Have you ever wondered how a homeowners’ association (HOA) or condominium community seems to function like clockwork—budgets balanced, rules enforced, grounds pristine? Much of that magic comes from a professional you may never see front-and-center: the licensed Community Association Manager or CAM.
Below you’ll find an updated, accurate walk-through of what a CAM does, the skills required, and how to break into this fast-growing field.
Key Takeaways
- Diverse Responsibilities: A CAM handles administrative, financial, and maintenance tasks to ensure the smooth operation of a community association.
- CAMs Are Not Property Managers: While both roles manage properties, a CAM works for the entire community association, advising the board of directors, whereas a property manager typically works for a single property owner.
- Path To Licensure: Becoming a CAM in states like Florida requires completing a pre-licensing education program, passing a state exam, and meeting application requirements.
- Key To Community Success: CAMs facilitate communication between residents and the board, enforce community rules, and help maintain property values.
- Promising Career Outlook: With the growing number of HOAs and condo associations, demand for qualified CAMs continues to increase, offering a stable and rewarding career.
Understanding the Role
A CAM is engaged (either directly by the board of directors or via a management company) to execute the board’s decisions and oversee day-to-day operations. Think of the CAM as the board’s operational arm and the residents’ primary point of contact.
It’s easy to confuse a CAM with a traditional property manager. The distinction is simple:
- A CAM represents the association as a business, guiding the board on budgets, compliance, vendor oversight, and community-wide rule enforcement.
- A property manager represents an individual owner, focusing on tenant turnover, unit-specific maintenance, and rent collection.
Primary Responsibilities and Duties
A CAM’s workload is broad but can be grouped into six key areas.
1. Administrative Backbone
The CAM organizes board meetings, sends required notices, maintains official records, and ensures the association complies with Florida statutes and its governing documents.
2. Financial Stewardship
From drafting the annual budget to producing monthly financial statements and tracking assessment collections, the CAM keeps the association’s finances transparent and healthy.
3. Vendor Coordination (Not Hiring)
The CAM gathers bids, makes recommendations, and supervises contractors for landscaping, pool care, roofing, and more. Final hiring authority and contract execution stay with the board.
4. Maintenance Oversight
Routine inspections, work-order tracking, and project scheduling for common areas fall under the CAM’s watch to keep amenities safe and appealing.
5. Resident Relations
Whether clarifying a rule, mediating a dispute, or celebrating a community win, the CAM is the liaison who fosters a positive living environment.
6. Daily Operations
Anything that keeps the community humming, arranging insurance renewals, updating access systems, or managing petty cash, lands on the CAM’s desk.
Licensing and Professional Requirements
Entering the field of community association management requires specific qualifications, especially in states like Florida, where the profession is regulated.
Becoming a CAM
The journey to becoming a licensed CAM involves a clear educational and testing process.
- Education: Aspiring CAMs must complete a pre-licensing course from a state-approved provider. This 16-hour course covers essential topics like state laws, financial management, and operational procedures.
- Application: After completing the course, you must complete an application and receive approval from the state to sit for the exam.
- Exam: Pass a state-administered exam to demonstrate your knowledge and competency.
Continuing education
The learning doesn’t stop once you’re licensed. The industry and its regulations are constantly evolving, making ongoing professional development essential. Licensed CAMs are required to complete continuing education courses in Florida to maintain their license and stay current on best practices, new laws, and emerging trends in community management.
Compensation and Career Outlook
Florida’s surging population keeps HOAs and condominium associations springing up statewide, and each new community needs a qualified CAM to steer its day-to-day operations. That sustained demand translates into solid earning power: recent data place the typical Florida CAM’s pay around $65,000 per year, with seasoned managers who handle larger or luxury portfolios routinely surpassing $120,000. Just as important, community-association management tends to ride out economic ups and downs better than many other real-estate niches, giving licensed CAMs a career path that is not only lucrative but also remarkably resilient.
Resident and Board Relations
A CAM serves as the central point of contact for the community, balancing the needs of residents with the directives of the board.
Communication and liaison
Effective communication is vital. A CAM facilitates a healthy flow of information between the board of directors and the residents, ensuring that everyone is informed about important decisions, projects, and community news. They often act as a neutral mediator to help resolve disputes and foster a positive community spirit.
Rules enforcement
Enforcing community rules and regulations is another key function. A CAM is responsible for implementing the policies set by the board in a fair and consistent manner. This includes addressing violations, sending notices, and managing any related follow-up procedures to ensure compliance and maintain community standards.
Should Your HOA Hire a Community Association Manager?
For many HOAs and condo communities, hiring a professional CAM is a game-changing decision. A CAM brings expertise, efficiency, and a structured approach to management that can be difficult for a volunteer board to achieve on its own. They can help increase property values, improve financial stability, and reduce the workload and legal risks for board members.
When selecting a CAM, it’s important for the board to consider candidates’ experience, credentials, and references. Finding a manager who is a good fit for the community’s specific needs and culture is crucial for a successful partnership.
A Day in the Life of a Community Association Manager
No two days are exactly the same for a CAM. A typical day might start with responding to emails from residents and board members. It could then move to a site walk-through to inspect the property and meet with a landscaping vendor. The afternoon might be spent preparing financial reports for an upcoming board meeting, followed by a call to an attorney to discuss a compliance issue. The day might end with attending an evening board meeting. It’s a challenging but dynamic role that requires excellent time management and problem-solving skills.
Take the Next Step in Your Career
A Community Association Manager is an indispensable professional who helps communities thrive. They are the operational experts who ensure financial health, maintain property values, and foster a harmonious living environment.
Start your journey to becoming a successful Community Association Manager with Gold Coast Schools! Our CAM pre-licensing course offers expert instructors, flexible learning options, and a proven track record of helping students pass the exam on their first try. Gain the knowledge and confidence you need to launch a rewarding career. Enroll today and take the first step toward leadership and career stability!
Enroll in Gold Coast’s CAM Course
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