HOA & condo association software
Association software that knows which chapter you are under.
Dues split by ownership percentage or square footage. Violations, weighted elections and board records. Condominium and homeowners association rules kept apart, because they are not the same rules. $0 a month to run.
Built for associations, not adapted from rentals
An owner is not a tenant, and the software should know it.
Owners hold a share of the property. Dues follow that share, votes are weighted by it, and the records are official records.
Association management
- Dues split evenly, by ownership percentage, or by square footage — not just a flat charge per door
- Assessments that allocate to the cent, so the rows always sum to the total
- Violations tracked from notice through resolution
- Elections with votes weighted by ownership share
- Board seats, terms and officer roles
- An owner portal with its own login, separate from your staff team
- Architectural and maintenance requests from owners
- Meetings with recordings kept as official records
Florida statute rules, applied per chapter
- Condominium (Ch. 718) and homeowners association (Ch. 720) rules are held apart, not averaged
- 14 days notice for member meetings; 7 days for voting documents
- Condo video meetings are recorded automatically, published for 12 months, and kept a year after that
- HOA records are held to the 7-year floor instead
- Recordings are stored write-once so an official record cannot be quietly edited
- Co-op (Ch. 719) associations are held to the stricter condo rules rather than the looser ones
General information about Ch. 718 and Ch. 720, not legal advice. Your association’s counsel should confirm what applies to you.
The part most software gets wrong: the split
Most systems charge every account the same amount. Associations rarely work that way.
Evenly, by percentage, or by square footage
Approve a total and choose how it lands: the same amount to every account, a total split equally, a total split by each owner’s ownership percentage, or a total split by unit square footage.
It adds up to the cent
Splits are computed in whole cents and the leftover pennies are distributed deterministically, so the owner charges sum to exactly the approved total. A special assessment never ends up a cent off.
Every owner can see the reasoning
Each charge carries a line explaining how it was derived, so a question about one owner’s share is answered by reading the charge rather than rebuilding the maths.
Questions boards and managers ask
What is HOA management software?
It is the system an association uses to bill and collect dues, track violations and architectural requests, run board elections, keep official records, and give owners a place to see their own account. It differs from landlord software in who the customer is: an association bills owners who each hold a share of the property, rather than tenants who rent a unit, so the charges are allocated by ownership rather than set per lease.
How much does HOA management software cost?
Proppely is $0 a month to run, with no limit on associations, units or owners. Dues billing, violations, elections, board records, the owner portal and meeting records all cost nothing. The $9.99 a month membership starts only when you set up online payments so owners can pay dues by bank transfer or card. Each additional payments account is $9.99 a month and the total stops at $400 a month, however many associations or LLCs you run.
Can HOA dues be split by percentage of ownership instead of evenly?
Yes. An assessment can be split four ways: a flat amount charged to every account, a total divided equally, a total divided by each account’s ownership percentage, or a total divided by unit square footage. The split is computed in whole cents and the leftover pennies are distributed deterministically, so the owner charges always add up to exactly the amount the board approved — never a cent over or under. Each owner’s charge also carries a plain-language line explaining how it was derived.
Does Florida require condominium meetings held by video to be recorded?
Yes. Under § 718.112(2)(c)1. and (2)(d)2., a condominium meeting conducted by video conference must be recorded, the recording is an official record, it must be posted for the preceding 12 months, and it must be kept at least a year after posting. This is why Proppely records condo meetings automatically rather than offering recording as an option: shipping a video meeting without recording and retention would create a violation that did not exist before. Chapter 720 homeowners associations are not under the same recording mandate, and Proppely applies the two chapters separately. This is general information, not legal advice.
How long does an association have to keep its records?
It depends on the chapter. Proppely holds condominium (Ch. 718) meeting recordings for the 12-month publication window plus a year after posting, and applies a flat 7-year floor to homeowners association (Ch. 720) records. Recordings are stored write-once, so an official record cannot be quietly altered or deleted after the fact. Confirm the retention your association is subject to with its counsel.
How much notice does an association have to give before a meeting?
Proppely applies 14 days notice for member meetings and 7 days for voting documents, to both condominium and homeowners associations. Those windows live in one rules table in the code rather than being scattered through it, so a rule that changes is changed in one place. Board meeting notice and other requirements vary by chapter and by your governing documents — check them with counsel.
Can owners vote online, and are votes weighted by ownership share?
Yes. An election moves from draft to open to closed, each ownership account gets one ballot, and the tally is weighted by ownership share. The weight is captured at the moment a ballot is cast, so later changes to an ownership record cannot silently rewrite a finished vote. A manager can also enter a paper or proxy ballot on an owner’s behalf, and that requires a note explaining the proxy, which stays in the audit trail.
Do owners get their own login?
Yes, and it is separate from your staff team. An owner signs in to a portal showing their dues and balance, their violations, open votes, their requests, meeting records and the board roster. Owners are not members of your organisation account, so giving an owner access never uses up a team seat and never exposes association-wide management tools. An owner only ever sees the units they actually own.
Can owners ask an AI assistant questions about their account?
Yes. The owner portal has an assistant scoped to that owner: it can only reach owner-level tools, and each one re-resolves the account from the owner’s own ownership records rather than trusting anything the browser sends. Anything that would change data stops and waits for a person on your team to approve it. It cannot move money, and dues cannot be paid through chat.
What is the difference between Chapter 718 and Chapter 720 in Florida?
Chapter 718 governs condominiums and Chapter 720 governs homeowners associations, and they differ on most of what association software has to get right — whether video meetings must be recorded, how long records are kept, and whether minutes must be posted. Chapter 719 covers cooperatives and is a third chapter rather than a variant of either. Proppely keeps the three apart instead of averaging them, and applies the stricter condominium rules to cooperatives, because under-recording is the failure that manufactures a violation. This is general information, not legal advice.
Can one company manage several associations in one account?
Yes. A management company can run any number of associations in a single workspace at no charge, each with its own owners, board, dues schedule and records. Charges only begin when you set up online payments, and the monthly total is capped no matter how many associations or entities you hold.
Can an association collect dues by bank transfer and card?
Yes, once the membership is active. Owners can pay dues by ACH bank transfer, and each business can optionally turn on U.S. Visa and Mastercard. Owners can also set up autopay. You can keep recording cheques and cash you collect yourself on the free plan, and they post to the same books.
Is Proppely a good fit for a small self-managed HOA?
Yes, and it is the case the pricing is built for: there is no per-unit fee and no minimum, so a 20-unit self-managed association pays nothing to keep its dues ledger, violations, elections, records and owner portal. You would pay only if you want owners to pay dues online.
Run your association at $0.
Book a short walkthrough and our team sets up your association. The walkthrough is free, and so is the workspace. You do not need a credit card.