A
Transparent finances
Budgets, reserves, and every single invoice — visible, itemized, and never marked up. Your board sees what we see, in the portal, whenever it wants to look.
Everything your association needs, handled.
Full-service management for condo associations and HOAs — one flat fee, with nothing marked up on the way through.
01The work
What your flat fee actually covers.
B
Maintenance & vendors
Work orders tracked start to finish, with vetted vendors billed at honest prices. Nothing disappears into a black hole, and nothing sits open because someone forgot to follow up.
C
The owner portal
Master deed, budgets, payments, and requests — all self-serve, all the time. Owners stop calling the board president at dinner because the answer is already one click away.
D
Board support
Meeting prep, minutes, elections, and the annual calendar of things that quietly become emergencies when nobody is tracking them. We bring the deadline to you before it is one.
E
Compliance & registrations
DCA registrations, fire and elevator inspections, insurance renewals, reserve studies. The unglamorous list that carries real penalties when it slips.
F
Transitions
Switching managers sounds harder than it is. We handle the handoff — records, bank accounts, vendor contracts, owner data — and keep the board out of the middle of it.
02The difference
Where the money usually goes missing.
Most management contracts make their real margin somewhere other than the management fee. Here is where to look — in ours and in anybody else’s.
01
Invoice markups
Most companies compete on the lowest visible flat rate, then make it back by marking up the work. They have your roof repaired for $1,000, bill the association $2,000, and keep the difference. Ask any manager what their markup is. Ours is $0.
02
Vendor kickbacks
When the manager profits from the vendor, the cheap bid never wins. Every job we run goes out to bid, we have no preferred contractors and we take nothing from them — so we have no reason to care who does the work but you.
03
Ancillary fees
Per-statement, per-letter, per-transfer, per-anything. The fee schedule is where a flat rate quietly stops being flat. Ours is one number.
03The books
Accounting that’s current, not annual.
Two questions worth putting to whoever manages your building today. Neither should be hard to answer.
01
Reconciled every week
All of our accounting runs through Buildium — the same portal your owners pay through — and it’s updated every single week. Financial documents are available to your board 24/7 and they are always up to date. Most management companies update quarterly, and some manage it twice a year. That is how a board ends up reviewing a P&L put together by someone who failed high school algebra.
02
Separate accounts, always
Every association we manage banks on its own. This should not be a feature worth advertising, and yet: some management companies commingle multiple associations’ funds in a single account. It is insane, it is common, and it is worth asking about before you sign anything.
04Free audit
Not sure what you’re actually paying for?
Send us your association’s financials and we’ll go through them for free. No obligation, no pitch at the end of it — we’ll just tell you what we’re seeing, including the parts that are fine.
Boards that switch to a flat fee with no markups tend to see the same three things over the following years: a lower fee, less need for special assessments, and reserves that actually grow, because nobody is quietly eating the surplus.
What would we charge you?
Send us the size of your association and your current budget. We’ll come back with a flat number and show you what you’re paying now that you shouldn’t be.
Or shoot an email to Jake@VesselHoldings.com and we’ll get you set up.