Summit County and Colorado Mountain HOA and Condo Accounting
Powder Accounting Group is an accounting firm in Frisco, Colorado. We keep the books for thousands of doors in Summit County and along the mountain corridor, and we work with boards whose members live anywhere.
HOA and Condo Accounting for Self-Managed Boards
We keep the books, reconcile the accounts, and deliver board-ready financials every month. Your board adopts the budget. Your signers stay on the accounts. We are not a management company.
Prefer to talk? Call (970) 633-3997
Step 1 of 2
What would association accounting cost us?
One screen, about a minute. You will get a real range built on your own numbers and what your board actually wants handled, not a brochure number.
Step 2 of 2
Where should we send it?
Your estimate is ready. Tell us who you are and it appears below, along with what that number covers.
Email or phone, whichever you prefer. We use it to send your estimate and to follow up once. We do not sell or share it, and there is no mailing list.
Your estimate
Monthly association accounting
What that covers
Get the exact number
Thirty minutes with one of our association accountants. We will look at your books and put a firm price in writing. No charge, and no obligation.
Control
Mountain boards stay in charge
We keep the books and prepare the monthly package. Your board adopts the budget and approves every payment. Your signers stay on the accounts.
Vendors, snow contracts and rules stay with your board or manager. With many owners living out of state, an independent set of eyes on the money matters even more.
Included
What you get every month
- Bank and reserve account reconciliations
- Balance sheet split by operating and reserve fund
- Income and expense against the adopted budget
- General ledger and check register
- Accounts payable assembled and queued for board approval
- Assessment billing, owner statements, and an aged delinquency report
- A complete board packet delivered on the same date every month
- Year end records organized for your CPA, and 1099 and 1096 filings
Flat monthly fee, no long term contract (90 days notice). One real person on your account who answers the phone.
Fit
Who this is for
Self-managed mountain associations
In ski towns the treasurer is often a part-time resident keeping the books from another state. We take that off their plate, with records anyone on the board can pull up from anywhere.
When your manager sells or changes
Mountain management companies change hands often. With the accounting at Powder, your records and reporting don’t move every time the manager does.
Managers who want the back office off their desk
We do the accounting behind the scenes and you keep the client relationship. Your name stays on the reporting.
Why boards switch
Why mountain boards work with us
We’re based in Frisco, so Summit, Eagle and Grand County associations are close to home. Boards come to us after late reports, confusing reserve balances, or a bookkeeper who retired or sold.
You get a complete packet on the same date every month and a local person who answers the phone. Boards rate us 4.7 on Google across 12 reviews.
Questions
Common questions from boards
Do you replace our management company?
No. We do the accounting. If you have a manager, they keep doing what they do and we take the books off their plate. If you are self-managed, you stay self-managed.
Who can move money?
Your board, or the manager your board authorizes. Your signers stay on the accounts. We prepare payables and reporting. If the board wants us to handle payments, we can send board-approved ACH payments from the association’s own bank. Nothing goes out without the board’s approval, and we never hold association funds.
Do we have to change banks?
No. The association keeps its own accounts at its own bank, and your signers stay on them. Some firms require you to move to their preferred bank as a condition of taking you on. We do not ask that.
How small is too small?
We keep the books for thousands of doors, from small mountain condo buildings to large communities. If an outside firm doesn’t make sense for yours, we’ll tell you so.
How long does it take to switch?
Most associations are fully on our books inside one full month end cycle. If the prior records are a mess we scope the cleanup separately and tell you what we find before we start.
Are we locked in?
No. There is no long term contract. Either side can end it with 90 days notice.
See what it would cost your association
One screen, about a minute, and you get a real range built on your own numbers. Then a call if you want the exact figure in writing.
Start the estimateOr call (970) 633-3997
An Accounting Firm That Sits in Summit County
Our office is in Frisco, between Breckenridge, Keystone, Copper Mountain, Dillon, and Silverthorne. Most of the associations we keep books for are in Summit County, and we work with boards along the Interstate 70 corridor and in the resort towns beyond it, from Vail and Winter Park to Steamboat Springs.
Mountain boards rarely sit in the same room. A typical board has a treasurer in Denver, a president in Texas, and one owner who lives in the building full time. We are built for that. Board members get the monthly packet by email with records shared online, owners pay assessments online, and meetings happen by video. When someone needs to hand us a box of records or sit down with the books, we are ten minutes away.
What Is Different About Mountain Associations
Resort associations do not run like a subdivision on the Front Range, and the books show it.
- Rental programs: many units are in a rental program run by the manager or a rental company. Owner payouts, cleaning charges, and resort fees need to be reconciled so the association’s books show only the association’s money.
- Seasonal cash flow: revenue and expenses spike in winter. Snow removal, heat, and utilities land in the same months, so the budget has to be built by month, not divided by twelve.
- Heavy reserve demands: roofs, siding, boilers, water systems, and parking lots wear faster at altitude. The reserve study drives the balance sheet, and the board needs to see whether funding is on schedule.
- Remote treasurers: the person signing the checks is often not in the county, so approvals and records need to work from anywhere.
Mountain towns we serve
We are based in Frisco and keep books for associations up and down the I-70 corridor.
- Summit County: Breckenridge, Dillon, Silverthorne, Frisco, Keystone and Copper Mountain
- Eagle County: Vail, Avon, Edwards and Eagle
- Grand County: Winter Park, Fraser and Granby
- Routt County: Steamboat Springs
- Park County: Fairplay, Alma and Bailey
Park County associations
We are about 45 minutes from Fairplay and Alma over Hoosier Pass. That makes us the closest real HOA accounting option for most Park County associations. Boards in Fairplay, Alma and Bailey work with us by email, phone and video. We can also meet in person during business hours.
See how Base 9 Condominiums in Breckenridge switched to us. Boards also ask about what HOA accounting costs, accounting for self-managed boards, HOA tax returns and reserves and HB26-1099.
What We Do for Mountain HOAs and Condo Associations
We keep the books for the association and give the board what it needs to make decisions. The board stays in control of the money.
- Monthly financials and board packets: balance sheet by operating and reserve fund, income statement, budget to actual, bank reconciliations, and general ledger detail. Financial reporting by the 10th business day of each month.
- Dues and assessments: billing, payment posting, and aged delinquency reports for the board to act on.
- Reserve tracking that ties to your reserve study, so the funded balance on the balance sheet matches the schedule.
- Vendor bills: we code and record invoices and stage them for approval. The board approves every payment before it goes out.
- Budget drafts: we build the draft budget worksheet with the treasurer, including the reserve contribution. The board reviews it, changes it, and adopts it.
- Audit and tax support: organized records, 1099s, and a year end packet for your CPA.
- Transitions: we move the books off a spreadsheet or out of a management company’s system.
This is the same work described on our HOA accounting services page, applied to associations in the mountains. Serving a Denver metro board? See our Denver page.
We Are Not a Management Company
Powder Accounting Group is an accounting firm, not a community association management company. We do not run meetings, enforce rules, manage vendors on site, or control the association’s money. The board adopts the budget. The board approves every payment before it goes out. The board’s signers stay on the bank accounts. We keep the records and prepare the reports.
We work alongside your manager or your self managed board, handling the accounting while they handle operations. Many boards keep their manager and move only the accounting.
- Defined response windows: you know when you will hear back.
- Direct access to your accounting team: you call or email the people who keep your books.
- No long term contracts: if we are not living up to your standards, you are free to find another firm.
Colorado Mountain HOA and Condo Accounting FAQs
Common Questions From Mountain Boards
Short answers to the questions mountain board members ask us first.
Where is Powder Accounting Group located?
Frisco, Colorado, in Summit County. We keep books for associations nearby and work with boards across the mountain corridor and the Front Range through email, phone, and video.
Do we have to be in Summit County to work with you?
No. Most of our board members are not in the county either. If your association is in Breckenridge, Keystone, Vail, Winter Park, Steamboat Springs, or anywhere else in Colorado, the process is the same: records shared online for the board, online payments for owners, and a monthly packet by the 10th business day.
Do you work with associations in Park County?
Yes. We work with associations in Fairplay, Alma, Bailey and the rest of Park County. We are about 45 minutes away over Hoosier Pass, and boards work with us by email, phone and video.
What does HOA accounting cost?
We charge a flat monthly fee based on unit count and how much activity the association has. Most associations we work with fall between a few hundred and a few thousand dollars a month. We quote after reviewing your current reports, and there are no long term contracts.
Do you replace our management company?
No. We handle the accounting. Your manager or self managed board keeps handling operations, meetings, rules, vendors on site, and owner communication. Many boards keep their manager and move only the accounting.
Many of our units are in a rental program. Is that a problem?
We keep the association's books, so we record and reconcile what flows to the association from the rental program and keep owner payouts separate from association money. We do not run the rental program itself.
How do you track reserves for snow, roofs, and water systems?
We track reserve balances, contributions, and expenditures against the schedule in your reserve study so the board can see whether funding is on track. We do not prepare the study. That is the job of a reserve specialist or engineer.
What does the board still control?
Everything that touches the money. The board adopts the budget, approves every payment before it goes out, and keeps its signers on the bank accounts, which stay in the association's name at the bank of your choice. We keep the records and prepare the reports.
Get Started With Colorado Mountain HOA and Condo Accounting
Call (970) 633-3997 or request a financial support review. We will look at your current reports and tell you plainly whether we are a fit.