - [Alabama Secretary of State](https://www.sos.alabama.gov/business-entities/homeowners-associations) — homeowners’ association filings and public database - [SB 121, 2026 Regular Session](https://legiscan.com/AL/bill/SB121/2026) — bill history - [CAI 2026 Alabama End of Session Report](https://advocacy.caionline.org/2026-alabama-end-of-legislative-session-report/) ## HOA laws in the other states we serve Each state page follows the same structure, so you can compare what your community is actually held to. [Louisiana→](https://cmgt.org/resources/hoa-laws/louisiana)[Mississippi→](https://cmgt.org/resources/hoa-laws/mississippi)[Texas→](https://cmgt.org/resources/hoa-laws/texas)[Florida→](https://cmgt.org/resources/hoa-laws/florida) **We manage communities. We don’t practice law.** This page is plain-English guidance for boards, not legal advice. Much of Alabama’s Homeowners’ Association Act operates only where your governing documents allow, and the Act does not reach every community at all. Legal professionals may disagree about what some of these statutes require. Before you rely on or act on anything here, take it to an Alabama attorney who practices community association law — that’s what we tell the boards we manage. ## Questions about your community? We help boards work through exactly these questions — and a real person follows up within one business day. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) --- Page: Florida HOA laws URL: https://cmgt.org/resources/hoa-laws/florida Section: HOA laws by state (board member references) Board Education · Florida # Florida HOA laws: a board member’s reference. Florida regulates community associations more heavily than any state in the region, and changes them almost every year. Two laws took effect on July 1, 2026. One of them rewrote the corporate statute sitting underneath every association in the state. Reviewed **August 1, 2026** Current through the 2026 regular session Reviewed annually What governs your community - **Chapter 720** — the Homeowners’ Association Act, the main statute for HOAs. Most of this page comes from it. - **Chapter 718** — the Condominium Act. Condominium regimes only, and a heavier set of rules. - **Chapter 617** — the Nonprofit Corporation Act. It steps in wherever 720 or 718 is silent. - **Federal law** — fair housing, flag display, and a short list more. ## What changed recently Florida’s 2026 session ran January 13 to March 13. The headline association bill failed, but two enacted laws reach associations and both took effect July 1, 2026. 2026 In force Jul 2026 ### HB 797 rewrote the corporate statute underneath your association A comprehensive revision of Chapter 617, renamed the Florida Nonprofit Corporation Act and realigned with the ABA Model Nonprofit Corporation Act. It is not an association bill, but nearly every Florida association is a Chapter 617 nonprofit, and Chapter 617 governs wherever Chapter 718 or 720 is silent. It reworks director and officer standards of care and conflicts, member inspection rights, remote participation, and derivative actions. 2026 In force Jul 2026 ### HB 803 — you can no longer require a permit before architectural review Chapter 2026-63. Amends section 720.3035 so an association, architectural review committee, or similar committee may not require a government-issued building permit as a prerequisite to reviewing an owner’s proposed construction or improvements. You can still review, apply your standards, and deny. You cannot gatekeep the review behind a permit. 2026 Bill died ### HB 657 would have been the largest overhaul in years Sweeping changes to termination, meetings, board duties, dispute resolution, and how governing documents get amended, including amendment by minority vote and termination on a petition of 20% of residents, plus a dedicated community association court. It passed the House and died in Senate committee after organized industry opposition. 2025 Phasing in ### The 2025 condominium reform package is still landing Most of the 2025 omnibus took effect July 1, 2025, expanding reserve requirements, inspections, governance standards, and manager accountability. Expanded records and online access requirements phased in on January 1, 2026, reaching considerably smaller associations than before. ## Quick answers The questions Florida boards ask most. Chapter 720 answers unless noted. **Read these alongside your governing documents.** Each answer notes the statute it comes from, so you and your attorney can go to the source. | Question | Short answer | Citation | | Which chapter governs us? | Chapter 720 for homeowners’ associations, Chapter 718 for condominiums, and Chapter 617 for corporate matters where the others are silent. | 720 · 718 · 617 | | How much can we fine? | $100 per violation and $1,000 in the aggregate for a continuing violation, unless your governing documents provide otherwise. | 720.305(2) | | Can the board impose a fine on its own? | No. A fine or suspension needs at least 14 days’ notice and a hearing before a committee of at least three people who are not officers, directors, employees, or their close relatives. | 720.305(2) | | What if that committee votes no? | The fine cannot be imposed. The committee confirms or rejects; it does not renegotiate. | 720.305(2) | | What if the owner cures first? | If the violation is cured before the hearing, or as specified in the written notice, no fine or suspension may be imposed. | 720.305(2) | | Can a small fine become a lien? | No. A fine of less than $1,000 may not become a lien against a parcel. | 720.305(2) | | How long before we can record an assessment lien? | 45 days. You must first send written notice giving the owner 45 days to pay. | 720.3085(4) | | And before foreclosing? | A second, separate 45 days, and that notice cannot go out until the first 45 days have run. | 720.3085(5) | | How fast must we produce records? | Within 10 business days of a written request. Miss it and a presumption of willful non-compliance attaches, with minimum damages of $50 per day up to 10 days. | 720.303(5) | | How much notice for a board meeting? | Posted at least 48 hours in advance. | 720.303(2) | | And for an annual or budget meeting? | 14 days. | 720.306 · 720.303(6) | | Can we require a building permit before ARC review? | No, not since July 1, 2026. | 720.3035 | | Does our manager need a license? | Florida licenses community association managers through the state. Verify any manager or firm you engage. | ch. 468, pt. VIII | ## The rules, in more detail Six areas that come up most. Open any one for the detail behind the short answer. ### Which law applies to your community Three chapters stack. Chapter 720 or 718 depending on your community type, with Chapter 617 filling the gaps in both. Fla. Stat. ch. 720 · 718 · 617 **Chapter 720**, the Homeowners’ Association Act, governs residential homeowners’ associations. Most of this page comes from it. **Chapter 718**, the Condominium Act, governs condominium associations and is a separate regime with its own reserve, inspection, and records rules. Chapter 719 covers cooperatives. **Chapter 617**, now the Florida Nonprofit Corporation Act, governs almost every association as a corporate entity and applies wherever Chapter 720 or 718 is silent. This is the one boards forget, and it matters more this year than usual because HB 797 rewrote it effective July 1, 2026. Director and officer standards of care, conflicts of interest, remote participation, member inspection rights that cannot be stripped by bylaws, and a new derivative action framework all changed. Where Chapter 720 gives a specific rule it still controls. Where it does not, the new Chapter 617 default now applies. Florida also licenses **community association managers** under Chapter 468, Part VIII. Unlike most states in the region, management here is a licensed occupation, and it is worth confirming the licensure of any firm or individual you engage. ### Fines and enforcement Florida gives boards the least unilateral fining power in the region. An independent committee has to approve, and it can say no. Fla. Stat. § 720.305 An association may levy reasonable fines for violations of the declaration, bylaws, or reasonable rules. A fine may not exceed **$100 per violation**, and a fine levied for each day of a continuing violation may not exceed **$1,000 in the aggregate**, in both cases unless the governing documents provide otherwise. **A fine of less than $1,000 may not become a lien** against a parcel. **The committee is the part boards get wrong.** A fine or suspension cannot be imposed without at least 14 days’ notice and an opportunity for a hearing before a committee of at least three members appointed by the board who are not officers, directors, or employees of the association, nor the spouse, parent, child, brother, or sister of one. If that committee does not approve the proposed fine by majority vote, it may not be imposed. The committee’s role is to confirm or reject what the board levied, not to substitute its own penalty. Within seven days after the hearing the committee provides written notice of its findings to the owner at the designated mailing or email address in the official records, including how to cure the violation or fulfil a suspension, or the date a fine must be paid. **Curing ends it.** If the violation is cured before the hearing, or in the manner specified in the written notice, a fine or suspension may not be imposed at all. In any action to recover a fine, the prevailing party is entitled to reasonable attorney fees and costs. A board that fines by vote of the board alone, without a properly constituted committee, is outside the statute. [Our guide to fair-process enforcement](https://cmgt.org/resources/hoa-rules-enforcement) covers building a compliant process. ### Assessments and liens Two separate 45-day clocks, run in sequence. They cannot overlap. Fla. Stat. § 720.3085 An association may not record a claim of lien for unpaid assessments unless it has first sent the owner written notice or demand giving **45 days to pay**. The lien can be recorded on day 46. Foreclosure requires a **second and separate 45-day notice** of intent to foreclose, and that notice may not be given until the first 45 days have already run. The two periods run in sequence, not in parallel, which puts the practical floor at roughly three months from first notice to a foreclosure filing. The lien secures unpaid assessments plus interest, late fees, and collection costs as provided by statute and the governing documents. Remember the interaction with the fines rule: a fine under $1,000 cannot become a lien at all, so a delinquency built mostly of small fines is not a lien candidate. [How CMGT approaches delinquency recovery](https://cmgt.org/hoa-delinquency-recovery) covers the operational side of running these clocks without losing the file. ### Records and access Ten business days, and Florida attaches statutory damages to missing the deadline. Fla. Stat. § 720.303(4), (5) Official records must be made available to a member or their authorized representative within **10 business days** after receipt of a written request. Florida is unusual in putting a number and a penalty on this rather than a reasonableness standard. Failure to comply creates a **rebuttable presumption of willful non-compliance**, with minimum damages of **$50 per calendar day for up to 10 days**, calculated from the 11th business day after receipt of the request. That is a small number that becomes a real one when a board treats records requests as optional. Chapter 720 sets out what counts as an official record and what may be withheld. Note the new interaction with Chapter 617: as revised by HB 797, an association cannot eliminate a member’s statutory inspection right through its articles or bylaws. Where Chapter 720 gives a more specific rule it controls, but the corporate floor is now firmer than it was. ### Meetings, notice, and architectural review 48 hours for board meetings, 14 days for member and budget meetings, and as of July 2026 you cannot demand a permit before reviewing an application. Fla. Stat. § 720.303 · 720.306 · 720.3035 Board meetings require notice posted at least **48 hours** in advance. Annual member meetings and budget meetings require **14 days**. Members have the right to speak on designated agenda items, subject to reasonable rules the association adopts. Architectural review authority under section 720.3035 rests on what the declaration or governing documents actually authorize. An association may only enforce standards that are stated in the governing documents with sufficient specificity, which is a recurring source of disputes where a committee has been applying unwritten preferences. **New since July 1, 2026:** an association, architectural review committee, or similar committee may not require a government-issued building permit as a prerequisite to reviewing an owner’s proposed construction or improvements. The association can still conduct its review, apply its aesthetic standards, and approve, condition, or deny. What it can no longer do is refuse to look at the application until the owner produces a permit. Boards whose ARC intake checklist starts with “attach your permit” need to update that checklist. ### Condominiums are a different regime Chapter 718 is its own statute, reshaped after Surfside, and the compliance load is heavier than Chapter 720’s. Fla. Stat. ch. 718 Florida condominium law is governed by Chapter 718, not Chapter 720, and the two diverge in ways that matter. Fines in condominiums cannot become liens at all. Reserve, inspection, and records obligations are substantially heavier. Since Surfside, Florida has layered on milestone structural inspections and structural integrity reserve study requirements, and has progressively restricted the ability of boards and members to waive or underfund reserves. The 2025 reform package expanded reserve requirements, inspections, governance standards, and manager accountability, with most provisions effective July 1, 2025 and expanded records and online access requirements phasing in on January 1, 2026 for a wider set of associations than before. This area moves faster than anything else in Florida association law and is under active regulatory work, including a state task force revising the standard structural integrity reserve study form. Any condominium board should be working from current counsel guidance rather than any published summary, including this one. ### A note on what CMGT does in Florida We provide full management for Florida communities that are not condominium regimes: single-family homeowners’ associations, master-planned communities, and On-Site engagements. **We do not manage condominium regimes in Florida.** The regulatory load under Chapter 718 is heavy enough that we would rather say so plainly than take on communities we are not set up to serve well here. We manage condominium associations in every other state we operate in. Florida is the one exclusion, and it is a deliberate one. We have included Chapter 718 on this page anyway, because a board searching for Florida association law deserves an accurate picture of both regimes whether or not we are the right fit for them. ## Full session record Florida meets annually and files a lot. In 2026 the industry tracked 68 bills of relevance. Most of the consequential ones died. 2026 Regular Session Jan 13 – Mar 13 · 2 enacted reaching associations #### HB 797 — Florida Nonprofit Corporation Act · effective July 1, 2026 Passed both chambers unanimously. A comprehensive revision of Chapter 617 aligning Florida with the ABA Model Nonprofit Corporation Act, including renaming the chapter. Relevant changes for associations include statutory standards of care for directors, updated conflict of interest provisions, expanded and clarified remote participation and electronic notice, a new derivative action framework at sections 617.0741 through 617.0747 with a “qualified director” concept and court approval for settlements, confirmation that member inspection rights cannot be eliminated by the articles or bylaws, and expanded corporate powers including authority to impose fines or penalties where the governing documents allow. #### HB 803 — Building permits and inspections · Chapter 2026-63 · effective July 1, 2026 Signed May 6, 2026. Principally a building permit reform, exempting qualifying single-family residential work valued under $7,500 from permitting subject to a written request and documentation, with electrical, plumbing, structural, mechanical, and gas work still requiring permits. Section 9 amends section 720.3035 to prohibit an association or its architectural review committee from requiring a building permit as a prerequisite to its review. #### HB 657 — Community Associations · passed House, died in Senate committee The session’s major association bill. Would have changed termination rules, meeting procedures, board duties, dispute resolution, and amendment procedures; allowed governing documents to be amended by a minority vote of owners; allowed termination on petition of 20% of residents; created a community association court program; eliminated presuit mediation; and required associations to adopt or vote on so-called Kaufman language subjecting them to future statutory changes. #### Also died in committee **HB 465 / SB 822** on community association management, which as originally filed would have required associations with annual revenues of $500,000 or more to contract with a management firm. **SB 1498** on reserve study definitions, common areas, and inspection rights. **SB 1744 and HB 1541** on audioconferenced meetings and recordings. **HB 255 / SB 638** on condominium turnover certificates and a statewide turnover database. 2025 Regular Session Condominium reform package #### 2025 condominium reform package · most provisions effective July 1, 2025 A large omnibus focused on condominiums, expanding reserve requirements, inspection obligations, governance standards, and manager accountability. Expanded records and online access requirements phased in on January 1, 2026, extending to smaller associations than the previous thresholds reached. *Note:* this page describes the package at a general level. The specific thresholds and the bill number should be confirmed with counsel before a condominium board relies on them, and Chapter 718 boards in particular should work from current legal guidance rather than any summary. ## Common questions ### How much can a Florida HOA fine a homeowner? $100 per violation and $1,000 in the aggregate for a continuing violation, unless the governing documents provide otherwise. A fine of less than $1,000 cannot become a lien against the parcel. ### Can a Florida HOA board impose a fine by itself? No. A fine or suspension requires at least 14 days’ notice and an opportunity for a hearing before a committee of at least three members who are not officers, directors, or employees of the association, or their close relatives. If that committee does not approve the fine by majority vote, it cannot be imposed. ### How long does a Florida HOA have to provide records? Ten business days after receiving a written request. Failure creates a rebuttable presumption of willful non-compliance, with minimum damages of $50 per calendar day for up to 10 days, beginning on the 11th business day after the request was received. ### How long before a Florida HOA can lien or foreclose? 45 days’ written notice before recording a claim of lien, then a separate 45-day notice of intent to foreclose that cannot be sent until the first period has run. The two run in sequence. ### Can a Florida HOA require a building permit before architectural review? No. Since July 1, 2026, HB 803 amended section 720.3035 to prohibit an association or its architectural review committee from requiring a government-issued permit as a prerequisite to reviewing a proposed improvement. The association may still review, apply its standards, and deny. ### Did Florida pass new HOA laws in 2026? Two reach associations, both effective July 1, 2026: HB 797, a comprehensive revision of the Chapter 617 nonprofit corporation statute that governs associations where Chapters 718 and 720 are silent, and HB 803, which bars requiring a building permit before architectural review. The major association bill, HB 657, passed the House and died in Senate committee. ## How this page is maintained Every citation here was checked against the Florida Statutes and legislative records. Florida is the hardest state in this series to keep current, because it amends association law nearly every year and because condominium requirements have been rewritten repeatedly since Surfside. We review this page after each session adjourns, and more often when something material takes effect mid-year, as two laws did on July 1, 2026. The condominium material here is deliberately shorter than the homeowners’ association material and should be treated as orientation rather than compliance guidance. When something on this page touches a real decision in your community, take it to a Florida attorney who practices community association law. That is what we tell the boards we manage. ### Primary sources - [Fla. Stat. § 720.305](https://www.flsenate.gov/laws/statutes/2023/720.305) — fines and suspension of use rights - [Fla. Stat. ch. 720](https://www.hopb.co/florida-homeowners-association-act-chapter-720) — Homeowners’ Association Act, full text - [HB 803 (2026)](https://www.flsenate.gov/Session/Bill/2026/803) — bill record and House staff analysis - [HB 657 (2026)](https://www.flsenate.gov/Session/Bill/2026/657) — bill record and staff analyses - [CAI 2026 Florida End of Session Report](https://advocacy.caionline.org/2026fleos/) - [Becker & Poliakoff](https://beckerlawyers.com/review-of-the-outcome-of-the-2026-legislative-session-news-press/) — 2026 session outcome and HB 797 analysis ## HOA laws in the other states we serve Each state page follows the same structure, so you can compare what your community is actually held to. [Alabama→](https://cmgt.org/resources/hoa-laws/alabama)[Louisiana→](https://cmgt.org/resources/hoa-laws/louisiana)[Mississippi→](https://cmgt.org/resources/hoa-laws/mississippi)[Texas→](https://cmgt.org/resources/hoa-laws/texas) **We manage communities. We don’t practice law.** This is plain-English guidance, not legal advice. Florida splits association law across at least three chapters and amends them frequently, so the answers depend on which one governs you and on when you are asking. Some of these statutes are clearer than others, and legal professionals may disagree about what they require. Before you rely on or act on anything here, run it by your association’s attorney — that’s what we tell the boards we manage. ## Questions about your community? We help boards work through exactly these questions — and a real person follows up within one business day. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) --- Page: Homeowner & Board Hub URL: https://cmgt.org/homeowner-hub Section: For homeowners and boards CMGT already serves Homeowners & boards # Dues, documents, *and everything else.* Everything homeowners and board members reach for — dues, documents, financials, and requests — with your account and the quick actions all in one place. Log in to your account ## Your community account. Dues, documents, financials, and requests — all in one place, for homeowners and board members alike. HOA homeowners & boards ### Homeowner & Board Portal Pay dues, view your community's documents and financials, submit requests, and manage your account. [Log in →](https://portal.cmgt.org/public) In a hurry? [Pay DuesHOA homeowner portal →](https://portal.cmgt.org/public) [Order DocumentsResale & closing docs →](https://cmgt.condocerts.com/resale/) Renting from us, or own a rental we manage? Your portals are on the [Baton Rouge rental management page](https://cmgt.org/rentals). Coming soon ## Learning & resources. We're building a library of training and guides — right here, alongside your account. Board education and homeowner how-tos, all in one place. Coming soon ### Board Training Short courses for volunteer board members — running meetings, reading financials, enforcing covenants fairly. Coming soon ### Homeowner Guides Plain-language how-tos for homeowners — dues, documents, architectural requests, and what to expect from your association. Not sure where to go? Call us — (225) 503-2648 · Mon–Fri, 8:30a–4:30p CT --- Page: Notes For Boards (newsletter) URL: https://cmgt.org/newsletter Section: For homeowners and boards CMGT already serves Current Issue · October 2026 # Failed quorum isn't an apathy problem This is the first of these, so a quick word on what it is. Once a month we'll send you what's happening at CMGT and what's coming up for your board. No pitch, no filler. If it isn't useful, tell us and we'll fix it. The news: we signed our first contract in Tennessee. [Read the full October 2026 issue →](https://us16.campaign-archive.com/?u=3f257f5f200da50e0b168891a&id=97b719bfee) In this issue - 01 Tennessee is official - 02 Budget retreat's done. Now the fine-tuning · for the boards we manage - 03 A new face, and a familiar one - 04 Annual meeting season is next - 05 Dates for the board calendar ## Get the next issue in your inbox. One email a month, written for volunteer board members across Louisiana, Mississippi, Alabama, Texas, and the Florida Panhandle. No industry-speak, no sales pitch. Unsubscribe anytime. Thanks — check your inbox to confirm your subscription. For HOA boards & homeowners. We confirm by email first, so nobody can sign you up but you. Ask CMGT ## Ask CMGT a question About this issue, your budget, your reserves, or anything else on your board's plate. No question is too small — whether CMGT manages your community today or your board is weighing a change. A CMGT community manager answers personally, usually within one business day. Why did our insurance renewal jump this year? How much belongs in reserves? Do we have to raise assessments? The Archive ## Past Issues Every issue stays readable. Board members join mid-year all the time. October 2026 is the first issue. Past issues will appear here as they publish. --- Page: About CMGT URL: https://cmgt.org/about Section: Company About CMGT # Big, but approachable. We're a people-first management company that believes **how you do something matters more than what you do — and why.** Big enough to protect you. Approachable enough that you'll never get lost in the shadow. [01 Our Story From "you couldn't pay me to do that" to nearly 400 communities — the founding, the flood, and the order of the P's. →](https://cmgt.org/our-story) [02 How We Work The pod model: one dedicated Community Association Manager, a whole specialist team behind them. →](https://cmgt.org/how-we-work) [03 Team & Careers ~91 people, remote-first, Gulf South roots — and what it takes to join them. →](https://cmgt.org/about/team-careers) [04 CMGT Cares Giving back to the communities we serve since 2012 — toys, tournaments, and showing up. →](https://cmgt.org/about/cmgt-cares) "We commit because communities matter. We communicate because people matter. We care because that's what matters most." ## Get to know us in person. A conversation about your community — no pitch deck, no pressure, within one business day. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) --- Page: Our story URL: https://cmgt.org/our-story Section: Company Our story · Since 2007 # People first — *learned the hard way.* Nineteen years, five states, and nearly 400 communities — all of it started with an HOA assessment notice on a friend's kitchen counter and the words Jeff Harman would eat: **“you couldn't pay me to do that.”** “Well, actually — you could pay me to do that.” 01 The accidental beginning ## It started with a letter on a kitchen counter. Jeff Harman was running a financial counseling firm with his dad when he stopped by a friend's house before dinner. A letter from the HOA was sitting on the counter. He asked about it. His friend explained: neighbors volunteering their evenings and weekends to enforce rules, collect assessments, and keep the community running. For free. Because somebody had to. Jeff's first thought was that **nobody should have to do that work for free.** His second thought was that somebody could build a company to take it off their plates. He went home, talked to a few buddies who'd been wanting to build something together, and they set a goal: **sixty communities.** That was the plan. 02 The order of the P's ## Process. Product. Profit. People — in that order. That was the mistake. The first version of the company was built on systems: tight processes, a solid product, healthy margins. And for five or six years, it worked. But somewhere in that order, the people doing the work came last — and good people started moving on. The fix wasn't a new process. It was a mirror. Jeff flipped the order: **people first** — hire great people, give them great tools, pour into them, and they'll make the processes great, which makes the product great. *That's still how CMGT runs today.* > "If I had to say what my company should be known for, I would say: the company that takes care of its people — because then they will be inspired to take care of everyone else." **Jeff Harman** · Founder & CEO 2016 · Denham Springs ## The flood that proved *who we were.* In August 2016, the Great Flood put most of Denham Springs underwater. Two feet of water filled CMGT's office. Team members' homes flooded. Jeff's own house did too. So did communities we managed. With about thirty team members and no office, CMGT went fully remote overnight — and the service didn't slip. **The flood taught us our culture didn't live in a building.** When a developer client said "we're expanding into Mississippi, we want you to come," the answer was easy. That was the first state line — the beginning of today's five-state footprint. > "It really clicked at the time of the flood that we could really do this." Nineteen years, still counting ## Greatness isn't a destination. It's a journey. 2007 One community, one team member CMGT manages its first association in Denham Springs, Louisiana — a side project with a sixty-community plan. 2012 CMGT Cares begins The community giving program starts — because managing communities means caring about more than the grass. 2014 Largest in Louisiana CMGT becomes the state's largest HOA management company — every community won by referral and reputation. 2016 The flood — and the leap The Great Flood forces a fully remote model that sticks. A developer's invitation carries CMGT into Mississippi. 2021 Largest on the Mississippi Gulf Coast Five years in Mississippi, and CMGT becomes the largest manager on the Gulf Coast — neighbors there, not outsiders. 2026 CMGT, fully realized A full rebrand for a five-state team serving nearly 400 communities and 60,000+ homes — independently owned since day one. The Greyhound Mentality ## The joy was never in the capture. It's in the chase. Jeff's father taught him this at the greyhound races: the dogs chase the same stuffed rabbit every day. They never catch it. And they come back the next day and run just as hard. Their joy isn't in the capture — **it's in the chase.** That's how CMGT runs. The only constant here is that things are always changing, always improving. No complacency, no "we've arrived" — just a team that comes back every day and runs hard. Take what you do seriously. Never take yourself seriously. Leadership ## No face on the building. A team behind every community. CMGT is ~91 people across five states — remote-first, Gulf South-rooted, and built on a team-based model where no community ever depends on a single person. [Meet the whole team →](https://cmgt.org/about/team-careers) Jeff Harman Founder & CEO Amanda Betancourt Chief Operating Officer Ashley Melancon Chief Financial Officer Chris Tremblay Chief Real Estate Officer Hannah Daigle Head of HR 2007 founded in Denham Springs 389 communities managed 5 states, neighbors in every one 96% client retention 100% organic growth — no PE, ever ## Nineteen years in. *Still chasing.* If your community deserves a team that runs this hard, let's have a conversation — no pitch deck, no pressure. [Request a proposal →](https://cmgt.org/request-a-proposal?intent=proposal) Call (225) 503-2648 --- Page: Team and careers URL: https://cmgt.org/about/team-careers Section: Company Team & Careers # People first. *Everything else follows.* Hire great people, give them great tools, pour into them — and they make the work great. **We figured that out the hard way, and we're never going back.** Meet the team ## The neighbors who pick up when your community calls. Every CMGT community gets a dedicated Community Association Manager — **a neighbor who lives in the Gulf South,** attends your meetings, and walks your property — with a full bench of in-house specialists behind them. These are some of the people your board will actually talk to. [Meet our leadership →](https://cmgt.org/our-story#leadership) Summer Mere Director of PPD Amanda Roubique CAM Supervisor Caitlin Wentland CAM Supervisor Megan Moore Community Association Manager Denise Scipione Community Association Manager Shonte Thompson Onsite Community Association Manager Jayda Barrilleaux Community Association Manager Natalie Vidrine Onsite Community Association Manager Tonya LeBlanc Community Association Manager Sarah Radovich Community Association Manager Sarah Solomon F&A CAM Sheena Walter Community Association Manager Shelby Averett Community Association Manager The mindsets we hire for ## Four ideas that shape how everyone here shows up. ### 01The Greyhound Mentality Greyhounds chase the same rabbit every day and never catch it — and come back the next day to run just as hard. The joy isn't in the capture; **it's in the chase.** Greatness here is a journey, not a destination. The only constant is that we're always improving. ### 02People First We had our priorities backward once — process, product, profit, and people last — and we lost good people for it. **Invest in people, and everything else follows.** It's the realization the whole company is built on. ### 03Fall Forward If we're not making mistakes, we're not trying hard enough. Nobody here fears for their job over an honest mistake — *the best ideas we've had came with scars.* Falling forward means pushing hard, moving fast, driven to be better. ### 04Interactional, Not Transactional Too many companies go straight to the point — file the ticket, move on. We go **straight to the heart.** Every interaction should leave a person knowing we care about them, not just their problem. Life at CMGT ## Remote-first. Family-first. Gulf South at heart. We're about 91 people across five states, and we'd rather you do great work and make the school recital than log hours for the sake of it. ### Work from anywhere Fully remote since 2016 — long before it was fashionable. **Our culture never lived in a building.** ### Family comes first Kid's event at 9 AM? Go. **Quality of work matters more than hours logged** — we don't micromanage. ### Room to grow Great tools, real investment, and the freedom to turn doing into thinking. We'd rather develop people than replace them. Every role matters Every job here has a value statement tying it to our mission — the It's a Wonderful Life philosophy: if your position didn't exist, the whole thing would crumble. Open roles ## Come run with us. Don't see the right fit? See every role — and apply — on our [careers page](https://cmgt.bamboohr.com/careers). ## Take the work seriously. Not yourself. If that sounds like your kind of team, we'd love to meet you. [See all openings →](https://cmgt.bamboohr.com/careers) --- Page: CMGT Cares URL: https://cmgt.org/about/cmgt-cares Section: Company CMGT Cares · Since 2012 # We care because *that's what matters most.* Managing communities means caring about more than the grass and the gates. **CMGT Cares is how we show up for the places and people we serve** — beyond the contract, all year long. Giving back since 2012 It's just who we are. We started CMGT Cares in 2012 because the third C isn't a marketing line — it's the one that matters most. **The day-to-day management has to be excellent — that's a given.** Caring about the people behind the doors is what we're actually here for. From local fundraisers to seasonal drives to simply showing up when a community needs a hand, CMGT Cares is our team putting the "care" in writing — **caring about the quality of living, not just the value of the investment.** Ways we give ## Three ways we show up. ### Community drives Seasonal giving — toy drives, supply drives, and relief efforts when the Gulf South needs it most. ### Local fundraisers Events that rally our team and partner communities behind causes close to home. ### Showing up Volunteer hours and a helping hand — the kind of support that never makes a press release. Recent stories ## A few moments we're proud of. Community · Event ### Ballin' on Belrose 2026 A Denham Springs fundraiser we're proud to take part in — supporting the Baller Dream Foundation and a good cause close to home. Team · Recognition ### River Ranch Recognition Our own Natalie Vidrine was featured for her dedication to The Village of River Ranch — exactly the kind of relationship with a community we're proud to build. Community · Giving ### Toys for Tots Our team gathered and donated a roomful of toys for the annual Toys for Tots drive — a small way to brighten the holidays for local families. Why we do it We don't just care about your problem. We care about you. That's the whole idea behind everything with our name on it. ## Have a cause we should know about? If your community is rallying behind something, we'd love to hear about it — and lend a hand. [Get in touch →](https://cmgt.org/request-a-proposal)