Lenox Property Management Condo association management
A locally owned Providence team that works for the board: budgets and reserves, meetings and votes, vendors and capital projects, and the Rhode Island Condominium Act deadlines that come with them.
Tell us about the property. We'll look it over and send you a proposal with the scope and fee.
Board members are volunteers with day jobs. We take on the routine work and bring the board what needs a decision, with the numbers and the options in hand.
Most of the associations we manage are residential buildings of about 10 to 40 units, along with commercial and mixed-use condominiums. We generally don't take on associations of four units or fewer unless it's a luxury building.
Self-managed and stretched thin? Plenty of associations start that way. We can take the whole job or just the parts the board is tired of carrying.
The Rhode Island Condominium Act sets the timing for budgets, meetings and resale paperwork. These are the ones that trip boards up most.
We're real estate brokers as well as managers, so we know how much a sale can hinge on the resale certificate. A late or incomplete one can hold up a closing or give the buyer a way out of the contract. We get certificates out promptly and accurately, and we stay available to the seller, the buyer and their agents until the sale closes.
More in our guides for boards. General information, not legal advice; your declaration and bylaws may add their own rules.
Whether you're leaving another manager or managing it yourself today, the handoff is our job, not yours.
With the board or the owner, so we see what you see.
Declaration and bylaws, or leases, plus budgets, contracts and insurance.
Scope and fee in writing, before anything is signed.
Records, funds, keys and vendor contacts from the previous manager.
To unit owners or tenants, with how to pay and how to reach us.
At the end of the first full month, and every month after.
For anything about your own property, call 401-572-3322.
Most are residential associations of about 10 to 40 units, along with commercial and mixed-use condominiums, across Rhode Island and Southeastern Massachusetts. We generally don't take on associations of four units or fewer unless it's a luxury building.
Association management is its own line of work here. For a condo association we work for the board: the budget, the reserves, meetings and votes, vendors, capital projects and enforcing the bylaws. Leasing individual units is a separate service we offer to owners, not something we do on the association's behalf.
Yes. We attend board meetings and run the annual owners' meeting, with notices, agendas, financials and minutes prepared for each one.
We coordinate the reserve study, build the contributions into the annual budget, keep reserve funds in their own account, and report the balance to the board every month.
Not as of 2026. Bills to require reserve studies did not pass, and the legislature created a commission to study condominium law that reports by the end of 2027. Every resale certificate must still disclose the association's reserves and its planned capital spending, so underfunded reserves show up when units sell.
Yes. We write the scope, bid it to qualified contractors so the board compares like with like, and oversee the work through completion and final payment.
Yes. We apply the declaration, bylaws and rules evenly: written notices, hearings where the documents require them, and fines when the board approves them.
Yes. The Rhode Island Condominium Act gives the association 10 days from an owner's request to provide the certificate and caps the fee at $125. We assemble it and get it out on time.
Yes. We collect the records, funds, keys and vendor contacts from the outgoing manager, set up the accounts, and introduce ourselves to owners, so the board does not have to run the handoff.
We quote each association on its own after we walk the property and read the documents. Size, age, amenities and how much of the work you want us to take on all count. You get the scope and fee in writing before anything is signed.
Yes. Some boards keep their own books and want help with the building; others want the finances handled and run the rest themselves. We quote the parts you need.
Own a commercial or mixed-use building?See how we manage commercial property.
Commercial property managementWe're in the office on weekdays. The form at the top of this page reaches us any time.
