Licensed CAM · CAM34850 · Licensed Management Firm · CAB3255
Randolph answers the phone himself, 7 days a week.
Looking for an HOA management company in West Palm Beach? Randolph Scott Bell holds Florida Community Association Manager license CAM34850, and BeacCorp holds Community Association Management Firm license CAB3255 — the two credentials Florida ties to association management, and most competitors cannot claim both. BeacCorp is based west of the city at 16140 Okeechobee Blvd, Loxahatchee, FL 33470, and Randolph attends board meetings himself.
Three fields. A reply within one business day.
A West Palm Beach board choosing an HOA management company is really asking three questions: is the firm licensed to do the work, does the manager understand the buildings this city actually has, and who answers when a pipe lets go at night. Florida law reserves core association-management functions, such as collecting and disbursing association funds, preparing budgets and negotiating contracts, for a licensed Community Association Manager or a licensed management firm. BeacCorp holds both: CAM34850 individually and CAB3255 as the firm.
The city is older than most of the county, and the management problem shows it. Along the oceanfront and the Intracoastal there are condominium towers that have stood for decades, and inland there are 1970s and 1980s garden-style condominiums and older planned communities whose roofs, balconies, plumbing stacks and reserve funds are all reaching the same age together. Randolph was born and raised in West Palm Beach and has worked in Palm Beach County for 17 years; he is also a Certified General Contractor (CGC1528750), so a board that gets a hard number from an engineer can get the repair scoped, priced and supervised by the same person managing the association.
One licensed manager, not a rotating rep.
Chapter 718 — the Condominium Act. It governs condominium associations: how budgets are adopted, what reserves must be funded, how meetings are noticed, what records owners can inspect, and the structural rules that came after the 2021 Surfside collapse. If your building is a condominium, this is your chapter.
Chapter 720 — homeowners' associations. It governs planned communities with mandatory membership and assessments. It is a different statute with different budget, meeting and records rules, which is why a firm that only works condominiums, or only HOAs, can give a board the wrong answer on a routine question.
Chapter 468, Part VIII — community association manager licensing. This is the licensing law behind CAM34850 and CAB3255. It is why a board should ask any firm it interviews for both license numbers and check them on the state's DBPR lookup at myfloridalicense.com. BeacCorp's are printed at the top of this page for exactly that reason.
For a West Palm Beach condominium, the rules that changed after Surfside are the biggest budget item of the decade. Under Florida Statute 553.899, condominium and cooperative buildings three habitable stories or more in height need a milestone inspection by December 31 of the year the building turns 30, and every 10 years afterward; a local enforcement agency may move the trigger to 25 years where conditions such as proximity to salt water justify it, so a building near the water should ask its building department which age applies rather than assume. The inspection must be performed by a Florida-licensed engineer or architect. A contractor, including ours, cannot sign it.
Separately, Florida Statute 718.112(2)(g) requires a structural integrity reserve study (SIRS) at least every 10 years for those buildings, pricing the roof, load-bearing structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, and windows and exterior doors. For budgets adopted after December 31, 2024, a unit-owner-controlled association can no longer simply vote those reserves down. The dates and thresholds have been amended in recent sessions, so confirm them with your association attorney before acting.
What a manager adds is the calendar and the follow-through: identifying whether the building is in scope, engaging the engineer, tracking every notice and deadline, putting the findings in front of the board in plain language, and turning the recommended repairs into scoped bids. Our Palm Beach County milestone inspection & SIRS guide walks through every clock in detail.
A coastal association plans its year around hurricane season. That means a signed debris right-of-entry before the storm if the roads are private, a documented hurricane-protection specification, current owner contact information, and a plan for documenting damage the day after. Florida law also gives boards emergency powers once a state of emergency is declared and starts an insurance notice clock at landfall. Our HOA & condo hurricane guide lays out each of those steps.
The other half of the year is the budget. A sound association budget separates operating costs from reserves, ties the reserve line to the study rather than to last year's number, and shows owners where the money goes each month. We do not publish a fee schedule, because the right fee depends on the size of the association, its amenities and the scope of service. Call for a proposal, and read our property management fees guide first so you can compare any proposal, ours or anyone else's, line by line.
In 2011 Randolph was employed as the manager of an oceanfront condominium in Palm Beach. He managed the building and ran the maintenance staff and doormen, and he oversaw the pool restoration, seawall repair, landscaping, roof, balcony and window work there, including the concrete restoration of the balcony slabs and columns, completed in 2011. That was his own employment as the building's manager, not a BeacCorp engagement and not work done by our crews, and we do not name any association we serve. It is the reason this page talks about balconies, seawalls and roofs the way a building manager does.
Yes. Randolph Scott Bell holds Florida Community Association Manager license CAM34850, and BeacCorp holds Community Association Management Firm license CAB3255. Both are verifiable on the state's DBPR license lookup at myfloridalicense.com, and Chapter 468, Part VIII of the Florida Statutes is the law that requires them for the work an association manager does.
Condominiums are governed by Chapter 718 of the Florida Statutes, the Condominium Act; homeowners' associations are governed by Chapter 720. The two chapters differ on budgets, reserves, meeting notice, records access and, for condos, the structural milestone-inspection and reserve-study rules. A management firm serving West Palm Beach needs to work in both, and BeacCorp does: condominium associations and planned-community HOAs alike.
Under Florida Statute 553.899 the milestone inspection applies to condominium and cooperative buildings three habitable stories or more in height, due by December 31 of the year the building turns 30 and every 10 years after; a local enforcement agency may set the trigger at 25 years where conditions such as proximity to salt water justify it. Confirm the age your building department applies. Our milestone inspection and SIRS guide walks through each deadline. The inspection itself must be signed by a Florida-licensed engineer or architect.
A structural integrity reserve study is required at least every 10 years for condominium buildings three habitable stories or higher. It prices the roof, load-bearing structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, and windows and exterior doors, plus any other item whose deferred maintenance or replacement cost is above the statutory threshold. For budgets adopted after December 31, 2024, a unit-owner-controlled association cannot vote to fund those components at less than the study requires, subject to the narrow exceptions in the statute. Take the specifics to your association attorney.
Yes, condo association management is a core service, and older buildings are where the milestone inspection, the reserve study and the repair calendar matter most. Randolph Scott Bell managed an oceanfront condominium in Palm Beach in 2011 as its employed building manager, overseeing the maintenance staff and doormen and the pool, seawall, roof, balcony and window restoration work there. That was his own employment, not a BeacCorp engagement, and we do not name any association we serve.
There is no published fee schedule, because a fee depends on the number of units, the amenities, the level of on-site service and the scope of financial reporting. Call (561) 779-3213 for a proposal built around your association. Our property management fees guide explains how management fees, leasing fees and renewals are typically structured so you can compare proposals line by line.
BeacCorp holds a Palm Beach County Business Tax Receipt. It does not hold a City of West Palm Beach receipt, and we do not claim one. A business tax receipt is a local tax registration, not a professional licence; the licences that authorize association management are CAM34850 and CAB3255, issued by the State of Florida.
Start before June: an updated owner contact list, a signed debris right-of-entry if the roads are private, a documented shutter or impact-glass specification, vendor contacts and a post-storm damage documentation plan. Florida law also sets what a board may do once a state of emergency is declared, and an insurance notice clock that starts at landfall. Our HOA and condo hurricane guide covers each of those in plain English.
Yes. Randolph also holds Florida Certified General Contractor license CGC1528750 and Certified Roofing Contractor license CCC1332751, so roof, concrete, waterproofing and window items that a reserve study or inspection report names can be scoped, priced and supervised by the person managing the association, with the board approving every contract. Milestone inspections themselves must still be performed by a licensed engineer or architect.
Every board call, email or maintenance request gets a response within one business day, with emergencies handled immediately. Randolph answers the phone himself at (561) 779-3213, seven days a week.
Give the outgoing firm notice under the terms of your contract, then have the incoming manager confirm turnover of financial records, the reserve study, contracts, insurance certificates and the owner roster, along with account access and open maintenance items, before the old contract ends. Ask any firm you interview for a written transition checklist. Our HOA management page has the full step-by-step.