South Florida · HOA & Condo Compliance

Your Association,Always Ready.

Florida's compliance environment changed permanently after Surfside. Milestone inspections, SIRS reserve mandates, and new documentation laws mean one missed deadline can cost tens of thousands in fines — and expose your board to personal liability.

For HOA & Condo Boards Request a free compliance check For Property Managers Explore partnership options

$1K+

Daily fine exposure
for missed deadlines

15K+

Associations in
South Florida

Counties
served

Active Compliance Deadlines Live

Past Due

SIRS Initial DeadlineFines and insurance exposure active now for non-compliant associations

Past Due

Director EducationBoard members in non-compliant associations face personal liability

Jan 2026

Website & Portal MandateHB 913 — required for all 25+ unit condo associations

2026

Reserve Funding Ramp-UpSIRS-driven requirements driving special assessments across South Florida

Rolling

Milestone Inspections25-yr coastal and 30-yr rule — South Florida wave active through 2027+

The Challenge

Compliance has become a full-time operational burden.

Volunteer boards are now expected to manage structural inspections, reserve studies, vendor ecosystems, documentation mandates, and emergency planning — simultaneously — without the operational infrastructure to do it reliably.

The associations that emerge strongest from this regulatory era are those that build systems now. Not those who react to violations when they arrive.

$500

Minimum daily fine for certain compliance failures under Florida statute

10 yr

Milestone inspection cycle — buildings must be ready on the state's schedule

100%

Of structural reserve waivers now prohibited under SB 154

2026

Reserve ramp-ups already creating budget shocks across South Florida

What We Do

Three pillars.
Complete coverage.

Compliance
Tracking

Every Florida statute deadline monitored and managed with 90/60/30-day advance alerts. Nothing catches your board off guard.

SB 4D / SB 154 / HB 913 monitoring

FS 718 & FS 720 compliance calendar

Monthly status reports to board

Document organization & filing

Vendor
Coordination

We own the full vendor ecosystem — sourcing, bidding, scheduling, accountability, and follow-through. The coordination chaos ends the day you engage Beacon.

Milestone inspection coordination

Engineer & contractor management

Bid oversight & contract review

Performance tracking & accountability

Emergency
Readiness

Not a binder nobody can find. A living system built by people who have run real emergencies — tested, updated annually, and operational when you need it.

Hurricane preparedness plans

Evacuation & communication protocols

AED readiness & life safety tracking

Active incident on-call support

For HOA & Condo Boards

Your board shouldn't carry this alone.

Volunteer boards now carry enterprise-level compliance responsibilities with no operational infrastructure to support them. We change that completely.

Every deadline trackedCompliance calendar managed with advance alerts — nothing falls through

Vendor chaos eliminatedWe coordinate the entire ecosystem and hold every vendor accountable

Monthly board reportsTraffic-light compliance scorecard delivered by the 5th of every month

Board liability protectionComplete documentation trail that protects individual board members

Free Compliance Check

Find out where your association actually stands.

15 minutes. We will tell you your real compliance exposure — no pitch, no obligation.

First Name

Last Name

Email Address

Phone

Association Name

County

Number of Units

Biggest compliance concern

Same business day response. Your information is never shared.

We will be in touch today.

Thank you for reaching out. A Beacon team member will contact you within one business day to schedule your free compliance check.

For Property Management Companies

We make your managers look exceptional.

Your team manages 20–30 properties each. Compliance is the piece most likely to slip — and the one with the greatest consequences when it does.

Three partnership modelsSubcontractor, referral partner, or fully white-labeled under your brand

New revenue, no overheadYou bill the association our rate plus a markup — we do all the work

Liability buffer for your firmComplete documentation protects you when a board asks difficult questions

Start with one pilot propertyNo commitment, no disruption — we prove the value in 30 days

Partnership Inquiry

Let's discuss a structure that fits your firm.

Tell us about your portfolio and we will put together the right partnership model within one business day.

First Name

Last Name

Email Address

Phone

Company Name

Portfolio Size

Partnership Interest

Primary challenge

Strictly confidential. Same business day response.

We will reach out today.

Thank you for your interest. A Beacon team member will contact you within one business day to discuss a partnership structure for your firm.

Pricing

Transparent. Predictable.
Less than one day's fine.

All packages include a dedicated Beacon contact, monthly compliance report, and ongoing statute monitoring. No setup fees. No surprises.

Consider the alternative: a single missed milestone inspection deadline can generate fines starting at $1,000 per day. Beacon's entry-level package costs less than two days of that exposure.

Compliance Watch

$1,500

— $2,000 / month

Compliance calendar management
Monthly status reports to board
90 / 60 / 30-day deadline alerts
Document organization & filing
FS 718 / 720 statute monitoring

Best for associations under 50 units

Get Started

Emergency-grade discipline,
applied to property operations.

Our leadership background in firefighting and EMS is not a marketing line — it is the foundation of how we operate. In emergency response, preparation is everything. Protocols matter. Accountability matters. Documentation matters.

We built Beacon to bring that same operational discipline to community association compliance. We do not improvise. We build systems that hold up under scrutiny, on inspection day and every day before it.

Firefighter & EMS FoundersReal first-responder training — checklists, protocols, zero tolerance for missed steps, applied to every engagement

South Florida SpecialistsDeep, current knowledge of FS 718, FS 720, SB 4D, SB 154, and HB 913 — not a national firm applying a generic template

Vendor-NeutralWe coordinate and hold vendors accountable with zero financial conflicts of interest. Our loyalty is to your association only

The Beacon Team

[Your Name]

Co-Founder & Director of Operations

[Background in firefighting and EMS. Add your credentials, certifications, and South Florida connection in 1–2 sentences.]

[Partner's Name]

Co-Founder & Director of Client Operations

[Partner's background and relevant expertise in 1–2 sentences.]

How It Works

From first call
to fully covered in 30 days.

Day 1

Discovery Call

30-minute needs assessment. We listen far more than we talk.

Days 3–7

Compliance Audit

Full review of your documents, history, and compliance gaps. Delivered in writing.

Days 7–10

Custom Proposal

Right package, clear scope, transparent pricing. Delivered within 48 hours.

Week 2

Onboarding

Kickoff meeting, systems live, documents organized, all vendors logged.

Day 30

First Report

Full compliance status, 90-day calendar, and priority action plan delivered to your board.

Get Started

Is your association truly inspection-ready?

Most boards cannot answer that question with confidence. We will tell you exactly where you stand — at no cost, in 15 minutes.

Email: info@beaconpropertyoperations.com
Phone: (305) 000-0000
Service Area: Miami-Dade · Broward · Palm Beach
Response Time: Same business day

Quick Contact

We will reach out the same business day.