Property Management for the Entire Greater Boston Area — HOAs, Condos & Single-Family Homes
Full-service management for condo associations of every size — plus individual units and single-family homes — with accounting, budgeting, reserve planning, meetings, maintenance, and an owner app. Association fee: a published 5% of dues. No minimums. No hidden fees. No surprises.
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The ProblemSmall condo associations can't find good management
If your building has fewer than 20 units, you've probably already discovered the dirty secret of Boston property management: most companies won't return your call. Per-unit minimums and monthly floors mean a 3-, 6-, or even 12-unit association isn't worth their time.
So one trustee ends up doing it all — chasing dues, wrangling the plumber, guessing at a budget, scrambling for a 6(d) certificate the week of a closing. It works until it doesn't: a special assessment nobody saw coming, an insurance lapse, books that no buyer's attorney wants to look at.
We built BMN Property Management specifically for these buildings. Modern software does the bookkeeping; experienced people do the judgment. That's how a small association gets professional management at a price that finally makes sense.
PricingOne fee: 5% of your association's dues. That's it.
Most management companies charge per-unit monthly rates with a floor — commonly $1,000 to $2,500+ per month at full-service firms — plus hourly add-ons and surcharges on every repair invoice. We charge a flat 5% of your association's total dues. No minimum for small buildings. No onboarding fee. And vendor billing your board can actually see.
| Building | Typical annual dues | Our annual fee (5%) | Per unit, per month |
|---|---|---|---|
| 3-unit triple-decker | $11,700 | $585 | ~$16 |
| 6-unit condo association | $21,600 | $1,080 | $15 |
| 12-unit building | $54,000 | $2,700 | ~$19 |
Because the fee scales with your dues — not with a rate card — a small association pays a small fee. See the full breakdown, including what other companies typically charge and exactly what's never an extra, on our pricing page.
Why we can do this: we manage with modern software — automated bookkeeping, a per-association owner portal, digitized records — so the routine work that pads other firms' invoices mostly runs itself. People handle the judgment calls, not the data entry.
What's IncludedEverything your association gets for the 5%
Accounting & bookkeeping
Full books for the association: income, expenses, monthly reconciliation, and financial reports your owners can actually read.
Annual budgeting
A real budget built from your building's actual history — with a dues recommendation that keeps the association solvent.
Reserve studies & funding plans
Component-by-component reserve schedules (roof, boiler, masonry…) with percent-funded tracking, so big repairs stop being surprises.
Annual meetings
We organize, notice, run, and minute your annual HOA meeting — and any special meetings your documents require.
Property assessments
Regular walkthroughs to catch maintenance issues early, with a documented plan for repairs and preventive work.
Dues collection & arrears
Monthly assessment tracking, polite-but-persistent arrears follow-up, and clean per-unit statements.
6(d) certificates
When a unit sells or refinances, we issue the M.G.L. c.183A §6(d) certificate promptly — no closing-week scramble.
Insurance coordination
Master policy renewals shopped and calendared, certificates issued to lenders and owners on request.
Vendor management
We hire, schedule, and supervise the plows, plumbers, landscapers, and cleaners — at bulk portfolio pricing.
Individual unit support
Help for both owner-occupants and off-site owners of rented units — coordination, documentation, and answers.
The TechnologyYour association, in your pocket
Every association we manage gets its own portal — on the web and in the BMN Boston iOS app — that we're rolling out with each association we onboard. No more emailing the manager for a copy of the master deed, or wondering whether anyone saw your leak report.
Master deed, budgets, meeting minutes, insurance certificates, rules — organized, searchable, downloadable.
Report an issue from your phone; watch its status move from submitted to scheduled to done.
Each owner sees their own assessment, what's paid, and what's owed — no statement requests needed.
Building-wide notices land in the portal and on your phone — snow parking bans, water shutoffs, meeting notices.
The Vendor NetworkBulk vendor pricing, working for your building
We contract in volume with landscapers, snow-removal crews, plumbers, electricians, HVAC techs, cleaners, and general maintenance vendors across Greater Boston. Because we bring these vendors a portfolio of buildings, we get pricing a single small association never could.
That buying power goes to work for your association. Vendor invoices are always visible to your board, and our negotiated rates typically come in well below what a small association can get on its own. When your snow contract comes in under what you paid last year, you'll see it in the budget.
Who It's ForEvery size building — with a specialty in small and medium associations
We manage HOAs of all sizes. Our specialty — and the gap we built for — is the 2–50 unit segment: triple-deckers, brownstone condos, six-unit walk-ups, mid-size elevator buildings — the associations that make up most of Greater Boston's housing stock and almost none of the big management firms' client lists. Larger association? The same model, team, and 5% fee scale right up.
If your building is self-managed today, switching is easier than you think — read our guide for small and self-managed associations, including what Massachusetts law actually requires of your trustees.
Beyond AssociationsIndividual units & single-family homes
You don't need a whole association to hire us. We also manage individual condo units and single-family houses across Greater Boston — for owners who rent their property out, and for owner-occupants who want the maintenance, vendors, and paperwork handled.
- Rental properties — 5% of the monthly rent. Tenant relations, maintenance coordination, vendor scheduling, and owner reporting, priced as simply as our HOA fee.
- Owner-occupied properties — quoted for your property. The fee depends on the size and type of the property; tell us about it and we'll send you an exact number.
Want your quote? Send us an inquiry or call 617-955-2224 — we'll come back within one business day.
CoverageAreas we serve
BMN Property Management covers the entire Greater Boston area. We manage properties in Reading, Lynn, Everett, Boston, Waltham, Medford, Somerville, Cambridge, and many surrounding cities and towns, including:
Don't see your town? We serve the whole Greater Boston area — send an inquiry or call 617-955-2224.
Quick AnswersFrequently asked questions
How much does HOA management cost with BMN Property Management?
A flat 5% of your association's total dues — no minimum fee and no onboarding fee. For a 6-unit building collecting $21,600 a year in dues, that's $1,080 a year in management fees. Vendor work is billed transparently at our negotiated bulk rates, with invoices visible to your board.
Do you manage small condo associations — even 2- and 3-unit buildings?
Yes — small buildings are our specialty. Most management companies have per-unit minimums that price out buildings under 20 units; we have no unit minimum and currently manage associations as small as three units. And we manage HOAs of all sizes — the 5% model scales up as well as down.
What's included in the 5% — and what costs extra?
The 5% covers accounting, bookkeeping, budgeting, reserve planning, annual meetings, property assessments, dues collection, 6(d) certificates, insurance coordination, vendor management, and day-to-day unit support. Actual vendor work (repairs, snow removal, landscaping) is billed to the association at our negotiated bulk rates, with every invoice visible to your board. Tenant placement for rented units is a separate standard brokerage service if an owner wants it.
How does vendor billing work?
Transparently. We contract vendors in bulk across our portfolio, so the rates are typically well below retail, and your board can see every invoice. If a particular project ever warrants an added coordination charge, it's disclosed to the board before any work starts — never buried in an invoice.
What is a 6(d) certificate, and do you handle them?
Under Massachusetts condo law (M.G.L. c.183A §6(d)), a certificate stating that a unit's common charges are paid up is required at every sale and most refinances. We prepare and issue 6(d) certificates for managed associations promptly — it's included in the 5%.
We're self-managed today — how hard is it to switch?
Easier than you'd expect. We collect what exists (bank statements, the master deed, insurance policy, vendor list, owner roster), rebuild the books, set up the portal, and take over the calendar. Most small associations are fully onboarded within 30 days — messy or missing records included.
Do we have to change our bank accounts?
Association funds stay in the association's own accounts — always. We never commingle association money with our own or with other associations'. Your trustees keep visibility and control.
Can owners see the association's finances?
Yes. Transparency is the whole model: budgets and financial reports live in the portal's document vault, trustees see full financials, and every owner sees their own dues status in real time.
Do you handle rented units and off-site owners?
Yes. Individual unit management for owner-occupied and rented units is part of the service — coordination, documentation, and communication for owners who don't live in the building. If an owner wants us to find a tenant, that's a separate standard rental brokerage engagement through BMN Boston.
Do you manage individual units or single-family houses?
Yes. Rental properties are managed for 5% of the monthly rent — tenant relations, maintenance, vendors, and reporting included. For owner-occupied properties, the fee is quoted based on the property's size and type. Send an inquiry or call 617-955-2224 for your exact number.
Which towns do you cover?
The entire Greater Boston area. We manage properties in Reading, Lynn, Everett, Boston and its neighborhoods, Waltham, Medford, Somerville, Cambridge, Arlington, Watertown, Brookline, Malden, Quincy, and many surrounding cities and towns — if you're in or around Boston, we cover you.
Get Your NumberRequest a management proposal
Tell us about your building and we'll come back within one business day with your exact annual fee (it's just 5% of your dues — we'll show the math), what's included, and where our vendor pricing can cut your current expenses.
Who's behind BMN Property Management
BMN Property Management is the property-management division of BMN Boston — the team behind one of Greater Boston's most tech-forward real estate platforms. The division is led day-to-day by a dedicated crew, with the full BMN Boston team behind them.
Steven Novak
Steve leads the BMN Boston team and heads its property-management division, working directly with association boards across Greater Boston. steve@bmnboston.com · 617-955-2224
Valvel Temin
Valvel handles day-to-day property management across our managed associations — maintenance coordination, vendor scheduling, and owner support — backed by the rest of the BMN Boston team.
