HOA & COA Management · Washington & California

Expert HOA & COA Management
in Washington and California

Flat-fee pricing. 24-hour board response. Zero hidden costs. Founded by a former HOA board member.

Request a Custom Proposal See How We Eliminate Hidden Fees
600+
Units Managed
5★
Client Satisfaction
24hr
Response Guarantee
WA·CA
Both Coasts
  • Trusted & Certified
  • CMCA
    CMCA
    Certified Manager of Community Associations
  • AMS
    AMS
    Association Management Specialist
  • BBB
    BBB
    BBB Accredited Business
  • CAI
    CAI
    CAI Member
Why Boards Switch to AmLo

The Management Company Boards Actually Deserve

Transparent Flat-Fee Pricing

One predictable monthly rate. No hidden vendor markups, postage surcharges, or surprise admin fees. Ever.

24-Hour Board Response

Guaranteed next-business-day response to every board inquiry. Direct access to your dedicated regional manager.

Proactive Site Audits

Regular documented site walks to identify issues before they escalate into costly special assessments.

WUCIOA & Davis-Stirling Experts

Deep expertise in Washington WUCIOA (RCW 64.90) and California Davis-Stirling Act — not generic 50-state knowledge.

Real-Time Financial Visibility

Live access to invoices, ledgers, and architectural status. No more waiting weeks for PDF packets.

100% Independent Vendors

We source vendors on merit alone. No preferred vendor kickbacks. Every dollar stays in your community.

The AmLo Difference

Why Associations Are Switching to AmLo

Comparison of AmLo Management vs Legacy HOA Management
FeatureLegacy ManagementAmLo Management
PricingHidden fees + surcharges per stamp, call, reportTransparent flat-fee — one predictable monthly rate
CommunicationPhone trees and generic support@ emailDedicated manager — direct access, real human
Response Time3–5 business days (if at all)24-hour guarantee on all board inquiries
MaintenanceReactive — wait for complaintsProactive site audits — documented, preventative
Financial AccessDelayed PDFs weeks after month-endReal-time — live ledgers and invoices
VendorsKickback-paying preferred vendors100% independent — merit-based selection
State LawGeneric 50-state knowledgeWUCIOA + Davis-Stirling specialists
Client Results

What Board Members Are Saying

Real results from real communities across Washington and California

When we found out our previous manager had defrauded us, we felt completely defeated. AmLo was our lifeline. They didn't just fix our books; they helped us navigate the legal mess and showed us a path back to financial health.

Single-Family HOA · King County, WA

Before AmLo, being on the Board felt like a second full-time job. AmLo gave us our lives back. Now we make the big-picture decisions, and they handle the rest. The weight off our shoulders is immeasurable.

Planned Community HOA · Snohomish County, WA

Transitioning away from the developer was intimidating. AmLo changed the game — proactive, transparent, and gave us a real roadmap to take control of our community's future.

Developer Transition HOA · King County, WA

Managing a mid-rise with underground parking is a massive challenge. AmLo stepped in with a clear plan and brought professionalism and care that made our building feel safe and well-managed again.

Mid-Rise COA · Puget Sound, WA

With so many neighbors serving in the military, we needed a partner who understood high-rotation communities. AmLo simplified everything — our community is cared for whether homeowners are home or overseas.

Military Community HOA · Pierce County, WA

AmLo quickly identified issues holding us back for years. Within weeks we had real financial visibility, a functioning portal, and a clear plan. It's been a complete turnaround.

Condominium Association · Washington State
What We Do

Full-Spectrum Management Services

Full-Service HOA Management

Comprehensive oversight — CC&R enforcement, financials, vendor management, and long-term reserve planning.

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Financial-Only Management

Professional bookkeeping, delinquency tracking, and transparent reporting for self-managed associations.

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Developer Services

Pre-sale through homeowner handoff. Governing documents, budgets, and seamless community transitions.

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Where We Serve

HOA Management Across Washington & California

Washington State

HOA & COA Management in Washington

Serving King, Pierce, Snohomish, Clark, and Thurston counties. Local experts in WUCIOA (RCW 64.90) compliance and Pacific Northwest community management.

Seattle · Bellevue · Tacoma · Everett · Olympia and surrounding areas

Explore Washington Communities
California

HOA & COA Management in California

Serving Los Angeles and Ventura counties. Specialists in the Davis-Stirling Act and SB 326 balcony inspection compliance for Southern California associations.

Los Angeles · Simi Valley · Thousand Oaks · Santa Clarita and surrounding areas

Explore California Communities
Founded by a board member

We built AmLo because we lived the frustration firsthand.

Before founding AmLo, I served on my own HOA board. I watched our management company charge us for every stamp, ignore our calls for days, and show up to meetings unprepared. When I asked for accountability, I got excuses.

That experience drove me to build something different — a management company where every policy was designed by someone who has sat in your chair.

CMCA  ·  AMS  ·  BBB Accredited  ·  Serving WA & CA Since 2022
Meet the Team
LK
Loren Kosloske
Founder, AmLo Management

Ready to end the era of hidden fees and unanswered calls?

Join communities across Washington and California who trust AmLo for transparent, proactive management.

Request a Custom Proposal See How We Eliminate Hidden Fees