Condo management software for high-rise buildings: Run the front desk and Florida’s condo deadlines from the same record.
Condo management software is where a building’s day lives: owner calls, work orders, the front desk’s logs and the board’s records. In TowerLine AI, the AI concierge takes owner calls when the desk can’t and opens the work order during the call, while records requests, SIRS and milestone inspections run on their own clocks beside it.
What a first deployment covers. The AI concierge on the phone, work orders, the Resident Portal and the core manager dashboard. Other modules, such as the Florida records and structural tracking below, packages and the front desk logs, are added after launch and scoped with you.
How are Florida condo records requests tracked?
A written request from a Florida condominium owner starts a count of 10 working days. Each request in TowerLine AI runs on its own clock, through gathering, redaction and optional attorney review, to delivery by secure link.
Associations managing a Florida condominium with 25 or more units that does not contain timeshare units must post specified official records on a website or app, generally within 30 days of receiving or creating them, in an area only owners can open. TowerLine AI shows the posting date on each record and the clock on each request. The association and its counsel remain responsible for compliance.
Source: §718.111(12), Florida Statutes. General information, not legal advice.
Explore the Florida requirement map Florida condo compliance checklist
SIRS and milestone, side by side
Older towers carry two structural clocks: the structural integrity reserve study and the milestone inspection. TowerLine AI keeps each study, inspection phase, owner notice and repair permit next to its due date, so the board can see what has been met and what comes next.
Five interruptions before midnight, one record
Most condo management days start at the front desk, and the desk’s day is a string of interruptions, usually while the phone rings on two lines. Here is an ordinary one, and the TowerLine AI screen each item lands on.
Example scenario.
Move-in, unit 1203
The mover confirms for noon. The freight elevator is reserved from 12 to 4 with pads up by 11:45, and the booking sits on the calendar the desk works from.
Lands in · Leasing and movesA plumber with no insurance certificate
He is at the desk for 804 and nothing is on file. Contractors wait until management clears the certificate, and the hold is logged against the unit.
Lands in · Front desk and securityOne truck, 41 packages
Each package is logged once with its shelf, and the resident gets a text and an email with a pickup code. Perishables go to the cold shelf.
Lands in · PackagesA guest who isn’t on the list
The desk checks the unit’s passes: a recurring family pass, a cleaner on Tuesdays, each with its own code and dates.
Lands in · Guests and packagesWater in the 17th-floor corridor
One person on the overnight desk. The AI concierge opens an urgent work order and pages the on-call engineer your policy names while the desk handles the hallway.
Lands in · Work orders
The logs a desk kept on paper
A package book, a clipboard for the freight elevator and a binder of insurance certificates each held part of the story. In TowerLine AI they share one record with engineering and management. Each log is set up around your building during implementation: the desk’s procedures, the freight elevator’s booking rules, your vendor list and the documents your board posts for owners. Pick a log to see its screen.
A cleaner on Tuesdays, with nobody home
Many condo owners spend part of the year somewhere else or lease their unit. The owner adds a recurring vendor pass once. When the cleaner calls from the lobby, the AI concierge matches the pass code, and the desk checks photo ID in person.
Notices that reach them
Owners who live elsewhere can keep an alternate mailing address, and consent for email, text and AI voice notices is recorded owner by owner, so a statutory notice goes where it is allowed to go.
Repairs with permission to enter
When an owner reports a repair in the Resident Portal or by phone, permission to enter is recorded on the work order, so the technician can get in while the owner is away. A text goes to the owner when the technician signs in at the desk.
A resident and an owner, answered.
A resident asks about her packages, the pool project and the next board meeting, and gets all three by text. Then an owner who lives out of state checks her tenant’s Saturday move-in: the AI concierge spots the missing mover insurance, texts the mover an upload link and sends her a payment link, all without the desk picking up.
Frequently asked questions
What is condo management software?
For a condominium, it is where the building’s day lives: maintenance requests, the desk’s package and visitor logs, freight elevator and amenity reservations, contractor access, owner communication, board records and capital projects. TowerLine AI covers that work, with its AI concierge taking owner calls around the clock. It started as a command center designed for a 24-story luxury condominium tower in South Florida.
Does the AI concierge replace our concierge or front desk staff?
No. Your staff keep the desk. The AI concierge can take the phone line when the desk is busy, overnight and on weekends, and handle the work that does not need someone standing in the lobby: checking the package log, booking the freight elevator, checking a guest pass and paging engineering under your policy. The desk sees what it did in the same record.
How does TowerLine AI help with Florida condo records requirements?
If a Florida association manages a condominium of 25 or more units (timeshare condominiums excepted), it must post specified official records on a website or app with an owner-only area (§718.111(12)(g), Florida Statutes). TowerLine AI keeps those records, who can see them and their posting dates, and runs each written records request on its own working-day clock. The association and its counsel remain responsible for compliance. General information, not legal advice.
What does the board see that the desk doesn’t?
Directors work in the Board Portal: governance, capital projects, bids, the reserve study, the milestone inspection and the records owners can request. The package log, visitor list and freight bookings stay with the desk and management. What each role sees (board, manager, front desk, maintenance, accountant) is set per role and confirmed during setup. Your accounting system stays the system of record; see Integrations.
How much does condo management software cost?
A condominium is quoted on its own after scoping, and we keep no public price list. The quote depends on the size of the tower, the modules it uses, such as the front desk, packages, Florida records and the marina, and how many calls the AI concierge takes. A firm, written number follows the demo, and the tower can start with a fixed-scope pilot.
Bring a Tuesday at your desk. We’ll run it through TowerLine AI.
A 15-minute walkthrough on your own scenarios: the contractor with no certificate, the records request on day eight, the leak in an owner’s empty unit.