Agenbord
    Agenbord Recur · Florida condos & HOAs · Early access

    Florida condo association software built around Chapters 718 and 720.

    Assessments billed on schedule, delinquency notices sent in the order Florida law sets out, an owner portal that posts the records the statute lists, and every milestone inspection and SIRS deadline on one calendar - for self-managed boards and small CAM firms.

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    Early access

    Built on a platform our team runs in production. The U.S. edition is being configured with design partners.

    Status as of November 2026. How we label products

    Agenbord Recur for Florida Condo & HOA Associations · Delinquency · Coral Ridge Towers Condominium (demo data)Demo data

    Q4 assessments billed

    $214,560

    132 units

    Collected

    $191,880

    89.4%

    In statutory notice

    9 units

    $18,940

    With attorney

    2 units

    Units past due

    UnitBalanceDays lateStepNext action
    Unit 1402$3,18038Late notice mailed Oct 6Intent to lien Nov 18
    Unit 807$1,62514SMS + email remindersLate notice Nov 15
    Unit 2210$9,960121Lien recorded Sep 2Attorney review
    Unit 512$1,5909Payment plan 3 of 6Timeline paused

    Waiting on the board

    • Approve notice of intent to lien · Unit 140245-day period starts on mailing
    • Payment plan request · Unit 1903$2,400 over 4 months
    • Attorney packet ready · Unit 2210Ledger + mailing log
    Product preview with demo data. Names and figures are fictional.

    In short

    Agenbord Recur for Florida Condo & HOA Associations is billing and records software for self-managed condominium and homeowners' associations and small community association management firms in Florida. It automates assessments and special assessments, runs delinquency notices in the sequence Chapters 718 and 720 describe, hosts the owner portal required of condos with 25 or more units, and tracks milestone inspection and SIRS deadlines. It runs on a billing engine we operate in production; the Florida edition is in early access.

    The problem

    What slows florida condo & hoa associations down today.

    Delinquency letters go out late, or out of order

    Florida law sets a sequence before an association can charge attorney's fees, record a lien or foreclose. When the treasurer tracks it in a spreadsheet, a step gets skipped or mailed to the wrong address, and the association's attorney has to start over - while the unit owes another quarter.

    The 25-unit website deadline arrived with no plan

    Since January 1, 2026, condos with 25 or more units must post a long list of official records on a website or app with an owner-only area. Many boards uploaded PDFs to a free site, with no log of what was posted when and no way to know which documents are missing.

    Building-safety deadlines live in someone's inbox

    Milestone inspections, structural integrity reserve studies and the reserve funding that follows each have their own dates. Board members change every year, and the next 10-year cycle is easy to lose until a buyer's lender asks for the study.

    Workflows

    How the work flows through the system.

    Each workflow runs on one shared record, so nobody re-types numbers between steps.

    Quarterly assessment to resolved delinquency

    Treasurer or CAM → owner → association attorney

    1. Regular and special assessments are generated for every unit on the due date, by email or SMS (with consent), with a link to pay by card or ACH.
    2. Owners who miss the date get courtesy reminders, then the statutory notice of late assessment is generated for mailing to the address of record, and the mailing date is logged.
    3. After the waiting period in the statute runs, the account is flagged for the notice of intent to record a claim of lien; the board approves before anything goes out.
    4. If the owner still has not paid, the full ledger, notice history and mailing log are exported to the association's attorney in one packet.
    5. Partial payments and payment plans post automatically and pause the timeline, so no notice goes out on an account that has caught up.

    Owner portal and official records posting

    Manager → board secretary → owners

    1. Each record type the statute lists (declaration, bylaws, budgets, financial reports, contracts, inspection reports, SIRS) has a slot with an owner and a due date.
    2. When a document is uploaded it is posted to the owner-only area, time-stamped, and the posting is logged for the association's records.
    3. Meeting notices and agendas are posted with the lead time set for that meeting type, and a reminder fires if a slot is still empty.
    4. Owners request a login, staff verify the unit owner, and access ends automatically when the unit is sold.

    Milestone inspection and SIRS calendar

    Board → engineer → treasurer

    1. Each building is entered with its certificate-of-occupancy year and number of habitable stories.
    2. The calendar computes the milestone inspection year and the next 10-year SIRS cycle and warns the board 12, 6 and 3 months ahead.
    3. When the SIRS arrives, its recommended reserve components are entered against the budget so the treasurer sees any funding gap.
    4. If the board adopts a special assessment, it is billed to every unit with its own ledger line and payment-plan option.
    Modules

    What's included in Agenbord Recur for Florida Condo & HOA Associations.

    Assessments & special assessments

    Regular assessments by unit share or parcel, special assessments with installment schedules, late fees and interest at the rates your documents allow.

    Florida delinquency timeline

    Courtesy reminders, notice of late assessment, notice of intent to lien and attorney hand-off, each with its waiting period and a board approval step.

    Owner ledgers

    One ledger per unit or parcel that updates itself as payments post, with statements owners can download and estoppel-ready balances.

    Owner portal & records

    An owner-only area with a slot for every record type the statute lists, posting timestamps and an audit log of what was posted when.

    Building safety calendar

    Milestone inspections, SIRS cycles, insurance renewals and elevator or fire inspections in one calendar with reminders to the board.

    Reserves view

    SIRS components and reserve balances side by side, so the budget workshop starts from the study's numbers.

    Online payments & autopay

    Card and ACH through a processor the association chooses, with autopay and a lockbox file import for owners who still mail checks.

    Board approvals on mobile

    Vendor invoices, notices and payment plans approved by the treasurer or president from a phone, with the approval logged.

    Multi-association workspace

    For CAM firms: every association's billing, notices and deadlines in one view, with separate ledgers and bank accounts.

    AI, with limits

    AI that does specific jobs and shows its work.

    Every AI feature is tested on your own records before it's switched on, and a person approves anything that moves money or goes to a customer.

    Owner inbox assistant

    Drafts replies to owner questions ("why is my balance $412?", "where are the 2025 minutes?") from the unit's real ledger and the posted records, for staff to send. Limits: it drafts; a person sends. It does not give legal opinions on the governing documents.

    Records gap check

    Compares what has been posted to the owner portal against the record list you configured and lists what is missing or out of date. Limits: the list comes from your configuration and your attorney's reading of the statute, not from the AI.

    Fit

    Who it's for and who it isn't.

    A good fit if you are

    • Self-managed Florida condominium associations with 25-300 units that now need an owner website or app
    • HOAs with 100 or more parcels that must post official records online
    • Small CAM firms (roughly 5-40 associations) that bill and chase dues in spreadsheets and email
    • Boards facing special assessments after a structural integrity reserve study who need clean owner ledgers

    Probably not the right fit if you are

    • Large management companies already running an enterprise association accounting platform with in-house admins
    • Associations outside Florida, where notice timelines and records rules differ (we can configure them, but this edition is Florida-first)
    • Boards that only need a public website, with billing handled by a bank lockbox they are happy with
    Rules & compliance

    Designed around the rules you work under.

    Plain-English notes, not legal advice. Software supports your compliance process; it doesn't replace your attorney, CPA or compliance lead.

    Condo websites for 25+ units from January 1, 2026

    HB 1021 (Chapter 2024-244, Laws of Florida) lowered the threshold in section 718.111(12)(g) from 150 to 25 units, effective January 1, 2026, excluding condominiums with timeshare units. The owner portal is designed to support posting the listed records in an owner-only area. See section 718.111, HB 1021 and our guide to Florida HOA and condo website requirements.

    HOA records online for 100+ parcels

    HB 1203 (2024) requires homeowners' associations with 100 or more parcels to post certain official records on a website or app by January 1, 2025, under section 720.303(4). The same portal serves HOAs. Section 720.303; HB 1203.

    Delinquency notice sequence

    Florida requires a 30-day notice of late assessment before attorney's fees can be charged, a notice of intent to record a claim of lien at least 45 days before recording, and a separate 45-day notice of intent to foreclose. Condos follow sections 718.116 and 718.121; HOAs follow section 720.3085. The timeline is designed to support that sequence (our step-by-step guide); your association's attorney approves the templates and handles liens. Section 718.121; section 720.3085; Becker summary. Not legal advice.

    Milestone inspections and SIRS

    Under section 553.899, condo and co-op buildings of three or more habitable stories need a milestone inspection by December 31 of the year they reach 30 years of age, then every 10 years. Under section 718.112(2)(g), associations existing on or before July 1, 2022 had to complete their first structural integrity reserve study by December 31, 2025; one whose milestone inspection is due by December 31, 2026 may combine the two, but no later than that date. See our guides to milestone inspections and structural integrity reserve studies. Withum summary of HB 913; Johnson Pope HB 913 guide.

    Status

    What exists today and what's being built.

    Runs in production today

    Capabilities of the engine this edition is built on.

    • Automated scheduled invoicing in two languages
    • Payment reminders over WhatsApp
    • Digital payment collection with automatic reconciliation
    • Self-updating ledgers per account
    • Shared inbox with an AI assistant
    • Member app and owner dashboard

    What this edition adds

    In development with design partners.

    • U.S. card and ACH processing and lockbox file import
    • SMS and email reminders with TCPA consent records
    • Florida Chapter 718/720 notice timeline and letter templates (attorney-approved)
    • Owner portal with statutory record slots and posting log
    • Milestone inspection and SIRS deadline calendar
    • QuickBooks Online synchronization
    Integrations

    Connects to the systems you already run.

    Systems we integrate with

    Named platforms are examples we build against through their public APIs - not partnership claims.

    QuickBooks OnlineStripe (card and ACH)Bank lockbox files (import)Twilio SMSMicrosoft 365Google WorkspaceDocuSignWhatsApp Business (optional)
    Alternatives

    How it compares - honestly.

    Established products are often the right answer. Here's when each one is the better choice.

    ProductWhat it isThe better choice when
    CINC SystemsAssociation accounting and management software built for community association management companies, with owner portals and lockbox integrations.You are a mid-size or large management company that wants a dedicated association accounting platform and has staff to run it.
    VantacaCommunity association management platform focused on management-company workflows and automation across many communities.You manage dozens of associations and want a packaged platform built for management-company operations at scale.
    BuildiumProperty and association management software used by smaller managers for accounting, portals and online payments across rentals and associations.You manage a mix of rentals and associations and want a self-serve product you can sign up for today.
    Pricing

    What it costs, up front.

    During early access the Florida edition is a configured build on the Agenbord Recur engine at a fixed price, plus your payment processor's own fees. Design partners get a reduced build price. CAM firms pay once for the workspace, not per association.

    Dues & delinquency

    From $12k

    Assessments, owner ledgers, online payments, the Florida delinquency timeline and QuickBooks sync for one association.

    6–10 weeks

    Full association edition

    $25k–$60k

    Adds the owner portal and records posting, building safety calendar, reserves view, board approvals and the AI owner inbox.

    3–5 months

    CAM firm workspace

    $60k+

    Many associations in one workspace with separate ledgers and bank accounts, consolidated reporting and data migration from your current system.

    Phased

    Get your fixed-price quoteWritten scope and a fixed number before any work starts.
    FAQ

    Florida condo & HOA associations: common questions.

    Does a 30-unit condo in Florida need a website now?

    Yes. Since January 1, 2026, section 718.111(12)(g) applies to condominium associations managing 25 or more units (excluding those with timeshare units). The association must post listed official records in a website or app area that only owners and employees can reach. Our [website requirements guide](/guides/florida-hoa-condo-website-requirements) covers the details.

    Will the software file liens or foreclose for us?

    No. It generates the notices your attorney approves, logs when each was mailed, enforces the waiting periods and hands the attorney a complete packet. Recording liens and filing suit stay with your attorney.

    We're a small CAM firm with 18 associations. Is this priced per association?

    No. CAM firms get one workspace with separate ledgers and bank accounts per association, priced as a build rather than per door. Processor fees are separate and paid directly to your processor.

    Can owners pay by ACH and set up autopay?

    Yes. Owners pay by card or ACH through the processor your association chooses, and can save a payment method for autopay. Checks that still arrive at a lockbox are imported from the bank's file and posted to the right unit.

    Can we text owners about late assessments?

    Yes, for owners who have given consent. The system records consent and opt-outs and holds texts outside quiet hours. Statutory notices still go by mail as the statute requires; texts are courtesy reminders. This isn't legal advice.

    Is the Florida edition available today?

    The billing engine - scheduled invoicing, reminders, payment collection with automatic reconciliation, ledgers, a shared inbox and an owner app - runs in production today. The Florida edition adds U.S. payments, the Chapter 718/720 notice timeline, the records portal and the building-safety calendar; it is in early access with design partners.

    Are you based in Florida?

    Yes. Agenbord is headquartered in Fort Lauderdale and builds for associations across Florida, so we can meet your board in person in South Florida.

    Sources

    Regulatory notes are plain-English summaries, not legal advice.

    Early access

    Become an early-access customer of Agenbord Recur for Florida Condo & HOA Associations.

    Early-access customers get a reduced build price, direct input into the roadmap and a fixed scope in writing before work starts. Tell us how you work today and we'll reply within one business day.

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