The Master Plan (why we work the way we do)
The industry runs on add-ons and fine print. We don’t. One flat fee. Open vendors. Real-time books. That’s the standard we hold ourselves to — and the one every board should demand.
Communities deserve managers who choose the building over the billable. Flat fee, no junk charges, and financials you can check today, not last month. GIM is fixing the industry.
The Master Plan (the 8 rules we won’t bend)
1. Put ethics and transparency ahead of convenience.
Boards carry a fiduciary duty. So do we. Real‑time, always‑accurate financials (portal access 24/7 with real-time data) are table stakes, not add‑ons. Clear books prevent errors, stop “creative” accounting, and protect future owners, not just today’s.
2. Align incentives with a simple, flat fee.
When managers make money on every email, meeting, or project oversight, incentives drift. We refuse that model. One fair monthly fee aligns us with your outcomes and keeps attention on the community, not the invoice line items.
3. Replace the “good‑ol’-boy” vendor maze with an open market.
Hidden markups and forced vendor lists create perverse incentives. We allow any qualified vendor and encourage direct trustee–vendor communication. The result: better pricing, better work, fewer middlemen.
4. Staff for resilience, not bare minimums.
Skeleton crews burn out managers and fail communities. We build redundancy into every department: finance, ops, legal/compliance, maintenance, projects, and community relations—so your service is consistent 365 days a year.
5. Treat risk and collections like strategy, not paperwork.
Delinquencies quietly drain associations. We run automation + a strategic legal/compliance program with top HOA counsel to protect the super‑lien privilege and resolve issues early, before value leaks.
6. Show up, every meeting. At no extra cost.
Some firms charge for attending board meetings (even $500/hour). We won’t. Showing up is included because governance is where trust is earned.
7. Build with technology, not around it.
We’re technology‑first and data‑driven by design. With software engineers on staff, we adapt systems to your community instead of forcing you to adapt to ours.
8. Keep specialists on your account for the long run.
You won’t meet a salesperson and then never see them again. Our dedicated sales/onboarding team stays with your account, and your day‑to‑day team includes subject‑matter experts (finance, ops, legal, maintenance, projects, community relations). No single person can be an expert in everything, so we don’t pretend they are.
What we include (because it’s the right thing to do)
- Board meeting attendance (every meeting, in person or online) — Included
- CapEx loan support & packaging — Included
- Reserve study coordination — Included
- Annual operating & capital budgeting — Included
- Bank reconciliations & live financials — Included
- Owner communications (email/SMS/portal notices) — Included
- Delinquency management with legal coordination — Included
- Vendor coordination with open access — Included
- 24/7 portal with live data — Included
Fees: the industry’s add‑ons vs. our flat fee
Every community is unique; this is a representative comparison to show philosophy and alignment:
| Line Item | Typical "Broken‑Model" PM | GIM Property Management |
|---|
| Monthly management fee | Base + Unpredictable Extras | All-Inclusive per‑unit fee |
| Project oversight on CapEx/insurance jobs | 6–10% of project cost | $0 (included) |
| Board meeting attendance | Up to $500/hour | $0 (included) |
| Email/SMS "communications fee" | Per‑message or monthly add‑on | $0 (included) |
| Bank reconciliations / monthly close | Extra fee or "premium" tier | $0 (included) |
| Budgeting & reserve study support | Separate consulting fees | $0 (included) |
| Delinquency processing | Per‑file fees and surcharges | $0 (included) |
| Vendor access/coordination | Restricted lists | Open vendor policy |
| Portal access & reporting | Gated features / lagging data | Full access / Live data |
Why this matters: add‑on economics push managers to bill more, not serve better. Our flat fee keeps us focused on outcomes: safe buildings, accurate books, steady collections, and steady resale values.
What you’ll experience with GIM
- Continuity: the people who onboard you are the people who stay.
- Competence: specialists on each discipline, not one person wearing six hats.
- Capacity: a right‑sized, redundant team so vacations and sick days don’t become your emergency.
- Clarity: financials you can trust, in real time, every time.
- Choice: any qualified vendor, transparent bids, and your final decision.
- Care: decisions made for the long‑term health of the community — because future buyers deserve a well‑run building, too.
A note to boards in Massachusetts & New England
This region deserves ethical, sincere property management. We’re in this work to raise the standard: honest books, respectful governance, and communities that hold their value over time.
Profit is the result of doing those things well. Not the result of cutting corners.
In short, the master plan is:
- Build a technology-first, data-driven management engine.
- Use it to deliver a flat-fee, all-included service that aligns incentives.
- Use that to scale specialist teams (finance, ops, legal, maintenance, projects, community).
- While doing the above, keep vendors open, books real-time, and governance transparent.
- Tell everyone. Fix the industry.
Note to the competitors trying to be like us:
Borrow the ideas. Then do the work. We’ll be over here raising the bar, again.
