For Boards
HOA and Condo Associations
HOA and Condo Association Management in Northwest Indiana
Most boards are volunteers doing a real job in their spare time, usually while chasing a management company for a straight answer. We take on a small number of Lake County associations and run them properly: clean books, dues collected on time, rules enforced consistently, and somebody who can read a roofing bid before you spend the reserve on it.
Request A ProposalCall (219) 218-6804What Boards Actually Need
Not a portal login and a monthly PDF. The work that keeps an association solvent and out of arguments.
Dues collection and accounting
Assessments billed and collected, ledgers kept per unit, operating and reserve accounts tracked separately, and financials the board can actually read before the meeting rather than during it.
Consistent rule enforcement
Covenants applied the same way to every owner, in the order your documents require. Selective enforcement is how associations end up in disputes they cannot win.
Vendor and contractor management
Landscaping, snow, trash, elevator, pest, and the trades. Scopes written properly, bids compared on the same basis, and work checked before it gets paid.
Common area maintenance
Routine upkeep handled and problems caught early. Deferred maintenance on shared components is the single fastest way to a special assessment nobody voted for.
Owner communication
Notices, requests and complaints handled in one place, so board members stop fielding them personally at the mailbox.
Reserve and capital planning
What the big components are, roughly when they come due, and what they will realistically cost, so the association funds them instead of being surprised by them.
Why A Contractor Runs This Better
An association is a building problem more than a rental problem. The money is in roofs, siding, drainage, parking lots, elevators and mechanical systems, and most management companies handle those by forwarding three bids to the board and letting them guess.
Zach Thomas ran large commercial construction before this: a Building Construction Management degree from Purdue, and projects for JE Dunn, Skender, Accel and Level 10 totalling more than 1.3 million square feet, including a 500,000 square foot hotel and convention center and a 2,600-space parking garage at O Hare. Reading a scope of work, spotting what a bid leaves out and knowing what a schedule is really going to do is not a side skill here, it is the background.
Repairs and projects are coordinated at a published 15 percent on the cost of the work, the same rate we charge on the residential side. The number is stated up front, and what it buys is the person reviewing the bid.
How Pricing Works
We do not publish a single HOA number, because associations are not comparable to each other the way rental houses are. What we do is quote your association specifically, in writing, before the board is asked to decide anything, with the scope it covers written next to it. Same principle as the rest of this site: you should know the number before you are invested in the conversation, not after.
Our full residential fee schedule is published here so you can see how we price when there is a standard number to publish.
Questions Boards Ask
How is HOA management priced?
Per association, and we put it in writing before your board votes on anything. Associations differ too much for a single published number: fifteen townhomes with a lawn contract is not the same job as sixty condo units with a shared roof, an elevator and a reserve study due. Pricing follows unit count, how much of the common area we are responsible for, and how often the board meets. Our residential fee schedule is published in full on this site, and we quote associations the same way, plainly and before you commit.
Do you attend board meetings?
Yes, and we come to them prepared rather than just present. You get the financials, the delinquency list, open maintenance items and any vendor decisions that need a vote circulated before the meeting, not read out during it. Meeting cadence is set in the agreement so nobody is guessing.
Who handles dues collection and delinquent owners?
We do the collection, the ledgers and the notices, following your governing documents and Indiana process in the correct order, because a defective notice restarts the clock and costs the association money. Where a matter has to go to a lien or to court, that is your association attorney and we work alongside them. We are not a law firm and will not pretend the line is anywhere other than where it is.
Can you manage a capital project like a roof or a parking lot?
This is the part we are genuinely better at than most management companies. Zach Thomas ran large commercial construction before this, and reads scopes, bids and schedules for a living. On a re-roof, a lot resurfacing or a siding project, an association usually gets three numbers it cannot compare and picks the middle one. You get somebody who can tell you why they differ and what each one leaves out.
How large an association do you take on?
Small ones, on purpose. We are not built to run a five hundred unit portfolio and would rather say so than take it and do it badly. Associations up to roughly sixty units in Lake County are the fit. If you are larger than that, we will tell you honestly that you want a bigger shop.
Request A Proposal For Your Association
Tell us the association, roughly how many units, and what is currently going wrong. Choose HOA or condo association management below and we will come back with a scope and a number.
Keep Exploring
Commercial property management • Residential property management • Pricing and fees • Owner resources