Free Davis-Stirling disclosure-deadline audit

For self-managed HOA boards in the East Bay — no management company, no cost, no obligation.

What this is

California's Davis-Stirling Act puts statutory windows on your association's annual disclosures — for example, the Annual Budget Report must go out "30 to 90 days before the end of its fiscal year" (Civ. Code § 5300), the Annual Policy Statement rides the same window (§ 5310), ballots must reach every member "not less than 30 days prior to the deadline for voting" (§ 5115), and board-meeting notice is generally "at least four days before the meeting" (§ 4920). When a board runs its own calendar, it's easy for one of these windows to slip — and most boards find out only when an owner raises it.

I check your last completed disclosure cycle against the current Civil Code text — read on the Legislature's official site, not blog summaries — and send back a one-page audit.

What your board sends

Your fiscal-year end date (most deadlines key off this)
Last cycle's Annual Budget Report and Annual Policy Statement, with distribution dates and method
Most recent reserve study (or owner summary) and its date
Most recent election set — candidate solicitation notice, ballot mailing, meeting notice — with dates
Year-end financial review distribution date, if your gross income exceeds $75,000

"Can't locate it" is a valid answer for every item — that's itself a finding. Please redact anything sensitive (owner names, addresses, account numbers); only dates, delivery methods, and document types are needed. Everything is used only for this audit and deleted on request.

What you get back

A single page, one row per required item: the item, the statutory window quoted from the current Civil Code text with the section number so your board can read it too, what your documents show, and a plain flag — ON TIME / APPEARS LATE / NO RECORD FOUND / NOT APPLICABLE ("no record found" is reported as exactly that, not as a violation). Plus anything in your calendar coming due in the next 90 days. Turnaround: within one week of complete documents.

Why it's free: I'm building a small service that runs this calendar for self-managed boards, and I want to test it against real associations before charging anyone. If the audit is useful and you want ongoing help, we can talk — but the audit itself has no strings, and I'll tell you plainly if everything looks fine.

One honest caveat: this is a document-and-deadline check against the statute text, not legal advice, and it creates no attorney-client or fiduciary relationship. For interpretation questions your board should talk to an HOA attorney.

Request the audit

If the form doesn't work — or you'd simply rather use email — send the same details to ravi@symbioai.dev and you'll get the same audit. Please don't rely on the form alone: if you don't see a confirmation on this page, the request did not reach me.