HOA Management Services in Orlando and all of Central Florida.
Edison Association Management provides full-service HOA management for communities across Orlando and Central Florida. We handle the daily operations, financial oversight, vendor relationships, covenant enforcement, and homeowner communication so your board can focus on what matters most — building a thriving community.
Led by Tracy Durham, PCAM — one of the highest-credentialed community association managers in the state — our team delivers the consistency, transparency, and responsiveness that boards deserve. With industry-low manager turnover and dedicated service departments, Edison is built to be the last management company your board will ever need to hire.
What’s Included in Edison’s Condo & HOA Management
Every community Edison partners with gets more than a list of services — they get an operational model designed to keep their board informed, their manager focused, and their community running smoothly from day one.
Your board gets a single point of contact who manages day-to-day operations, coordinates vendors, prepares board meetings, and conducts monthly property inspections. Edison caps manager portfolios so your they have the bandwidth to be proactive, not just responsive.
Board members hear back the same day they reach out. Homeowner inquiries answered within one business day. Monthly property inspections are included.
Your manager isn’t doing everything alone. Edison operates separate departments for covenant enforcement, ARC review, collections, and homeowner inquiries — and partners with a dedicated accounting specialist for financial management — allowing your manager to be proactively managing your community needs.
Edison replaced the traditional monthly manager report with the Action Item List — a live project tracker your board can access anytime through the online portal. Every open item, status update, and completed task is visible on demand, so your board always knows where things stand without waiting for a meeting or a PDF.
When homeowners can find answers, make payments, and submit requests on their own, it reduces the volume of calls and complaints that work their way back to your board. Edison’s technology platform is built to handle the routine so your board doesn’t have to:
- Resident portal and mobile app for payments, documents, and service requests — available 24/7
- Multiple payment choices, including free options — fewer friction points mean fewer late payment headaches
- WATTSON, Edison’s branded AI assistant, answers common homeowner questions around the clock
- Community newsletters keep residents informed without requiring board involvement
- A live team for residents who prefer a phone call — so those calls go to Edison, not your board members
Your association manager keeps your community in good hands day to day — and Edison’s senior leadership adds another layer of oversight. Property visits every six months give your board a second set of eyes on service quality, open projects, and opportunities that might not be visible from the ground level.
The Senior manager also conducts monthly one-on-one meetings with the managers. They stay informed with the happenings within each community and will assist whenever needed.
Why Central Florida HOA Boards Choose Edison
Most HOA management companies offer similar service lists. The difference is in how those services are delivered — and whether the model behind them is built to last. Here’s what makes Edison structurally different.
Explore Edison's HOA Management Services
Edison’s full-service model covers every aspect of community association management. Each service area is backed by dedicated specialists, so your association manager stays focused on leading your community — not buried in tasks that belong to a back office.
Proven HOA Management You Can Trust
Edison’s leadership holds the PCAM designation — one of the highest credentials in community association management — backed by over 20 years of industry experience. Edison’s president served as the 2025 CAI Central Florida Chapter President, sits on the CINC Advisory Board, and advocates for community association legislation through CEOMC in Tallahassee — working directly with lawmakers on proposed legislation that impacts our communities. Every association manager at Edison is State of Florida licensed, with continuing education fully funded by the company. Edison was named an Orlando Business Journal Best Places to Work finalist in 2024 and 2025 — because a company that invests in its people is a company whose people invest in your community. Edison has earned the Readers Choice Diamond Award from the Florida Community Journal four consecutive years (2022–2025), the Florida Communities of Excellence Manager of Excellence award, a National Manager of the Year Finalist nomination, and has held a BBB A+ rating since September 2024.
Florida HOA Compliance:
What Your Board Needs to Know
Florida’s regulatory landscape for HOAs is evolving rapidly. Recent legislation has introduced new requirements that every board in Orlando and Central Florida needs to understand — and that your management company should be helping you navigate.
Under Florida Statute §720.3033, newly elected HOA board members must complete a state-approved certification course within 90 days of election — or sign a written statement certifying they have read the association’s governing documents. Beyond that initial requirement, board members also have ongoing continuing education obligations. Edison tracks all certification and education deadlines for every board member and supports board development through supplemental education opportunities that go beyond the minimum.
Reserve planning and funding expectations are under increasing scrutiny across Florida associations. For HOAs, that means boards need a current reserve study and a clear plan for funding the community’s long-term capital needs. For condominiums, the obligations go further — SB 4-D introduced strict Structural Integrity Reserve Study (SIRS) requirements with specific timelines and funding restrictions that don’t apply to HOAs in the same way. Edison’s financial management team helps boards understand which requirements apply to their association type and build reserve plans that protect the community’s assets and the board’s legal standing.
Florida law now requires certain associations to maintain a website or web portal with access to official records, financial reports, and governing documents. Edison’s technology platform is already built to meet these requirements — giving homeowners portal access to the records the law requires, without your board needing to set up or manage a separate system.
Edison doesn’t wait for your board to ask about compliance. Certification tracking, legislative updates through CEOMC advocacy, access to continuing education sessions with attorneys who specialize in Florida community association law, and a leadership team that’s in Tallahassee meeting with legislators — Edison ensures your board is ahead of changes, not scrambling to catch up after they take effect.
How to Switch HOA Management Companies in Florida
Switching management companies is the decision boards put off the longest — not because they’re satisfied, but because they’re afraid of the disruption. Edison built a transition process specifically to remove that fear.
Step 1
Evaluate Where You Stand
Identify what’s not working. Constant manager turnover? Unclear financials? Unresponsive service? You don’t need a crisis to make a change — just a recognition that your community deserves better.
Step 2
Request Proposals
Edison’s proposal process shows you exactly what your community will receive — the team, the technology, the service model, and pricing specific to your community’s size and needs.
Step 3
Board Vote and Contract
Once your board decides to move forward, Edison coordinates the timeline. Edison handles the contract review, transition scheduling, and coordination with your outgoing management company — so your board isn’t managing the logistics of its own switch.
Step 4
The Edison Experience
Edison’s transition team handles the details — digitizing records, reviewing contracts for savings, setting up your community in the technology platform, and hosting the Meet Your Management event. Edison brings the full team, laptops, and often an ice cream truck to your community. Homeowners meet their manager face-to-face, set up their portals on the spot, and walk away knowing exactly who to call.
Step 5
Ongoing Partnership
Within the first 90 days, Edison conducts a board goal-setting session, establishes the Action Item List, and ensures every communication channel is live. From there — proactive management, clear financials, and a manager who stays.
Frequently Asked Questions
About HOA Management
HOA management pricing in Orlando varies based on community size, amenities, and service needs. Edison offers custom proposals tailored to your community's specific requirements. Contact Edison directly for a quote that reflects the full depth of service your community will receive.
A full-service firm handles operations, financial management, covenant enforcement, vendor coordination, homeowner communication, and board support. Edison adds dedicated departments for each function, real-time project tracking through the Action Item List, and proactive senior leadership engagement.
It starts with a board vote, followed by a 30–60 day transition period. Edison's process includes COO-led oversight, record digitization, contract review, coordination with your outgoing company, and the Meet Your Management community event for full homeowner onboarding.
HOA management covers single-family communities governed under Florida Statute §720. Condo management falls under §718 and involves shared building systems, common elements, and more complex insurance and reserve requirements. Edison manages HOAs, condos, and townhome associations across Central Florida.
Many firms assign managers to fifteen or more communities, which makes proactive service difficult. Edison caps portfolios at 8–10, giving your manager the bandwidth to know your community and stay ahead of issues rather than react to them.
Yes. Edison serves HOAs, condos, and townhome associations across the greater Orlando metro and Central Florida — including Windermere, Winter Garden, Kissimmee, Lake Mary, Oviedo, and more.
Edison uses a full technology suite including a resident portal and mobile app, WATTSON AI assistant for 24/7 self-service, the Action Item List for real-time project tracking, and integrated communication tools. The platform handles the routine — Edison's team handles the relationships.
Yes. Edison provides the same service infrastructure to smaller communities as it does to its largest clients — dedicated back-office departments, full technology suite, WATTSON AI, and a dedicated association manager.
Communities We Serve Across Central Florida
Edison Association Management serves HOA, condominium, and townhome communities across Orlando, Windermere, Dr. Phillips, Winter Garden, Ocoee, Clermont, Tavares, Kissimmee, St. Cloud, Belle Isle, Altamonte Springs, Longwood, Lake Mary, Heathrow, Casselberry, Oviedo, Titusville, and Cocoa Beach.
Central Florida is one of the fastest-growing HOA markets in the country — with newer communities hitting first major capital projects, active 55+ board cultures, and increasing awareness of Florida’s legislative requirements. Edison was built for a market where boards have real choices and the right HOA management company makes a measurable difference.
Ready to See What Edison Can Do for Your Community?
You volunteered to serve your community — not to manage a management company. Edison handles the complexity so your board can lead. Consistent managers who stay. Dedicated departments that handle the routine. A team that answers the phone. That’s what full-service management should feel like.