Bookkeeping or accounting: what you actually get

Boards use the two words for the same thing. Here is what is included either way:

• Bookkeeping: recording dues, payments and bills; reconciling the bank and reserve accounts; keeping each owner’s ledger current.
• Reporting: a monthly package with the balance sheet by operating and reserve fund, income and expenses against budget, and who owes what.
• Year-end: Form 1120-H and 1099s as optional add-ons, and organized records for your CPA.

We do the full set of books, not a slice of it. A split where the treasurer keeps some accounts and we keep others is where mistakes hide, so we take on all of it or none of it.

Built for small, self-managed boards

Most of our bookkeeping clients are boards of neighbors running the association themselves. The treasurer often inherited a spreadsheet, a checkbook and a shoebox of statements. We take that over:

• Dues billing and payment recording, including online payments, ACH and checks to our PO box
• Bills emailed to the board for approval, paid only after a yes
• Reminders to owners who are behind, and a delinquency report every month
• A monthly report short enough to read before the board meeting

We work in QuickBooks Online or the HOA software you already use. Your signers stay on the bank accounts.

How the switch works

1. Send us what you have: recent bank statements, the budget, the owner list and any open bills.
2. Catch-up: we reconcile what is open. Books that have never been reconciled need a cleanup first, and we quote that before we start.
3. Set up: owner ledgers, the fund split and your reporting date.
4. First report: your first monthly package on the date you picked.

What it costs

A flat monthly fee based on the size of the association and how much activity it has, starting at $200 a month. No long-term contract, just 90 days notice. The fee adjusts 3% a year after the first year. See HOA accounting cost for real examples, and HOA tax returns for the yearly Form 1120-H.

Common questions

How much do HOA bookkeeping services cost?

A flat monthly fee based on size and activity, starting at $200 a month. Use the estimator above for a range built on your numbers.

Are we too small for a bookkeeper?

Usually not. Small associations with one volunteer treasurer often get the most out of it, because nobody else knows where the money is.

Do you replace our management company?

No. We do the books. If you have a manager, they keep doing what they do. If you are self-managed, you stay self-managed.

What software do you use?

QuickBooks Online, or the HOA software your association already uses. The books belong to the association, and you keep full access.

Do you work with associations outside Colorado?

Yes. We are based in Colorado, and much of the work is remote, so we also keep books for self-managed associations in other states.

Talk to a local team

We are a small Colorado firm based in Frisco, not a national chain. When you call, you reach a real person who knows your books, and we reply within one business day. Call (970) 633-3997 or schedule a call with our team.

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More: HOA accounting services in Colorado · Condo association accounting · Self-managed HOA accounting · HOA accounting cost · HOA tax returns · What an HOA treasurer does