For homebuyers
Know what's wrong with the HOA before you buy the house.
Upload the disclosure packet from your escrow. In under an hour you get a ~10-page plain-English brief: a Risk Score 0 to 100, red flags ranked by severity, and every legal flag cited to your state's statute. Page citations on every claim.
Covers 10 states: CA, TX, FL, VA, AZ, CO, NV, WA, NC, IL. Statute cross-reference included. Page citations on every claim.
Just browsing? Read free buyer previews for 6 California HOAs or the California HOA disclosure packet guide.
The disclosure problem
1 in 2
HOA communities underfunded below the recommended reserve level
Foundation for Community Association Research
91%
of community associations reported unexpected expense increases in 2023
Foundation for Community Association Research, 2023
365,000+
HOA communities across the United States
Community Associations Institute
How it works
Three steps. Same day. Often the same coffee break.
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01
Upload the packet
Drag in the full disclosure package: CC&Rs, bylaws, reserve study, financials, board minutes, SPQ, TDS, and NHD. We auto-identify each document type. Multiple PDFs work; we treat them as one bundle. 200 MB total maximum.
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02
Our pipeline reads every page
Automated extraction surfaces the financials, rule restrictions, governance structure, architectural enforcement posture, and state disclosure coverage. When SPQ, TDS, or NHD documents are included, those are analyzed separately and appended to the brief. The Risk Score is computed deterministically from 10 sub-scores.
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03
You receive a buyer brief PDF
Roughly 10 pages, print-friendly. The Risk Score with confidence grade, a red-flag list ranked by severity, 5 talking points you can act on, and a missing-disclosures checklist. Page citation on every claim.
What is in every brief
The brief reads like a paralegal's memo, not a marketing summary.
Each section cites the page in the source packet so you - or your attorney - can check every finding yourself.
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Risk Score 0 to 100
Composite of 10 sub-scores: financial health, litigation exposure, special-assessment likelihood, reserve funding, rule restrictiveness, governance complexity, architectural enforcement, disclosure coverage gap, property condition (from SPQ/TDS), and natural hazard exposure (from NHD). When too few signals are present, the composite is honestly suppressed and the missing categories are listed.
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Red-flag list, severity-ranked
HIGH, MEDIUM, LOW markers with three redundant cues so severity reads in black-and-white when you print and hand to a buyer.
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5 talking points
What to ask your agent or the seller, in plain language, with the page citation to back each one.
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Disclosure coverage map
The state disclosure categories, marked present or missing, with the exact page where the present ones appear.
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Legal compliance flags
Key HOA provisions cross-referenced against the applicable state statute. HIGH, MEDIUM, or LOW severity flags with citations. Supported in all 10 covered states.
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Page citations on every claim
"Page 47 of CC&Rs" beats "the bylaws say". Every assertion in the brief points to the source.
Pricing
Two ways to use HOA Notes.
Both plans include the full brief: Risk Score, red-flag list, 5 talking points, legal compliance flags, and page citations on every claim.
Per Packet
$59
per brief
No subscription. Pay as you go.
- Full ~10-page buyer brief PDF
- Risk Score 0 to 100 (10 sub-scores)
- Red-flag list, severity-ranked
- 5 talking points
- SPQ, TDS, and NHD analysis (auto-detected)
- Disclosure coverage map
- Legal compliance flags (10 states)
- Page citations on every claim
- Delivered in under an hour
Brokerage Seat License
$1,200
per seat / year
10-seat minimum. Up to 35 briefs per seat per month.
- Everything in Per Packet
- Up to 35 briefs per named agent per month
- Broker admin portal
- Roster management
- Annual Stripe billing
- Cancel any time before renewal
Not sure what you are buying? See a sample brief (PDF).
FAQ
Common questions before you upload a packet.
- Is this legal advice?
- No. HOA Notes is not a law firm and the operator is not your attorney. The brief is research support derived from documents you provided. Your buyer's attorney should independently verify the citations and review pending litigation or special-assessment exposure before close of escrow. The brief carries this disclaimer in the footer of every page.
- Which states do you support?
- HOA Notes currently covers ten states: California, Texas, Florida, Virginia, Arizona, Colorado, Nevada, Washington, North Carolina, and Illinois. The legal compliance cross-reference is calibrated to each state's HOA and condominium act. Documents from unsupported states will still run; statute cross-referencing is skipped for those briefs.
- How accurate is the Risk Score?
- The Risk Score is computed deterministically from 10 sub-scores extracted from the packet. We make no per-finding accuracy guarantee; the brief is best-effort and reviewable. When the packet is missing too many disclosure categories to score honestly, the composite is suppressed and the missing categories are listed instead.
- What if my brief does not arrive?
- If more than an hour passes without delivery, use the contact form with your Stripe order number. We will check on it.
- Where are uploaded packets stored?
- Cloudflare R2 in a private bucket, encrypted at rest. The packet is read once by our pipeline; the resulting brief is hosted at briefs.hoanotes.com behind a unique unguessable order ID. Full details in the Privacy Policy.
- Do you have example reviews I can read for free?
- Yes. We've published free buyer previews for 6 California HOAs at hoanotes.com/hoa/. Each preview shows the top 3 red flags, sample agent talking points, and a checklist of what is missing from the standard disclosure packet for that community. You can also compare all 6 side by side or read the disclosure packet guide.
Ready to start
Upload your packet before contingencies expire.
$59 per packet. No subscription. Agents and brokerages: $1,200 per seat per year.