Community Association Manager vs. Property Manager: Understanding Key Differences in Florida

If you’ve ever wondered about the difference between a Community Association Manager (CAM) and a Property Manager, you’re in the right place. While both careers involve overseeing properties in Florida, they serve very different functions and require distinct skill sets. Understanding these differences is the first step toward choosing the right career path for you.

This guide will walk you through the roles, responsibilities, and licensing requirements for both professions, helping you decide which path aligns with your goals.

Key Takeaways

• Different Clientele: CAMs manage community associations like HOAs and condominiums, while property managers work for individual property owners of rental or commercial properties.
• Distinct Job Duties: CAMs focus on enforcing community rules, managing vendor contracts, and preparing budgets for the association’s board of directors, while property managers handle tenant relations, collect rent, and market units.
• Separate Licensing: In Florida, CAMs need a Community Association Manager license, whereas property managers often need a real estate license, depending on their specific duties.

Unique Governing Documents: CAMs operate according to the association’s governing documents and bylaws, as well as a number of state statutes governing community associations, while property managers are guided by lease agreements and landlord-tenant laws.

What Is a Community Association Manager (CAM)?

A Community Association Manager, or CAM, is a professional who oversees the daily operations of residential communities like homeowner associations (HOAs), condominiums, and cooperatives. Think of them as the operational arm of the community’s board of directors. A CAM’s primary role is to implement the board’s decisions and ensure the community runs smoothly, acting as a vital link between the board and residents.

Key responsibilities of a CAM

A CAM’s responsibilities are broad, touching on nearly every aspect of community life. Their job duties typically include:

• Financial Stewardship: Preparing annual budgets, managing community assessments and funds, and producing financial reports for the board.
• Administrative Support: Organizing board meetings, maintaining official records, and ensuring the association complies with its governing documents and Florida statutes.
• Maintenance Responsibilities: Overseeing the upkeep of common areas like pools, clubhouses, and landscaping by coordinating with vendors.
• Resident and Board Relations: Serving as the main point of contact for residents, mediating disputes, and enforcing community rules fairly and consistently.

Types of properties CAMs typically manage

CAMs are specialists in shared-living environments. You will typically find them managing:

• Condominium associations
• Homeowner associations (HOAs)
• Cooperatives
• Mobile home parks
• Timeshare properties

What Is a Property Manager?

A property manager is responsible for individual rental properties, such as single-family homes, apartment complexes, or commercial buildings. They work on behalf of the property owner to maximize the return on their investment by handling all aspects of the rental process. Their focus is on the property as an asset and on the relationship between the landlord and the tenants.

Key responsibilities of a property manager

A property manager’s day-to-day tasks are centered on keeping rental properties occupied and well-maintained. Their core responsibilities include:

• Tenant Management: Marketing vacant units, screening potential tenants, and managing lease agreements.
• Financial Duties: Collecting rent, handling delinquencies, and managing the property’s operating budget.
• Maintenance Responsibilities: Addressing tenant repair requests and coordinating routine maintenance to keep the property in good condition.
• Legal Compliance: Ensuring the property adheres to all local, state, and federal landlord-tenant laws.

Types of properties property managers typically oversee

Property managers can manage a diverse range of real estate, including:

• Single-family rental homes
• Multi-family apartment complexes
• Commercial buildings and office spaces
• Retail centers
• Industrial properties

Common Myths and Misconceptions

It’s easy to confuse the roles of a CAM and a property manager, but a few common myths need clearing up.

• Myth #1: They Do the Same Job. While both CAMs and Property Managers manage property, their clients and goals are different. A CAM works for a community board to uphold its rules and maintain common areas. A property manager works for an owner to manage tenants and maximize rental income. For example, a CAM ensures the community pool is clean, while a property manager fixes a leaky faucet in a rental unit.
• Myth #2: They Have the Same Boss. A CAM reports to a board of directors that represents the entire community. A property manager reports directly to the property owner or an investment company.
• Myth #3: Anyone Can Be an HOA Manager. In Florida, if an HOA manager’s duties include controlling funds or preparing budgets, they are legally required to hold a CAM license when a community association has more than ten residential units or budgets in excess of $100,000. The term “HOA manager” often functions as an informal title for a licensed CAM.

Roles and Responsibilities: A Side-by-Side Comparison

While their titles sound similar, the daily functions of a Community Association Manager and a Property Manager are quite distinct. Here’s a direct comparison of their primary roles and responsibilities to clarify the differences.

Licensing and Certification Requirements

Florida has specific licensing requirements for both CAMs and property managers to ensure they are qualified to handle their respective responsibilities.

CAM licensing requirements in Florida

To become a licensed Community Association Manager in Florida, you must meet several requirements set by the Department of Business and Professional Regulation (DBPR).

1. Complete a Pre-Licensing Course: You must successfully complete a 16-hour pre-licensing course from a state-approved provider, such as Gold Coast Schools.
2. Submit Your Application: Apply for your license with the DBPR and pay the required fee.
3. Undergo a Background Check: You must submit your fingerprints for a criminal background check.
4. Pass the State Exam: Schedule and pass the state-administered CAM exam, which tests your knowledge of Florida laws, financial management, and community operations.
5. Complete Continuing Education: To maintain your certifications, you must complete 15 hours of continuing education every two years to renew your license.

Click here to get more details on how to become a CAM in Florida.

Property manager licensing requirements in Florida

In Florida, a property manager must hold a real estate license if they perform services like leasing or renting on behalf of others for compensation.

1. Complete a Pre-Licensing Course: You are required to complete a 63-hour real estate pre-licensing course from a state-approved school.
2. Submit Your Application: File your real estate license application with the DBPR.
3. Get Fingerprinted: Complete a background check through an approved vendor.
4. Pass the State Exam: You must pass the Florida real estate licensing exam, which covers state and national real estate topics.
5. Find a Sponsoring Broker: Before your license can be activated, you must be sponsored by a licensed Florida real estate broker.
6. Complete Post-Licensing Education: Within your first license renewal period, you must complete 45 hours of post-licensing education.
7. Fulfill Continuing Education: To renew your license every two years, you need to complete 14 hours of continuing education.

Click here to get more details about the real estate licensing process in Florida.

Educational and Degree Requirements

Do you need a college degree to start a career as a CAM or property manager? The short answer is no. Neither profession explicitly requires a degree. The most critical qualification for both roles is obtaining the proper state-issued license.

While a degree in business, finance, or real estate can be beneficial and may open doors to advancement opportunities, your license is the key that unlocks your career. For both CAMs and property managers, ongoing education is also mandatory to maintain licensure and stay current with industry laws and best practices.

Fee Structures and Compensation

How do CAMs and property managers get paid? Their compensation models reflect their different client bases and service scopes.

• Community Association Managers are typically compensated through a monthly management fee paid by the association. This fee is outlined in a contract and covers a specified range of services, such as administrative tasks, financial reporting, and meeting attendance. The fee amount often depends on the size of the community and the scope of the job duties.
• Property Managers are usually paid a percentage of the monthly rent collected from the properties they manage, typically ranging from 8-12%. Some may charge a flat monthly fee per unit. They may also earn additional fees for leasing new units, managing evictions, or overseeing major renovation projects.

Ready to Start Your Career in Property Management?

Now that you have a clearer understanding of the differences between a Community Association Manager and a Property Manager, you can make an informed decision about which path is right for you. Both careers offer rewarding opportunities to work with people and property in Florida’s dynamic real estate market.

Whether you’re drawn to the community-focused role of a CAM or the investment-driven world of a property manager, Gold Coast Schools has been helping professionals like you succeed since 1970. We offer comprehensive, state-approved pre-licensing courses for both the Florida CAM license and the Florida real estate license. Our expert instructors and flexible learning options are here to support you every step of the way.

Explore CAM and Real Estate Courses at Gold Coast Schools Today!