Clarity on every contract. Confidence at every meeting.
Condo boards are volunteers managing millions in vendor contracts — often without the tools or expertise to know if they're getting a fair deal. LumaBoard changes that. Upload any contract and get a clear, actionable AI audit in under 60 seconds. Free, no account needed.
Florida law requires condo associations to get competitive bids on contracts exceeding 5% of their annual budget. Most boards don't realize when that threshold applies.
Source: Florida Statute §718.3026
A large share of Miami condo owners face steep monthly HOA fees compared with national averages.
Source: LendingTree 2024
Vendor contracts that haven't been reviewed or rebid in years are one of the most common sources of overspending in condo associations — money that could stay in your reserves.
Source: HOAleader
Lower vendor costs mean lower operating expenses — reducing pressure to raise HOA dues or issue special assessments that hit every owner in the building.
Source: Community Associations Institute
What we audit
You're trusted to make the right call. We make sure you can.
Board members take on real responsibility for their neighbors and their community. LumaBoard gives you the knowledge and confidence to protect your building and make decisions you can stand behind.
Deadlines that sneak up on you
Most vendor contracts auto-renew with only 30–60 days notice. Miss the window and you're locked in for another year, often at a higher rate — with no way out.
Promises that don't hold up
Terms like 'reasonable time' sound fine until your elevator is down for three days. Vague language gives vendors an easy out and leaves your residents with no recourse.
No way to know if you're overpaying
Without data on what comparable buildings pay, it's nearly impossible to push back on pricing or know if a bid is reasonable. LumaBoard gives you that context.
Built for everyone who keeps a building running.
Board members
You volunteered to protect your neighbors' investment. We give you the knowledge to do it well.
Unit owners
Your dues deserve to be spent wisely. See exactly what your building's contracts say.
Property managers
Show your clients you're on top of every contract, every renewal, every risk.
From contract to clarity in under 60 seconds
No lawyers. No spreadsheets. No account required.
Choose Your Category
Select elevator, pool, landscaping, insurance, or let our AI figure it out automatically.
Every clause. Every risk. Every question you should be asking.
Our AI reads your contract the way a South Florida HOA attorney would — then gives you the insights and language to take action, ask the right questions, and push back on bad terms.
Auto-renewal clauses
Hidden deadlines that lock you in automatically
Price escalation
Percentage increases buried deep in the contract that nobody read
Missing SLAs
No response time guarantees means no accountability
Termination penalties
Early exit fees that trap you with bad vendors
Scope gaps
Services you think are covered but aren't
Insurance gaps
Insufficient coverage that exposes your association
Hidden fee structures
Surcharges and add-ons that inflate the real cost above the headline price
Florida SB 4-D
Florida's new condo laws have raised the stakes for every board.
After the Champlain Towers collapse in Surfside, Florida passed SB 4-D — requiring mandatory structural inspections, reserve studies, and funded reserves for condo buildings across the state. Many deadlines are approaching now. Boards are signing contracts for inspection and engineering work they've never procured before, often without knowing what fair terms or fair pricing looks like. LumaBoard helps you understand what you're signing before you sign it.
Learn about Florida's SB 4-D requirements →Every building deserves a fair deal.
Upload any vendor contract and get a full AI audit in under 60 seconds. No account needed, no lawyers required — just clear, actionable answers so you can move forward with confidence.
Scan your contract now →Your document is discarded after analysis. Results are available for 30 days.