The AI staff yourHOA never had.
Lamplighter runs your community association around the clock — collecting dues, chasing delinquencies, triaging maintenance, vetting vendors, drafting meeting minutes. Built for the 365,000 U.S. HOAs that still run on spreadsheets, paper folders, and a volunteer treasurer’s memory.
- U.S. HOAs
- 365,000
- Americans housed
- 75.5M
- Available
- 24/7
- 01
Dues & delinquency
Arrears Desk · days
on - 02
Resident Q&A
Service Desk · 24/7
on - 03
Ticket triage
Maintenance · days
on - 04
Vendor vetting & dispatch
Procurement · weekdays
on
The roster
Six agents. One shift change.
Each Lamplighter agent is scoped to one workflow, owns its own inbox, and hands off to a human only when the question goes beyond policy. Read the responsibilities — most boards will recognise their own to-do list.
- 01Arrears Desk · days
Dues & delinquency
Sends statements, posts payments, and chases the accounts that go quiet.
Statements go out on the schedule your board approves. When a unit slips past grace, a sequence begins — courteous first, firmer later — every touchpoint logged. The treasurer opens a single monthly summary, not a 90-row spreadsheet.
- 02Service Desk · 24/7
Resident Q&A
Answers pool hours, parking rules, and architectural forms at 11:47pm.
Lamplighter is trained on your community’s governing documents and your recent board decisions. Residents get an answer in seconds — and the corner cases the agent is unsure about are escalated to a board member with full context, not a cold ticket.
- 03Maintenance · days
Ticket triage
Sorts leaks from lights-out, files work orders, and routes emergencies.
Every ticket gets categorized against your maintenance matrix, prioritized, and assigned. Emergencies page the on-call vendor within minutes. Non-urgent items batch into the next service window so you stop paying trip charges for things that could wait until Tuesday.
- 04Procurement · weekdays
Vendor vetting & dispatch
Pulls licenses and insurance, compares bids, schedules the right crew.
Lamplighter checks every new vendor against state license boards, verifies insurance certificates, and reads the bid packet against your scope. Shortlists arrive with a recommendation, not a stack of PDFs. The board approves; the work gets booked.
- 05Chamber · monthly
Board meeting minutes
Transcribes, drafts, and organizes the official record of every meeting.
Audio in, formatted minutes out — with motions, votes, and action items pulled into their own section. Resolutions from last month are linked in. Volunteers stop being the note-taker and start being the board.
- 06Audit · month-end
Financial & compliance reports
Hands the board a clean P&L, aging report, and compliance checklist.
Bank feeds reconcile nightly. The monthly package a CPA would produce — balance sheet, income vs. budget, aging by unit, reserve study snapshot, vendor 1099 prep — arrives in the board’s inbox two business days after close.
Why Lamplighter
The legacy vendors added AI. We started with it.
Buildium, PayHOA and CINC Systems price by the door, and price high. Vantaca just bolted an agent on in late 2025 — it answers questions; it doesn’t do the work. Lamplighter ships AI-native on the workflows those platforms are weakest at.
Always-on resident desk
Built for 11pm pool-hour questions, not just a knowledge base.
Vendor vetting on file
Licenses and insurance pulled before a bid is reviewed.
Delinquency that escalates
A sequence, not a one-shot reminder. Every touchpoint logged.
Florida compliance lane
Identity verification and screening, audit-ready.
Built for
Three kinds of community. One roster.
Different boards have different bottlenecks. The agents adapt to the size and shape of your operation — not the other way around.
Your community runs itself. Sort of.
You inherited a binder and a QuickBooks export. You’re not a property manager — you’re a neighbor who said yes. Lamplighter takes the accounting and resident inbox off your plate so the only volunteer work that remains is the work that needs a human.
pricing note
No per-unit pricing. One flat for the whole community.
Under 150 units. No on-site staff.
You can’t justify Buildium at $58/unit/month for the half of features you’ll use, and you can’t justify PayHOA at $49 for 50 units when you have 142. Lamplighter prices for the community, not per door — and ships the AI workflows those tools either charge extra for or simply don’t have.
pricing note
A predictable quote, not a per-seat surprise.
Scale the portfolio without scaling headcount.
Add doors without adding coordinators. The agents absorb the work that grows linearly with each new community — delinquency chases, vendor vetting, after-hours resident questions — so your senior managers spend their week on renewals, not on fire drills.
pricing note
Vantaca customers cite 2× portfolio growth with the same staff.
Onboarding — July 2026 cohort
Bring Lamplighter on board this quarter.
We onboard a small group of communities each month. Tell us your unit count and the workflow that’s hurting most — we’ll send back a scoped trial before the next board meeting.
One business day · flat per-community pricing
FAQ
Honest answers to the comparison question.
You’re comparing tools. We like that. Here are the answers we get asked most before a board commits to a pilot.
Still need more detail? Email the team.