Professional Tools for Self-Managed HOA Boards. Without the Management Company Price Tag.
Everything your volunteer board needs to communicate with homeowners, run elections, manage violations, review architectural requests, and keep your association's records organized — without per-door fees or complicated enterprise software.
Wherever your board is starting from
Already running things?
Explore the tools below
Elections, violations, dues collection, communications, and architectural review — everything your board needs, all in one place.
New to self-managed HOAs?
We built a free guide to get you started
A step-by-step roadmap for volunteer boards who've never done this before — what to do first, what to watch out for, and how to set things up right.
Start with the free guide →No per-unit fees
Pay for what you send, not how many homes you have
No feature tiers
Elections, violations, and email on every plan; dues and ARC from $5/month
Records stay with the HOA
History doesn't leave when a board member does
Start free
Try the complete platform before paying anything
Every HOA gets the same tools
We built these tools so any self-managed board can use them — there's no bigger feature set reserved for bigger associations. Dues collection, elections, violation tracking, communications, RSVPs, and architectural review are the same tools whether your HOA has 12 homes or 1,200.
Pricing is based on usage instead, because that's what actually costs us money — sending messages and storing your association's records. Architectural review specifically needs a paid plan for that reason, but even the entry-level Starter plan at $5/month includes it. If your board becomes more active and sends more messages, you can move up a tier when you're ready — never automatically, and never before you actually need it.
Dues & Payments
Collect dues online — funds go straight to your bank account
Recurring dues and special assessments generate automatically. Homeowners pay by card or ACH through a private no-login link, or your treasurer records a check the same way they always have — all in one ledger.
- Recurring dues & special assessments
- Card and ACH, funds route to your own bank account
- Autopay with automatic retry
- Offline check/cash recording
- Unit-level ledger with downloadable statements
- Reminders, late fees & payment claims
- Board dashboard and CSV export
Transparent fees
Stripe's real processing cost, plus a flat $1.00 — for card and ACH alike. No percentage markup on top.
See what you'd keep — free calculator →Communications
Communicate with homeowners
Send meeting notices, maintenance announcements, newsletters, rule reminders, and emergency notices without exposing everyone's email address.
- Individually addressed messages
- Multiple mailing lists
- Scheduled sending
- Open tracking & bounce handling
- Unsubscribe handling
- HOA board email addresses
Elections
Run better HOA elections
Conduct your board election online with a unit-based voter registry, one ballot per unit, secret ballots, quorum tracking, and downloadable results.
- Unit-based voter registry
- One ballot per unit
- Secret or open ballots
- Quorum tracking
- Candidate management
- Automatic reminders
- CSV and PDF results
Violations
Manage violations
Stop tracking violations through scattered emails and spreadsheets. Create a record for each violation, communicate with the homeowner, document cure periods, and keep the entire history attached to the property.
- Violation records & formal notices
- Two-way correspondence
- Cure-period tracking
- Hearing records
- Escalation history
- Complete audit trail
Architectural Review
Manage architectural reviews
Give homeowners a simple way to submit architectural requests online. The board can review, communicate, approve or deny, and preserve the decision for future boards.
- Online submissions with photos & documents
- Board review workflow
- Approval, denial & requests for changes
- Conditions and notes
- Permanent decision history
Core tools, included too
Collect information from homeowners
Create forms for maintenance requests, volunteer signups, surveys, contact updates, and other board needs.
Explore Forms →Manage community RSVPs
Send an invitation and collect responses without making homeowners create an account — annual meetings, events, work days.
Explore RSVPs →For homeowners
The homeowner side: one Member Portal
Homeowners never use the board's dashboard. They sign in to your association's Member Portal with a one-time code sent to their email, no password needed, and only see the features your board turns on. The board keeps the association's record; homeowners act from the portal.
On their phones, the same homeowners can use your branded companion app for announcements, events, and push notifications.
About the Member Portal →In the portal
- Reply to a violation and message the board
- Submit architectural requests with photos and plans, and get the decision
- Update contact details and mailing-list subscriptions
- Search past announcements
- Use the member directory, if the board offers one
Straight to their inbox
- Election ballots: one secure link per unit
- Dues and assessment payment links, no login required
- Notices and newsletters from HOA email
- Meeting and event invitations with RSVP
Professional tools. Volunteer-board pricing.
You shouldn't have to pay for 300 homes when you're only sending 1,000 messages. Your price is based on how much you send — not how many homes are in your HOA.
| Free | Starter | Pro | Team | |
|---|---|---|---|---|
| Messages / month | 100 | 1,000 | 5,000 | 30,000 |
| Price | $0 | $5/mo | $9/mo | $29/mo |
| Elections | ||||
| Violation tracking | ||||
| ARC† | None | |||
| RSVPs | ||||
| Forms | ||||
| Member portal | ||||
| Unit-count limit | None | None | None | None |
| Dues & Payments* | None |
† Architectural Review requires a paid plan — included starting on Starter ($5/mo).
* Dues & Payments requires a paid plan and completed Stripe Connect onboarding.
Learn more
Your HOA's history shouldn't live in someone's Gmail.
When a board member leaves, the records shouldn't leave with them.
On many self-managed boards, important information lives in someone's personal Gmail, a spreadsheet on someone's computer, or the memory of the previous ARC chair. Then the volunteer moves, resigns, or simply doesn't want to do it anymore. The next board starts over.
Formtabulous keeps the association's communications, election results, violation history, ARC decisions, and member information with the organization, not with the individual volunteer.
The board changes. The history doesn't.
Common mistake
When board correspondence lives in a volunteer's personal Gmail, the association has to recover its own records from a personal account the moment that volunteer doesn't get reelected.
Every official HOA communication should belong to the association, not the officer who happened to send it.
HOA guides
Free, in-depth guides for self-managed boards.
Self-Managed HOA Guide
Never done this before? Start with our Getting Started roadmap, then dig into elections, meetings, quorum, governing documents, violations, finances, insurance, and more.
Read the free HOA guide → Download PDFHOA Election Guide
How to organize an HOA election, understand quorum, manage ballots, and avoid common election problems.
Learn about HOA elections →HOA Violation Enforcement
Document violations, send notices, handle cure periods, and maintain consistent enforcement records.
Read the enforcement guide →HOA Architectural Review
Set up a fair review process: complete applications, review deadlines, conditions, denials, and appeals.
Read the architectural review guide →Four free tools. No signup required.
Try these before you commit to anything — no account, no credit card, no catch. Create a free account anytime if you want to save your results.
Quorum Calculator
Quickly calculate how many units must participate to meet your association's quorum requirement.
Use the free calculator →Dues Fee Calculator
See exactly what lands in your bank account — card vs. ACH, side by side, real Stripe fees.
Use the free calculator →Reserve Study Calculator
Build your component inventory and see whether your reserves are on track — before that roof or pool bill shows up.
Use the free calculator →Meeting Checklist
A state-specific before/during/after checklist built for your state's notice, quorum, and minutes requirements.
Download the checklist →Frequently asked questions
Is Formtabulous HOA management software?
Not exactly — Formtabulous is a communication and organization platform built for nonprofits, volunteer groups, and community organizations generally, and self-managed HOAs are one of the groups it's built for. The HOA-specific tools — elections, violations, architectural review, dues collection, and the rest — sit on that same foundation. It's not a replacement for a full-service property management company; it's software that lets a volunteer board run things themselves.
How much does it cost?
Plans start at $0/month. Paid plans start at $5/month. Pricing is based on messages sent rather than the number of homes in your association.
Is there a per-unit fee?
No. Your HOA's unit count does not determine your subscription price.
Are elections included?
Yes. HOA elections are included on every plan, including the free plan. There is no separate per-election charge.
Do we need a management company?
No. Formtabulous is specifically designed for associations that choose to manage themselves.
Does Formtabulous handle HOA dues and accounting?
Yes for dues collection — recurring dues, special assessments, card and ACH payments, and a unit-level ledger with downloadable statements, all routing straight to the association's own bank account. It isn't full general-ledger accounting software; export to QuickBooks or Xero for the association's books.
Can homeowners use it without creating an account?
For many activities, yes. Announcements arrive by email, election ballots can be accessed through their private ballot link, and RSVP links can be used without a login.
Your HOA can manage itself.
Give your board professional-grade tools without paying for a full-service management company.
Start Free — No Credit Card See PricingFree up to 100 messages/month · No per-unit fee · Elections and violations on every plan