Is Your HOA Board Doing Too Much?
Running an HOA or condominium association shouldn't feel like a second job.
If your volunteer board members are collecting dues, paying bills, answering homeowner questions, calling lawn companies, chasing contractors, getting snow removal bids, dealing with repairs, and trying to plan for the next major project — we can help.
Keith D. Cotter Consulting provides local, hands-on HOA and condominium management throughout Central Michigan.
One local company. One point of contact. Less work for your board.
From bookkeeping and owner communications to lawn care, maintenance, contractor management, and major construction projects, we can handle the day-to-day work while your elected board remains in control of the association.
Less Work for Your Board. More Value for Your Association.
Our goal is simple: take the workload off your volunteer board, reduce the cost of your association's ongoing contracts and services, and identify savings that can offset — or even exceed — the cost of hiring us.
Professional management shouldn't just make your HOA easier to run. It should help make it more efficient and cost-effective.
Think your association could use some help? Send this page to a board member or contact us for a no-obligation conversation.
A Different Approach to Association Management
We believe association management should involve more than collecting dues and sending emails. An association is responsible for maintaining valuable real estate, managing significant amounts of money, planning for future expenses, and protecting the long-term interests of its owners. That requires practical, hands-on management.
Keith D. Cotter brings more than 25 years of experience in property management, real estate assets and acquisitions, along with more than 20 years of construction and renovation experience — allowing us to look at an association from both an operational and physical-property perspective.
Run your association like a well-managed asset.
Financial Management
Clear, understandable financial information so decisions can be made based on the actual condition of the association.
- Association dues and assessment billing
- Payment tracking and accounts payable
- Financial reporting and annual operating budgets
- Reserve planning and expense monitoring
- Contractor and vendor invoice review
- Assistance with special assessments and major projects
Board & Administrative Support
The board establishes policy and makes major decisions. We handle the work required to carry those decisions out.
- Board meeting coordination and annual meeting assistance
- Meeting agendas, minutes, and owner communications
- Bid solicitation, comparison, and project coordination
- Contractor communication and record organization
- Board reporting and long-term planning
Maintenance & Vendor Management
One point of contact responsible for getting the work completed — no more board members chasing contractors.
- Lawn mowing, landscaping, and seasonal cleanup
- Snow removal and exterior maintenance
- Common-area and building repairs
- Preventative maintenance and grounds management
- Drainage, site issues, parking areas, and signage
Construction & Capital Project Experience
Extensive construction experience lets us evaluate, plan, bid, and oversee larger projects — with transparent pricing and no surprises.
- Roofing, siding, and exterior renovations
- Decks, balconies, concrete, and sidewalks
- Parking lot improvements and drainage projects
- Exterior doors, windows, and common-area renovations
- Structural repairs and major maintenance projects
- Scope of work review, bid comparison, and contractor oversight
Lawn Care & Property Services
Consistent service. Competitive pricing. One point of accountability.
- Mowing, trimming, and landscaping maintenance
- Spring and fall cleanup
- Routine exterior property services
- Established subcontractors and preferred vendors for dependable service
- Can be incorporated into the overall management relationship
Long-Term Capital Planning
Well-managed associations think several years ahead. We help boards prepare financially for major expenses before they become emergencies.
- Property condition reviews and capital improvement planning
- Preliminary project budgeting and reserve planning
- Multi-year maintenance schedules and project phasing
- Special assessment planning and contractor budgeting
Straightforward Management Pricing
Every association is different, so management agreements are customized based on the size and complexity of the property.
Final pricing may vary depending upon the number of units, financial requirements, number of meetings, amenities, maintenance responsibilities, and level of board support required. Major capital projects, extraordinary meetings, or other unusual services may be quoted separately.
Simple, transparent, and predictable.
Starting at $10
Per Unit / Per Month
Designed for Small & Mid-Sized Associations
Our management model is particularly well suited for small and mid-sized condominium associations, homeowners associations, property owner associations, lake associations, and residential communities. These associations are often too large to comfortably self-manage but may not receive the attention they deserve from large regional management companies.
You know who is managing your association, who is coordinating your contractors, and who to call when something needs attention.
Serving Central Michigan
Keith D. Cotter Consulting is based in Mount Pleasant, Michigan. Our primary service area generally extends approximately 75 miles from Mount Pleasant.
Isabella County • Midland County • Clare County • Gratiot County • Gladwin County • Mecosta County • Montcalm County and surrounding areas
Ready to Simplify Your Association Management?
Let's talk about your community's needs. We'll put together a management proposal tailored to your association.