Florida Statute 718 expertise, LCAM-credentialed leadership, and transparent reporting your board can rely on. We handle the day-to-day so your community thrives.
COA Management for Central Florida Communities
What Is COA Management?
COA management is the professional administration of a condominium association: collecting assessments, maintaining common elements, enforcing the declaration, and keeping the association compliant with Florida Statute 718. A licensed CAM handles the finances, vendors, records, and board support so directors can govern without running day-to-day operations themselves.
LCAM Credentialed
Margaret Lapinsky, our LCAM, leads every account with Florida-licensed expertise.
Florida Statute 718 Fluent
Condo communities live under different rules. We know them inside and out.
4.94 stars on Google
17 reviews and growing. Our boards and residents speak for our work.
Specialized COA Management That Protects Your Community's Future
Condominium associations face challenges that traditional HOA management companies are not always equipped to handle. Shared building systems, reserve study requirements, structural maintenance obligations, and the specific demands of Florida Statute 718 all require a management partner with focused expertise in the COA model.
At Blue Sky Property Management, COA management is not a side service. It is core to what we do. Our boards count on us for accurate financial reporting, proactive maintenance coordination, and clear guidance through the regulatory framework that governs Florida condominium communities. New to the topic? Our guide on what COA management is and what to expect walks through the basics.
If your board is evaluating Central Florida management companies for condo associations, we welcome the conversation.
What We Handle for Your COA
Full-service condominium management built around the responsibilities Florida boards cannot afford to neglect.
Why Central Florida Boards Choose Blue Sky
LCAM Leadership on Every Account
Florida requires Community Association Manager licensing for any community over ten units, and the LCAM designation reflects a higher commitment to the profession. Our LCAM does not hand your community off to a junior coordinator. She leads it.
Local Roots, Local Knowledge
From hurricane preparedness to Florida insurance market pressures to local permitting and trusted vendor relationships, we know Central Florida because we are part of it. National firms with no local presence cannot replicate that.
Transparent Reporting Boards Can Trust
Every dollar collected and spent is accounted for in clear monthly statements. No vague summaries, no slow responses, no surprises at the annual meeting. Your board sees exactly where the community stands at all times.
Responsive When It Matters
Board members and residents reach our team without difficulty. Emails and calls get returned within reasonable windows, and urgent maintenance issues follow a clear after-hours protocol so problems do not sit overnight.
Built Around the COA Realities Other Companies Overlook
Condominium ownership is different from single-family ownership, and condo management has to reflect that. In a COA, owners share the building structure, the roof, the elevators, the pool deck, the parking garage, and a long list of common elements that nobody owns individually but everybody pays to maintain. That shared responsibility creates obligations a typical HOA never deals with.
Reserve Studies and Funding
Florida law requires condo associations to plan for long-term capital needs through reserve studies. Roof replacement, structural repairs, elevator modernization, paint cycles, and other major expenses must be anticipated and funded in advance. We coordinate the reserve study process, help boards interpret findings, and build budgets that meet statutory requirements without overwhelming unit owners.
Structural Maintenance and Inspections
The 2022 reforms to Florida Statute 718 brought new milestone inspection requirements for buildings three stories or taller. Boards have to navigate timing, qualified inspector selection, structural integrity reserve studies, and remediation planning. We help boards stay ahead of these deadlines and translate engineering reports into actionable decisions.
Assessment Collection and Financial Health
When owners fall behind on assessments, the entire community feels it. We run consistent collection processes, work with association counsel on liens and foreclosures when needed, and keep cash flow predictable so the board can make confident decisions about maintenance and improvements.
Board Support and Governance
A management company should make the board’s job easier, not harder. We prepare meeting materials, maintain official records, draft statutory notices, document decisions, and serve as a trusted advisor when boards face tough calls about contracts, vendor disputes, or community policies.
Central Florida Communities We Serve
Blue Sky Property Management serves condominium and homeowner associations across Central Florida, including Orlando, Kissimmee, Celebration, Winter Haven, Windermere, Doctor Phillips, Narcoossee, Champions Gate, Buena Ventura Lakes, Haines City, and the surrounding communities. Whether your association is a small low-rise condo or a larger mixed-use community, our team brings the same focused expertise and responsive service.
Ready for Better COA Management?
If your community deserves a management company that actually understands condominium law and operations, we would welcome the conversation.
Frequently Asked Questions About COA Management
What is the difference between COA management and HOA management?
A COA manages a condominium community where owners share ownership of building structures and common elements, governed primarily by Florida Statute 718. An HOA manages a community of individually owned homes with shared common areas, governed primarily by Florida Statute 720. COA management typically involves more complex obligations around shared building systems, structural maintenance, milestone inspections, and reserve requirements.
How much does COA management cost in Central Florida?
Monthly management fees for condominium associations in Central Florida typically range from twelve to twenty-five dollars per unit per month, depending on community size, scope of services, and complexity of the property. Some companies charge flat monthly fees while others structure pricing per unit. Always confirm exactly what is included before comparing costs across providers.
Why should our condo board choose a specialized COA management company?
Condominium communities operate under different rules than HOAs. Shared structural systems, milestone inspection requirements, reserve study obligations, and Florida Statute 718 compliance all demand focused expertise. A company that specializes in COA management understands these nuances and is built around them, rather than treating condo associations as a side service alongside rental properties or single-family HOAs.
What does a Licensed Community Association Manager actually do?
A Licensed Community Association Manager, or LCAM, oversees the daily operations of a condominium or homeowners association. The role spans financial management, maintenance coordination, vendor oversight, statutory compliance, board support, and resident communication. Florida law requires that any person managing a community association with more than ten units holds a valid CAM license.
Can our board switch management companies mid-contract?
Yes. Most management contracts include a termination clause, typically requiring thirty to sixty days written notice. A professional management company will coordinate a smooth onboarding process that minimizes disruption to residents. The board should review current contract terms, gather proposals from prospective companies, and communicate the change clearly to the community.
Have a Different Question?
Every condo community has unique challenges. If your board is wrestling with something specific, we are happy to talk through it on a call with no obligation.
