Jsliel P.
HOA Board Member
“Superstar team of property managers! Luis and the Incubate team always keep me informed and up-to-date on everything. I highly recommend them for HOA management!”
Posted on GoogleCondo Association Management Services
Maintenance triage, assessment collection, vendor oversight, and board reporting—typical CAM fee and scope for South Florida condominium associations.
Who Needs This?
Condo boards comparing managers on what’s included and how fees work. If you are leasing a unit, you want rental management, not a CAM.
Key Benefits
- ✓24/7 maintenance triage
- ✓Assessment collection & delinquency workflow
- ✓Building operations coordination
- ✓Transparent reporting
Our Process
1
Association assessment
We review building systems, staffing, contracts, and financial position with the board.
2
Operational execution
We coordinate vendors, work orders, move-ins, and resident communications.
3
Financial & governance support
We produce monthly financials, support meetings, and maintain official records.
Management fees & scope
Typical association line items before you dig into full service detail. Final proposals are building-specific.
What association management typically includes
Illustrative South Florida ranges—not a quote. Final fees depend on property type, unit count, and scope. We put terms in writing before you sign.
| Line item | Typical range | What you get |
|---|---|---|
| Monthly management fee | Scoped to unit count & building complexity | Board support, owner communications, records, meeting prep |
| Assessment / dues collection | Included in management scope | Billing, reminders, delinquency workflow, board reporting |
| Vendor & maintenance oversight | Included; competitive bids on major work | Work orders, emergency triage, contract administration |
| Financial reporting package | Included monthly | Income/expense, reserves visibility, portal access for board officers |
Want numbers for your property or association? Request a free consultation or read how property management fees work.
What’s included in condo association management (fee and scope)
Condominium associations operate complex buildings—elevators, roofs, pools, garages, and high-density living. Incubate Property Management provides condo-focused operations for boards: maintenance triage, assessment collection, owner communications, and financial oversight aligned with board direction. The table above is the typical fee and scope; final proposals are building-specific.
If you own a rental rather than sit on a board, start with service areas.
What boards tell us after they switch
"The best property management company I have worked with in years." — Jennifer R Perez, HOA Board Member
"Superstar team of property managers! Luis and the Incubate team always keep me informed and up-to-date on everything." — Jsliel P., HOA Board Member
Our collections process recovers 97% of association dues within the first 5 days of the month—without defaulting to a collections attorney on day one. Boards that have lived through chronic delinquency respond to specifics, not slogans.
Fee and scope transparency
The management fee/scope table on this page (above the longer service detail) outlines typical association line items: monthly management, dues collection, vendor oversight, and reporting. Final proposals are building-specific—request a consultation for numbers on your association.
Condo 3.0 / SIRS checklist for boards
| Obligation | Board must track | How IPM helps |
|---|---|---|
| Milestone structural inspection | Condo/co-op buildings 3+ habitable stories on Florida’s schedule | Deadline calendar, engineer coordination, owner notices |
| Structural Integrity Reserve Study (SIRS) | Reserve funding for structural components | Study scoping, funding-plan clarity, board packets |
| Reserves vs. special assessments | Transparent decisions owners can follow | Portal financials + documented board materials |
| Vendor / system uptime | Elevators, HVAC, fire, parking, pool | Vetted vertical-building vendors + 24/7 coordination |
For a deeper primer, see our guide to the 2024 Florida condo law. City context: Miami condo association management.
What we emphasize
- Building operations: Work order flow, emergency response coordination, and vendor oversight for mechanical, electrical, and plumbing systems. We maintain a vetted network of licensed contractors who specialize in vertical and multi-unit buildings.
- Cash flow management: Assessment billing, automated reminders, and structured follow-up on delinquencies—with board-approved counsel when needed. We track receivables in real time so the board always knows where the association stands financially.
- Transparency: Monthly financial packages that owners and boards can rely on. Every line item is documented, and statements are available 24/7 through our secure board portal.
- Governance support: Meeting preparation, minutes support, election administration, and official records discipline aligned with Florida Chapter 718 requirements.
How we operate
No two buildings are alike. A Brickell high-rise with 400 units and a parking garage has different operational needs than a 30-unit coastal condo in Surfside. We scope every engagement to the building's profile:
- Board consultation — We assess your building's operational needs, current financials, and compliance posture before proposing a management scope.
- Transition management — If switching from another manager, we handle the document transfer, vendor re-bidding, and owner communication plan. See why boards switch.
- Ongoing oversight — Monthly financial packages, regular building inspections, 24/7 emergency coordination, and strategic support for capital projects and regulatory deadlines.
Local context
From Brickell high-rises to coastal and suburban condos, South Florida properties face humidity, storm seasons, and strict association expectations. We plan maintenance and communication around those realities—including hurricane preparedness protocols, salt-air corrosion prevention, and seasonal landscaping cycles.
For Condo 3.0 context and who we serve, see condo association management. For a specific building: Miami, Coral Gables, Brickell, or Miami Beach.
Who it's for
Condominium association boards across South Florida that need professional management with real accountability. We work with mid-rise and high-rise buildings, garden-style communities, and mixed-use condominium developments. Landlords leasing a unit should use service areas.
Next step
Request a consultation for your condominium association, or call 305-396-1339 to discuss your building's specific needs.
What owners and boards say
5.0 on Google · 136 reviewsTravis Murray
HOA Board Member
“Best property management company I’ve worked with. My account manager, Luis, is always keeping me posted on the status of my rentals. If you need the best HOA property managers in Miami-Dade, reach out to Incubate PM!”
Posted on GoogleJennifer R Perez
HOA Board Member
“Luis and the Incubate PM team are outstanding! My old HOA worked with a terrible management company, which promoted us to switch to Incubate. The best property management company I’ve worked with in years.”
Posted on Google
FAQs
- How much do you charge for property management?
- Our fees depend on the type of property and the services you need. We offer competitive, transparent pricing with no hidden fees. Contact us for a free, customized quote.
- How do you screen potential tenants?
- We conduct a rigorous screening process that includes credit checks, criminal background checks, employment and income verification, and rental history reviews to ensure we place high-quality tenants.
- What areas in South Florida do you cover?
- We manage properties across Miami-Dade, Broward, and Palm Beach counties, including Miami, Coral Gables, Brickell, Fort Lauderdale, Boca Raton, and surrounding cities.