AI Morning Briefing · Updated 6:38 AM
Good morning, Denise.
BridgeWater is in good shape. Q3 dues are 94.2% collected ($47.8k outstanding across 31 homes), 5 amenity reservations today, 6 ARC requests open (3 waiting over a week), 9 violations in progress, and 8 work orders — the fountain pump is flagged urgent. The Pool Party is Saturday. I've drafted the actions below.
5
Reservations today
6
Open ARC requests
8 · 1 urgent
Work orders
94.2%
Dues collected
$47.8k
Outstanding
Dues collected
94.2%
1.6% vs Q2
Homes
842
97.3% occupied · 812 owner-occ
Reservations wk
37
9 vs last wk
Open ARC
6
3 aging >7d
Open violations
9
4 cured this wk
Work orders
8
3 closed today
Resident NPS
+61
4 vs last qtr
Ambient AI insights
what I noticed overnightAmenity Center fountain pump drawing high amperage
Sensor shows the pump cycling 40% harder than baseline — early sign of impeller wear before an outage during the pool event.
12 homes crossed 60 days delinquent
Combined $22.4k. Per the collections policy, these are eligible for a second notice before attorney referral.
Clubhouse double-booked Saturday 2:00 PM
The Ramirez birthday rental overlaps the HOA Pool Party setup window. I've drafted two resolution options.
3 ARC requests aging past the 30-day SLA window
Texas HOA statute deems architectural requests approved if not acted on in time. These need a decision this week.
Landscape contract renewal window opens in 30 days
GreenHorizon is up for renewal. Performance is strong (94 score) but I found 2 comparable bids worth reviewing.
Recommended actions
5 pendingSend reminders — 12 homes 60+ days delinquent
$22.4k · second-notice letter + email + app push
Review 3 ARC requests waiting >7 days
Lots 214, 087, 331 · nearing statutory SLA
Dispatch vendor — fountain pump flagged
AquaWorks · $480 inspect/repair · avail. today
Send Pool Party announcement
Saturday 4-8 PM · email + SMS + app · 842 homes
Resolve clubhouse double-booking
Move HOA setup to Pavilion · notify the Ramirez rental
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Q3 collection rate
94.2%
$724.1k of $769.0k assessed
Outstanding
$47.8k
31 homes · avg $1,542
Reserve fund
$1.24M
82% funded vs study target
Operating balance
$318k
Budget +4.1% YTD
Delinquency aging
31 accounts · $47.8kAI triage
19 accounts ($25.4k) are 1-30 days and historically pay before quarter-end — hold, statement only. Focus on the 12 homes now 60+ days ($22.4k) — eligible for second notice before attorney referral.
19
1-30 days
$25.4k
7
31-60 days
$11.9k
4
61-90 days
$7.4k
1
90+ days
$3.1k
HG
Hidalgo · 214 Bridgewater Blvd
$3,080 · 94 days · lien-eligible
Refer
TP
Patterson · 087 Lakeshore Dr
$1,925 · 71 days · 2nd notice due
Notice
RM
Ramos · 331 Stillwater Ct
$1,540 · 66 days · new pattern
Notice
+19
19 early accounts
$25.4k · typically pay before quarter-end
Hold
Revenue & reserves
Quarterly dues collected$724k
Assessed vs collected · last 8 quarters
Reserve fund balance$1.24M
Building toward the reserve study target
Balance ($M)82% of $1.51M target
Assessment snapshot
Quarterly dues
$385 / homeRegular assessment
Reserve contribution
$92 / homePortion of dues
Special assessment
ClearNone active
Reservation board
this weekClubhousePoolPickleballPavilion
Mon
7
Pickleball League6-8 PM · Courts 1-2
HOA Board Mtg7 PM · Great Room
Tue
8
Swim lessons9-11 AM · Lap pool
Yoga in the Park6 PM · Pavilion
Wed
9
Book Club10 AM · Lounge
Thu
10
Pickleball League6-8 PM · Courts 1-2
Pending: CabanaWells · needs approval
Fri
11
Food Truck Fri5-8 PM · Pavilion
Sat
12
HOA Pool Party4-8 PM · Main pool
Ramirez rental2-6 PM · Great Room
Conflict flaggedOverlap 2-6 PM
Sun
13
Chen anniversary1-5 PM · Pavilion
Requests awaiting approval
2 pendingJW
J. Wells · Cabana + Grill
Thu Jul 10 · 4-8 PM · 20 guests · deposit paid
MR
M. Ramirez · Great Room
Sat Jul 12 · 2-6 PM · overlaps Pool Party setup
Conflict
Pool occupancy
live · Main pool43
of 120 capacity
36% fullComfortable
Lap pool
ReservedSwim lessons in session
Splash pad
OpenOpen
Hot tub
ClosedMaintenance hold
Amenity utilization
this monthAI note
Pickleball courts are booked to 91% of prime-time slots — the highest of any amenity. Two of the last three board surveys asked for a third court; the reserve study has room for it in the FY26 capital plan.
Architectural Review queue
6 open · AI pre-screened against covenants3 aging >7dSLA 30 days
3 requests approaching the statutory decision window
Under Texas Property Code, an architectural request can be deemed approved if the association doesn't act within its stated window. Lots 214, 087, and 331 are all inside 6 days of that deadline — clear them this week to keep control of the outcome.
4
6-ft cedar privacy fence Lot 214 · Bridgewater Blvd Day 24 of 30
Replace existing 4-ft wrought-iron with 6-ft board-on-board cedar along the rear property line facing the greenbelt.
AI covenant check
Height and material are compliant (Art. 4.2 permits 6-ft cedar). One flag: rear lot backs the greenbelt easement — guidelines require stain color from the approved palette. Suggested condition: approve with color = Cedar Natural or Sable.6
Exterior repaint — full body & trim Lot 087 · Lakeshore Dr Day 25 of 30
Repaint body to "Urbane Bronze" with white trim and black shutters. Currently light beige.
AI covenant check
"Urbane Bronze" is not on the approved exterior palette and 2 of the 5 nearest homes already use dark bodies — guidelines limit dark-body saturation per block face. Recommend request info: ask for an alternate from the approved deep-neutral range.9
Covered patio addition + pergola Lot 331 · Stillwater Ct Day 26 of 30
Attached 16x14 covered patio with cedar pergola and matching roofline. Contractor-stamped plans attached.
AI covenant check
Setbacks and lot coverage are within limits (coverage rises to 41%, cap is 45%). Roofline and shingle match existing. Plans are engineer-stamped. No covenant conflicts found — recommend approve.3
Solar panel array — south roof Lot 502 · Meadow Ln Day 9 of 30
14-panel rooftop solar on the rear-facing south slope, flush-mount, conduit routed internally.
AI covenant check
Texas law limits an HOA's ability to prohibit solar. Panels are rear-facing and flush-mounted per guidelines. Approve — denial would not be defensible.Open violations
9
4 new this week
Awaiting cure
5
within notice period
Escalated
2
fine assessed
Cured (30d)
18
86% within first notice
Open violations
AI-detected + resident-reportedBoat/RV stored in driveway
418 Harbor Way · 3rd notice · fine assessed $50
Escalated
Lawn exceeds height / dead turf
276 Prairie View · 2nd notice · cure by Jul 14
Cure period
Trash cans visible from street
109 Cypress Bnd · 1st notice · cure by Jul 15
Cure period
Basketball hoop in right-of-way
553 Stonegate · 1st notice · new
New
Faded / non-conforming flag pole
640 Lakeshore Dr · courtesy notice
Courtesy
Commercial vehicle parked overnight
312 Meadow Ln · 1st notice · new
New
AI detection & escalation
How violations get here
Community-drive photos and resident reports are auto-matched to the covenant, deduped, and drafted into the correct notice stage. You review and send — the escalation clock, fine schedule, and hearing dates track themselves.
Escalation ladder
Courtesy notice
Auto-draftFriendly first contact
Formal 1st & 2nd notice
TrackedCertified + cure window
Fine assessment
Board policyPer fine schedule
Hearing / attorney
On requestDue-process packet
Cured this week
4 homes corrected after first notice
Closed
Predictive — common-area irrigation, Phase 2
Zone 6-9 controllers are all from the 2016 install and have logged 3 stuck-valve tickets this quarter. Replacing the batch before the August heat peak avoids an estimated 5 emergency calls and roughly $6,400 in turf loss and rush repairs.
Common-area work orders
AI-triaged · 8 open1 urgent3 high
Entry fountain pump failing WO-4471 Urgent
AI triage
Category
Water feature · Pump
Water feature · Pump
Priority
Urgent (visible common area)
Urgent (visible common area)
Likely cause
Impeller wear — high amperage
Impeller wear — high amperage
Suggested vendor
AquaWorks · 4.8 rating · today
AquaWorks · 4.8 rating · today
Trail lighting out — 4 fixtures dark WO-4468 High
AI triage
Category
Lighting · Pathway
Lighting · Pathway
Priority
High — dusk safety
High — dusk safety
Likely cause
Photocell / driver failure
Photocell / driver failure
Suggested vendor
BrightPath Electric · 4.6
BrightPath Electric · 4.6
Irrigation zone 7 stuck-on WO-4465 High
AI triage
Category
Irrigation · Valve
Irrigation · Valve
Priority
High — running continuously
High — running continuously
Likely cause
Solenoid stuck (2016 batch)
Solenoid stuck (2016 batch)
Suggested vendor
GreenHorizon · under contract
GreenHorizon · under contract
Clubhouse HVAC filter change WO-4460 Routine
AI triage
Category
HVAC · Preventive
HVAC · Preventive
Priority
Routine
Routine
Likely cause
Scheduled maintenance
Scheduled maintenance
Suggested vendor
In-house maintenance tech
In-house maintenance tech
Compose announcement
AI-drafted · reaches all 842 homes
Email
SMS
App push
Website
Recent blasts
Q3 assessment statements posted
SentJul 1 · Email + App · 842 delivered · 71% opened
Splash pad reopening notice
SentJun 24 · App push · 842 delivered · 63% opened
Landscape schedule change — Phase 2
SentJun 18 · Email + SMS · 318 delivered · 58% opened
Annual meeting — save the date
SentJun 10 · All channels · 842 delivered · 69% opened
Emergency alert
immediate, all channelsUse for safety only
Emergency alerts override quiet hours and push to email, SMS, app, and the entry gate signage at once. Reserved for boil-water notices, gate failures, severe weather, and security events.
Engagement
last 30 daysApp adoption
78%homes with active app users
Avg open rate
66%across all blasts
Support requests via app
61%vs phone/email
Board post reach
712last meeting recap
Open job — vendors bidding
Amenity Center roof & gutter repairAmenity Center — section roof repair & gutter reset
4 quotes received
AI recommends Vendor #4
Vendor #1 · SummitRoof
$9,200
Start in 9 days · 4.2 rating
Board sat.82%
Vendor #2 · ValueCrews
$7,900
Start in 17 days · 3.8 rating
Cheaper, slower69%
Vendor #3 · PeakPro
$9,850
Start in 5 days · 4.5 rating
Board sat.88%
AI PICK
Vendor #4 · CedarPeak
$9,050
Start in 6 days · 4.9 rating
Best board sat.96%
AI rationale
Vendor #2 is $1,150 cheaper but 11 days slower with a 69% satisfaction record on similar HOA jobs. Vendor #4 starts nearly as fast as #3, costs $800 less, and carries the highest board-satisfaction score (96%) with zero callbacks last year and current COI on file. Net recommendation: approve Vendor #4 (CedarPeak).
Vendor payments run on Protected Payments — funds release on board completion sign-off. COI & W-9 tracked automatically.
Approved vendor directory
performance-scoredGH
GreenHorizon Landscaping
Grounds · 61 jobs · on-time 96% · COI current
94
Score
BW
BlueWave Pool Service
Aquatics · 44 jobs · on-time 98% · COI current
92
Score
AW
AquaWorks Fountains
Water features · 18 jobs · on-time 94%
89
Score
SS
Sentinel Security
Gate & patrol · 30 jobs · on-time 90%
86
Score
VC
ValueCrews General
General · 22 jobs · on-time 74% · COI expiring
67
Score
Recurring contracts
Landscape & mow
ActiveGreenHorizon · weekly (Tue) · $8,400/mo
Pool service
ActiveBlueWave · 3x/week · $2,100/mo
Gate & roving patrol
ActiveSentinel · nightly · $5,600/mo
Common-area janitorial
Review COIValueCrews · 2x/week · COI expiring
Invoices to approve
GreenHorizon · #GH-771
$8,400 · matches contract
ValueCrews · #VC-2210
$1,980 · 14% over · extra trip
BlueWave · #BW-556
$2,100 · matches contract
Homes
842
812 occupied · 30 in escrow/build
Registered owners
799
95% verified in portal
Renters on file
96
lease-on-file compliant
Board & committees
7
3 committees active
Resident lookup
directory · dues & violation status| Homeowner | Address | Dues status | Violations | Role |
|---|---|---|---|---|
| Alan & Mia Chen | 128 Stillwater Ct | Current | None | Board · President |
| Robert Hidalgo | 214 Bridgewater Blvd | 94 days · $3,080 | 1 open | Owner |
| Tara Patterson | 087 Lakeshore Dr | 71 days · $1,925 | ARC pending | Owner |
| Andre Ramos | 331 Stillwater Ct | 66 days · $1,540 | ARC pending | Owner |
| Kwame Osei | 502 Meadow Ln | Current | None | ARC Committee |
| Dana Wells | 640 Harbor Way | Current | None | Owner |
| Priya & Sam Nair | 553 Stonegate | Current | 1 courtesy | Owner |
| Marcus Ramirez | 276 Prairie View | Current | 1 open | Owner |
| Elena Vasquez | 109 Cypress Bnd | Current | 1 open | Social Committee |
| James & Kim Wood | 418 Harbor Way | Current | 1 escalated | Tenant-occupied |
Board insights
BridgeWater · trailing 12 monthsInsights boards have never had
Amenity reservations trend37/wk
Weekly bookings across all amenities
Dues collection trend94.2%
Quarter-end collection rate
Violation volume9 open
New violations logged per month
ARC request volume6 open
Requests submitted per month
Vendor spend & on-time
This quarter · spend vs on-time score
Spend ($k)On-time %
Resident satisfaction+61
Community NPS over time
Predictive
forward-looking modelsDelinquency risk — next 90 days
Homes by predicted payment behavior
Reliable791
Watch39
High risk12
Early outreach on the 12 high-risk homes historically recovers $31k/yr before attorney referral.
Work order forecastAug peak
Predicted common-area tickets — next 6 months
Irrigation and pool load drive the August peak — pre-empt with the Phase 2 controller batch.
Portfolio overview
4 communities · 4,034 homesFirstService Residential view
Portfolio dues collected
93.1%
+1.1% QoQ
Homes under management
4,034
across 4 communities
Open work orders
41
avg 1.9d resolve
Combined reserves
$6.9M
+3.0% QoQ
BW
BridgeWater842 homes · Midlothian
Dues collected94.2%
Outstanding$47.8k
Open items8 WO · 9 viol
Resident NPS+61
Reserves$1.24M
Vendor perf.
LR
Legacy Ranch1,120 homes · Waxahachie
Dues collected92.4%
Outstanding$71.2k
Open items14 WO · 16 viol
Resident NPS+54
Reserves$2.10M
Vendor perf.
HP
Heritage Park604 homes · Mansfield
Dues collected95.6%
Outstanding$24.1k
Open items5 WO · 6 viol
Resident NPS+66
Reserves$1.18M
Vendor perf.
SL
Sienna Lakes1,468 homes · Rockwall
Dues collected90.1%
Outstanding$118.4k
Open items14 WO · 22 viol
Resident NPS+43
Reserves$2.38M
Vendor perf.
AI portfolio call
Sienna Lakes is dragging portfolio collections (90.1%) and violations. Its delinquency curve mirrors what BridgeWater looked like two quarters ago — the same automated second-notice cadence we turned on here is projected to lift Sienna to ~93% and recover $54k/yr.
Dues collection across portfolio
By community
Reserves by community$6.9M
Fund balance
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