Dedicated Association Manager
A deliberately limited portfolio. Walks the property monthly. Attends every board meeting. Knows your governing documents and homeowners by name.
Condo Management Services
Florida condo management built for Chapter 718, and SB-4D reality.
Condo boards face a different statutory landscape than HOAs, milestone inspections, structural integrity reserve studies, and reserve funding mandates that weren't there five years ago. Edison's condo practice is built around that reality, with a dedicated accounting specialist and engineering coordination support.
Ch. 718
Florida condominium statute, distinct from HOA Ch. 720
SB-4D
Milestone inspection and SIRS compliance coordinated end-to-end
Limited
Portfolios sized to your community, well below the industry average.
PCAM
Leadership credential plus 2025 CAI Chapter President
What's included
Full-service condo management for Florida associations
Every Edison condo management agreement covers the day-to-day operations, the statutory compliance, and the engineering coordination that condo boards need to actually meet their obligations.
SB-4D Compliance Tracking
Milestone inspection deadlines, SIRS triggers, and reserve funding obligations tracked centrally. No statutory deadline misses on Edison's watch.
Engineering Coordination
Edison sources licensed engineers, coordinates site access, reviews draft reports, and integrates findings into the funding plan.
Common-Element Maintenance
Roof, structure, elevator, pool, garage, Edison coordinates vendors with the documentation and bidding discipline condo boards need.
Reserve Banking & Strategy
Reserve funds tracked against the most recent study with banking optimized for yield within FDIC coverage limits.
Insurance & Risk
Master policy coordination, COI tracking on every vendor, claims advocacy when needed. Insurance is a workstream, not an afterthought.
Go deeper
Florida Condo Compliance
Florida law requires specific inspections and reserve studies for condos 3+ stories. Edison coordinates both so your board stays compliant without managing the process alone.
Florida Statute
Milestone Inspection Coordination
FL SB-4D compliance for condos 30+ years old (25+ coastal). Engineer sourcing, scope review, board reporting.
Learn moreFlorida Statute
Structural Integrity Reserve Study (SIRS)
SIRS coordination for condos 3+ stories. Engineer engagement, draft review, funding plan integration.
Learn moreWhy Edison
What makes Edison different for condo boards specifically
SB-4D Fluent
Edison's team knows the statute cold. Milestone inspection triggers, SIRS components, reserve funding requirements, we won't be learning on your dime.
Engineer Network
Working relationships with FL-licensed structural engineers across Central Florida. Faster sourcing, vetted scope, competitive pricing.
Dedicated Accounting Specialist
Condo reserves have a different funding cadence than HOAs. Your accounting specialist understands the difference.
Manageable Portfolio Sizes
A limited portfolio per manager. Your condo isn't lost in a portfolio of dozens.
Modern Communication
Resident portal, CINC dashboards, WATTSON AI. Owners get answers; boards get visibility.
Crisis-Ready Operations
When something fails, and in older buildings, something will, Edison's team has the contacts, the contracts, and the experience to act fast.
What we deliberately don't do
Anti-patterns matter as much as patterns.
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Optional coupon books
Offered only if your board wants them — free, modern courtesy email reminders are the default.
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No volume-chasing
Portfolio growth is opt-in for managers. Quality over headcount.
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No manager reports
Replaced by the live Action Item List.
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No punitive fine culture
Correction first. Fines as a last resort.
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No overloaded managers
Sweet spot is a limited portfolio. No exceptions for revenue.
Behind on a milestone inspection or SIRS?
Edison's first conversation is free and clarifying. We'll review your association's compliance status and tell you exactly where you stand.
The process
How Edison's condo practice works
From first conversation to a multi-year operating partnership, with statutory compliance front and center.
01
Discovery & Compliance Audit
Edison reviews governing documents, current reserve study, SIRS status, milestone inspection history, and capital pipeline before we quote.
02
Transition Experience
60–90 day onboarding with COO supervision. Records, vendors, engineering relationships, and the Meet Your Management event for homeowners.
Learn more →03
Day 1 & First 90 Days
Your dedicated manager assigned and engaged. SB-4D calendar populated. Reserve banking reviewed. Action Item List live.
04
Ongoing Partnership
Monthly financials, board meetings, statutory deadline tracking, capital project sequencing.
The milestone inspection was looming over our board for months. Edison coordinated the engineer, scheduled the inspection, prepared the SIRS, and walked us through the report. It became a project, not a crisis.
Marcus T.
Board President · Condo Association · 248 units
Service Area
Communities we serve across Central Florida
Edison manages condominium associations across Orange, Seminole, Osceola, Lake, and Brevard counties. Coastal Brevard County in particular has a heavy concentration of SB-4D-eligible buildings.
OrlandoWinter GardenKissimmeeClermontLake MaryAltamonte SpringsOviedoBrevard County
FAQ
Questions boards ask most
Does my condo need a milestone inspection?
If your condominium or cooperative is three stories or more and 30+ years old (25+ in coastal counties), yes. FL SB-4D mandates phased structural inspections by licensed engineers, with specific deadlines tied to building age and location.
What's the difference between a milestone inspection and a SIRS?
The milestone inspection is a physical structural assessment. The SIRS is a reserve study scoped to the structural components the inspection identifies. They're complementary, most associations need both, often sequenced.
Do you handle the engineering work directly?
No, Florida statute requires licensed independent engineers. Edison coordinates: sourcing, scope review, document prep, site access, draft review, and board presentation.
What about Ch. 720 HOAs versus Ch. 718 condos?
Different statutes, different reserve study requirements, different governing document conventions. Edison maintains a separate Condo Management practice precisely because the regulatory frameworks aren't interchangeable.
How long are your management agreements?
12-month terms with clear termination provisions. You walk free at renewal with your records intact.
Get started
Condo management for boards who can't afford a learning curve.
Tell us about your building. We'll deliver a written proposal sized for your governing documents, compliance status, and capital pipeline, within one business day.