Condo Association Management Blog

Answer: Maybe 
Read your current contract with them, if like ours, there will be a clause about termination of contract by either party. 
Ours is a simple 30 day notice to terminate. 
Look for another that will do the job you want. Be very specific and ask for references.

In addition to reading the management contract and seeing what is said in the termination clause, also check your governing documents and possibly state law to determine what is required in order to become self managed. Our Association requires an affirmative vote by 75% of the total voting power in order to go from being managed by a professional management company to being self managed. I suggest that you view a possible transition to self management from a best case / worst case scenario perspective. While I have considered our management companies (and we have had several) to often leaving much to be desired, our Board members have typically been even less competent. Given this I would not opt for self management. I would work to find a good management company. AND keep in mind that your Board is charged with the responsibility of managing your Association's managing agent. If it is not doing that effectively, how will your Association do with self-management.  
 
I wish your Association all the best.

In most associations either the board reccomends a change in management or at regular or special meeting by resolution a change of management can be accomplished.

First - it will take the board not the owners to make the decision. Second, if those who do not serve on the board take the time to get on the board and understand operations, finances and various contracts, then you could change things that way if you still believed they warranted a change. 
 
Finally - I am not touting my own product by we are one of at least a few companies that offer online management platforms for self managed associations. So an association can still receive professional accounting, collections, reserves allocations while owners handle workorders, violations, contracts, ACC - all of which is integrated. But one should have experience as a board member because it is never as black and white as you perceive it to be...

We run our own condo--we are a 500+ condo. I think that professional management by a great company might be better. We think that we are saving money. I'm not sure. The Boards used to be very easy to deal with and were always cooperative. Starting about ten years ago that changed. There is a small group that is always unhappy and casts aspersions of corruption. The present Board is totally amateur but great at getting elected. They do not understand business and are always looking a petty things instead of the big picture. Final word: go for professional help--pay the price.

The board of directors manages and administers the affairs of the association. The management company carries out the directives of the board and performs the "day to day" tasks.  
 
Read your documents. See what the association is respnosible for doing. 
 
Ask for board minutes. See what the board is directing to be done. 
 
The management company is in most cases not performing the maintenance, lawn care or snow removal. We usually bid those out and they are awarded to other contractors. 
 
Please be aware that the management company maintains the community funds on behalf of the community, so any surplus is the communities. The management company finances are none of your business and you don't know their financial situation and you should only care from the standpoint that they remain viable to properly take care of their clients, such as your community. 
 
Before you start blaming the management company, know who is responsible for what and who is being paid to do what. You're just making blind assumptions which benefit no one, least of all yourself.

Management companies also offer advice and direction and it is up to the board to decide if they wish to follow that advice or not.

You should have the right to examine the books of your property manager. There should be no question about hidden profits or surplus..

@Joe Schuirmann: you say, "The management company finances are none of your business and you don't know their financial situation and you should only care from the standpoint that they remain viable to properly take care of their clients, such as your community." 
 
I disagree:  
 
Your atorneys can (should) write a clause specifying that the property manager's books concerning your HOA or Condo are transparent. That means that your people can examine their books. You might also cap their profit on your account. You certainly want to ensure that they promise not to take a piece out of any contract they write with suppliers or contractors. Depending on the size of your condo you should be able to negotiate these factors into your agreement with your PM.  
 
Indeed, it is your business.  
 
Peter Spencer.  
 

If the Condo Docs. are silent on this issue, what gives BOD the authority to completely eliminate an emenity that has been in the Condo since construction,such as a pool,hot tub,or sauna? Would this come under "Material Alteration" of the existing docs.? Does the Fl. Docs. address this issue?

I personally think that when hiring a Management company, the Owners shoud have imput. 75% affirmative vote by the Owners sounds right to me since it cost a bundle to pay those Management salaries and often times some amenities are removed in order to afford to do so. The Owners pay the bills and should have the final say so on this costly issue. . . but it needs to be mentioned in their By-Laws and older Associations may not have thought of this issue since Management companies were not popular in the past. . . .The Owners can petition to have this added to their By-Laws....

Another reason that the finances of the Management Company are the business of the board is that the Association must know that the Management company is financially viable.  
 
the Board should examine the annual statements of all management companies.

Does anyone have a RFP that they used to select a management company?