PropertyPro Florida

A multi-tenant web platform that helps Florida condo associations, HOAs and apartment communities keep the records state law requires them to publish — with deadlines, statute citations and an audit trail.

Live site: https://property-pro-web.vercel.app — the public marketing site, including an interactive compliance panel with demo data. The portal itself needs an account.

Status: pre-launch hardening. E-voting is gated on attorney review. There is no native mobile app (residents use web routes under /mobile). PropertyPro does not provide legal, engineering or financial advice.

Stack: Next.js 15 (App Router) · React 19 · TypeScript · Supabase (Postgres

• row-level security, Auth, Storage) · Drizzle ORM · Tailwind CSS + shadcn/ui · TanStack Query · Stripe · Resend · Vercel · Turborepo + pnpm

• Statutory records tracking for condos (§718.111(12)(g)) and HOAs (§720.303): a required-records queue with deadlines, statute citations, owner-portal visibility and a readiness score.
• One product, three audiences — a community portal for boards and managers, a mobile-web view for residents, and a dashboard for property managers who run several communities.
• Day-to-day operations around the records: documents, meetings, announcements, maintenance requests and Stripe billing.
• Tenant isolation enforced in four layers, not by convention: a scoped database client, a CI import guard, FORCE ROW LEVEL SECURITY, and a write trigger that rejects unscoped mutations.
• An operator console (apps/admin) for support tickets, service health, billing and onboarding.

Guardrails, measured 2026-10-08: 34 repository-specific lint guards (scripts/run-lint-guards.mjs) and 1,461 test files.

Screenshots

Captured from the local agent sandbox (pnpm agent:live:web) with the seeded demo communities and *.local demo personas. No production data.

Compliance — the required-records queue for a §718 condo, as its root manager sees it.

Property-manager portfolio — every community the manager runs, with cross-community totals.

Architecture

flowchart LR
  P["Residents · boards · managers"] --> W
  O["Platform operators"] --> A
  subgraph Vercel
    W["apps/web<br/>portal · public sites · /mobile · /api/v1"]
    A["apps/admin<br/>operator console"]
    C["18 crons<br/>→ /api/v1/internal/*"]
  end
  C --> W
  W --> K["packages/<br/>api-contract · db · shared · ui · email"]
  A --> K
  K --> DB[("Supabase Postgres<br/>FORCE RLS + write trigger")]
  W --> S["Supabase Auth + Storage"]
  W --> ST["Stripe"]
  K --> R["Resend"]

• Monorepo: two Next.js apps over shared packages (Turborepo + pnpm). packages/db owns the Drizzle schema, migrations and the scoped client; packages/shared owns roles and the RBAC matrix; packages/api-contract defines typed routes (defineRoute / runRoute, Zod in and out).
• Tenancy: one database, isolated by community_id. Middleware resolves the tenant; every query goes through createScopedClient(communityId), and Postgres enforces the same boundary with FORCE ROW LEVEL SECURITY and a write trigger. Cross-tenant reads must import @propertypro/db/unsafe and carry a written authorisation comment, which a lint guard checks.
• Delivery: GitHub Actions runs the checks and deploy.yml ships the code to Vercel; nothing in the pipeline migrates the database. Migrations are applied to production by hand, expand-before-code and contract-after (see Decisions below).

How to run it

What this README was checked against (2026-10-08, Linux, Docker): a fresh clone, no .env file of any kind, and only local services. The sandbox starts its own Supabase stack in Docker, migrates and seeds it, and refuses remote backends.

pnpm install              # the repo pins Node 24 (.nvmrc); see the note below
pnpm agent:env:prepare    # local Supabase (Auth, Storage, Postgres) + migrate + seed:demo + seed:verify
pnpm agent:live:web       # Next dev server on the printed port (e.g. http://localhost:31002)

Then open the printed /dev/agent-login?as=<persona> URL; add &communityId=1 to land in Sunset Condos. Useful personas: root_sunset (compliance), pm_admin (PM portfolio), owner (resident /mobile view). The demo identities are all *.local addresses.

Checked with Node 22: pnpm install warns Unsupported engine (the repo wants 24.x) but completes, and the sandbox and dev server ran. Use Node 24 to match CI and Vercel.

Decisions and trade-offs

• Three roles plus a board designation, not seven job titles (ADR-006). Community roles are resident, property_manager and root_manager; board seats are a separate designation that general permissions never read. Accepted costs, in the ADR's own words: "No per-manager permission overrides post-cleanup (granularity loss — accepted)", and rootless communities lose billing and deletion until someone claims root.
• Mechanism over guidance (ADR-003). "A rule documented in CLAUDE.md without enforcement decays", so each layering rule gets a CI check (hence the 34 guards). But there are "no big-bang refactors": existing violators are grandfathered, and the ADR admits that "the 57 grandfathered components still bypass hooks".
• Migrations applied by hand, in expand/contract order (migration-safety rules). An automatic db:migrate step in the deploy pipeline conflicted with manual applies, failed on every run and "silently blocked all prod deploys for ~2 weeks". It was also unsafe for contract migrations, because migrating first would drop columns the live code still reads. The replacement is discipline rather than automation: expand before the code ships, contract after, then verify the ledger with pnpm db:ledger:verify.

Overview

PropertyPro helps condo associations, HOAs, and apartments meet Florida statutory requirements (§718 / §720) for document posting, meeting notices, and owner portal access.

Apps

App	Port	Domain	Description
apps/web	3000	[slug].getpropertypro.com	Community portal (resident, board, PM)
apps/admin	3001	admin.getpropertypro.com	Operator console (platform admin only)

Local Development

First-time setup

# 1. Copy environment variables
cp .env.example .env.local
# Fill in your Supabase, Stripe, Resend, and Sentry values

# 2. Run setup (creates .env.local symlinks for each app)
./scripts/setup.sh

# 3. Install dependencies
pnpm install

# 4. Start the supported local agent sandbox (Supabase Auth + Storage + DB).
#    It never reads .env.local and refuses remote backends.
pnpm agent:env:prepare

Never run pnpm --filter @propertypro/db db:migrate from a shell carrying the root .env.local. That file's DATABASE_URL is production. Migrations reach production one way only — manually, via Supabase MCP apply_migration, in the order documented in docs/DEPLOYMENT.md.

One migration on main makes this concrete: 0062_secret_ballot is an irreversible contract migration, deliberately unapplied pending attorney sign-off on e-voting. db:migrate would apply it and destroy the ballot linkage permanently.

Running the apps

# Run everything (all apps + packages watch mode)
pnpm dev

# Run a single app
pnpm --filter @propertypro/web dev      # web on :3000
pnpm --filter @propertypro/admin dev    # admin on :3001

Agent live testing

Use the sandbox when testing authenticated behavior or asking an agent to inspect a change in a browser. It provisions an isolated local Supabase stack per worktree, migrates it, and seeds the demo personas without reading .env.local.

pnpm agent:live:web       # starts web and prints its unique localhost URL
pnpm agent:live:admin     # starts admin only when needed
pnpm agent:env:status     # show this worktree's URLs
pnpm agent:env:reset      # clean local-only DB, then migrate and reseed
pnpm agent:env:stop       # stop the worktree's stack while retaining data

After the web server starts, visit the printed /dev/agent-login?as=owner URL. For a disposable scenario, create a namespaced fixture and open the returned login URL:

pnpm agent:fixture:community -- --slug agent-review --name "Review HOA" --type hoa_720 --root-email [email protected] --root-name "Root Agent"
pnpm agent:fixture:user -- --community agent-review --email [email protected] --name "Resident Agent" --role resident --owner

Admin access

After running migrations, insert your Supabase auth UUID into platform_admin_users:

INSERT INTO platform_admin_users (user_id) VALUES ('YOUR-SUPABASE-AUTH-UUID-HERE');

Then log in at http://localhost:3001.

Other Commands

pnpm typecheck          # Type-check all packages
pnpm lint               # ESLint + every guard in scripts/run-lint-guards.mjs
pnpm test               # Unit tests
pnpm build              # Production build
pnpm seed:demo          # Seed demo communities
pnpm seed:verify        # Verify seed integrity
pnpm perf:check         # Performance budget check
pnpm clean              # Clean build outputs

Demo Communities

Three pre-seeded demo communities (created via pnpm seed:demo):

Community	Slug	Type	City
Sunset Condos	sunset-condos	Condo §718	Miami, FL
Palm Shores HOA	palm-shores-hoa	HOA §720	Fort Lauderdale, FL
Sunset Ridge Apartments	sunset-ridge-apartments	Apartment	Tampa, FL

Documentation

See docs/ for detailed documentation:

• TRANSITION-PLAN-v4.1-AGENT-SPEC.md — Implementation plan
• 00-DEMO-PLATFORM-TECH-SPEC.md — Full technical spec
• adr/ — Architecture Decision Records
• design-system/ — Design system documentation