Since 1986 · Serving associations throughout Florida
Florida CPAs for condominium and homeowners associations
Audits, reviews, compilations, and Form 1120-H tax returns for associations throughout Florida since 1986.
Our focus
Association reporting is the center of our practice
Michael J. Feldman founded the firm in 1986. As Florida's requirements for condominium and homeowners associations grew more demanding, the practice grew with them. Today our work centers on the annual financial reports and tax returns associations must produce, and on the questions boards and managers bring us between engagements.
- Serving associations since
- 1986
- Where we work
- Associations throughout Florida
- Who we serve
- Condominiums, HOAs & managers
Services
Compare the reports and services we provide
The level of assurance is the main difference between an audit, a review, and a compilation. Florida law sets a minimum level for each association, and your governing documents may require more.
- AuditAssurance: Reasonable assuranceYou receive: Audited financial statements with an independent auditor's reportOften used when: When Florida law, the governing documents, a lender, or the board calls for the highest level of assurance
- ReviewAssurance: Limited assuranceYou receive: Reviewed financial statements with an accountant's review reportOften used when: When a reviewed report is required, or owners choose one in place of an audit
- CompilationAssurance: No assuranceYou receive: Compiled financial statements with an accountant's compilation reportOften used when: When compiled statements are required, or owners choose them in place of a higher level
- Tax preparationAssurance: Not an attest serviceYou receive: A completed return for the board's signature and filingOften used when: Every fiscal year
- Financial consultingAssurance: Not an attest serviceYou receive: Advice and analysis scoped to the questionOften used when: Budget season, reserve and special-assessment planning, a change in management, or a question from owners
Not sure which you need? Audit vs. review vs. compilation explains the differences in plain terms.
Who we work with
For board members
Know what your association must file, and when
- Which report level Florida requires, and when owners can vote to change it
- What the board approves and signs, and the deadlines that follow year-end
- How to read the statements and the reserve disclosures you receive
For managers & management companies
Year-end reporting across a portfolio of associations
- The records we request at year-end, and how to have them ready
- Secure document exchange through our Feldman One client portal
- Planning around different fiscal year-ends and statutory deadlines
How an engagement works
From proposal to final report in five steps
- 01
Proposal
You share the association's type, size, fiscal year-end, and the report required. We confirm the scope and provide a proposal.
- 02
Engagement letter
The association signs a written engagement letter that sets out the service and each party's responsibilities.
- 03
Records request
We send a request list. Management or the treasurer gathers bank statements, ledgers, minutes, and reserve schedules.
- 04
Fieldwork
We perform the procedures the engagement requires and raise questions with management or the board.
- 05
Draft and final report
We share the draft, resolve open items, and issue the final report. The tax return follows the statements.
Preparing for year-end? Start with the documents and records checklist.
Our team
A team built around association accounting
Our CPAs and staff work with condominium and homeowners associations throughout the year. That focus shows up in the questions we ask and the reports boards receive.
About our team- Florida association lawThe financial reporting, reserve, and records provisions of Chapter 718 for condominiums and Chapter 720 for homeowners associations, and the rules that implement them.
- Fund accounting and reservesOperating and reserve fund presentation, reserve disclosures, and the structural integrity reserve requirements that now shape many condominium budgets.
- Attest standardsAudits under generally accepted auditing standards, and reviews and compilations under the AICPA's standards for accounting and review services.
- Association taxationFederal income tax rules for homeowners and condominium associations, including Form 1120-H.
Resources
Guides for boards and managers
Recent articles
All articles- Funding a Big Project with a Loan and a Special Assessment: Six Mistakes to AvoidSince Florida's structural integrity reserve studies (required for condominium buildings three habitable stories or higher) and milestone inspections took effect, many condominium and HOA boards are facing seven-figure projects. A common solution: borrow from a bank, then repay the loan through a special assessment that owners can pay up front or in monthly installments. It sounds simple. But the same mistakes keep showing up, often years later, when the loan balance no longer matches what...
- Florida's New Condo Reserve Rules, Explained SimplyReviewed as of November 9, 2026 Florida's condo laws come in two layers. The Florida Statutes are the laws the Legislature passes. The Florida Administrative Code holds the detailed rules that state agencies write to carry out those laws. For condominiums, that agency is the Division of Florida Condominiums, Timeshares and Mobile Homes, part of the Department of Business and Professional Regulation (DBPR). In 2026, the Division updated two condo rules. The bigger change is to the rule on...
- Protect Your Cash. More important now than ever.The financial landscape is constantly evolving, and in these uncertain times, it is crucial for homeowners associations (HOAs) and condominiums to safeguard their funds. One such protective measure is keeping your association's cash in bank accounts that are insured by the Federal Deposit Insurance Corporation (FDIC). The recent insolvency of Silicon Valley Bank underscores the importance of this step. In this blog, we will explore the importance of FDIC-insured accounts and discuss the...
Questions Florida boards ask us
- Which annual financial report does a Florida condominium or HOA need?
- Florida sets the minimum annual financial report by the association's total annual revenues: compiled financial statements from $150,000, reviewed statements from $300,000, and audited statements at $500,000 or more. Full answer: Which annual financial report does a Florida condominium or HOA need?
- What is the difference between an audit, a review, and a compilation?
- The difference is the level of assurance. Full answer: What is the difference between an audit, a review, and a compilation?
- Does a condominium or HOA have to file a federal income tax return?
- Yes. A condominium or homeowners association files a federal income tax return for each tax year, even when it owes little or no tax. Full answer: Does a condominium or HOA have to file a federal income tax return?
- Which parts of Florida do you serve?
- Feldman, Feldman & Baratz serves condominium and homeowners associations throughout Florida, from South Florida to Tampa Bay, Central Florida, and Northeast Florida. Full answer: Which parts of Florida do you serve?
Request a proposal for your association
Tell us about your association, its fiscal year-end, and the report you need. We will review your information and follow up to discuss scope and next steps.
Prefer to talk first?
We work with associations throughout Florida.