Every board meeting starts before the room fills.

All system actions are clerical and ministerial under the direct supervision and control of a licensed manager (§468.431(2), F.S.). The CAM verifies notice calculations, amounts, quorum, budgets, estoppels, contract terms and maintenance decisions.

Regaldi neither provides direct management services nor replaces the licensed personnel the firm must employ under §468.432(2)(g), F.S. Fixed fees and human approval do not make Regaldi a licensed manager.

Dates are shown for CAM verification; the CAM confirms each one. Records: 10 working days for condominiums, 10 business days for HOAs. Estoppels: 10 business days, with expedited requests flagged separately. Website records: generally 30 days, with earlier meeting-notice rules where they apply.

Owner meetings: 14 days. Board notices: generally 48 hours; the HOA mailed alternative is 7 days; special-assessment and use-rule cases need their own review. Milestone owner notice: 14 days. SIRS distribution and the Division statement: 45 days. Record return: 20 business days.

The calendar holds the CAM-confirmed milestone and SIRS schedule from source documents, including phase-one and repair-start clocks where they apply. Milestone age, local rules, extensions and study requirements are never inferred from Quarry.

The CAM verifies the condominium website threshold of 25 units and the HOA threshold of 100 parcels, the required access controls and the document categories. Engineers and other qualified professionals perform the inspections and studies.

Collection-notice drafts are prepared, never system-run, and use counsel-approved templates. Counsel must resolve FDCPA applicability and the open §559.553 registration question before the workflow is enabled. CAM firms are not listed among the cited registration exemptions. No automated legal determination.

Counsel or the CAM verifies the statutory forms, the amounts, the 30-day late-assessment window, the 45-day intent-to-lien period and the separate 45-day foreclosure notice. Required first-class and certified or registered mail, the destinations and the proof of mailing stay in the file. No attorney fees before the required late notice. No collection contact between 9 p.m. and 8 a.m., and no direct debt contact with an owner known to have a lawyer. The board and the attorney decide and perform lien and litigation work.

The board, a committee or the owners make the decisions the law reserves to them. Required SIRS-item reserves cannot simply be waived, and a permitted pause or funding alternative needs its conditions and votes.

Fines and suspensions require the proper notice and hearing; condominium fines cannot become liens. Accommodation requests go to people, with counsel. Regaldi neither counts nor certifies election votes, signs estoppels or moves funds.

AI or artificial-voice marketing calls and automated marketing texts require prior express written consent. Non-marketing automated calls or texts to owners’ mobiles still require prior express consent. An inbound contact or a business listing is not written marketing consent. The AI assistant identifies itself as automated.

National, Florida and internal do-not-call checks apply. Florida sales calls stay within 8 a.m. to 8 p.m. at the recipient’s location, with no more than three calls in 24 hours on the same subject. Revocation and STOP are honored promptly. Recording requires every party’s consent. Board members’ personal numbers are not exempt because the offer concerns an association.

Statutory email delivery requires the owner’s applicable consent. Marketing email uses accurate sender information, the firm’s licensed name, license numbers, postal address, the required advertising identification and a working opt-out, suppressed at once as policy; the CAN-SPAM outer limit is 10 business days.

Consent to online voting is tracked separately, with the required device-check schedule. The association runs its own voting system.

Watch only the firm’s own associations. No owner outreach, and no owner data or association lis pendens used for prospecting. Public-record research, not a title or lien search, an inspection or an engineering opinion. Name matches and parcel links need checking; missing records and unsupported feeds are not clean findings.

Miami-Dade has the deepest supported coverage; other counties depend on their sources. Code feeds may lack association names, recorded liens often lack a folio, and common elements may need a checked master folio or radius. City of Miami recertification does not extend to the county’s own program or other cities. Miami-Dade unsafe-structure records are not collected. Some sources, tax status among them, are stale or unavailable.

Conflict disclosure, agenda attachment, minutes and the required director vote are followed. The CAM negotiates within the license and the board approves. Vendor-bid thresholds and professional disclosures require review.

Management contracts carry the required 12-point statutory statement, and the statutory standards cannot be waived. Turnover and records handover stay with the CAM firm and the board. No referral fees, revenue sharing or kickbacks.

CAM and firm licenses, renewal and education duties, registry updates, member disclosures and meeting attendance are tracked. Contractor DBPR checks and insurance expiry tracking are clerical evidence, not a warranty. Engineer registry lookup is not verified in the product. A missing registry result is never treated as an accusation.

Files stay in the firm’s working folder. Content the AI assistant reads passes through Regaldi’s server to the AI provider. Access, retention, deletion, uploaded material and staff permissions are agreed in writing. No local-only, zero-retention or SOC 2 claim. Owner data is not used to build lists for anyone.

Studio uses the firm’s own screens with permission. No native connector, bank, payment, e-signature or voting system is offered. Sending and posting wait for human approval; authorized people sign and pay. AI output can be wrong; check sources and drafts before use.