Planning for HOAs: Why Strategic Vision Matters

When you think about local governance, Homeowner Associations (HOAs) are probably not the first things to come to mind. But that may soon be changing.

Over the years, HOAs have become larger, denser, and more complex — often rivaling small municipalities in terms of infrastructure and governance needs.

In fact, many HOAs and residential neighborhoods have evolved into true communities within communities. They maintain their own infrastructure, manage amenities, and govern themselves through volunteer boards, often without planning tools or a long-term vision.

In other states, such as Florida and Delaware, HOAs often function as de facto local governments, and many recruit experienced municipal managers to lead their operations. While Pennsylvania hasn’t fully adopted that model, the trend is unmistakable: as HOAs here grow larger and more complicated, the need for professional management is rising rapidly.

That’s where Keystone Municipal Solutions (KMS) comes in. We fill the gap between day-to-day HOA management and full-time public administrators — giving communities the benefit of structured planning, asset management, and financial forecasting without the overhead of permanent staff.

Common Challenges Facing Today’s HOAs

Across Pennsylvania and beyond, large HOAs are facing a perfect storm of operational and financial pressures, including:

• Leadership Turnover and Loss of Institutional Knowledge 

• Unclear Maintenance Responsibilities 

• Outdated Reserve Studies 

• Lack of Contract Oversight 

• No Long-Term Capital Plan

The KMS Difference: Strategic Planning for HOAs

Most HOA management companies focus on daily operations. KMS fills a different, but equally essential, role: long-term strategic planning.

We specialize in supporting larger HOAs with increasingly complex needs – typically those with over 400 units, offering services that go beyond the basics. We help these HOAs – and their boards – take full control of their future. These are among the services we provide, which can help HOAs chart a course for long-term success:

• Full Asset and Infrastructure Inventory 

• Five-Year Capital Improvement Plans 

• Contract & Vendor Tracking Systems 

• Customized Financial Modeling & Scenario Planning 

• Board Orientation and Governance Risk Mitigation 

• Development of Policies and Operational Plans

But don’t just take my word for it. Just ask Amy Peterson. She is the President of the Park Place HOA in Cranberry Township, Butler County. The Park Place HOA Board worked with KMS to help right the ship of its HOA. Here’s how Amy described her experience working with KMS:

“KMS’s comprehensive deliverables have enhanced our HOA’s long-term planning and operational clarity. We now manage our assets more effectively, make better financial decisions, and provide a higher level of service to our community.”

— Amy Peterson, HOA President, Park Place

Why It Matters

When HOAs lack long-term planning, the results can be costly: unexpected repairs, rising fees, resident dissatisfaction, and declining property values. With our background in municipal government and infrastructure planning, KMS helps HOAs protect their investments, support leadership transitions, and ensure the long-term financial health of the community.

We believe every HOA deserves the tools and foresight to thrive, not just today, but for decades to come. Know an HOA – or an HOA board member – that can use a professional lift? Check us out at keystonemunicipalsolutions.com or reach out to me directly at lmartsolf@keystonemunicipalsolutions.com.

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About the Author

Lucas Martsolf leads the Keystone Municipal Solutions team in western Pennsylvania.

He is a seasoned veteran of local government, with nearly 15 years of experience in administrative leadership roles. Lucas joined Keystone Municipal Solutions after spending four years as assistant manager for Cranberry Township in Butler County, where he currently resides. He previously served for a decade as township manager for Antis Township in Blair County.

Lucas also has a law enforcement background, serving as a police officer in Hempfield Township, Mercer County and before that as chief of police in Jamestown, Mercer County.