Run your HOA board without running afoul of the law.
CommonGround is built for volunteer boards in self-managed associations across the country. Your state's HOA laws — fine caps, statutory clocks, committee eligibility checks — are enforced as code, not buried in templates. The legally correct path is the only path the software allows. Florida's Chapter 720 rules are live today; more states are on the way.
No credit card. Month-to-month after the trial. Questions? Email us.
Florida HB 1203 · Florida HB 1023 · California AB 130
The rules changed. The penalties are personal.
HB 1203: fining mistakes now carry real consequences
Since July 2024, Florida HOA boards face tightened fining procedures, mandatory board education, and — for some records and conduct violations — criminal penalties. A fine imposed without proper notice, an ineligible fining committee, or a missed statutory deadline isn't a paperwork problem anymore. It's a liability for the people on the board.
HB 1023: 100+ parcels? You're required to be digital.
As of January 1, 2026, Florida HOAs with 100 or more parcels must provide official records to members through a website or a mobile application. If your association is still running on a shared drive and a filing cabinet, you're behind the statute right now.
Florida law now requires you to have this. We are this.
And it's not just Florida.
California's AB 130 capped fines at $100 and banned late fees and interest on them as of mid-2025. Texas codified electronic voting. Washington's WUCIOA phases in from 2026. State legislatures are rewriting HOA law every year — and CommonGround encodes each state as a versioned rule set, so your board follows the law as it stands in your state.
CommonGround can't make legal risk disappear — no software can. What it does is make the statutory procedure the default: deadlines tracked, ineligible actions blocked, and every step documented so your board can show its work.
How it works
Capture on Tuesday. Hold the hearing on Thursday.
One statutory state machine, two surfaces: your phone in the field, and the board-meeting screen for decisions.
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1
Capture
Walk the neighborhood with your phone. Photograph the issue, add a note, and the violation is logged with time, location, and evidence attached. The app drafts the notice — firm, neutral, and addressed to the owner's address of record.
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2
Clock
The moment a notice goes out, your state's statutory clocks start — in Florida, 14 days' notice before a hearing, a 90-day hearing window, 7 days for written findings. CommonGround tracks every one and notifies you before a deadline slips — with the completing action one tap away.
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3
Hearing
Thursday's board meeting opens to a ready hearing queue. The committee's eligibility is verified, the evidence is on screen, fine caps are validated as the vote is recorded, and each committee member votes from their own phone — no accounts, no installs.
Feature highlights
Statute as code, not a checklist
Statutory state machine
Your state's fining procedure is a legally mandated workflow, so CommonGround implements it as one. Illegal transitions — a hearing held too early, a fine without a committee majority, an amount over the statutory cap — are impossible, not merely discouraged.
Protected-category warnings
Trying to fine for trash cans at the curb on pickup day, or holiday decorations within a reasonable window? HB 1203 protects those. The app flags protected categories with the statute citation before the notice ever goes out.
Deadline dashboard
Every open violation's clocks in one view: days to hearing eligibility, days left in the hearing window, findings due dates, payment countdowns. At-risk deadlines surface to the top, with push alerts before they expire.
Audit trail built in
Every action is timestamped, attributed, and immutable. When your association's attorney asks "can you show the process was followed?", you export the packet instead of reconstructing it from email threads.
No-login owner responses
Homeowners respond to notices, and fining-committee members review evidence and record votes, through secure signed links. No accounts, no passwords, no app installs — it works on whatever device they bring.
Records requests on the clock
A written records request starts a statutory clock — 10 business days in Florida, where obstruction now carries criminal liability. CommonGround logs the request, counts down the deadline, and keeps the full request-and-response trail as your defense record.
Pricing
Published pricing. No sales call required.
Most HOA software hides pricing behind a demo request. Ours is right here: self-serve, month-to-month, cancel anytime. Every plan starts with a 30-day free trial.
Small
$59/mo
Under 50 parcels
- Full compliance engine
- Unlimited board & committee users
- Owner portal included
Most common
Standard
$119/mo
50–150 parcels
- Full compliance engine
- Unlimited board & committee users
- Owner portal included
Large
$229/mo
150+ parcels
- Full compliance engine
- Unlimited board & committee users
- Owner portal included
Certified mail is metered at cost plus a small margin. No setup fees, no annual contracts.
FAQ
Questions boards ask us
Is CommonGround legal advice?
No. CommonGround provides compliance guidance, not legal advice. The software encodes your state's statutory procedures and helps your board follow them, but it doesn't replace your association's attorney — in fact, it generates attorney-review export packets at every escalation point so working with counsel gets easier, not harder.
Does CommonGround satisfy HB 1023's website-or-app requirement?
HB 1023 requires HOAs with 100+ parcels to provide official records through a website or mobile application with a password-protected member area, as of January 1, 2026. CommonGround's owner portal and mobile app are designed specifically as that compliance surface — records posting, the member area, and the required document categories with staleness checks. Confirm the specifics for your association with your attorney.
Do homeowners and committee members need accounts?
No. Owners respond to violation notices, and fining-committee members review hearing materials and cast votes, through secure signed links — no account, no password, no install. Janet from the fining committee shows up to the clubhouse with nothing but her phone, and that's enough.
What if my association isn't in Florida?
CommonGround is built for every US state — statutory rules ship as per-state rule sets, and Florida's is the first one live. The workflow, evidence capture, audit trail, and owner portal work everywhere today; your state's specific deadlines and caps switch on when its rule set ships (California is next). Leave your email and we'll tell you the moment your state is live.
What happens when my state changes the law again?
States legislate on HOAs almost every year — Florida especially — so we treat legislative monitoring as part of the product. Statutory rules ship as versioned rule sets — when the law changes, the rules update, and every past action keeps a record of the rule version it was evaluated under.
Do we have to switch our accounting?
No. If your treasurer is happy in QuickBooks, keep QuickBooks — CommonGround syncs to it rather than replacing it, and collects dues via ACH. We focus on the part nobody else does well: enforcement and governance done by the book.
Your next violation notice can be done by the book.
Start your 30-day free trial. Self-serve setup, month-to-month, no contracts.