For managers and CAM firms
The audit should not become another project you manage.
You coordinate the engagement, and you hear about it when it drags. Our job is to keep it predictable: one request list up front, a schedule agreed at the proposal stage, and open items raised as they arise instead of arriving in March.
Working with us
What you can plan around.
One request list, up front
The complete document request arrives at the start, organized by where the records live: board and governance records on one list, the accounting package on another. Nothing is added after fieldwork starts unless the records raise a question.
A schedule agreed at the proposal stage
Dates for fieldwork, the draft, and the final report are set before the engagement letter is signed, so you can put them on the board's calendar.
Open items as they arise
Questions come to you while fieldwork is underway, one at a time, not as a list at the end.
The same CPA every year
The CPA you talk to plans, directs, reviews, and signs the report. You are not handed to a rotating account manager, and you are not re-explaining the association's history each year.
An association-only practice
No tax season competing for February and March.
Most CPA firms that accept association work also run an individual tax practice. December 31 year ends and individual filing season land in the same twelve weeks, and association engagements are what gets pushed.
This practice does audits, reviews, and compilations for Florida homeowners and condominium associations, and nothing else. February and March go to association work.
High-rise, mid-rise, and low-rise condominiums are in scope, as are single-family and master-planned HOAs. The revenue tiers are identical under Chapters 718 and 720, but the deadlines, the waiver mechanics, and the reserve treatment are not, and we plan each engagement for the chapter that applies.
From your desk
Six things that stall association audits.
Most are visible before the CPA ever sees the file.
- Engagement letter signed late
- Books kept on a cash basis
- Unreconciled or partly reconciled accounts
- Missing invoices and undocumented approvals
- Operating and reserve activity tangled together
- The representation letter left unsigned
Questions managers ask
Before you send the first request.
We manage several associations. How should we request proposals?
Send one request per association, so each proposal reflects that association's revenue, year end, and history. If you would rather discuss the portfolio first, call 754-354-3231.
Do you take both HOAs and condominiums?
Yes. The revenue tiers are identical under Chapters 718 and 720, but the deadlines, the waiver mechanics, and the reserve treatment are not, and the engagement is planned for the chapter that applies.
One building has a milestone inspection in progress. Does that change anything?
It can change the scope, so tell us at the proposal stage. For condominiums at or near the three-habitable-story line, the financial statements interact with the structural integrity reserve study, milestone inspection findings, and any loan or special assessment funding structural work.
The association is changing CPAs. How much extra work is that for us?
One extra step. The successor CPA communicates with the predecessor before accepting the engagement, and we need the prior-year statements and adjusting entries. It is routine when the association starts early.
Who signs the representation letter?
The officers the CPA designates, typically the president and treasurer, usually with the manager. The final report cannot be released without it, so put it on a board agenda in advance rather than chasing signatures at the end.
How is the fee set?
Every engagement is scoped and quoted before the association commits. The quote is a fixed fee for a defined scope. There is no open-ended hourly billing.
Request a proposal
Tell us about the association.
Send the association's total annual revenue, fiscal year end, and the level of report it filed last year. We will confirm the level Florida law requires and send a fixed-fee proposal.
Or call 754-354-3231
Monday to Friday, 9:00 AM to 5:00 PM ET