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Practical Support for Your Community
Running a condo community takes a lot of time and effort. We partner with your board to handle the daily administrative, financial, and operational tasks, maintaining intentional order so your community stays stable, organized, and moving forward.
A Quick Note: We are not attorneys or CPAs. We provide the adaptive administrative and operational framework to keep your community organized and on track day to day.
Our Service Menu
Full-Service Management Crafted for Oregon COAs
We handle the daily complexities of condominium governance, keeping your association compliant and running seamlessly behind the scenes. The board makes the decisions—we drive the operations.
This list below highlights our primary operational focus areas and is not exhaustive.
How We Partner with You
Every community is at a different stage. We specialize in stepping into three distinct scenarios to simplify and clarify your operations:
- For Self-Managed Communities: Stepping in to handle the daily administration, reserves, insurance, and budgeting so volunteer board members can finally reclaim their free time.
- For Developers: Establishing and launching brand-new associations with pristine compliance, budget setups, and initial filings from day one.
- For Transitioning Boards: Designing an organized, step-by-step onboarding process that makes moving your records and operations over to our platform completely seamless.
Administrative & Financial Order
- Paperless Records: Secure, digital storage for all official association records, keeping you organized and compliant on our remote platform.
- Smart Financials & Banking: Electronic assessment routing, secure bank account management, and transparent monthly financial reporting.
- Resolutions, Rules & Regs: We draft, track, and maintain formal board resolutions, ensure fair and progressive rule enforcement, and update community regulations to match current board policies.
- Meeting Moderation: Complete preparation, financial reporting, agenda structuring, and logistics for your virtual board and annual meetings so they stay productive and efficient.
- Owner Communications: Centralized portal management for daily owner inquiries, electronic opt-ins, and community notices.
- Corporate Compliance: Administrative tracking and filings for annual corporate tax returns, Oregon Secretary of State reports, and REA condo updates.
- 24/7 Emergency Line: Around-the-clock dispatch to triage urgent failures of shared common elements, handling the midnight emergencies for you.
Physical Operations & Oversight
Monthly Site Walkthroughs: Regular physical property walks to visually inspect and document the condition of shared elements (common grounds, pathways, fencing, bike parking, trash enclosures).
Maintenance Planning & Implementation: We help the board track, update, and systematically execute your association’s long-range Maintenance Plan. By aligning your physical upkeep schedules with your statutory Reserve Study requirements, we ensure major projects are anticipated and budgeted before they turn into emergencies.
Vendor Monitoring: Tracking service contract expirations and gathering competing vendor bids for routine operations at the board’s request.
Strategic Consulting & Project-Based Support
Clear answers. Straightforward pricing. Think of us as your community’s professional backup for the big moments. Whether you are an owner-led board navigating a complex neighborhood challenge, a developer handling a property transition, or an association facing a massive repair project, we help you cut through the noise, evaluate the facts, and deliver a well-founded conclusion so you can move forward with confidence.
How We Step In to Help
- For Association Boards: We bring a grounded, professional perspective to your toughest governance challenges. We analyze the situation, sort through the operational details, and provide a clear, independent conclusion to help resolve community friction and keep your daily operations running smoothly—all without forcing you into a long-term contract.
- For the Physical Property: We act as your advocate during major structural projects. We bring practical construction experience to the table to help you evaluate repair plans, review contractor bids, and provide a reliable, real-world assessment to protect your community’s budget every step of the way.
A Straightforward Way to Work Together
We don’t use the traditional billable-hour model that makes you watch the clock every time you have a question. Our consulting is completely project-based, which keeps things simple:
- Predictable Pricing: We agree on the goals and the exact price upfront. You know exactly what you are investing from day one, with no surprise bills for phone calls or emails.
- No Long-Term Commitments: We give you the exact support you need to reach a clear resolution on the immediate challenge, leaving your board in full control with zero ongoing strings attached.
A Quick Note: While we are not engineers, architects, attorneys, CPAs, or Realtors—and do not offer legal, tax, or sales advice—we provide the practical construction know-how, operational guidance, and independent oversight your community needs to stay organized, compliant, and on track.
What is a condo review? A condo review is essentially a deep dive into the “business side” of a community to answer the vital questions a buyer should ask before closing a deal.
This service provides direct document and operational reviews to answer specific questions for realtors, buyers, and developers, ensuring a seamless property transition. Every review is handled on a flat, per-project basis so you know the exact cost upfront.
Here is how we bring clarity to your transaction or setup:
- For Buyers & Realtors: We dive into the specific details of the COA so you understand exactly how the association operates, its financial health, and its rules before closing.
- For Developers: We help you navigate early-stage setup, documentation logistics, and transition frameworks to hand over a clean, organized operation to the first board.
Specialized Condo Reviews: Clear Answers for Your Peace of Mind
What is a condo review? A condo review is essentially a deep dive into the everyday rules and expectations of a community to answer the vital questions a buyer should ask before closing a deal. Moving into a condo means joining a shared neighborhood with its own distinct lifestyle guidelines. We look past the layout of the individual unit to give you a clear, grounded perspective on how the community actually operates on a daily basis.
This service provides direct document and operational reviews to answer specific lifestyle and rule questions for realtors and buyers. Every review is handled on a flat, per-project basis so you know the exact cost upfront.
Understanding Your Community Lifestyle
- For Buyers & Realtors: We dive into the specific details of the association so you understand exactly what to expect from daily life in the neighborhood before closing. We focus entirely on the baseline rules that impact your day-to-day routine—clarifying pet policies, parking allocations, guest rules, property modifications, and rental restrictions. This gives realtors a simple, practical tool to protect their clients, ensuring buyers arrive at a well-founded conclusion and know exactly what the community expects of them before making it official.
Tailored Add-Ons for a Deeper Dive
If you need to look past the baseline rules to answer specific concerns, you can customize your review with targeted add-on modules:
Meeting History Audit: A deep dive into the last two years of board and annual meeting minutes to give you a clear picture of active community dynamics, ongoing neighborhood discussions, and past rule changes.
Maintenance History Review: A closer look at past board minutes and repair records to identify what major building maintenance has been completed recently and what projects the community has been actively discussing.
Reserve Study Layout: A straightforward breakdown of the association’s current statutory Reserve Study timeline, mapping out which major physical components are scheduled for repair or replacement down the road.
A standard home inspection checks the walls and plumbing, but moving into a condo means joining a shared community with its own distinct lifestyle guidelines. A Condo Review looks closely at the everyday rules and expectations of the association, giving you clear answers about how the community actually operates on a daily basis.
Our “Back on Track” Program
Designed for associations facing significant deferred maintenance or the daunting prospect of a special assessment. We step in to assess your physical and financial health, untangle the backlog of repairs, and design a controlled, multi-phase pathway. By prioritizing critical structural work and balancing it with your funding options, we help your board stabilize the property and protect owner investments without causing community panic.
Structural Repairs & Building Care: Full-Scale Construction Expertise
Through our dedicated partner company, 3BG Industries LLC, we provide a level of physical oversight that standard administrative management firms cannot match. Instead of relying solely on unknown third-party vendors when complex issues arise, we bring hands-on structural and general construction knowledge directly to your community’s monthly property walkthroughs.
Operational Boundaries & Board Choice
We operate under strict professional boundaries to ensure your board maintains complete financial and operational control over every asset:
- Absolute Board Autonomy: Our relationship with 3BG Industries is fully disclosed from day one. The board is never locked into using our maintenance services and retains the absolute right to seek competing bids or hire any independent contractor for any project.
- Independent Project-Based Bidding: Physical maintenance, construction, and repairs are never bundled into your baseline management fees. Every job is detailed in a standalone estimate. No work begins, and no expenses are incurred, until the board reviews the options and explicitly votes to approve the project.
- Preventative Oversight: Because we understand multi-family building envelopes, framing, and moisture mitigation, we catch structural issues early. We map these physical findings directly to your statutory Reserve Study, allowing the board to plan, budget, and avoid unexpected emergency assessments.
Our Building Care Specialties
- Routine Upkeep: Proactive general repairs to keep shared common spaces, pathways, and building exteriors safe, functional, and well-maintained.
- Structural Repairs & Replacements: Full-scale execution of major component replacements, including siding, decks, framing, and addressing complex moisture or rot issues from the ground up.
Structural Repairs & Building Care: Full-Scale Construction Expertise
Through our dedicated partner company, 3BG Industries LLC, we offer something rare in community management: a fully licensed, full-service general construction team that specializes in building care. We don’t just call an unknown third-party vendor when something breaks—we bring trusted, hands-on structural knowledge to properly evaluate, manage, and execute physical property work from the ground up.
Every maintenance or repair project is estimated and billed on a clear, per-project basis so your board always has predictable costs before work begins.
Here is how we protect your property’s long-term value:
Routine Upkeep: We provide proactive general maintenance and repairs to keep your shared common spaces, pathways, and building exteriors safe, functional, and looking their best.
Structural Repairs & Replacements: We handle everything from major component replacements to critical structural repairs, including siding, decks, framing, and addressing complex moisture or rot issues.
Our Service Menu
What We Do: Full-Service Management Crafted for Oregon COAs
Think of us as your day-to-day partner for keeping your administrative, financial, and physical systems running exactly the way they should. We specialize in bringing intentional order to Oregon condo communities, customizing our workload to fit your specific association.
We support your community and keep your daily COA operations running seamlessly.
Administrative & Financial Order
- Paperless Record Keeping: We keep your community organized and compliant by securely storing your official records on our remote platform.
- Smart Financials & Banking: From setting up electronic assessment routing to managing bank accounts and delivering clear monthly financial reports, we handle the finances with total transparency.
- Meeting Moderation: We take care of the logistics for up to four virtual board meetings a year (including your Annual Meeting), handling the preparation, financial reporting, and agenda structuring so your meetings are productive and efficient.
- Owner Communications: We manage everyday owner inquiries, process digital electronic opt-ins, and send community notices directly through the portal.
- Corporate Compliance: We coordinate the administrative paperwork for your annual corporate tax returns, Oregon Secretary of State reports, and Real Estate Agency condo filings.
- 24/7 Emergency Line: We provide a round-the-clock emergency dispatch line to triage after-hours calls regarding urgent failures of shared common elements, handling the midnight emergencies so you don’t have to.
Physical Operations
Vendor Monitoring: We track your service contract expirations and gather up to three competing vendor bids for routine operations whenever the board asks.
Monthly Site Walkthroughs: Every calendar month, we walk your property to visually inspect and document the condition of your shared elements—like common grounds, pathways, fencing, bike parking, and trash enclosures.
Project-Based Consulting: Tailored Support for Specific Goals
This service offers targeted, short-term guidance to help your board navigate specific operational or structural projects. It is designed for self-managed associations that handle their own daily operations smoothly but want expert insight to confidently manage complex, one-time tasks. We handle these initiatives on a flat, per-project basis rather than billing by the hour, so your board always has predictable costs.
Here is how we help you streamline these special projects
Administrative Solutions: We help you clear out the backlogs by organizing historical documents, updating your operational frameworks, and refreshing your record-keeping systems.
Project Guidance: We provide independent consulting to help your board organize and coordinate major repairs, capital improvements, and structural oversight.
Condo Reviews: Clear Answers for Smooth Transitions
What is a condo review? A condo review is essentially a deep dive into the “business side” of a community to answer the vital questions a buyer should ask before closing a deal.
This service provides direct document and operational reviews to answer specific questions for realtors, buyers, and developers, ensuring a seamless property transition. Every review is handled on a flat, per-project basis so you know the exact cost upfront.
Here is how we bring clarity to your transaction or setup:
For Developers: We help you navigate early-stage setup, documentation logistics, and transition frameworks to hand over a clean, organized operation to the first board.
For Buyers & Realtors: We dive into the specific details of the COA so you understand exactly how the association operates, its financial health, and its rules before closing.
Structural Repairs & Building Care: Full-Scale Construction Expertise
Through our dedicated partner company, 3BG Industries LLC, we offer something rare in community management: a fully licensed, full-service general construction team that specializes in building care. We don’t just call an unknown third-party vendor when something breaks—we bring trusted, hands-on structural knowledge to properly evaluate, manage, and execute physical property work from the ground up.
Every maintenance or repair project is estimated and billed on a clear, per-project basis so your board always has predictable costs before work begins.
Here is how we protect your property’s long-term value:
- Structural Repairs & Replacements: We handle everything from major component replacements to critical structural repairs, including siding, decks, framing, and addressing complex moisture or rot issues.
- Routine Upkeep: We provide proactive general maintenance and repairs to keep your shared common spaces, pathways, and building exteriors safe, functional, and looking their best.