Categorized GL spend across the 18 associations. Multi-year trends, vendor concentration, and category-by-category PSF benchmarking. Tells boards where the money is actually going — and where to focus next year's bidding.
| Vendor | Trade | T12mo | % of trade spend | # properties | Grade | Contract end |
|---|---|---|---|---|---|---|
| Sunshine Cleaning | Janitorial | $284k | 100% | 7 | A | Dec '26 |
| GreenTurf Landscape | Landscape | $148k | 62% | 5 | C | Aug '26 · RFP open |
| Apex Pool | Pool | $58k | 72% | 4 | A | Dec '26 |
| KONE | Elevator | $24k | 100% | 1 (PT) | A | Mar '28 |
| Garcia HVAC | HVAC | $92k | 52% | 5 | B | Jul '26 |
| Bug-Out Pest | Pest | $24k | 100% | 12 | B | Mar '27 |
| Tally Fire Protection | Fire / NFPA | $52k | 100% | 3 high-rise | B | Sep '26 |
| Association | Total spend | # units | Per-unit / mo | PSF / mo | vs portfolio | Notes |
|---|---|---|---|---|---|---|
| Plaza Tower | $2,180k | 84 | $2,162 | $1.84 | −11% vs market | Concierge-staffed · highest amenity |
| Centerville Square | $220k | 62 | $296 | $0.42 | avg | Garden style · pool + clubhouse |
| Lakes at Killearn | $248k | 148 | $140 | $0.18 | −6% | HOA · landscape only |
| Magnolia Grove | $118k | 38 | $259 | $0.34 | +4% | Insurance + paint pressure |
| Oak Pointe Villas | $94k | 24 | $326 | $0.41 | avg | Garden · 4 bldgs |
| Killearn Lakes II | $86k | 62 | $116 | $0.14 | −14% | Lean HOA |
GreenTurf at 62% concentration + Grade C + contract end Aug. RFP already opened. Bull Run + Sun Coast bidding alongside GreenTurf incumbent.
+10.5% on the largest non-personnel line. Carrier diversification limited (3 markets). Worth a broker reset for FY27 even if Travelers re-quotes well.
Reserve-funded so it isn't an operating-budget surprise. Tracker shows 14 active projects, two over budget (garage CO + Magnolia paint).
+12% YoY in break/fix is leading indicator that capital underfunding may be looming at smaller HOAs. Worth comparing Magnolia & Killearn Lakes II reserve adequacy.
+8.8% personnel includes Plaza Tower's overnight concierge. Roles like AP, vendor onboarding, and broadcast composition have real automation room without affecting service.
D-graded vendors hold 4% of spend. Replacement targets concentrated in plumbing + landscape. Vendor scorecard auto-feeds RFP weighting.
The "where did all the money go?" question 14 minutes into a budget workshop. Per-association spreadsheets that don't roll up. The "we should bid out landscape" instinct without supporting data.
Bill Pay · Budget Builder · Vendor Scorecard · RFPs · Capital Projects · Cash Snapshot · Audit Prep.
