If you serve on a homeowners association board in South Bend, Mishawaka, or greater Michiana, you've probably heard both terms: property management and HOA management. They sound similar, but they solve different problems. This guide explains the differences, cost expectations, and a simple checklist to pick the right fit for your community.

Quick definitions

• Property management focuses on individual rental units or buildings: tenant screening, leases, rent collection, unit turns, and landlord reporting.
• HOA management supports the association (the board): dues billing, common-area maintenance, vendor oversight, covenant enforcement, architectural review workflow, board meetings, and owner communications.

Typical responsibilities compared

Property Manager (Rentals)

• Tenant placement & screening
• Leases & rent collection
• Unit maintenance & turnovers
• Landlord financial reporting
• Evictions & compliance for rentals

HOA Manager (Associations)

• Annual budget & reserve planning support
• Dues billing & collections (with board oversight)
• Vendor bids & coordination (snow, lawn, maintenance)
• Common-area maintenance & project management
• Covenant enforcement & ARC/ACC processing
• Meeting prep, minutes, and owner communications

When your HOA should hire an HOA manager

If your pain points are late dues, unresponsive vendors, project delays, or inconsistent rule enforcement, you need HOA management — not a rental-focused property manager. These are classic board management challenges that require specialized expertise. The HOA manager is your board's operational partner and accountability layer for vendors and timelines.

Many boards also struggle with common management mistakes that professional management can prevent, including communication breakdowns and budget planning challenges.

Costs (what boards in Michiana typically see)

• Base monthly management: Management fees typically range from $10-50 per unit per month nationally, with most standard services falling in the $10-20 per unit range. Costs depend on community size, location, and scope of services.
• Project management: Larger capital projects (roofing, paving, drainage) may be billed separately.
• Optional services: Resale packages, violations processing, collections coordination, or meeting attendance beyond contract.

Transparent scopes matter. Ask for a line-item schedule so you know exactly what's included.

How to choose the right partner (5-minute checklist)

1. Local familiarity: Do they already manage HOAs in St. Joseph County / Michiana? Local expertise is crucial for handling winter operations and Indiana-specific requirements.
2. Financial controls: Clear delinquency policy, reserve protections, and board reporting.
3. Vendor process: Competitive bids, written SOWs, and documented timelines - essential for avoiding costly management mistakes.
4. Compliance: Fair, consistent covenant enforcement with written notices and appeal path.
5. Communication: Response SLAs, owner portal, and regular status updates to the board.

Professional HOA managers also handle specialized challenges like winter maintenance operations that many boards find overwhelming during Michiana's harsh winters, plus complex budget planning requirements that require understanding Indiana's specific HOA laws.

FAQ

Can one company do both? Some firms do both rental PM and HOA management, but make sure you're getting a board-centric team and scope.

Will an HOA manager reduce dues? The goal isn't "cheapest dues," it's predictable budgets and well-maintained assets. Good management reduces waste, vendor drift, and surprise costs through proper budget planning and reserve fund management.

How fast can we switch? Many HOAs transition in 30–60 days depending on records access and banking setup.

If your board wants clearer budgets, faster vendor response, and consistent enforcement in your Michiana community, contact 1hoa for a free consultation on professional HOA management services.