What is the usual route into HOA management?
You don't need a degree or prior real estate work to get in. Most managers start inside a management company as an assistant manager, an administrator or an accounts receivable clerk. You learn violation letters, board packets, vendor bids and assessment collections while a licensed or credentialed manager signs off. After that you take on a few small associations of your own, and later a full portfolio or a single large community as an onsite general manager.
In your first year, take an introductory community association management course and sit for the Certified Manager of Community Associations (CMCA) exam. CAMICB, which CAI set up in 1995, runs the CMCA. It is voluntary, but employers recognize it, and some state rules point to it.
How do CMCA, AMS and PCAM fit together?
CMCA is the entry-level credential. You need no work experience and no membership. You do have to meet one of three prerequisites: pass an approved prerequisite course, have two years as a community association manager (assistant manager time does not count), or hold an active Arizona CAAM, California CCAM, Florida CAM, Illinois CAM or Nevada CAM credential. CAMICB's handbook recommends getting six to twelve months of hands-on experience before the exam. The exam runs 2.5 hours and has 120 multiple-choice questions, 100 of them scored.
CAI's Association Management Specialist (AMS) requires two years of association management experience, at least two M-200 level courses, a passed CMCA exam and a signed code of ethics. The Professional Community Association Manager (PCAM) requires five years of direct experience, all six M-200 courses with the most recent finished within the past five years, and the CMCA. You also need 125 points on the application and must pass a case study within one year of approval.
Which states license community association managers?
This guide confirms the rules in two states that regulate managers directly: Florida and Virginia. In Florida, the Department of Business and Professional Regulation requires a license once you manage for pay an association with more than 10 units or a budget over $100,000. Clerical staff working under a licensed manager's direct supervision are exempt. Virginia's Common Interest Community Board licenses management firms and certifies their principal and supervisory employees. Nevada also issues its own community manager credential, which CAMICB accepts as a CMCA prerequisite.
CAI generally favors self-regulation through the CMCA, AMS and PCAM. Its model legislation still names the M-100 Essentials course as the education it wants states to require before a licensing exam. If you work outside Florida and Virginia, ask your state's real estate or professional licensing agency before you take a job. In some states, community management work can fall under a real estate or property management license.
How long does it take?
In a state without a manager license, you can hold the CMCA within your first year. Florida adds 16 hours of prelicensure education and a state exam, which most people finish in a few weeks to a few months. AMS is possible around year two, once you have two years of experience and two M-200 courses. PCAM comes after year five at the earliest. Plan on three to five years to go from assistant to a full portfolio manager or onsite general manager at a large community.
Pay
USD a year, before tax. Ranges run from the 25th to the 75th percentile. Medians are $72,200 in the US, $73,000 in Florida and $82,300 in Virginia. Source: BLS OEWS May 2025, moved to 2026 with the Employment Cost Index. BLS reports community association managers together with property and real estate managers in one series, so these are not HOA-only figures. Portfolio size, onsite general manager roles and the PCAM tend to move pay up. Refer to the HOA & Community Association Management salary guide for figures from live adverts.
What you need
- EducationNo degree is required. The CMCA accepts one approved community association management prerequisite course. CAI's introductory course is M-100, The Essentials of Community Association Management.
- CMCA examA 2.5-hour exam with 120 multiple-choice questions on governance, finance, risk, meetings, maintenance and contracting. No work experience or membership is required.
- AMS designationTwo years of experience, two M-200 courses and the CMCA. The application fee is $170 for CAI individual manager members and $405 for nonmembers.
- PCAM designationFive years of experience, all six M-200 courses, the CMCA, 125 application points and a passed case study. The fee is $225 for members and $460 for nonmembers.
- Keeping AMS currentPay an annual fee by August 1 ($105 for members, $330 for nonmembers). Every three years, complete one CAI course at M-200 level or above plus eight hours of other industry education.
- State license where requiredFlorida and Virginia each have their own education, exam or certification rules. See the state section below.
State by state
| Florida | The Department of Business and Professional Regulation requires applicants to be 18 or older, submit fingerprints, complete 16 hours of prelicensure education and pass a state exam, with total application fees of $205.50. Licenses expire September 30 of even-numbered years and need 15 hours of continuing education each cycle. |
|---|---|
| Virginia | The Common Interest Community Board licenses management firms. Principal and supervisory employees must be certified within two years of being hired and need a high school diploma or equivalent. Certification routes include the PCAM, or two years of experience plus the CMCA, AMS or board-approved courses. |
How to get there
- Year 0-1Get hired as an assistant or administratorJoin a management company or a large community's office. Learn collections, violations, board packets and vendor work under a credentialed manager.
- Year 1Take an introductory courseFinish an approved prerequisite course such as CAI's M-100. In Florida, also finish the 16 hours of prelicensure education.
- Year 1Pass the CMCA and any state examSit for the CMCA. Get your Florida license if you work there.
- Year 1-3Manage your own portfolioTake on your own associations, attend board meetings and own the budgets and reserve planning.
- Year 2-3Earn the AMSOnce you have two years of experience and two M-200 courses, apply for the AMS. In Virginia, this can also support your principal or supervisory employee certificate.
- Year 5+Earn the PCAMAfter five years, with all six M-200 courses done, pass the PCAM case study. This positions you for senior portfolio, general manager or director roles.
Questions people ask
Can I take the CMCA with no experience?
Yes. CAMICB requires no work experience and no membership. You do need to pass an approved prerequisite course first unless you qualify through two years of manager experience or an accepted state credential. CAMICB recommends six to twelve months of hands-on work before the exam.
Do I need a real estate license to manage an HOA?
This guide confirms the rules for Florida and Virginia, which each regulate community association managers under their own rules. In other states, ask the state licensing agency before you start. Depending on the state, the work can fall under a real estate or property management license.
When does Florida require a CAM license?
Florida requires a license when you manage for pay an association with more than 10 units or an annual budget over $100,000. Staff doing only clerical work under a licensed manager's direct supervision, or only maintenance, don't need one.
What is the difference between AMS and PCAM?
Both are CAI designations that require the CMCA. AMS needs two years of experience and two M-200 courses. PCAM needs five years, all six M-200 courses, 125 application points and a passed case study.
Does assistant manager time count toward the CMCA experience waiver?
No. The two-year waiver of the prerequisite course only counts time as a community association manager. If you use the waiver and fail the exam, you must take the course before you retake it.
How much do community association managers earn?
The BLS series that includes community association managers puts the US median at about $72,200 in 2026 terms, with the middle half earning $52,300 to $101,000. That series also covers property and real estate managers, so it is not specific to HOA work.
Sources
- CAMICB: CMCA program overview
- CAMICB: CMCA examination
- CAI: Association Management Specialist (AMS)
- CAI: Professional Community Association Manager (PCAM)
- CAI: Manager licensing and model legislation
- Florida DBPR: Community Association Managers and Firms
- Florida DBPR: Community Association Manager FAQs
- Virginia DPOR: Principal or supervisory employee certificate information
- CAI: Virginia community association manager licensing
