What does a community association manager do?

What does the job involve day to day?

The Community Associations Institute (CAI) sums up the role in three parts. You carry out the policies the board sets, you run the operations and services described in the management contract, and you give board members information and advice so they can make decisions. Small associations may use only some of these services. A large community may need all of them, delivered with help from staff.

The money side is the core of the job. You bill and collect assessments, pay bills, run payroll for any on-site staff and keep the financial records. You also draft the annual budget for the board to approve, track the reserve study and reserve funding plan, and report regularly on the association's finances and operations. On the administrative side, you organize and attend annual, board and committee meetings and keep the membership roster and files current.

On the physical side, you coordinate building maintenance, landscaping, amenities, snow removal and trash collection. You inspect the grounds, write inspection reports and monitor the vendors doing the work. You also check that homeowners follow the architectural guidelines and covenants. The U.S. Bureau of Labor Statistics adds negotiating with contractors and handling complaints. It also notes that evening board meetings and after-hours emergency calls come with the job.

Who does a community association manager answer to?

The board of directors. BLS notes that the association's volunteer board usually does the hiring. Many managers are employed by a management company that holds the contract with the association, but the direction on policy still comes from the board. CAI is clear about the limits. The manager advises the board but is not a member of it, does not set policy, and is not the residents' advocate to the board.

Residents can reach you, but they are not your boss. If a homeowner disagrees with a rule, CAI's advice is to take it to the board. The same goes for contractors. You monitor how well they perform, but they supervise their own crews. Problems go to the board, and the board decides what to do under the contract. Neighbor disputes stay outside your job unless a rule has been broken.

On-site versus portfolio managers

An on-site manager works at one community, usually a large master-planned development or high-rise condo, and often supervises maintenance, front desk or amenity staff directly. BLS describes on-site managers as people who handle the daily running of a single property, inspect it routinely and deal with residents in person. CAI offers a separate Large-Scale Manager (LSM) designation for this end of the field.

A portfolio manager works from a management company office and handles several smaller associations at once. BLS notes that managers often oversee several properties at a time, and responsibility grows with the number and size of communities you handle. Expect a calendar full of evening board meetings, as many as one or more a week across your portfolio, plus site walks, budget seasons that pile up together, and a steady flow of homeowner email.

Do you need a license?

It depends on the state. BLS reports that some states require community association managers to hold a real estate license, and many require some credential or license. Florida runs a dedicated license through its Department of Business and Professional Regulation. Florida requires it for paid management of associations with more than 10 units or a budget above $100,000. In states without a requirement, the Certified Manager of Community Associations (CMCA) from the Community Association Managers International Certification Board (CAMICB) is the standard national credential.

To sit the CMCA exam, you meet one of three prerequisites. You can pass an approved prerequisite course. You can show at least two years of experience as a manager (assistant time does not count), which earns a one-time waiver of the course. Or you can hold an active Arizona CAAM, California CCAM, Florida CAM, Illinois CAM or Nevada CAM. CAI then offers the AMS, LSM and PCAM designations for more experienced managers.

Pay

USD a year, before tax. Ranges run from the 25th to the 75th percentile in BLS OEWS May 2025 data, moved to 2026 with the Employment Cost Index. The US median is $72,200. BLS combines property, real estate and community association managers in one occupation, so these figures are not specific to HOA managers. Portfolio size, community size and credentials move pay within the range. Refer to the HOA & Community Association Management salary guide for figures from live adverts.

What you need

• EducationBLS lists a high school diploma or equivalent as the typical entry education, combined with related work experience. A degree in business, accounting or real estate helps but is not required.
• ExperienceMost managers start as assistants or administrators at a management company. Two years as a full manager can waive the CMCA prerequisite course one time.
• State licenseRequired in some states. Florida licenses community association managers through the Department of Business and Professional Regulation, and BLS notes that some states require a real estate license instead.
• CMCA certificationThe national credential from CAMICB. You meet one prerequisite pathway, apply online and pass the CMCA examination.
• Financial skillsYou will read and present budgets, reserve studies and monthly financial reports to boards. Bookkeeping basics are essential.
• Meeting and people skillsYou run board and annual meetings, explain contracts and governing documents, and handle disputes between residents and boards calmly.

State by state

How to get there

1. Year 0-2Start as an assistant or administratorJoin a management company in accounts receivable, compliance or as an assistant manager to learn assessments, violations and meeting logistics.
2. Year 1-2Get licensed or certifiedTake a prerequisite course and the CMCA exam, or your state's license exam where one is required.
3. Year 2-4Take your first portfolioManage a handful of smaller associations, run their board meetings and prepare their budgets.
4. Year 4-7Move to larger communitiesTake on bigger portfolios or an on-site role at a large-scale community with staff to supervise.
5. Year 5+Earn advanced designationsCAI's AMS, LSM and PCAM mark senior expertise and support moves into management company leadership.

Sources

1. CAI HOAresources: Responsibilities of a Community Manager
2. CAI HOAresources: What does a community association manager do?
3. CAI Press Room: The Profession of Community Association Manager
4. BLS Occupational Outlook Handbook: Property, Real Estate, and Community Association Managers
5. Florida DBPR: Community Association Managers and Firms
6. CAMICB: CMCA Program Overview