Cadence Services
Developer Services
From first plat to final turnover, without the surprises.
Cadence helps Tampa Bay builders and developers stand up an association that runs correctly from day one — and hand it to a resident board that has no reason to look backward.
Board outcomes
Clean numbers, no drama with buyers, and a turnover file that holds up.
Developing in Florida means operating inside Chapters 718, 719, and 720 while you are still pouring slabs. Cadence already knows the statute, the vendors, the county, and the questions the first resident board is going to ask.
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We've sat on your side of the table
Years of experience standing up new communities from declarant control through transition, including work on the builder side.
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Budgets built to be defensible
Realistic line items, assessment structuring, and reserve strategy that survive scrutiny at turnover.
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A turnover file, not a scramble
Minutes, contracts, insurance, warranties, financials, permits, and approvals indexed from the beginning.
Service scope
One continuous record from declarant control through transition.
Formation, finances, vendors, owners, and turnover are organized as we go — so the handoff is a delivery, not an excavation.
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Formation and governance setup
The association operational and compliant — not just recorded.
- Coordination with development counsel on declarations, articles, bylaws, rules, and enforceable architectural standards
- Sunbiz registration, EIN, DBPR filings, registered agent coordination, and initial officer designations under declarant control
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Budgets, assessments, and financial planning
The first budget sets expectations for the life of the community. We build it to hold up.
- Operating budgets, assessment structuring and phasing, reserve strategy, and structural integrity reserve study scoping where required
- Developer guarantee versus deficit funding analysis, account and lockbox setup, monthly reporting, and CPA coordination
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Vendors, insurance, and site operations
Contracts structured to survive turnover, with the field work documented.
- Competitive bids with written scopes, landscape through life-safety contracts, insurance placement, and W-9 and COI tracking
- Photo-documented inspections, phase acceptance walkthroughs, warranty tracking, and storm preparation and response
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Owners, launch, and transition
Homeowner onboarding from the first closing and a turnover managed as a project with a schedule.
- Portal onboarding, assessment billing, estoppels, architectural review intake, and direct owner support that stays off your sales team
- Statutory turnover tracking, election coordination, the official records package, turnover audit coordination, and board orientation
How the work moves
Turnover is the moment your work is judged. We manage it as a project.
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Start before the numbers are locked
We review proposed budgets, assessment levels, amenity operating costs, and phasing assumptions before they reach your pro forma or your marketing materials.
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Run declarant control correctly
Accounts, vendors, insurance, records, and owner onboarding are established and maintained so the community operates cleanly while you hold control.
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Deliver the handoff
Statutory triggers are tracked with your counsel, the records package is assembled continuously, and the first resident board starts with a delivery — not an excavation.
Frequently Asked Questions
Developer questions, answered.
What builders and developers ask before bringing in association management.
When should a developer bring in a management company?
Earlier than most do. The budget, assessment structure, and reserve approach get set long before the first closing, and they are difficult to unwind afterward. Bringing management in during planning usually costs less than fixing assumptions later.
When does control transfer to homeowners in Florida?
The triggers differ between condominium associations under Chapter 718 and homeowners' associations under Chapter 720, and they turn on the percentage of units or parcels conveyed, elapsed time, and other statutory conditions. Those thresholds have been amended in recent legislative sessions, so we track your specific timeline alongside your development counsel rather than working from a general rule.
What has to be delivered at turnover?
Florida law requires a defined records package — governing documents, financial records, contracts, insurance policies, permits, warranties, plans and specifications, and more — along with a financial review or audit depending on the association type. We build that package continuously, so it is ready when the date arrives.
Do you work with CDD communities?
Yes. Many Tampa Bay developments pair a CDD with an HOA, and the two have separate governance, separate budgets, and separate assessments. We manage the association side and coordinate cleanly with district management.
Can you manage the association before any homes close?
Yes. Pre-closing engagement is often the most valuable period. That is when accounts, vendors, insurance, and records infrastructure get established correctly.
Does the community have to keep Cadence after turnover?
No, and we do not build contracts that trap an incoming board. Most communities stay because the transition went well. That is the way we would rather earn it — and we continue supporting developers after turnover.
What areas do you serve?
Tampa Bay and the surrounding Gulf Coast, from our office in Clearwater.
Before the numbers are locked
Let's talk before the numbers are locked in.
Whether you are platting your first phase or approaching turnover on your third, a short conversation now prevents expensive corrections later.
Request a Proposal