Building & permitting
Town of Longboat Key Building Department
Longboat Key is its own town with its own building department, regardless of which county the building sits in.
- Phone
- (941) 316-1966
- Portal
- Permitting
Condo association management · Longboat Key, FL
Condo management for Longboat Key - gulf-front towers and mid-rises along the longest barrier island on this coast.
Longboat Key spans two counties - Sarasota at the south end, Manatee at the north - across 11 miles of barrier island. The condo stock is dense, expensive, and varied: 1960s mid-rises near St. Armands, 1980s towers in the middle of the island, and modern gulf-front high-rises at the north end.
Why Longboat Key is a different management job
Longboat is the most demanding building stock in our coverage area.
The two-county footprint means associations on the south end deal with Sarasota County permitting and zoning while north-end buildings deal with Manatee County and the Town of Longboat Key. We track the difference. Boards shouldn't have to.
Construction era and value: most buildings fall between 1965 and 1995, with a handful of newer modern towers. Per-unit valuations skew higher than anywhere else on this coast - which means insurance carrier scrutiny is also higher, and capital-plan documentation has to be airtight. SB-4D milestone inspections are present-tense work.
Owner profile is heavily out-of-state and seasonal. Many Longboat boards have ownership distributed across New York, Boston, Chicago, and Toronto. Vantaca, written minutes that arrive on schedule, and a client-services line that's actually answered are non-negotiable here in a way that's hard to overstate.
Coverage in Longboat Key
A representative sample of Longboat Key condominiums under management.
- 01Gulf-front tower92 units · 16 storiesNorth Longboat
- 02Bay-front mid-rise48 units · 7 storiesBay Isles
- 03Gulf-front mid-rise56 units · 9 storiesMid-Island
- 04Beach-side mid-rise38 units · 6 storiesSouth Longboat
- 05Bay-side condo32 units · 5 storiesSarasota Bay frontage
- 06Gulf-front condo (1965)26 units · 4 storiesNear St. Armands
What we do for Longboat Key condos
Four service pillars, applied to Longboat Key's building stock and operational realities.
The Longboat Key geo page is local proof. The actual service descriptions - methodology, scope, what's included - live on the four pillar pages below.
01
Condo association management
SIRS coordination, milestone inspections, capital project leadership, board operations.
Pillar service · This page is a child
02
Accounting
CPA-supervised, daily reconciliation, monthly board packets, audit-ready records.
500+ associations on the platform
03
Reserve studies
Self-assessment, engineered SIRS-compliant studies, and continuous-update subscription.
From $150 self-assessment to subscription
04
HOA management
For Longboat Key single-family and townhome HOAs - governance, vendor management, capital planning.
Sister pillar · same firm
Find us
Our office is in Venice - 32 mi from Longboat Key.
From our Venice office, Longboat Key is 45 – 60 minutes north depending on which end. We attend board meetings on a scheduled cadence; emergency response stages from Venice with on-island vendor partners pre-positioned.
From Longboat: south via Gulf of Mexico Drive to St. Armands, east on Ringling Causeway, south on US-41, then I-75 or US-41 to Venice.
Keys-Caldwell, Inc.1162 Indian Hills Blvd
Venice, FL 34293
(941) 408-8293
City resources for Longboat Key boards
The references your board will actually need for permits, records, and storm prep.
Longboat Key boards work across multiple government authorities. The references below are the ones our managers use most often when working a Longboat Key condominium.
Building & permitting
Sarasota & Manatee Counties Building Department
Secondary permitting authority for Longboat Key - applies to common-area, certain capital, and shared-infrastructure work.
- Portal
- mymanatee.org
Public records
Manatee County Property Appraiser
Parcel data, assessed values, ownership records, and homestead information for Longboat Key condominiums.
- Phone
- (941) 748-8208
- Portal
- manateepao.gov
Public records
Manatee County Clerk of Court
Recorded documents - declarations, amendments, easements, lien filings - for any condominium association in Sarasota.
- Phone
- (941) 749-1800
- Portal
- manateeclerk.com
Compliance calendar
Florida statute deadlines we track for Longboat Key condos
State-level dates that drive board calendars. We coordinate the underlying work in advance of each deadline; this is a reference, not a substitute.
- SB-4D milestone
- 30 years from CO (or 25 yrs within 3 mi of coast)
- SIRS update
- Every 10 years per F.S. 718.112(2)(g)
- Annual financial
- 90 days after fiscal year-end
- Annual meeting
- Per declaration; typ. Q1 calendar
Storm preparedness
Hurricane operations for Longboat Key condos
Pre-season prep, evacuation coordination, and post-storm site assessments are standard parts of our annual cadence for every coastal association we manage.
- Pre-season window
- May 1 – June 1 building walk-through
- Evacuation protocol
- Drafted per association, signed by board
- Post-storm response
- 48-hour site assessment SLA
"
From a board treasurer
Under new management and very excited about the change and the help I've received since being under new management! I highly recommend this company!
AU
Nearby condo coverage
Where Longboat Key boards also evaluate us - two counties, three barrier islands.
Sarasota
14 mi
Mainland to the east via Ringling Causeway.
See coverage
Siesta Key
18 mi
Adjacent barrier island. Densest condo stock in our coverage.
See coverage
Anna Maria Island
8 mi
Manatee-County barrier island just to the north. Three towns, three rule sets.
See coverage
Bradenton
14 mi
Manatee-County mainland. Riverfront condos and gated HOAs along the Manatee River.
See coverage
Boards in Longboat Key
If your board is evaluating management firms, we'd be happy to come walk the building.
We do consultative meetings on-site for Longboat Key associations. Bring your governing documents, your most recent reserve study, and an honest description of where the building is. We'll respond with a tailored proposal within five business days.