Owner · Row 3
“Why did my dues go up and nobody told us?”
The budget was mailed 14 days before the meeting, as the law requires. It answered the question. Nobody found the answer.
Condo, HOA & Property Management
A 38-page budget. Owners read the total.
We turn the board's budget into one clear, interactive page for every owner. Where the money goes, what changed, and why, answered while owners review it, before they're asked to accept it.
Free. See how it works on your own numbers.
The Budget Meeting Breakdown
Your budget meeting looks like this.
Treasurer · Head table
“It's on page fourteen.”
The board spends the meeting defending numbers line by line, when it meant to explain one or two decisions. The meeting runs two hours. The vote gets tabled.
Community association manager
“I have 40 associations adopting budgets in the same eight weeks.”
Each one has its own books, its own reserve study and its own angry owners. The explanation work lands on the manager, forty times, every fall.
The reality
A budget PDF is built to be adopted, not understood.
It follows the chart of accounts, not the questions owners ask. Since Florida's 2022 condo safety law, structural reserves can no longer be waived, and many buildings on the coast now have a much bigger budget to explain. The document didn't change. The stakes did.
Where It Matters Most
A committee writes the budget. Owners decide whether to accept it.
By the time the finance committee or manager finishes the draft, the accounting work is done. The hard part comes next: the owners see it for the first time, and they have 14 days to understand it before the meeting. The dashboard is built for that stage.
01Finance committee · manager
Draft
Vendor quotes, insurance renewal, reserve study. Built in spreadsheets, by people who read budgets.
02Board
Propose
The board reviews the draft and settles the proposed budget. Reserves must match the latest structural reserve study.
03Every owner
Review
The proposed budget goes to every owner at least 14 days before the meeting. The dashboard link goes out with it.
04Owners · board
Decide
The budget meeting, open to owners. Votes on reserve waivers for non-structural items and, when the budget rises past the legal threshold, on a substitute budget.
05Board · treasurer
Track
After adoption, the Board Monthly Report shows how actual spending compares to what owners accepted.
Where the owner dashboard does its work
How owners take part depends on the association. In a Florida condominium the board usually adopts the budget, while owners receive it 14 days ahead, attend the meeting and vote on reserve waivers. If the proposed budget exceeds 115% of last year's (not counting insurance, required reserves and certain repairs), owners also vote on a substitute budget. Many HOAs and some older condo documents require owners to approve the budget directly. In every version, owners have to understand it first.
What Owners Get
One page owners actually read.
Clarity
Every line in plain language.
Owners see where each dollar of dues goes and what changed from last year, with the board's reason next to every change. The question gets answered before it's asked.
Transparency
Every number traces to the budget.
Each figure ties to a page and line of the board-approved budget and reserve study. Nothing is rounded away or left out, including the uncomfortable lines. Trust comes from showing the work.
User friendly
Built for owners who don't read budgets.
- One link. No app, no login, no password.
- English and Spanish, side by side.
- Each owner sees their own unit's dues, before and after.
Sample Owner Dashboard
The same budget, printed and explained.
This is a fictional 120-unit building. Switch between the page owners receive today and the page we build from it. Every number on the explained side ties to a line on the printed side.
Bayview Towers Condominium · FY2027 budget
Sample association · fictional figures · 120 units
Total budget
Average monthly dues
Of the increase, insurance + reserves
Source: FY2027 proposed operating budget, pages 12–16 · reserve study dated June 2026
Official budget remains the board-approved document
Reserves After Surfside
Full or partial reserves is now the biggest line in the budget, and the hardest to explain.
After the Champlain Towers South collapse in Surfside in June 2021, Florida rewrote the rules for condominium inspections, reserves and reporting through laws passed in 2022, 2023 and 2025. For many buildings, reserves went from the line owners voted to skip to the line that drives the increase.
INSPECTIONS
Milestone inspections
Buildings with three or more habitable stories are inspected at 30 years, then every 10 years after.
STUDY
Structural integrity reserve study
Buildings of three or more stories need a SIRS by December 31, 2025, and every 10 years after. It covers the roof, structure, fireproofing, plumbing, electrical, waterproofing and painting, and windows and exterior doors.
WAIVERS
No waivers for structural items
For budgets adopted on or after December 31, 2024, owners can no longer vote to waive or reduce reserves for SIRS items.
REPORTING
Reserves must match the study
The reserve schedule must follow the latest SIRS before the budget is adopted. Associations with 25 or more units post key documents online, and financial reports are due within 180 days.
| Funding level | Full reserves | Partial reserves |
|---|---|---|
| What it means | Contributions follow the reserve study's schedule, so the money is there when each component is due. | Contributions are reduced below the schedule, or waived for the year. |
| Structural (SIRS) items | Required. The default for every SIRS component. | No longer allowed for budgets adopted on or after December 31, 2024. |
| Other items | Elevators, pool, paving and similar items, funded on schedule. | Still allowed, by a majority vote of all voting interests, not just those who attend. |
| Dues today | Higher. | Lower. |
| When the work is due | Paid from reserves. | The gap comes back as a special assessment or a loan, usually at a worse moment. |
Sample building · illustrative model
Partial funding is a special assessment on a delay.
100%
Structural reserves today: $900,000
Study schedule: $342,000 a year for SIRS items
Due by 2029: concrete $1,150,000 + roof $480,000
120 units · fictional figures
Structural reserves per unit, monthly
Saved per unit over 3 years
Reserves on hand in 2029
Special assessment per unit
$0Line: $1.63M due by 2029
This is the conversation the owner dashboard has with every owner before the meeting: what full reserves cost each month, what partial funding saves, and what it costs later. Each association's numbers come from its own reserve study. Legal details vary by building and change often; your association attorney has the final word.
How It Works
From draft budget to owner link in days.
01
Send the draft budget
PDF, Excel, or an export from your management software. Add the reserve study if you have one.
02
Every line is tied out
Each figure is read, totaled and checked against the source. If the PDF doesn't add up, you hear about it before your owners do.
03
The board approves the words
We draft the plain-language reason for each change. The board edits and signs off. Nothing goes to owners without that approval.
04
Owners get one link with the notice
It goes out with the 14-day notice, in English and Spanish. No app, no login, no attachment for the spam filter to catch.
Services
Three focused offerings.
Owner Budget Dashboard
The page in the sample above, built from your proposed budget and reserve study. Ready before the 14-day notice goes out, so owners can open it alongside the official packet.
- Where every dollar of dues goes
- Each change from last year, with the board's reason
- Reserve components, timing and what is required
- Each owner's own dues, before and after
Board Monthly Report
Boards get a 30-page financial packet every month and read the bank balance. We read the whole packet and send the treasurer the two or three things that changed, in plain sentences.
See sample reportsPortfolio View
Every association you manage in one place: budget status through the season, variance against budget each month, and reserves against schedule. Each association keeps its own books.
How multi-entity worksBoard Monthly Report · Samples
By the time it shows up in the year-end audit, it's been happening since spring.
Every month we run a few hundred checks across the association's books, drop what's normal, and write what isn't. These are illustrative examples of the kind of sentence the treasurer receives.
JUL · UTILITIES
Electricity is running 18% over budget since June, all of it on the north tower meter. The pattern matches a chiller cycling overnight.
AUG · COLLECTIONS
Three units account for most of the delinquent assessments. Two are now past 90 days, the point at which your collection policy says the board must act.
SEP · RESERVES
September's reserve contribution of $33,000 was booked to operating. Reserves are behind the funding schedule by that amount until it is moved.
Who This Is For
Who this is for.
Qualification rule: we look at the size of the change, not the size of the building. A 30-unit building with a 25% dues increase needs this far more than a 400-unit tower holding flat.
Condo associations facing a big increase
Insurance renewals and structural reserves arrived in the same budget. The board needs owners to understand before they vote out the board.
Trigger: dues up double digits, or a special assessment
Self-managed boards
A volunteer treasurer prepares the budget at night. There is no manager to field the 200 emails that follow it.
Trigger: the treasurer is also the help desk
HOAs with mixed-language owners
Half the community reads Spanish first. The budget arrives in English only, and the questions arrive in both.
Trigger: owners asking for a translation
Property management companies
Ten to a hundred associations, each adopting a budget in the same season, each with its own books. The explaining is unbilled work.
Trigger: budget season staffing, every fall
Explicit Exclusions
Who this is not for.
Boards that want the increase to look smaller
We show every number as adopted, including the uncomfortable ones. A clearer page makes a hard number easier to understand, not easier to miss.
A replacement for the official notice
The adopted budget and statutory notice stay exactly as your attorney and manager prepare them. The dashboard is a companion to them.
Anyone replacing their manager, CPA or engineer
We don't keep books, prepare audits or perform reserve studies. We make the work those people did readable.
Associations without a draft budget yet
We start from a draft the board has seen. If you are still building the budget, come back when there is a number to explain.
Budget Readiness Check
If your budget is easy to read, the check will say so.
Eight questions. No upload. The result appears on screen right away, and you don't need to give an email to see it.
See How It Works
Send us your 2026 budget. We'll show you how it works.
Use last year's adopted budget, so you can judge the result against numbers you already know. We'll send back a working owner page built from it, free, before your next budget meeting.
01
Email the budget
Your 2026 adopted budget as a PDF or Excel file. Add the reserve study if you have one.
02
We build the page
Every line tied out and explained, in English and Spanish, within a few days.
03
You decide
Show it to the board. If it wouldn't help your owners, you've lost nothing.
info@vermis.io786.737.89051410 Brickell Ave #910, Miami, FL 33131