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Everything we sell

Everything we make, with the price on it

Start with what your building needs done. Every card tells you who it is for, what you get, what it costs, and what happens once you get in touch.

Free, and first

I need to find out where we stand

These are free, they ask for nothing, and they sit above everything we sell because the honest sequence is find out first and buy second. If they tell you the building is in good order, that is a good outcome and you owe us nothing.

Free tool

Milestone Inspection Deadline Calculator

For a board that knows a milestone inspection is coming and cannot say what date it is due.

What you get

  • The date your first milestone inspection is due, worked from your certificate of occupancy rather than from a rule of thumb
  • What the phase two inspection is, and what finding substantial structural deterioration does to your dates
  • The statutory paragraph the date came from, so you can check the answer rather than trust it

What it costs

Free

No account, no email address, and nothing stored.

What happens next

You use it. Nothing is stored, no email address is asked for, and nobody calls you afterward.

When it is the wrong answer. It reads a statute against dates you type in. It does not look at your building, and an engineer is still the only person who can tell you what the concrete is doing.

Work out your deadline

LRI Connect provides software and operational services. Legal conclusions, privilege decisions, required disclosures, and final compliance determinations remain with the client and its qualified counsel.

Free tool

Florida Building Report

For a buyer, an owner or a lender who wants to know what the public record already says about a building before anyone starts negotiating.

What you get

  • Corporate standing at the Division of Corporations, the unit count, and the age and height where a public source recorded them
  • The statewide milestone estimate that age implies, named as an arithmetic result rather than as a deadline for the building
  • Whether an official-records website was located, and which record categories a public reader could actually see on it
  • The source and the read date beside every one of those, so you can weigh the report rather than trust it

What it costs

Free

No account, no email address, and nothing stored.

What happens next

You read it. Nothing is stored, no email address is asked for, and nobody calls you afterward.

When it is the wrong answer. It does not score, grade or rank the building, and it will not tell you whether an association has met an obligation. A record it could not find is a fact about the search: an association may keep every document behind an owner sign-in and a search from outside would see none of them.

Read the public record

LRI Connect provides software and operational services. Legal conclusions, privilege decisions, required disclosures, and final compliance determinations remain with the client and its qualified counsel.

Free tool

Florida Condominium Website Check

For a condominium board that believes its records website is in order and has never had anyone look at it from the outside.

What you get

  • A report of what your public site actually serves, taken from the outside the way an owner sees it
  • The record categories the statute expects, and which of them a reader can reach today
  • Whether the owner and employee section exists and whether it is behind a credential

What it costs

Free

No account, no email address, and nothing stored.

What happens next

You run it against your own address and read the report on the page. We do not email you the result and we do not keep it.

When it is the wrong answer. It reads what is published. It cannot tell you whether the document behind a link is the current version, and that is usually the harder problem.

Check your association website

LRI Connect provides software and operational services. Legal conclusions, privilege decisions, required disclosures, and final compliance determinations remain with the client and its qualified counsel.

Free tool

Florida Statute Library

For a director who has been told what the statute says and would rather read it.

What you get

  • The condominium, cooperative and homeowners association chapters, in full, section by section
  • Plain commentary on the sections a board meets most, kept separate from the statutory text so the two are never confused
  • A stable address for every section, so a board packet can cite one and it still resolves next year

What it costs

Free

No account, no email address, and nothing stored.

What happens next

You read it. There is no login and no paywall.

When it is the wrong answer. It is the text and a reading of it. It is not advice about your association, and Florida law changes between sessions.

Open the statute library

LRI Connect provides software and operational services. Legal conclusions, privilege decisions, required disclosures, and final compliance determinations remain with the client and its qualified counsel.

The compliance ladder

We have obligations and no system for them

Two rungs. The first gives your board one place that says what the association owes, when it is due, and who has it. The second is for Florida condominiums and adds the records website with the posting run for you.

The two rungs here and the platform below sit on one ladder. The comparison puts all three side by side, line by line, so you can see where each one stops before you pick.

Compare the three rungs

The platform

LRI Compliance

For a board that wants one place saying what the association owes, when it is due, who has it, and whether it is finished.

What you get

  • A compliance calendar built from your jurisdiction, your association type and your fiscal year rather than from a generic checklist
  • An owner and a due date on every obligation, with reminders that reach that person and not the whole board
  • Evidence attached where an obligation closes, so a finished item can still be proved a year later
  • Every director, officer and manager included, because charging by the seat is how a board decides to leave somebody out
  • A binder export and a quarterly summary you run yourself for the board packet
  • Ask about any deadline and get the date, the section it comes from, and why it lands where it does, in one answer

What it costs

$99

Each month, at the smallest band

  • $99  25–49 units
  • $129  50–99 units
  • $159  100–149 units

A flat monthly by building size. Nothing to begin, and annual billing runs at ten months so two months are free.

150 units and above is quoted rather than banded, because the shape of the work changes rather than the size of it.

What happens next

Choose monthly or annual billing and enter the association details. Your thirty-day trial opens immediately without a card; add a payment method before it ends to continue.

When it is the wrong answer. It tracks obligations. It does not do the work for you. If you are a Florida condominium and nobody on the board is going to keep the records website current, Records Compliance is the honest answer and it costs more for a reason.

See it in full

LRI Connect provides software. The board and its officers remain responsible for what is filed, posted, adopted, and decided; the system tracks the obligation, produces the record, and holds the evidence.

LRI Connect Services

Records Compliance

For a Florida condominium board that has the posting obligation and has already learned that a volunteer will not keep up with it.

What you get

  • The statutory records website, built on your own address and hosted, with the owner and employee section behind a credential
  • The posting clock run for you, so a record goes up inside the window rather than when somebody remembers
  • Your existing records inventoried, posted, and a written list of what you cannot produce
  • A quarterly summary written for the board packet, not exported for you to write
  • One person answerable for it, reachable by name

What it costs

To build it, once

$2,495

Then, monthly

  • $19525–49 units
  • $24550–99 units
  • $295100–149 units

25–149 units. Annual billing runs at ten months, so two months are free.

Under 25 units and above 149 units are quoted rather than banded. So is a portfolio of several associations, which is one engagement rather than several.

What happens next

You send your website address and your association name. We look at what is published today and reply within one business day with what we found and a start date.

When it is the wrong answer. It does not touch your books or your minutes. If what hurts is the ledger and the meeting record, the platform is the rung above this one, and this fee comes off its launch fee.

See it in full

LRI Connect provides software. The board and its officers remain responsible for what is filed, posted, adopted, and decided; the system tracks the obligation, produces the record, and holds the evidence.

The operating platform

We run the building ourselves

Accounting, governance, compliance, records and resident service on one association record, so a number in a financial statement leads back to the transaction that made it and a decision leads back to the meeting that made it.

The operating platform

LRI Property Connect

For a self-managed board running four systems by hand that would rather run one that agrees with itself.

What you get

  • A general ledger you can follow backward from a balance sheet line to the bank transaction that made it
  • Meetings that leave their own record: agenda, packet, motion, vote, minutes and the assignment that came out of it, attached to one another
  • A compliance calendar with an owner and evidence on every obligation
  • Bank feeds, reconciliation, receivables and payables, with control accounts that cannot be typed into directly
  • One login for residents, and Property Concierge Essentials included

What it costs

Launch, from

$7,500

Then, monthly

  • $49550–75 units
  • $69576–100 units
  • $895101–150 units

One launch fee, then a flat monthly by building size. The monthly does not move because a unit sold.

Under 50 units and above 150 units are quoted rather than banded, and so is a portfolio of several associations. The shape of the work changes at both ends.

What happens next

You bring your unit count, your operating budget, and what you pay for management and bookkeeping today. We tell you on the call whether this is worth your while.

When it is the wrong answer. You are professionally managed and happy. The platform assumes the board is the operator; if a management company runs your building, most of this is duplicated.

See it in full

LRI Connect provides software. The board and its officers remain responsible for what is filed, posted, adopted, and decided; the system tracks the obligation, produces the record, and holds the evidence.

Included with the platform

Property Concierge Essentials

For a board tired of answering the same six questions, and for the resident asking one of them at eleven at night.

What you get

  • Answers drawn from your approved documents, citing the document, the section and its effective date
  • A refusal, in writing, when the approved record does not settle the question, routed to a person instead
  • Retrieval bounded by role, so board material does not surface to a resident because of how a question was phrased
  • Superseded documents removed from the answering set and kept in the record

What it costs

Included

Included in every platform band. Not sold on its own.

What happens next

You send your house rules and your bylaws. We show you which questions they can answer today and which ones they cannot.

When it is the wrong answer. It answers from what you have approved. If your house rules are twelve years old and contradict the declaration, it will faithfully tell residents something you no longer mean.

See it in full

Property Concierge provides operational information from approved sources. It does not replace legal, accounting, engineering, medical, emergency, or other licensed professional judgment.

LRI Connect Services

Property Concierge Managed

For a board that wants the concierge answering well rather than merely answering, and does not want that to be a director volunteer job.

What you get

  • Your document set prepared for retrieval: versions resolved, effective dates set, audiences and approvals recorded
  • An evaluation set built from the questions your residents actually ask, run before and after every corpus change
  • Monitoring for answers that degrade, and controlled reindexing rather than a silent refresh
  • A quarterly governance review with the board on what it answered, what it refused, and what should change

What it costs

Quoted

The figures are drafted and not approved, and the managed layer is not open yet in any case. We would rather say that than take an order for something whose operating gates have not been met.

What is fixed anyway

  • The corpus preparation is a defined project with a written completion standard, not an open retainer
  • The evaluation set is yours, and you get it, including the questions it still fails
  • The quarterly review is scheduled at the start of the engagement and does not depend on us being asked
  • It runs alongside the platform subscription and does not change your band

What happens next

You send us a count of your documents and roughly how often they change. We reply within one business day, and we will tell you if the honest answer is to wait.

When it is the wrong answer. If your document library is small and stable, Essentials already does this and the managed layer is paying somebody to watch something that is not moving.

See it in full

Property Concierge provides operational information from approved sources. It does not replace legal, accounting, engineering, medical, emergency, or other licensed professional judgment.

Defined engagements

One specific thing needs doing

Fixed scope, fixed fee, agreed in writing before anyone starts. None of these require the platform, and none of them oblige you to buy anything afterward.

LRI Connect Services

Document Readiness Audit

For a board that does not know what its own website publishes and has decided it should find out before somebody else does.

What you get

  • A page-by-page inventory of the public site, taken the way a member sees it
  • A controlled comparison against the records you supply, so a gap is a fact rather than an impression
  • A gap register naming what is missing, what is stale, and what is published that should not be
  • A prioritized remediation brief with an owner and a sequence on every line
  • A closing session with the board on what to do first

What it costs

Quoted

The fee is drafted and not approved. The scope also moves with how many pages your site serves and how many records you can produce, and a building with forty documents and one with four hundred are not the same week of work.

What is fixed anyway

  • The fee and the scope are agreed in writing before anyone starts, and neither moves once they are
  • The deliverables are the inventory, the gap register and the prioritized brief. All three, always
  • One board session at the close is included, and it is recorded
  • It is fully creditable against a Records Compliance or platform launch fee within twelve months
  • Nothing is published, changed or removed from your site by us. It is a read and a report

What happens next

You send your website address and a list of the records you can produce. We reply within one business day with a fixed scope and a fixed fee.

When it is the wrong answer. If you already know your records are incomplete and simply need them fixed, skip this and talk to us about Records Compliance instead. This is diagnosis, and paying for a diagnosis you already have is a waste.

See it in full

LRI Connect provides software and operational services. Legal conclusions, privilege decisions, required disclosures, and final compliance determinations remain with the client and its qualified counsel.

LRI Connect Services

Managed Document Website

For a board that needs records published properly and does not want the publishing to be a standing agenda item.

What you get

  • A records site structured by record category rather than by whoever uploaded what
  • A posting workflow with a named owner, a window, and a log of when each record went up
  • Access control on the sections that need it, managed by you without a support ticket
  • Version handling, so a superseded document leaves the shelf and stays in the record

What it costs

Quoted

What it costs depends on how many records you are starting with and what state they arrive in. A clean set and a shoebox are different projects, and we would rather see which one you have than publish a figure that is wrong for most buildings.

What is fixed anyway

  • The build fee and the monthly are agreed in writing before anyone starts
  • The site is on your own address and the content is yours, exportable at any time
  • A named person is answerable for the posting, and you get their name
  • It runs on its own. It does not require the platform

What happens next

You tell us roughly how many records you hold and where they live now. We reply within one business day with a scope and a fee.

When it is the wrong answer. If you are a Florida condominium and you also want the calendar, the reminders and the quarterly summary, that is Records Compliance and it is the same site with the clock run for you.

See it in full

LRI Connect provides software and operational services. Legal conclusions, privilege decisions, required disclosures, and final compliance determinations remain with the client and its qualified counsel.

LRI Connect Services

Website Security and Resilience Review

For a board that has a website it did not build, cannot fully account for, and would like a sober read on.

What you get

  • An inventory of what the site exposes publicly, including the things nobody meant to publish
  • A read on the controls actually in place: transport, access, credentials, third-party scripts
  • A privacy read on what the site collects and where it sends it
  • A resilience read on backups, restoration and who can bring it back
  • A retest sixty days later, included, so the findings are closed rather than filed

What it costs

Quoted

The fee is drafted and not approved. It also tracks the size and shape of the site, and a six-page brochure and a portal with resident logins take different amounts of looking.

What is fixed anyway

  • Non-destructive throughout. Nothing is altered, taken down, or stress tested
  • The scope and the fee are agreed in writing before anyone starts
  • Every finding carries evidence and a remediation, and findings are ranked by exposure
  • A retest at sixty days is included, with a second report on what was closed
  • The report is yours, including the parts that are inconvenient for whoever built the site

What happens next

You send the website address and say who maintains it. We reply within one business day with a scope and a fee.

When it is the wrong answer. This is a review, not a penetration test. We do not attack your site, and if you need an adversarial test that is a different engagement with a different kind of firm.

See it in full

LRI Connect provides software and operational services. Legal conclusions, privilege decisions, required disclosures, and final compliance determinations remain with the client and its qualified counsel.

LRI Connect Services

Continuous Website Assurance

For a board that has already had the review done and does not want to be back in the same place in eighteen months.

What you get

  • Monitoring for availability, certificate expiry and unexpected change
  • A control review on a fixed schedule rather than after an incident
  • A report written for the board, not for whoever runs the server
  • Remediation coordinated with your vendor, with a record of what was asked and when

What it costs

Quoted

The figures are drafted and not approved. What we watch also depends on how much site there is and how often it changes, which is why we price it after the first review rather than before.

What is fixed anyway

  • It runs on a schedule you can see, and the schedule is in the engagement letter
  • Reports go to the board, not only to whoever holds the technical relationship
  • You can end it with thirty days notice and keep every report
  • It does not require the platform or a Studio website

What happens next

You tell us what you run and who maintains it. We reply within one business day with a scope and a monthly figure.

When it is the wrong answer. If nobody at your association will read a quarterly report or act on it, this becomes a subscription to a document. Fix the reading first.

See it in full

LRI Connect provides software and operational services. Legal conclusions, privilege decisions, required disclosures, and final compliance determinations remain with the client and its qualified counsel.

LRI Connect Services

Digital Operations Advisory

For a board facing a decision about systems, a migration, or a vendor, that would like the question answered before the money moves.

What you get

  • A written read on the systems in use and what each one is doing that the others are not
  • A recommendation with the reasoning attached, including where we recommend against ourselves
  • A migration or implementation sequence with the board hours estimated honestly
  • The questions to ask any vendor you are considering, and the answers that should end the conversation

What it costs

Quoted

The fee is drafted and not approved, and this is the one we hold least firmly: a single vendor decision and a whole operating review are both real engagements and they are not the same size.

What is fixed anyway

  • The question is written down and agreed before anyone starts, and the engagement answers that question
  • The fee is fixed at that point and does not move
  • The recommendation is written, with reasoning, and it is yours to share with anyone
  • A quarterly follow-on is offered separately and is never assumed or automatic
  • Where the honest answer is a product we do not sell, that is the answer you get

What happens next

You write the question in a paragraph. We reply within one business day with a scope and a fee, or with a shorter answer for free if that is what it needs.

When it is the wrong answer. If you have already decided and want the decision endorsed, this is not that. It sometimes concludes that what you have is fine and the problem is a process.

See it in full

LRI Connect provides software and operational services. Legal conclusions, privilege decisions, required disclosures, and final compliance determinations remain with the client and its qualified counsel.

LRI Connect Services

Filings Handled

For an association that would rather buy the whole filing year once than remember four separate deadlines.

What you get

  • The Division annual fee filing, prepared and submitted
  • The Florida Department of State annual report for the association corporation
  • The Miami-Dade association registry renewal, where your association is required to register
  • The Division reporting form on milestone inspection and reserve study status, for condominiums
  • Every confirmation kept as evidence, so the board can see the year is closed rather than assume it

What it costs

Quoted

The figure is drafted and not approved. We are still confirming which filings apply to enough associations to belong in a bundle rather than in a separate quote.

What is fixed anyway

  • Government fees pass through at cost, itemized on the invoice, and are never marked up.
  • Our fee is agreed before you commit and does not change during the year
  • Every filing goes in ahead of its deadline rather than on it
  • Every confirmation is delivered to you and held as evidence, not merely reported as done
  • It does not require the platform or any other subscription

What happens next

You tell us your association name, your county and your association type. We reply within one business day with which of these apply to you and what the year costs.

When it is the wrong answer. If only one of these applies to you, buy that one. The bundle is cheaper than four filings and more expensive than one, and we would rather say so than sell you three you do not need.

See it in full

LRI Connect provides software and operational services. Legal conclusions, privilege decisions, required disclosures, and final compliance determinations remain with the client and its qualified counsel.

LRI Connect Services

Miami-Dade Association Registry Filing

For a Miami-Dade association that has to keep its county registration current and keeps finding out late that it did not.

What you get

  • The registration prepared from your current officer and address information, checked against what you have on file elsewhere
  • The submission made ahead of the deadline, with the confirmation kept as evidence on the obligation
  • A record of what was reported, so next year is a review rather than a reconstruction

What it costs

Quoted

The two rates are drafted and not approved. What is settled is the shape: one fee per filing, a lower one if you already subscribe, and the county fee at cost on top.

What is fixed anyway

  • Government fees pass through at cost, itemized on the invoice, and are never marked up.
  • Our fee is quoted per filing, before you commit, and it does not change afterward
  • A lower rate applies if your association already subscribes to something of ours
  • The confirmation is delivered to you and held as evidence, not merely reported as done
  • It does not require the platform or any subscription

What happens next

You tell us the association name and who your current officers are. We reply within one business day with the fee and the deadline we are working to.

When it is the wrong answer. If your officer list is out of date at the state level too, fix that first. A county registration built on stale officer information reports the wrong people accurately.

See it in full

LRI Connect provides software and operational services. Legal conclusions, privilege decisions, required disclosures, and final compliance determinations remain with the client and its qualified counsel.

LRI Connect Services

Florida Annual Report Filing

For an association corporation that would rather not discover in September that its annual report was due in May.

What you get

  • The annual report prepared from your current officer, director and registered agent information
  • The filing made ahead of the deadline, so a rejected submission still has room to be fixed
  • The filed report and the confirmation kept as evidence on the obligation

What it costs

Quoted

The two rates are drafted and not approved. What is settled is the shape: one fee per filing, a lower one if you already subscribe, and the state fee at cost on top.

What is fixed anyway

  • Government fees pass through at cost, itemized on the invoice, and are never marked up.
  • Our fee is quoted per filing, before you commit, and it does not change afterward
  • A lower rate applies if your association already subscribes to something of ours
  • We file ahead of the deadline rather than on it
  • It does not require the platform or any subscription

What happens next

You send your current officers, directors and registered agent. We reply within one business day with the fee and the date we would file.

When it is the wrong answer. It reports what you tell us. If your board changed and the change was never recorded anywhere, the filing is the wrong place to find that out and we will tell you so first.

See it in full

LRI Connect provides software and operational services. Legal conclusions, privilege decisions, required disclosures, and final compliance determinations remain with the client and its qualified counsel.

LRI Connect Services

Milestone and Reserve Study Status Report

For a condominium board that has to tell the Division where its milestone inspection and structural integrity reserve study stand, and wants the answer to match its own records.

What you get

  • Your milestone inspection and reserve study status assembled from the documents you hold, with the dates checked against them
  • The report prepared and submitted, with the confirmation kept as evidence
  • A written note of anything your records could not support, sent to you before the filing rather than after it

What it costs

Quoted

The two rates are drafted and not approved. How much assembly your records need is also the part that varies most, and it varies a great deal.

What is fixed anyway

  • Government fees pass through at cost, itemized on the invoice, and are never marked up.
  • Our fee is quoted per filing, before you commit, and it does not change afterward
  • A lower rate applies if your association already subscribes to something of ours
  • Anything your records cannot support is raised with you before the filing goes in, never after
  • It does not require the platform or any subscription

What happens next

You send what you hold on the milestone inspection and the reserve study. We reply within one business day with the fee and with anything we think the board should see first.

When it is the wrong answer. If the underlying inspection or study has not been done, this cannot report that it has. What it can do is tell you plainly what the record will say, in time for the board to decide what to do about it.

See it in full

LRI Connect provides software and operational services. Legal conclusions, privilege decisions, required disclosures, and final compliance determinations remain with the client and its qualified counsel.

LRI Studio

The public side of the building

The website a prospective buyer finds before anyone shows them the lobby. This is design and build work, and it is separate from anything the association is required to publish.

LRI Studio

LRI Studio Presence

For a property that already knows what it looks like and needs a website that finally agrees.

What you get

  • Up to six pages, agreed before we start
  • Design built on your existing brand assets
  • Your photography, color-graded and sequenced
  • Search, structured data, accessibility and performance foundations
  • One structured board review round
  • Domain configuration and production launch

What it costs

$9,500

One time

A fixed scope and a fixed schedule, agreed before we start.

What happens next

You send the property, your existing brand assets and your photography. We tell you whether six pages is the right number for the building.

When it is the wrong answer. If the building has no marks, no palette and no photography worth using, a fixed page count will not save it. That is a Signature engagement, and it starts with the identity.

See it in full

LRI Studio engagements cover the public property website. Final scope, schedule, hosting, photography, and copy development are confirmed in a written services agreement.

LRI Studio

LRI Studio Signature

For a property whose architecture, history and point of view deserve a site built around them rather than a theme with the logo changed.

What you get

  • Creative direction and a property-specific visual system
  • Editorial content architecture and narrative development
  • Custom responsive design and development
  • Photography direction and image treatment
  • Search, structured data, accessibility, and performance foundations
  • Two structured board review rounds

What it costs

Starting at

$18,500

One time

A starting figure, because a bespoke engagement is scoped to the building. The scope and the fee are fixed in writing before work begins.

What happens next

You tell us about the building and what it is for. We come back with a scope, a schedule and a figure, and we say what we would leave out.

When it is the wrong answer. If what you need is the records website the statute requires, this is not it and it costs a great deal more. Look at Records Compliance instead.

See it in full

LRI Studio engagements cover the public property website. Final scope, schedule, hosting, photography, and copy development are confirmed in a written services agreement.

LRI Studio

LRI Studio Care

For a property with a site worth keeping current, and no one whose job it is to keep it current.

What you get

  • Hosting, monitoring, certificates and backups
  • Content updates within two business days
  • Seasonal photography and art-direction refresh
  • Accessibility and performance reviewed each quarter
  • A named contact rather than a ticket queue

What it costs

$550

Each month

Monthly, after launch. No minimum term.

What happens next

You tell us which site and who currently touches it. We tell you what the first quarter would involve.

When it is the wrong answer. If your site changes twice a year and somebody on the board enjoys doing it, this is paying for a habit you already have.

See it in full

LRI Studio engagements cover the public property website. Final scope, schedule, hosting, photography, and copy development are confirmed in a written services agreement.

Not sure which of these is yours

Send your unit count, your association type and the thing that is currently going wrong. If the answer is one of the free tools above, we will say so.

Tell us what is going wrong Read the pricing argument