# Nestingbird

> For a more detailed version, see: https://nestingbird.co/llms-full.txt

> Nestingbird is HOA software built for self-managed boards — everything a management company does, in one place. Founded in 2020, it serves condo and townhouse associations with assessments and dues, annual budgets with 30-year reserve projections, formal meetings and votes, document management, and maintenance planning. Pricing is free forever on the Community plan, pay-as-you-go for occasional extras, or $25/month flat for Autopilot ($250/year prepaid, about 17% off); there are no per-unit fees and no volume tiers. Fully mobile-friendly in the browser — residents can pay dues, view documents, and submit maintenance requests from any phone, no app download required.

## Help Center

- [I Just Took Over My HOA Board — Now What?](https://app.nestingbird.co/help/articles/i-just-took-over-my-hoa-board-now-what): You just inherited a role you didn't plan for — here's how to get organized and start running your building with confidence.
- [Understanding Your Building Health Score](https://app.nestingbird.co/help/articles/understanding-your-building-health-score): How Nestingbird evaluates your building across six dimensions, what the grades mean, and how to improve.
- [Understanding Your Reserve Fund](https://app.nestingbird.co/help/articles/understanding-your-reserve-fund): What reserve funds are, why they matter, and how to measure reserve health.
- [Creating Your Annual Budget](https://app.nestingbird.co/help/articles/creating-your-annual-budget): Walk through the budget wizard to build a complete annual budget for your HOA.
- [Planning Capital Projects](https://app.nestingbird.co/help/articles/planning-capital-projects): Plan and budget for major building expenses like roof replacements and elevator modernization.
- [Uploading Bylaws & Governing Documents](https://app.nestingbird.co/help/articles/uploading-bylaws-governing-documents): Store your HOA's bylaws, CC&Rs, and other governing documents in one central location.
- [Managing Your Insurance Policy](https://app.nestingbird.co/help/articles/managing-your-insurance-policy): Track insurance coverage, set expiration reminders, and stay compliant.
- [Enabling Resale Disclosures](https://app.nestingbird.co/help/articles/enabling-22-1-resale-disclosures): Set up resale disclosure data so owners can generate state-compliant resale packages (Illinois 22.1 disclosures and Washington resale certificates).
- [Setting Up Your Units](https://app.nestingbird.co/help/articles/setting-up-your-units): Add units manually or upload your declaration to populate unit numbers and ownership percentages.
- [Transferring Unit Ownership](https://app.nestingbird.co/help/articles/transferring-unit-ownership): Transfer a unit to an existing member or invite a new owner.
- [How AI Organizes Your Documents](https://app.nestingbird.co/help/articles/how-ai-organizes-your-documents): What happens when you upload a document — classification, extraction, and AI-powered search.
- [Scheduling & Running Board Meetings](https://app.nestingbird.co/help/articles/scheduling-running-board-meetings): Create board meetings, set agendas, and record minutes.
- [Setting Up Board Elections](https://app.nestingbird.co/help/articles/setting-up-board-elections): Run fair, transparent board elections with nominations, voting periods, and results.
- [Creating a Recurring Meeting Schedule](https://app.nestingbird.co/help/articles/creating-a-recurring-meeting-schedule): Set up a regular meeting cadence so your board stays on track.
- [Connecting Your Bank Account](https://app.nestingbird.co/help/articles/connecting-your-bank-account): Link your HOA's bank account through Plaid to automatically import transactions.
- [Categorizing Transactions](https://app.nestingbird.co/help/articles/categorizing-transactions): Organize transactions into categories for accurate financial reporting.
- [Financial Reporting](https://app.nestingbird.co/help/articles/financial-reporting): Generate spending breakdowns, trend analysis, and income vs. expense reports.
- [Managing Member Invoices & Dues](https://app.nestingbird.co/help/articles/managing-member-invoices-dues): Create invoices, track payments, and manage assessment collection.
- [Setting Up Autopilot Collections](https://app.nestingbird.co/help/articles/setting-up-autopilot-collections): Turn on automated invoicing, enable autopay, track delinquent accounts, and let Nestingbird handle reminders.
- [Tracking Building Systems](https://app.nestingbird.co/help/articles/tracking-building-systems): Catalog major building systems and track service history and maintenance schedules.
- [Uploading Inspection Reports](https://app.nestingbird.co/help/articles/uploading-inspection-reports): Upload building inspection reports and let Nestingbird extract key findings automatically.
- [Planning Capital Improvements](https://app.nestingbird.co/help/articles/planning-capital-improvements): Create a long-term maintenance plan with cost estimates and budget integration.
- [Managing Owner Requests](https://app.nestingbird.co/help/articles/managing-owner-requests): Handle maintenance requests, complaints, and questions through the ticket system.
- [Using Comments & Discussions](https://app.nestingbird.co/help/articles/using-comments-discussions): Keep conversations going on tickets through comments and email replies.

## Free Tools

- [Reserve Study Calculator](https://nestingbird.co/reserve_study_calculator): Free 30-year reserve fund projection tool. Compare funding strategies, model special assessment risk, and calculate per-unit costs for your HOA.
- [Building Health Score](https://nestingbird.co/building_score): Free assessment that evaluates your HOA across six dimensions of operational health.

## Free Documents

Downloadable cheat sheets, checklists, and worksheets for self-managed HOA and condo boards. Every document is ungated — no email address, no account, no signup — and available as a fill-in Excel workbook and a printable PDF generated from that same workbook.

- [Free Documents index](https://nestingbird.co/resources): All free cheat sheets, checklists, and worksheets for HOA and condo board members, grouped by governance, money, and operations.
- [Governing Documents Cheat Sheet](https://nestingbird.co/resources/governing-documents-cheat-sheet): Worksheet covering the six sections of an HOA's declaration and bylaws that actually decide things — maintenance responsibilities, assessment authority, voting thresholds, meeting requirements, board elections, and board authority — plus an amendments tracking table and where state statute overrides the association's own documents. Explains the four-document hierarchy (declaration, articles of incorporation, bylaws, rules and regulations) and which one controls when two conflict.
- [New Board Member Document Checklist](https://nestingbird.co/resources/new-board-member-document-checklist): Every document a newly elected HOA or condo board member should request, in request order — bank statements, budgets, reserve balance and study date, governing documents and amendments, the master insurance policy, vendor contracts with expiry dates, and deferred maintenance. Includes a copy-paste email for requesting all of it in one dated request.
- [Board Coverage Template](https://nestingbird.co/resources/board-coverage-template): Maps the three areas a small board must cover — financial awareness, maintenance and vendor responsiveness, owner communication — against named owners and backups, and flags any row nobody owns. Argues that titles serve state filings rather than dividing work. Includes a shared vendor list with renewal dates, annual costs, and per-member spend authorization limits.
- [Management Company Fee Schedule Checklist](https://nestingbird.co/resources/management-company-fee-schedule-checklist): 22 HOA management fee line items to get priced in writing before signing — base fee, financial reporting, tax filing, audit, extra and annual meetings, vendor coordination, after-hours calls, printing and postage, statements, collections, lien filing, resale packages, site visits, onboarding, portal fees, and termination fee. Includes a side-by-side annual cost comparison against self-management and a cost-per-unit-per-month calculation.
- [8 Mistakes Self-Audit](https://nestingbird.co/resources/8-mistakes-self-audit): Eight yes/no questions an HOA board can ask about its own association — knowing the numbers, funding reserves monthly, capital planning versus patching, reading the governing documents before authorizing repairs, prioritized maintenance, raising assessments early, keeping records out of one person's head, and sharing the workload. Each question carries the single corrective action.

## Product Pages

- [Pricing](https://nestingbird.co/pricing): Three ways to pay — Community (free forever), pay-as-you-go a la carte add-ons on top of Community (no subscription), and Autopilot ($25/mo flat, or $250/year prepaid — about 17% off). Both plans include unlimited units and residents. Community includes assessment collection, budgeting and reserve studies, governance, documents, and more. Autopilot adds automated invoicing, automated accounting, lower platform fees, unlimited AI assistant, and unlimited video meetings. No per-unit fees and no volume tiers: the platform-fee rate is the same at any collection volume, though the amount charged scales with what is collected. Save ~17% with yearly billing.
- [Pricing FAQ](https://nestingbird.co/faq): Answers to common questions about Nestingbird — pricing, security, payments, setup, features, data, and support for HOA boards and property managers.
- [Birdie AI](https://nestingbird.co/features/ai-chat): AI assistant trained on your building's own documents — bylaws, insurance, meeting minutes, and financials. Answers board questions in plain language with citations to the exact document and section, reasons across documents, works in 6 languages, and auto-generates an FAQ from your documents that refreshes itself as new documents are uploaded (Autopilot).
- [Budgeting & Reserves](https://nestingbird.co/features/budgeting): Draft your annual budget from real bank transactions, forecast capital projects over a 30-year horizon with inflation, set reserve funding goals, and capture the board's approval vote on record.
- [Collections](https://nestingbird.co/features/collections): Invoice every owner by ownership percentage, accept card, ACH, and check payments via Stripe, send automatic late notices, and keep owner ledgers reconciled to the bank in real time. Invoices go out before the 1st and each owner picks an autopay day from the 1st to the 5th; overdue invoices flip to past due on the 10th, and owners still behind are chased on the 20th. Each board controls its payment policy: accept cards + ACH or ACH-only, configure check instructions once so they appear on every invoice, and choose who covers Stripe's processing fee — the building absorbs it by default, so owners pay exactly their assessment.
- [Governance](https://nestingbird.co/features/governance): Run board meetings on video with AI-generated minutes, hold online board elections, and run community polls with anonymous voting and two-thirds majority tracking.
- [Maintenance](https://nestingbird.co/features/maintenance): Track 9 building systems with service history and scheduled intervals, estimate remaining useful life, and build a 30-year capital timeline that feeds your reserve plan.
- [Documents](https://nestingbird.co/features/documents): Drag in or email any PDF; Nestingbird auto-classifies it, extracts policy numbers and expiration dates, tracks renewals, and generates state-compliant resale disclosure packets (Illinois 22.1 disclosures and Washington resale certificates) in one click.
- [Financials & Reports](https://nestingbird.co/features/reports): Sync your bank via Plaid, auto-categorize transactions with AI, and generate eight financial reports without manual data entry — income statement, balance sheet, income vs. expense, spending by category, budget vs. actual, aged receivables, general ledger, and trial balance — plus pre-filled 1120-H tax filings. Owners receive a monthly statement in which every total traces to rows they can point at: transfers between the association's own accounts are not counted as income, and uncategorized spend is named rather than hidden in a subtotal. No bank connection? Import transaction history via CSV and get the same reports.
- [Physical Mail](https://nestingbird.co/features/mail): Compose a letter in-app, verify the address, and mail it — certified or standard — with per-piece delivery tracking from submitted to delivered. Meeting, budget, and election notices can mail alongside the email. From $1.66/piece on Community; 200 standard pieces/month included on Autopilot.

## Comparisons

- [Compare HOA Software](https://nestingbird.co/compare): Side-by-side comparisons of Nestingbird and popular HOA management tools.
- [Nestingbird vs PayHOA](https://nestingbird.co/compare/payhoa): Compare Nestingbird and PayHOA for self-managed condo boards.
- [Nestingbird vs AppFolio](https://nestingbird.co/compare/appfolio): Compare Nestingbird and AppFolio for HOA management.
- [Nestingbird vs Buildium](https://nestingbird.co/compare/buildium): Compare Nestingbird and Buildium for HOA management.
- [Nestingbird vs HOA Express](https://nestingbird.co/compare/hoa-express): Compare Nestingbird and HOA Express for HOA management.
- [Nestingbird vs Condo Control](https://nestingbird.co/compare/condo-control): Compare Nestingbird and Condo Control for HOA management.
- [Nestingbird vs HOALife](https://nestingbird.co/compare/hoalife): Compare Nestingbird and HOALife for HOA management.

## Blog

- ["Our Building Is Too Small for HOA Software" (No, It Isn't)](https://nestingbird.co/blog/our-building-is-too-small-for-hoa-software/): Why small HOAs need a system too — compliance disclosures, lender questionnaires, and maintenance obligations don't shrink just because your building does, and small buildings often carry the most risk.
- [How to Build a Reserve Fund When Your HOA Has Never Had One](https://nestingbird.co/blog/how-to-build-a-reserve-fund-when-your-hoa-has-never-had-one/): A step-by-step guide to going from zero reserves to a fully funded repair plan — without a professional reserve study or a single special assessment.
- [Does Your Small HOA Actually Need a Management Company?](https://nestingbird.co/blog/does-your-small-hoa-actually-need-a-management-company/): An honest look at where management companies earn their fee, where they don't, and how to figure out which side of that line your building falls on.
- [What Nobody Tells You About Special Assessments](https://nestingbird.co/blog/what-nobody-tells-you-about-special-assessments/): The real cost of a special assessment isn't the dollar amount — it's the months of board member time, collection logistics, neighbor relationship strain, and compounding building damage while waiting for funds.
- [The Illinois 22.1 Disclosure: What Your Board Needs to Have Ready](https://nestingbird.co/blog/the-illinois-22-1-disclosure-what-your-board-needs-to-have-ready/): A plain-English guide to the resale disclosure packet every Illinois condo board must produce under Section 22.1 of the Condominium Property Act (765 ILCS 605/22.1), covering the 9 statutory requirements, common pitfalls, and preparation strategies.
- [You Just Got Elected to Your HOA Board. Now What?](https://nestingbird.co/blog/you-just-got-elected-to-your-hoa-board-now-what/): A first-person guide from someone who learned every lesson the hard way — and built a tool so you don't have to.
- [What You Can Do With Nestingbird Before Spending a Dollar](https://nestingbird.co/blog/what-you-can-do-with-nestingbird-before-spending-a-dollar/): A walkthrough of everything your board can set up on the free plan — from collecting dues to storing documents to asking your bylaws a question.

## Contact

- Support email: support@nestingbird.co
- Website: https://nestingbird.co