HOA MANAGEMENT
Professional HOA Management Services in Washington and California
Full-service homeowners association management led by CMCA and AMS certified professionals. Flat-fee pricing, 48-hour board response, real-time financial transparency, and zero hidden costs, in Washington and California.
Request a ProposalWHY AMLO
HOA management the way boards actually need it
A lot of HOA management companies are built for scale first, service second. They add communities until their managers are stretched too thin to be responsive, their financial reporting becomes a monthly PDF that no one fully understands, and their vendor relationships benefit the management firm more than the association. AmLo was built to do it differently.
Our HOA management services are led by Loren Kosloske, a CMCA and AMS certified manager with an MBA from UChicago Booth, a Chemical Engineering degree, and direct governance experience as a current City Council Member and Planning Commission Chair in Duvall, Washington. Loren founded AmLo after sitting on an HOA board and experiencing firsthand the frustration of unresponsive management, opaque finances, and vendor contracts that benefited the manager, not the community.
The result is a management approach that feels different at every level, lower manager-to-unit ratios for genuine responsiveness, flat-fee pricing that eliminates the incentive to over-bill, real-time financial transparency that gives boards actual control, and legislative expertise in both Washington and California state law that protects your association from exposure.
Low Manager-to-Unit Ratios
We deliberately limit our portfolio size so your manager has the capacity to be genuinely proactive, not constantly reactive. You get consistent communication, not a ticket number and a 5-day wait.
Real-Time Financial Transparency
Your Board has 24/7 access to live financials, bank statements, AP aging, and reserve fund status. No black-box accounting No waiting weeks for stale PDFs Read-only banking access so you can verify your funds independently.
Flat-fee pricing, zero hidden costs
Our HOA management fee is a single flat rate. No per-stamp fees, no per-letter charges, no per-call billing, no vendor kickbacks. Your monthly rate is your monthly rate, and it does not change when you need us most.
FULL-SERVICE HOA MANAGEMENT
Everything your association needs, in one place
AmLo’s HOA management services cover every function of association operations, from day-to-day administrative leadership and homeowner communications to financial oversight, vendor management, and state law compliance.
Administrative Leadership
Board Meetings, Governance, and Compliance
We facilitate efficient, well-prepared board meetings, distributing agendas in advance, maintaining official minutes, tracking action items, and following up with the Board between meetings. We manage all formal association correspondence, enforce governing documents consistently, and ensure your community remains in full compliance with applicable state law. In Washington, that means WUCIOA (RCW 64.90) and RCW 64.38. In California, it means the Davis-Stirling Common Interest Development Act. We track statutory deadlines so your Board is never caught off guard by a filing or disclosure obligation.
Financial Stewardship
MBA-Level Financial Oversight, No Black Boxes
Our HOA financial management platform gives your Board real-time access to every financial record, live ledgers, AP aging, bank balances, and reserve fund status, 24/7 from any device. We deliver comprehensive monthly financial reporting packets by the 15th of every month, develop annual budgets in partnership with the Board, coordinate reserve studies, and manage the full delinquency and collections process. Our read-only banking access means your Board can verify fund balances independently at any time, no trust required, no middleman.
Physical Asset Oversight
Proactive Maintenance, Not Emergency Repairs
We conduct regular site inspections, document common area conditions, manage work orders, and coordinate maintenance vendors, proactively identifying issues before they become expensive emergencies. We maintain detailed maintenance logs, track vendor performance, and build long-term capital replacement plans aligned with your reserve study so your community never faces a surprise special assessment for a capital expense that should have been anticipated years in advance.
Homeowner Relations
Professional Communication, Every Time
We manage all homeowner communications, from routine correspondence and violation notices to architectural review requests and dispute resolution, with professional consistency and a 48-hour response guarantee. Every homeowner has access to a 24/7 digital portal where they can pay assessments, submit maintenance requests, access governing documents, and review meeting minutes. We resolve the small issues before they become Board agenda items, protecting your community’s culture and your Board’s time.
Vendor Management
Negotiated on Your Behalf, Zero Markups
We source, vet, and actively oversee every association vendor, from landscaping, maintenance, and janitorial to insurance, legal counsel, and reserve study specialists. We negotiate contracts on the association’s behalf with no vendor kickbacks and no hidden markup arrangements. Our vendor relationships serve your community, not our bottom line. We evaluate vendor performance regularly and replace underperforming contractors without waiting for a Board request.
Annual Meeting & Elections
Fully Managed Annual Meetings and Board Elections
We manage the full annual meeting process from start to finish, meeting notices, quorum tracking, proxy solicitation, ballot preparation, election administration, and minutes. Annual meetings are often a source of anxiety for boards that lack a professional manager to run the process. AmLo ensures every annual meeting is legally compliant, professionally facilitated, and completed without the drama that poorly managed elections often create.
COMMUNITIES WE SERVE
HOA Management Tailored to Every Community Type
No two associations are exactly alike. AmLo manages a diverse range of community types across Washington and California, each with a management approach tailored to the specific needs, governance structure, and physical characteristics of that community type.
Single-Family HOAs
Expert oversight for planned subdivisions and master-planned communities throughout greater Seattle, Eastside communities, and Southern California. We focus on architectural control enforcement, common area maintenance, covenant compliance, and high-volume homeowner engagement, at scale, without losing the personal touch that distinguishes a quality management partner.
Townhome Communities
Specialized management for attached housing communities with shared walls, rooflines, and party walls. We coordinate exterior maintenance schedules, manage complex insurance structures including master policy coordination, and handle the nuanced neighbor dynamics that are unique to townhome association living, with consistent enforcement that keeps the peace without heavy-handedness.
Mixed-Use Communities
Management for communities combining residential and commercial components, navigating competing owner interests, complex cost-sharing formulas, shared parking allocations, utility reconciliation, and the governance challenges that mixed-use developments create. We bring the financial precision and legal clarity these communities require to operate without ongoing conflict between commercial and residential owners.
Active Adult (55+) Communities
High-touch management for 55+ communities where service standards, accessibility, and communication responsiveness are paramount. We prioritize proactive maintenance that protects quality of life, clear and regular homeowner communications, and an attentive presence that reflects the higher expectations of active adult residents and their boards.
Master-Planned Communities
Large master-planned communities with multiple sub-associations need structured governance and strong coordination. We manage layered budgets, shared amenity operations, and cross-association communication so the entire community runs smoothly.
Small & Boutique HOAs
Smaller associations still need professional management, but with practical scope and cost control. We tailor service levels for boutique communities so boards get responsive support without paying for enterprise-level overhead.
STATE-SPECIFIC EXPERTISE
HOA Management in Washington and California
Effective HOA management requires deep knowledge of state-specific law. AmLo has dedicated expertise in both states where we operate.
WASHINGTON HOA MANAGEMENT
WUCIOA + RCW 64.38 Specialists
Our Seattle-based team manages HOAs across King, Snohomish, Pierce, Thurston, and Clark counties with deep expertise in Washington state HOA law. We stay current on WUCIOA (RCW 64.90) and RCW 64.38 requirements, including annual budget ratification timelines, reserve disclosure obligations, meeting notice requirements, and election procedures.
Seattle · Bellevue · Redmond · Kirkland · Sammamish · Issaquah · Renton · Tacoma · Everett and surrounding areas
Washington HOA ManagementCALIFORNIA HOA MANAGEMENT
Davis-Stirling Act Specialists
Our Marina del Rey team manages HOAs across Los Angeles and Ventura counties under the Davis-Stirling Common Interest Development Act, including mandatory budget disclosure requirements, assessment collection notice timelines, SB 326 inspection compliance, and California board meeting transparency requirements.
Los Angeles · Simi Valley · Thousand Oaks · Santa Clarita · Marina del Rey and surrounding areas
California HOA ManagementTHE AMLO STANDARD
What You Get with AmLo HOA Management
These are core services included with every HOA management engagement. Clear scope, flat-fee structure, and consistent service delivery your board can rely on.
Response Time
48 Hours
Excludes weekends & holidays
Hidden Fees
$0
Flat-fee pricing. Always.
Certification
CMCA + AMS
CAI certified professionals
Units Managed
600+
Across WA and CA
“I sat on an HOA board and saw those frustrations firsthand: unanswered emails, vendor invoices no one could explain, and financial reports that did not actually help the board make decisions. AmLo exists to be the company that fixes all of that.”
– Loren Kosloske, Founder, AmLo Management
READY TO MAKE A CHANGE?
Talk with a management company that actually picks up the phone
Tell us about your community and a regional HOA manager will get back to you within 48 hours. No call centers, no auto-replies, and no pressure. Just a direct conversation about whether AmLo is the right fit for your association.
Request a Proposal Build Your Own Quote