Pay for the management your community actually needs.
Most management companies have one way of working and ask every board to fit inside it. Edison offers five levels, from behind-the-scenes accounting to a manager dedicated to your community full time. Answer three questions and we will tell you which one fits.
Three questions. One answer.
No email required, nothing to download. Most boards are done in under a minute.
What would your board most like to hand over?
There is no wrong answer. This is the starting point, not the commitment.
Only what actually differs.
Assessments, financials, AR/AP, collections, homeowner support, the resident portal and board education are identical at all five levels, so they are not in this table — they are the band directly below it. Everything here changes as you move up.
Not sure where you land? Edison reviews fit before placing any community. If a level is wrong for you, we will say so — including when full management is the better value. Every level applies to HOA management and condo management alike, and the financial work at each is run by the same accounting department.
- Pricing shown is starting pricing and may vary based on community size, scope and service requirements.
- At Accounting Plus, site inspections are billed per visit and board meetings hourly, rather than included in the monthly fee.
- At On-Site and Portfolio Plus, salary/burden costs for the on-site manager are billed on top of the monthly management fee.
And here is what never changes.
Every row above differs by level. These do not. Choosing a lighter level reduces how much manager access you buy — it does not move you to a lesser version of Edison, and it is the first thing boards ask when they look at one of the smaller levels.
Resident portal and mobile app
Homeowners get the same portal, website, and app at Accounting Only that they get at On-Site. Payments, documents, and requests in one place.
Homeowner support
Support with payments and account questions is the same at every level — it is not something a lighter level buys less of. On-Site communities also have Edison's corporate team behind the staff on the ground.
Full Edison Education access
Board education is not a premium add-on. Every community at every level gets the same access to Edison's board education program.
Risk off the volunteers
Your board stops signing checks. Financial controls, documentation, and statutory recordkeeping are handled by licensed professionals at every level.
Licensed, specialist departments
Accounting, covenant enforcement, and collections are staffed departments, not side duties bolted onto one manager's week.
What each level actually looks like.
Pick a level to see what it gets you and what it does not. Answer the questions above and this jumps to the one we would put you at.
Portfolio Plus solves a problem nobody was addressing.
- For years the choice was binary: a manager who visits, or a manager on your payroll five days a week. Communities that needed two days were paying for five.
- A dedicated Edison LCAM is physically in your community on a set schedule — one, two or three days a week — and carries a small portfolio alongside it.
- Homeowners get a face and a desk. Boards get on-site presence without funding a full-time salary, benefits and vacation cover.
- The full Edison back office stands behind that manager: accounting, covenant enforcement and collections departments, not one person doing everything.
- You and the board set the number of on-site days, and that is what you get.
- Admin and maintenance staff are available if you want them, billed separately from the management fee.
- It is the fastest-growing level in Edison's portfolio, largely because former on-site communities are converting to it.
Not sure which level you belong at?
Tell us your size, your amenities, and what your board is tired of doing. We will tell you which level fits — and say so plainly if a different one is the better value.
We were a hundred and twelve doors and nobody would return our calls. Every company we talked to wanted to sell us full management or nothing. Edison put us on accounting, told us exactly what we would be giving up, and then told us which two months of the year we would probably want to buy a meeting. That was the first honest conversation we had had in two years.
What boards ask about service levels
Can we change levels later?
What does 'no dedicated manager' actually mean day to day?
Is Accounting Plus cheaper than Portfolio?
Does the level affect how fast our financials arrive?
Do condo associations and HOAs get the same levels?
How does Edison decide whether we are a fit for a level?
Tell us what your board is tired of doing.
Fifteen minutes is usually enough to know which of the five levels fits your community. Request a proposal and we will scope it against your actual documents, not a template.