How TooLazyEggs Works
The operations platform that helps volunteer HOA boards run their community, and stay on the right side of SB-406.
TooLazyEggs gives volunteer-run Georgia Homeowners Associations (HOAs) the tools to organize what SB-406 asks for, without a property manager. Every feature below is built so your board spends less time on paperwork and more time on your neighborhood.
Homestead
The essentials. A community website with the full Know Your Rights page, forms and documents.
Compare ↓Commons
A resident portal with a login per household, calendar, amenity booking, the complete board admin panel, violation tracking, SB-406 readiness checklist, a deadlines calendar, tamper-evident records, electronic voting, and print-and-mail notices.
Compare ↓Enclave
Everything in Commons, plus the treasury portal (owner ledger, built with a fund-accounting structure designed for HOA record-keeping).
Compare ↓Sanctuary
Everything in Enclave, run on a TooLazyEggs server installed in your community, with your records stored on drives your association owns.
Compare ↓The problem we solve
Georgia's SB-406, the Property Owners' Bill of Rights Act, gives volunteer HOA boards real legal duties: proper notice, record keeping, financial transparency, Secretary of State registration and homeowner protections. Hiring a management company is expensive and means giving up control.
Same law, four tiers
| Homestead |
Commons |
Enclave |
Sanctuary |
|
|---|---|---|---|---|
| Community website + full Know Your Rights page | ✓ | ✓ | ✓ | ✓ |
| Searchable governing documents & forms | ✓ | ✓ | ✓ | ✓ |
| We transcribe your governing documents at setup | ✓ | ✓ | ✓ | ✓ |
| Resource library: topics boards discuss with their attorney when updating governing documents | ✓ | ✓ | ✓ | ✓ |
| Rule library & key-terms summary | Manual | ✓ | ✓ | ✓ |
| Resident portal (a login per household) | — | ✓ | ✓ | ✓ |
| Calendar, events & amenity booking | — | ✓ | ✓ | ✓ |
| Board To-Do cards & admin panel | Manual | ✓ | ✓ | ✓ |
| Violation tracking with rule citations | Manual | ✓ | ✓ | ✓ |
| One-click owner responses | — | ✓ | ✓ | ✓ |
| Electronic voting: secret & checkable | Manual | ✓ | ✓ | ✓ |
| Notices: the delivery method your documents require | Manual | ✓ | ✓ | ✓ |
| Print-and-mail | — | ✓ | ✓ | ✓ |
| Deadlines & compliance calendar | Manual | ✓ | ✓ | ✓ |
| Annual SB-406 readiness checklist | Partly automatic | Automatic | Automatic | Automatic |
| Records with a tamper-evident history | Retention guide | ✓ | ✓ | ✓ |
| Nothing deleted, only archived | Manual | ✓ | ✓ | ✓ |
| Dues & payments tracking | Manual | Manual | ✓ (owner ledger, fund accounting) | ✓ (owner ledger, fund accounting) |
| Online dues payments | — | — | ✓ | ✓ |
| Your data on drives your community owns (on-site TooLazyEggs server) | — | — | — | ✓ |
| Real people to call: hello@toolazyeggs.com · 678-322-8409 | ✓ | ✓ | ✓ | ✓ |
Homestead
- ✓ Community website + full Know Your Rights page
- ✓ Searchable governing documents & forms
- ✓ We transcribe your governing documents at setup
- ✓ Resource library: topics boards discuss with their attorney when updating governing documents
- Manual Rule library & key-terms summary
- Manual Board To-Do cards & admin panel
- Manual Violation tracking with rule citations
- Manual Electronic voting: secret & checkable
- Manual Notices: the delivery method your documents require
- Manual Deadlines & compliance calendar
- Manual Annual SB-406 readiness checklist (partly automatic)
- Retention guide Records with a tamper-evident history
- Manual Nothing deleted, only archived
- Manual Dues & payments tracking
- ✓ Real people to call: hello@toolazyeggs.com · 678-322-8409
Commons
- ✓ Community website + full Know Your Rights page
- ✓ Searchable governing documents & forms
- ✓ We transcribe your governing documents at setup
- ✓ Resource library: topics boards discuss with their attorney when updating governing documents
- ✓ Rule library & key-terms summary
- ✓ Resident portal (a login per household)
- ✓ Calendar, events & amenity booking
- ✓ Board To-Do cards & admin panel
- ✓ Violation tracking with rule citations
- ✓ One-click owner responses
- ✓ Electronic voting: secret & checkable
- ✓ Notices: the delivery method your documents require
- ✓ Print-and-mail
- ✓ Deadlines & compliance calendar
- ✓ Annual SB-406 readiness checklist (automatic)
- ✓ Records with a tamper-evident history
- ✓ Nothing deleted, only archived
- Manual Dues & payments tracking
- ✓ Real people to call: hello@toolazyeggs.com · 678-322-8409
Enclave
- ✓ Everything in Commons
- ✓ Owner ledger (fund accounting)
- ✓ Online dues payments
- ✓ Real people to call: hello@toolazyeggs.com · 678-322-8409
Sanctuary
- ✓ Everything in Enclave
- ✓ Your data on drives your community owns (on-site TooLazyEggs server)
- ✓ Real people to call: hello@toolazyeggs.com · 678-322-8409
Onboarding, step by step
-
You would like to move forward
Service agreement on how we work and protect your data.
-
Send us your documents
Declaration, Bylaws, amendments, and owner roster.Your part: gather and send.
-
We transcribe and set up the rules
Each rule set from your own text, with its source.
-
Your board confirms
An officer confirms; the system records who and when.Your part: review and confirm.
-
We build your site
Board emails, domain, roles, and your records moved in.Your part: buy your domain, choose roles.
-
Review and launch
Your board reviews the site before it goes live.Your part: final review.
- Setup fee covers steps 1 to 6.
-
Training for your board
OptionalIncluded as part of your package.Your part: schedule if you'd like it.
Setup: your documents, confirmed by your board
When a community joins, TooLazyEggs enters the community's governing documents into the system as a searchable reference. We also enter the settings each document provides: dues schedule, notice periods, grace period, interest rate, delivery rules, and any collection remedies the documents describe, each with the article and section it comes from. The board enters any amounts; TooLazyEggs does not set fine amounts, interest rates, or fee schedules.
The board reviews and confirms every setting before the site goes live. Each setting shows the quoted source text and is marked "Confirmed by [officer], [date]" once approved.
Why we do it this way: every rule on your site comes from your own documents, and owners can see where each one came from and who confirmed it. Settings aren't changed without a record. A change requires an adopted amendment, which our team uploads to your site. Boards, owners, and TooLazyEggs all work from the same rules, in the open.
Checks and balances
- Quoted source text
- Officer confirmation
- Changes only by amendment
- Records kept with a change history
- Owners can check their own vote receipt
- your governing documents in a searchable format, so the board can find the exact rule, with its article and section, and cite it
- templates to help your community operate more efficiently, for notices (including e-notification) and for e-voting. Have your association's attorney review any template before your board relies on it.
- modernizing your governing documents. Our general resource library includes templates based on guidance published on public websites, to help your board modernize its documents. Your community's attorney drafts any amendment, and your members adopt it. TooLazyEggs does not give legal advice.
By package
Homestead: searchable documents on the community website, plus the Board Binder: numbered folders, spreadsheet trackers and letter templates the board can share on its website and/or keep on its drive. The binder includes the key-terms summary (dues schedule, notice periods and the rest, each with its article), the rule library (added to the Violations tracker) and the e-notification and e-voting templates.
Commons, Enclave, Sanctuary: the settings are loaded into the system, including the rule library (every enforceable rule, with its article, section and exact wording, so every violation notice cites a real rule) and the notice-delivery rules each document requires.
Violations: tools to keep them fair, specific and documented
Every package helps the board handle violations the way its governing documents require.
By package
Homestead: a Violations tracker in the board's spreadsheet (one row per case, with the cure date flagged), with the community's rule library in its own tab so each case can cite a specific rule. The violation notice letter template includes the "Why we send violation notices" note. A Violations folder holds photos, notices, owner replies and hearing notes. The board tracks owners' responses in the spreadsheet and can share it on the community website.
Commons, Enclave, Sanctuary: the violation tracker in the portal:
- Every notice cites a specific rule from the community's rule library, with the quoted text, the action needed to fix it and the date it was observed.
- The notice goes out the way the governing documents require, for example certified mail or hand delivery. The cure period starts when the governing documents say it starts: on mailing, delivery or receipt, depending on the notice type. The system records each step. Email copies are a courtesy.
- Owners can respond with one click: "I've fixed this", "Request a hearing", "Dispute this violation", "Request more time" or "Request related records". Each comes with a comment box. The buttons come from that community's own documents.
- Every response is dated and permanent. Later changes are kept as new versions, so both sides can see the full history. The board is notified at once.
- A short "Why we send violation notices" note explains fairness to every neighbor.
The owner ledger: simple bookkeeping for volunteer treasurers
The owner ledger is the treasury portal in Enclave and Sanctuary. Designed for volunteers with no accounting or bookkeeping background.
- Every household has a plain-English statement: what was billed, what was paid and what's owed.
- The system applies payments in this order by default, matching the order Georgia law will require starting January 2027 (§ 43-17A-8). Your board can review or adjust the application order in Settings: regular assessments, then special assessments, then specific assessments, then other fees and fines.
- Two funds, operating and reserve, kept separate.
- When a home sells: the seller's history is closed off and the buyer starts fresh. Neither sees the other's account.
- Opening balances are imported only when every row checks out.
- TooLazyEggs tracks payments; it doesn't hold your money. Owners can pay by check, bank bill pay, or free ACH transfer straight to the association's bank. Card payments go through a third-party processor; the processing fee is passed to the owner, and TooLazyEggs takes no fee.
By package
Homestead: for communities that keep their books with an outside accountant or bookkeeper. No ledger in the system; instead, a manual Dues and Payments tracker in the binder and an Invoices and Payments folder. The binder's SB-406 checklist lists the payment order Georgia law requires.
Commons: for communities that keep their books with an outside accountant or bookkeeper. No ledger or online payments in the system. A manual Dues and Payments tracker template is available (optional).
Enclave: the full owner ledger above.
Sanctuary: the full owner ledger, with the data on drives your association owns.
Electronic voting: secret and checkable
- One vote per household, cast by the household's voting member.
- Your ballot is secret by design. Who voted and what they chose are stored separately with no link between them. The system is designed so that who voted and how they voted are stored separately, with no link between them.
- Receipt codes. Each voter gets a private code. After the vote closes, every ballot is published by code, so you can find yours and anyone can recount the total.
- The numbers must match: households that voted versus ballots counted. A mismatch is flagged for board review.
- Paper and proxy ballots are entered the same secret way.
- → Full explainer: "How Electronic Voting Works" (PDF)
By package
Homestead: no online voting system. The binder has a general voting template covering every kind of vote (board decisions, membership votes and elections), an e-voting template, and the Board Decisions tracker.
Commons, Enclave, Sanctuary: electronic voting as described above.
Records with a tamper-evident history
- Key records keep every version, so a correction is a new version, never an overwrite.
- A monthly seal code is read into the board's meeting minutes, so a copy lives outside the system.
- Long-term archive copies follow the association's records-retention policy (starting January 1, 2027, SB-406 requires 10 years for assessment, fine, fee, lien and foreclosure records).
- Secret ballots are never part of the log.
By package
Homestead: the board keeps its own records in the binder folders. The binder's Retention tab lists how long to keep each record type.
Commons, Enclave, Sanctuary: the activity log, version history, monthly seal and archive copies above.
Nothing is deleted, only archived
By package
Homestead: the binder guidance recommends never deleting association records; closed items stay in their folders.
Commons, Enclave, Sanctuary: archiving is built into the system, as described above.
Notices: the delivery method your documents require
Each notice type follows the community's own governing documents and Georgia law. Typical examples:
| Notice | How it's usually sent |
|---|---|
| Annual dues and special assessments | Written notice with the lead time the bylaws require, by mail plus email |
| Meeting notices | By the method and lead time the bylaws require |
| Violation notices | By the method the declaration requires, often certified mail or in person |
| Attorney-fee collection notices | Certified mail or statutory overnight delivery, with itemized fees and at least 30 days to pay. This is required under § 44-3-235(f) for communities under the Property Owners' Association Act, effective July 1, 2026. For other communities, check your governing documents. |
By package
Homestead: the board sends its own notices using the binder's letter templates (meeting notice, violation notice, e-notification and others). The Notices & Mailings tracker checks whether enough notice was given, and proof of mailing goes in the Notices Sent folder.
Commons, Enclave, Sanctuary: During setup, TooLazyEggs enters the delivery rules from your governing documents, and your board confirms them.
Print-and-mail: we connect your board with a company that prints and mails notices for you. Your board sends notices from home; the printing company bills the association directly, or through your TooLazyEggs portal, at their price. We don't take a cut or charge a connection fee.
Know your rights, for both sides
The Know Your Rights page shows each SB-406 topic from both sides: what the board must do and what the homeowner should know. When both sides read the same law from their own position, there are fewer disputes.
By package: the same full Know Your Rights page on every package, Homestead through Sanctuary.
Annual SB-406 readiness checklist
Once a year, the system checks what your community has published against a list of items Senate Bill 406 addresses: registration, posted governing documents, budget and insurance, records requests, the complaint log, violation notice elements, e-voting authorization, and current financial statements. Packages with the owner ledger also check payment order. Each item is reported as found or not found. Your board and attorney decide what needs attention.
By package
Homestead: an automatic yearly check of what's public (governing documents posted on the website and Secretary of State registration status), plus a guided checklist for the rest, using the binder's SB-406 Checklist and Compliance Calendar.
Commons: an automatic scan of everything in the portal (payment order applies only with the treasury portal).
Enclave, Sanctuary: an automatic scan, including payment order.
Your data, your community
TooLazyEggs runs on Cloudflare, which reports SOC 2 Type II and ISO/IEC 27001, 27018 and 27701 certification for its platform (see Cloudflare's Trust Hub).
Why it matters for your community: your site is served from Cloudflare's network in more than 330 cities over encrypted connections, and Cloudflare absorbs attack traffic aimed at your site at no additional cost.
By package
Homestead, Commons, Enclave: hosted on Cloudflare. On Homestead, the board's binder files stay with the board.
Sanctuary: everything runs on a TooLazyEggs server in your community; your data lives on drives the association owns.
Open methodology
See it for yourself
Pick a package and we'll walk you through a live demo. What you see is what your community gets.