Special Assessment Services

Expert guidance through every phase of your community's special assessment process.

Navigate Special Assessments with Confidence

Special assessments can be one of the most challenging aspects of community management. Whether it's a major roof replacement, structural repairs, or infrastructure upgrades, Freedom guides your board through every step, from initial scoping to final completion.

And unlike other management companies, we never charge a percentage of the project cost. Your capital improvement dollars go where they should, into your community.

Florida SB 4-D Compliance

Recent Florida legislation requires structural inspections and reserve studies for certain buildings. We help your community stay compliant with all new requirements.

Our Special Assessment Process

A structured, transparent approach that keeps your board informed and your owners confident.

Project Scoping

We coordinate with the engineer of record and contractors and compile the project scope and supporting documentation into a clear, board-ready package.

Budget & Bidding

Competitive vendor solicitation, detailed cost analysis, and budget preparation for board review.

Owner Communication

Clear, proactive communication to homeowners about the assessment, timeline, and payment options.

Legal Compliance

Ensuring all Florida statute requirements are met for proper assessment notice and approval.

Payment Plans

Flexible payment plan coordination for owners, including financing options when available.

Vendor & Invoice Coordination

Following up with contractors on milestones, processing invoices and lien waivers, and scheduling payments through project completion. Engineering review and quality inspections stay with the licensed engineer of record.

Real Outcomes

Special Assessments and Capital Funding Done Right

Three Florida communities, three different funding paths. Each one ran on the same disciplined process.

514-Unit Condominium · Estero, FL

$1,422 / Unit, 98.8% Paid in 6 Months

Years of deferred infrastructure (gutters, drainage, electrical, lanai) funded in one structured cohort with mandatory-vs-optional breakdown, H06 letters for owner insurance, and a 6-month payment plan. 100% payment-plan completion.

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Multi-Building Condo · Jacksonville, FL

8 Elevators Modernized, $0 Special Assessment

Hurricane Helene pulled a 2035 reserve project into 2025. We funded it through a reserve-plus-loan hybrid, ~$300K from Traditional Reserves plus a 6-year term loan, instead of a special assessment. ~$78K under reserve-study budget.

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Multi-Building Condo · Orange Park, FL

~$600K Roof + Electrical Loan vs. ~$11,500/Unit Assessment

Reserves at 8% funded with Citizens insurance forcing a roof replacement. We bundled the aluminum-pigtail electrical remediation into the same financing event, closed in under 60 days at the specialty lender, and preserved Citizens eligibility.

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One thing every one of these had in common: a special assessment was not the default answer. A reserve-plus-loan hybrid, a structured one-time assessment, or a bundled financing event each fit the situation better. The right tool depends on the project, the reserve position, and the owners.

Facing a Special Assessment?

Let us help your board navigate the process with confidence and transparency.