HOA Management for Small Communities in Pierce County
Professional management built for HOAs with 50 units or fewer. Local. Responsive. Finally, a management company that won't treat your community as an afterthought.
If This Sounds Familiar…
You volunteered to serve on the board—not to become an unpaid property manager. Yet here you are, fielding complaints at dinner, chasing late dues, and wondering if you're doing any of this correctly.
- You're exhausted from handling owner complaints and emails that never stop
- You worry constantly about compliance mistakes, legal exposure, and missing something important
- Financial reports are confusing—and you're not sure if the numbers are even right
- Collecting dues feels like pulling teeth, and delinquencies are piling up
- Vendors don't return calls, bids take forever, and nothing gets done without you following up
- Board meetings run too long, accomplish too little, and leave everyone frustrated
- Self-management worked at first, but now it's falling apart
You're not alone. These are the exact problems small HOAs face—and the reason we exist.
Why Small HOAs Get Stuck
Communities with fewer than 50 units face a frustrating reality: you're too complex to manage entirely on your own, but too small for most management companies to prioritize.
Self-Management Breaks Down
It works until someone moves away, burns out, or makes an expensive mistake. Institutional knowledge walks out the door. Compliance gaps appear. And suddenly you're scrambling.
Big Firms Ignore You
Large management companies want 200+ unit communities. If they take your association, you'll be assigned to an overworked manager handling 15 other properties. Calls go unreturned. Problems linger.
Board Members Aren't Property Managers
You have careers, families, and lives. Learning RCW compliance, reserve studies, and vendor contracts shouldn't be your second job.
"Too Small" Becomes an Excuse
You've heard it before: "We don't really handle communities your size." But your 30-unit association has the same legal obligations as one with 300.
Small HOA Management in Tacoma, Federal Way & Lakewood—Built Different
Modern Property Management's HOA Division was created specifically for communities like yours. We work exclusively with associations of 50 units or fewer throughout Federal Way, Lakewood, Tacoma, and Spanaway.
We intentionally limit the number of communities we manage. That means when you call, you reach someone who knows your community—not a call center. When issues arise, they get handled. When board members have questions, they get answers the same day.
We bring structure, systems, and calm to communities that have been doing it all themselves—or getting ignored by companies that don't value smaller accounts.
Request a Board ConsultationWhat We Provide
- ✓ A dedicated manager who knows your property
- ✓ Same-day response to board inquiries
- ✓ Clear financial reporting you can actually understand
- ✓ Systematic dues collection and delinquency management
- ✓ Vendor coordination and accountability
- ✓ Compliance guidance for Washington State HOA law
HOA Management Services for Federal Way, Lakewood, Tacoma & Spanaway
Comprehensive management designed around the actual needs of small associations in Pierce County.
Financial Management
Monthly financial statements, annual budgets, reserve fund tracking, and clear reporting that board members can actually understand and explain to owners.
Dues & Collections
Automated invoicing, payment processing, and professional delinquency management that protects cash flow without board members playing bad cop.
Compliance & Documentation
Meeting notices, record retention, CC&R enforcement, and guidance on Washington State HOA requirements—so you don't accidentally expose the association.
Vendor Coordination
Bid solicitation, contract management, work verification, and follow-up. We handle the vendors so you don't spend your weekends chasing contractors.
Owner Communications
Professional owner correspondence, violation notices, and a point of contact that isn't a board member's personal cell phone.
Meeting Support
Board meeting coordination, agenda preparation, and attendance by your manager. Meetings that stay focused and actually accomplish something.
What Makes Us Different
We're not a corporate management firm that treats small HOAs as low-priority accounts. Here's how we operate:
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Small HOA Specialists
We work exclusively with communities of 50 units or fewer. This isn't a sideline—it's our entire focus. We understand the unique dynamics and budget constraints of smaller associations.
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Local to Federal Way, Lakewood, Tacoma & Spanaway
We're based in Pierce County and serve a focused geographic area. Your manager can visit your property—not manage it from 50 miles away.
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Limited Portfolio—By Design
We intentionally cap the number of associations we manage. This protects our responsiveness and ensures every community gets genuine attention.
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Real Responsiveness
When you call or email, you'll hear back the same business day. No ticket systems. No voicemail black holes. Actual communication.
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Clear Expectations From Day One
No hidden fees. No surprise charges. We'll explain exactly what's included, what costs extra, and what you can expect from our partnership.
Switching Is Easier Than You Think
Worried about the transition? We handle the heavy lifting. Here's what the process looks like:
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Board Consultation
We meet with your board (in person or video) to understand your community's specific challenges, answer questions, and determine if we're the right fit.
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Proposal & Agreement
If we move forward, you'll receive a clear proposal with transparent pricing. No pressure, no hard sell—just straightforward information for your board to review.
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Document Collection
We gather your governing documents, financial records, vendor contracts, and owner data. We'll tell you exactly what we need and handle communication with your outgoing manager if applicable.
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Owner Notification
Professional communication goes out to all owners introducing your new management team, payment instructions, and contact information.
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Active Management Begins
Your dedicated manager takes over day-to-day operations. Board members start sleeping better.
Experienced. Local. Trusted.
Modern Property Management brings years of property management expertise to the unique challenges facing small homeowner associations in Washington State.
Unit Maximum
per community we manage
Pierce County Based
Federal Way • Lakewood • Tacoma • Spanaway
Response Commitment
to board inquiries
Ready to Stop Doing It All Yourself?
We're currently accepting a limited number of new HOA management clients in Federal Way, Lakewood, Tacoma, and Spanaway. Schedule a board consultation to see if we're the right fit for your community.
Request a Board ConsultationRequest a Board Consultation
Tell us about your community and we'll reach out within one business day to schedule a conversation.
Questions? Call Us Directly.
We're happy to have a quick conversation about your community—no obligation.
(253) 528-6258
Modern Property Management
5515 Steilacoom Blvd SW STE 128, Lakewood, WA 98499
info@themodernpm.com