For property managers
Day-to-day that stays off your phone
- One person to call when something fails
- Condition shots before residents start the thread
- Crews timed around amenity use, not whenever the truck is free
HOAs & managed communities
Landscapes that survive board review
Property managers need a contractor who keeps monuments and amenity lawns consistent between meetings, and puts the work in writing before anyone has to ask.
(305) 916-8397 · Vero Beach and the Treasure Coast
Comparable bids
Named contacts
Weather windows
Treasure Coast
The job
Hold the commons. Keep the board out of the weeds.
A managed community is judged from the monument, the clubhouse lawn, and the edge residents walk every evening. We run those zones on a cadence you can defend, with Florida weather treated as a plan instead of a surprise.
For boards & committees
A packet you can vote on
- What's in, what's out, and how often, in the open
- Monthly summaries written for minutes, not marketing
- Insurance certificates ready for the association file
Why associations switch
The grounds should never be the agenda item
Boards change vendors when appearance drifts, bids cannot be compared, and problems show up in the meeting instead of the manager’s inbox.
01
The grounds drift between meetings
A lawn that looks awarded the week of the meeting and tired the rest of the month is still a vendor problem. We hold a weekly standard, not a show-week standard.
02
The last three bids cannot be compared
If the real work is buried in prose, the board is guessing. We write line-item clarity so associations choose on substance.
03
Issues arrive at the dais first
Residents should not be the ones flagging a dead hedge. Managers see the close-out before the agenda is locked.
04
Hurricane week becomes overtime
Salt, irrigation, and storm windows belong in the annual plan. Recovery is shown, not just invoiced.
What we hold
The property, zone by zone
Amenity lawns, beds, courtyards, and the reset after weather, each on a cadence you can put in writing.
Amenity grounds
Clubhouse lawns, pool surrounds, courts, and gathering edges kept at a weekly standard.
Beds & irrigation
Shrub lines, color, and watering that keep common areas healthy without constant emergency calls.
Courtyards & lawns
Quiet gathering spaces and open lawn that still look tended after a long weekend of use.
Storm reset
Prep before the window, debris and safety cuts after, then a return residents can see.
How we operate
Built for managed communities
Line items, not prose
Incomplete RFPs are welcome. We fill the gaps so two associations can actually compare what they are buying.
One throat to call
Day-to-day noise stays with the manager. The board sees a summary, not a thread.
Coastal plant logic
Salt, sand, and season shape what we plant and when we prune. That is the work, not an extra.
Paper that files
Calendars and close-outs formatted for minutes, instead of a string of texts after the meeting.
Cadence
A calendar the board can live with
Weekly presence, monthly close-out, seasonal turns, and a weather plan, so common areas do not depend on whoever remembered to call.
Weekly
Presence, not a pass
Common-area mow, edge, and blow. Amenity lawns kept presentable, not just cut.
Monthly
Close the loop
Bed weed, hedge lines, an irrigation walk, and a note the manager can drop in the file.
Seasonal
Turn the year
Entry color, mulch, palm cleaning, and prep ahead of hurricane windows.
After weather
Show the return
Debris and safety cuts first, then a visible reset so progress is obvious without an invoice lecture.
Santi Landscape Design
On the record.
Managed communities · Vero Beach
Process
From RFP to a rhythm you can defend
A path for managers who need confidence before they recommend, and for boards who need clarity after they award.
01
Send the RFP, or the problems
Forward the current vendor sheet, last invoices, or a short list of what is failing. We reply with questions, not a brochure.
02
Walk with the manager
Entries, amenity lawns, and irrigation, together, before anyone sees a number.
03
Price after the walk
A start plan and a comparable bid. Defensible in minutes.
04
Start without a dip
Kickoff checklist and a crew rhythm. Continuity of care is the first deliverable.
Documentation
What belongs in the file
The same documents that help a manager run the week are the ones a board can attach to the minutes.
- Scope with what's included, excluded, and how often
- Calendar by zone: monuments, amenities, beds, and lawns
- Condition shots of issues and close-outs
- Who to call, and what happens next
- Certificate of insurance issued to the association on request
- Color rotations and storm-week notes
Work
Coastal work in frame
A look at the Florida palette we work in, beyond the zones above.
Coastal
Water's-edge planting
Palms and coastal beds along a terrace
Residence
Barrier island residence
Palm canopy and clean patio edges on a private lot
Coastal
Palm planters at the water
Finished deck edges and tropical beds
Coastal
Croton and hibiscus rotation
High-visibility color that can be calendared
FAQ
Questions boards ask early
Can you bid from an existing RFP or vendor scope?
Yes. Send what you have, even if incomplete. We will flag gaps, write frequencies and exclusions in plain language, and return a scope a board can actually compare.
Do you carry insurance and provide certificates?
We maintain general liability coverage and issue certificates of insurance to the association or management company on request. Current limits and additional-insured wording live in the capability packet.
How quickly can you start after award?
After award we schedule a kickoff walk, inventory irrigation and high-visibility zones, and set a start date that protects continuity of care. Typical mobilization depends on acreage and whether we are overlapping an outgoing vendor.
Will you communicate with our property manager and board?
Yes. Managers get day-to-day photo notes and a named escalation path. Boards get summaries written for a packet, not a thread of texts. Residents are routed through management unless the contract says otherwise.
What size communities do you take on?
We are built for managed communities: gated neighborhoods, condo associations, and HOAs that need a defensible common-area standard. If the property has a manager, a board, and grounds that get judged from the entry, it is in range. Send the acreage and we will tell you honestly if the fit is right.
Do you take over mid-contract if the current vendor is failing?
Often, yes. We walk the property, document current condition, and propose a transition plan so common areas do not dip while the board finalizes the award. We will not bid against a vendor you intend to keep.
Is irrigation included, or bid separately?
Core maintenance includes visual irrigation checks and flagging failures. Audits, controller upgrades, and major repairs are scoped as systems work so the board can see what is operations versus capital.
Next step
Send the RFP. We will answer with a bid you can compare.
Incomplete packets are fine. Tell us the property, what is failing, and whether you need a bid, a walk, or both.
(305) 916-8397 · info@santilandscapedesign.com