Connect Magazine: 2023–Issue 3

MAGAZINE

Connect

2 0 2 3 : I S S U E T H R E E • T H E P U B L I C AT I O N O F C A I - G R E AT E R I N L A N D E M P I R E

SPEAKING

VOLUMES NAVIGATING THE WORLD OF COMMUNICATION EXPLORING: D E V E L O P I N G YO U R W R I T T E N VO I C E THE POWER OF ZOOM I N M I T I G AT I N G AG G R E S S I O N IN HOA MEETINGS T H E TO U C H - U P V S . R E - PA I N T D E BAT E

For 25 years the leading advocate for professionalism, integrity, and achievement in the field of community association management.

Saluting the leaders, managers, and homeowners who have made the Certified Manager of Community Associations (CMCA®) credential

The Essential Credential for professional community

association managers worldwide.

www.camicb.org

TABLE of CONTENTS 5 President’s Message Ty Jaglowski

6 Editor’s Link

14 The Power of Zoom

in Mitigating Aggression in Homeowner Association Meetings Erica Tenney, CMCA, AMS

A.J. Jahanian, Esq.

7

Recap: CAI-GRIE Chapter Events

10

Breaking Appellate Case Update: Return of the Reply-All Court Decides the Open Meeting Act Does Not Prohibit Board E-Mail Discussions Without Action

18

Developing Your (Written) Voice The CAI-Grie Writing Workshop Kimberly Lilley, CIRM, CMCA, EBP

20 The Touch-Up vs. Re-Paint Debate What is the Right Thing for Your Community?

Bridget Nigh

Robert M. Denichilo, Esq. and Daniel C. Heaton, Esq.

22

Advertiser Index

CAI Board Leader Certificate

Training and Recognition for Your Board Complete the CAI Board Leader Certificate Course to receive your certificate and be recognized in your community and on the CAI website.

Learn more www.caionline.org/BoardLeaderCertificate ISSUE THREE 2023 • CONNECT MAGAZINE

| 3

MAGAZINE

Connect

A P U B L I C AT I O N O F T H E G R E AT E R I N L A N D E M P I R E O F C A I

W W W. C A I - G R I E . O R G EXECUTIVE COMMITTEE President Ty Jaglowski, Environmental Concepts Landscape Management, Inc. President-Elect Brian Henry, Park West Inc. Vice President Greg Borzilleri, Accurate Termite & Pest Control Secretary Betty Roth, CMCA, AMS, LSM, PCAM, Heritage Lake Master Association Treasurer Patrick Gabriele, Estates at Canyon Crest Riverside, Inc. Past-President Gina Roldan, Bemus Landscape, Inc.

BOARD DIRECTORS Pat King, Solera Oak Valley Greens Darren Mandel CMCA, AMS, PCAM, Keystone Pacific Property Management Nick Mokhlessin, Everthrive Landscape Tim Peckham, CMCA, AMS, PCAM, Powerstone Property Management Robert Riddick, CMCA, Sunnymead Ranch PCA

COMMUNICATIONS COMMITTEE Committee Co-Chair and Editor in Chief A.J. Jahanian, Esq., Beaumont Tashjian Committee Co-Chair Daniel C. Heaton, Esq., Nordberg | DeNichilo, LLP Committee Members Gina Fanizzi, FirstService Residential, AAMC Kimberly Lilley, CMCA, CIRMS, Berg Insurance Agency Tim Peckham, CMCA, AMS, PCAM, Powerstone Property Management Eric Zarr, CMCA, AMS, FirstService Residential, AAMC

CHAPTER STAFF Executive Director Adam Ybarra, CAI-Greater Inland Empire Administrative Assistant Elda Pfitzinger, CAI-Greater Inland Empire All articles and paid advertising represent the opinions of authors and advertisers and not necessarily the opinion of either Connect or the Community Associations Institute–Greater Inland Empire Chapter. Information contained within should not be construed as a recommendation for any course of action regarding financial, legal, accounting or other professional services and should not be relied upon without the consultation of your accountant or attorney.

Connect is an official quarterly publication of Greater Inland Empire Chapter of the Community Associations Institute (CAI– GRIE). The CAI–GRIE Chapter encourages submission of news and articles subject to space limitation and editing. Signed letters to the editor are welcome. All articles submitted for publication become the property of the CAI–GRIE Chapter. Reproduction of articles or columns published permitted with the following acknowledgment: “Reprinted with permission from Connect Magazine, a publication of the Greater Inland Empire Chapter of the Community Associations Institute.”

Copyright © 1998–2023 CAI-Greater Inland Empire Chapter.

CONTACT Advertising, Articles or Correspondence CAI-GRIE Chapter Headquarters 5029 La Mart Dr, Ste A • Riverside, CA 92507-5978 (951) 784-8613 • info@cai-grie.org CAI-GRIE Chapter CAI-GRIE.org

4 |

CONNECT MAGAZINE • ISSUE THREE 2023

PRESIDENT’S MESSAGE TY JAGLOWSKI, CHAPTER PRESIDENT

VI C E PR ES I D E NT, E NV I R ONM ENTA L CONCEPTS L ANDSCAPE MANAGEMENT, INC.

S

ummertime in our GRIE chapter had a blend of staple events, first time education and social opportunities as well as a call back to the Day at the Races. Our chapter had an amazing showing or participation at our “hot” new event at Ontario Top Golf. We had a great presentation discussing drones and the impact of the uses in HOA’s. Thank you to all who attended and helped make that a successful first-time event.

We also went south where the surf meets the turf at Del Mar and enjoyed a trackside cabana at the Day at the Races. For a typical warm summer day in our beautiful GRIE, this was a nice treat to enjoy the cooler ocean breeze temperatures. Thank you to all who made this event possible and helped it to run smoothly.

We have also seen a growth in our chapter as we have over 675 active members in our chapter, as we continue to our goal of 700+.

I just want to say thank you to everyone who has been a part of the chapter, whether in person at events or behind the scenes planning and discussing during committee meetings, this chapter has really felt like a FAMILY this year in many ways and has created great memories so far.

I am looking forward to the next few months as we have quite a few educational and fun opportunities leading our way into fall and winter.

Tuesday, November 7th and 14th

Thanksgiving Cooking Classes

Tuesday, December 5th

Education Luncheon

Friday, December 15th

TOPS Awards

CAI–GREATER INLAND EMPIRE The CAI–Greater Inland Empire (GRIE) Chapter hosts educational, business and social events that provide the Chapter’s Business Partners various opportunities to promote their companies’ products and services to Community Association owners and managers serving the Community Association Industry. It is expected that all participants in Chapter events – whether they be educational, business or social – will conduct themselves in a professional manner representative of their business or service organization so as not to detract from the experience of others seeking to benefit from their membership in the Chapter.

For more information, visit cai-grie.org

ISSUE THREE 2023 • CONNECT MAGAZINE

| 5

EDITOR’S LINK A.J. JAHANIAN, ESQ. B E AUM ONT TAS HJ I A N

I

t’s hard to believe that we are already in the 4th quarter of 2023. This quarterly edition of Connect brings you more insightful articles and practical advice tailored to the needs of Greater Inland Empire homeowners association board members, property managers, homeowners and vendors alike.

In this edition, we address critical community issues, such as homeowner conflict mitigation and management through Zoom (video conference) meetings, and the essential topic of building maintenance, painting, and touch-ups. Conflicts and maintenance issues can arise in any community, but with insights from seasoned professionals and real-world success stories, we aim to help you create a harmonious living environment where disputes are resolved with understanding and respect, and maintenance/painting are handled prudently.

This issue also reflects on the recent, first-ever, “Writing Workshop” held by CAI-GRIE and attended by a group of interested community leaders. See inside for those details and how these workshops can help you contribute to Connect and other publications in the industry.

We hope the articles in this issue empower you to create a more cohesive community, foster productive dialogues, and maintain the beauty and functionality of your shared spaces. Thank you for your continued support, engagement, and dedication to the success of your communities throughout the Greater Inland Empire. Together, let’s make sure this summer finishes successfully, as we head into the Fall!

A.J. Jahanian, Esq. is an associate attorney with Beaumont Tashjian who devotes his career to serving common interest developments. He can be reached at ajahanian@HOAattorneys.com

Honesty, Quality, Integrity.

These guiding values have allowed AMS Paving to become the #1 choice for community associations.

Paving the way since 1981!

Our Services: • Asphalt Repair, Patching & Crack Seal • Asphalt Removal & Replacement • All types of Slurry Seals • ADA Compliance • Striping

6 |

CONNECT MAGAZINE • ISSUE THREE 2023

Let’s Get Social!

Follow us @amspaving

909.357.0711 ● Lic: #415436

RECAP: CAI-GRIE CHAPTER EVENTS

Country Faire May 11, 2023 Country Faire, held at Longshadow Winery in Temecula, was a great success with record setting attendance. Great food and music really added to the experience for all those who attended.

The event’s games and competition drew a whole new crowd setting, giving managers and business partners a wonderful opportunity to socialize and have some fun.

Storm Baseball Game June 29, 2023 Those who attended really enjoyed the ball park atmosphere at Lake Elsinore Storm Stadium as we celebrated Family Night.

It was a wonderful experience to see so many of our managers and families come out to enjoy a night of good food, wonderful camaraderie of the chapter, and cheering on the local teams.

Community Legal Advisors Inc. COMMUNITY ASSOCIATION ATTORNEYS

General Counsel

Serving San Diego County, Orange County, Inland Empire and Coachella Valley

Toll Free 833.938.1877 AttorneyforHOA.com

• • • • • • •

ADA & DFEH Compliance CC&R & Bylaw Amendments Architectural Matters Contracts & Insurance Elections & Recalls Employment Law Legal Opinions

Assessment Collection • • • •

Timely Status Reports Responsive Paralegals Collectibility Analysis Judicial or Non-Judicial Foreclosures • Money Judgment Lawsuits • Small Claims Assistance • Post Judgment Recovery

ISSUE THREE 2023 • CONNECT MAGAZINE

| 7

8 |

CONNECT MAGAZINE • ISSUE THREE 2023

The Recognized Authority in Community Association Law FIORELAW.COM | 877-31-FIORE Inland Empire > Orange County Coachella Valley > San Diego County

ISSUE THREE 2023 • CONNECT MAGAZINE

| 9

BREAKING APPELLATE CASE UPDATE:

COURT DECIDES THE OPEN MEETING ACT DOES NOT PROHIBIT BOARD E-MAIL DISCUSSIONS WITHOUT ACTION BY: ROBERT M. DENICHILO, ESQ., CCAL AND DANIEL C. HEATON, ESQ. NORDBERG | DENICHILO LLP

T 10 |

he California Fourth District Court of Appeal, in LNSU #1, LLC, et al. v. Alta Del Mar Coastal Collection Community Association, 94 Cal.App.5th 1050 (Aug. 25, 2023), recently examined whether board members can engage in e-mail discussions about association business outside of regular noticed meetings.

CONNECT MAGAZINE • ISSUE THREE 2023

The case involved a small common interest development of 10 homes located in San Diego County. Two homeowners sued the association claiming the board engaged in multiple violations of the Open Meeting Act (“OMA”) (Civ. Code §§ 4090 et seq.), including that directors had exchanged e-mails discussing landscaping plans and other association business without giving members notice or an opportunity to participate. The trial court found in favor of the association and determined that the e-mail discussions between board members did not violate the OMA. In affirming the trial court’s ruling, the Appellate Court rejected the homeowners’ argument that board members’ e-mail exchanges constituted a board meeting under Civil Code § 4090(a) in violation of the OMA. That section defines a “board meeting” as “[a] congregation, at the same time and place, of a sufficient number of directors to establish a quorum of the board, to hear, discuss, or deliberate upon any item of business that is within the authority of the board.”

Historically, board members have been cautioned to avoid discussing association issues through e-mails, as that could be deemed a “virtual assembly” of the board. However, the Court rejected that argument and concluded that by specifying that the congregation be “at the same time and place,” the Legislature intended this provision to only reflect “an in-person gathering of a quorum of the directors.”

The Court reasoned that e-mails are often sent “hours or days apart and from different homes and offices.” The Court concluded that e-mail exchanges that occur before a board meeting in which no action is taken on the items discussed, therefore do not fall within the definition of a “board meeting” under Section 4090(a).

The Court also held that the directors’ e-mail exchanges did not constitute a “board meeting” within the second definition found in Civil Code § 4090(b), referring to a “teleconference,” because e-mails do not allow the participating directors “to hear

one another, and the discussion did not take place at the same time and place….”

In holding that discussions via e-mail did not violate the OMA, the Court relied on a significant distinction between the language in the Civil Code and near-similar provisions found in the Brown Act (Gov. Code § 54950), which governs meetings by state and local legislative bodies. The Court noted that in adopting the Brown Act, the Legislature prohibited any form of discussions outside of a meeting by expressly including language that “[a] majority of the members of a legislative body shall not, outside a meeting authorized by this chapter, use a series of communications of any kind, directly or through intermediaries, to discuss, deliberate, or take action on any item of business that is within the subject matter jurisdiction of the legislative body.”

In contrast, the Legislature did not include

such language in the Civil Code, but instead only prohibited boards from “tak[ing] action on any item of business outside of a board meeting.” (Civ. Code § 4910(a).) The Court reasoned that the Legislature knew how to draft the necessary language if it intended to prohibit e-mail or other discussions by a majority of board members outside of a noticed meeting. Because the Legislature did not include similar language in the Civil Code, it must not have intended to prohibit board member discussions via email in the OMA. Thus, the Court concluded that while the OMA prohibits the board from acting on items of association business outside a board meeting, it does not prohibit the board from discussing items via email outside a meeting.

CONTINUED ON PAGE 12

ISSUE THREE 2023 • CONNECT MAGAZINE

| 11

CONTINUED FROM PAGE 11

Despite the above holding by the Appellate Court, boards should continue to exercise caution before engaging in this type of approach. Both a request for depublication and a petition for review have been filed and are currently under consideration by the Supreme Court, so it remains possible that the decision could be overturned, modified, or ordered to have no controlling impact.

Even if the Supreme Court elects not to consider the issue now, this is the first time that any appellate court has interpreted the meaning of “board meetings” as found

12 |

in this portion of the Civil Code. Other appellate districts are not required to follow this decision, which may potentially create a conflict that will eventually need to be resolved by the California Supreme Court.

Boards are urged to consult their legal counsel regarding the interpretation and possible impact of this case, as well as to keep in mind that there are also practical implications that these types of e-mail discussions might have on how the membership perceives the board, issues of transparency, and the way the association is governed. In addition, a director should consider that all directors should have the same information, so all

CONNECT MAGAZINE • ISSUE THREE 2023

directors and managers should be included on email discussions between board members.

Robert M. DeNichilo, Managing Partner and Daniel C. Heaton, Senior Associate at Nordberg | DeNichilo LLP focus their practice exclusively on the representation of community associations throughout California as corporate and litigation counsel. They are actively involved in CAI at both the National and Chapter levels, and Robert is a Fellow of the College of Community Association Lawyers (CCAL). (www.ndhoalaw.com)

HAVE YOUR COMMUNITY ASSOCIATION BOARD MEMBERS CHANGED SINCE LAST YEAR?

BE SURE TO UPDATE

your board’s member names, titles (President, Vice President, Treasurer, Secretary, and Board Member), and contact information to ensure your board members receive all the latest CAI member benefits!

UPDATE TODAY:

ONLINE at www.caionline.org EMAIL addresschanges@caionline.org MAIL to CAI, P.O. Box 34793, Alexandria, VA 22334-0793

CAIRenewalBuckslips3.5x8.5_2021.indd 2

1/26/21 12:21 PM

ISSUE THREE 2023 • CONNECT MAGAZINE

| 13

THE POWER OF

ZOOM

IN MITIGATING AGGRESSION IN HOMEOWNER ASSOCIATION MEETINGS BY: ERICA TENNEY, CMCA, AMS, FIRSTSERVICE RESIDENTIAL

14 |

CONNECT MAGAZINE • ISSUE THREE 2023

H

omeowner Association (HOA) meetings are often perceived as combative meetings, where emotions can run high and conflicts arise.

However, the advent of video conferencing platforms like Zoom, has transformed the way these meetings are conducted. This article explores the important impact of Zoom meetings in mitigating aggression within HOA meetings. By utilizing the features and benefits of this technology, HOAs can create a more inclusive, transparent, and constructive environment for homeowners to participate in more productive and harmonious meetings.

ENHANCED COMMUNICATION AND ACTIVE LISTENING One of the main advantages of using Zoom meetings is the improved communication it offers. During in-person meetings, aggressive behavior such as interrupting, talking over others, or disregarding different viewpoints can be more prevalent. However, Zoom provides several tools that promote active listening and courteous interaction.

First, the “Raise Hand” feature allows participants to indicate their desire to speak without interrupting the ongoing discussion.

This fosters a more orderly exchange of ideas, ensuring that everyone has a fair chance to contribute. Additionally, the chat function enables participants to type their questions or comments, facilitating a simultaneous conversation that minimizes interruptions and allows for efficient communication. This also allows the moderator to keep participants muted to limit background noise and interruptions during discussion.

The physical distance created by online meetings often reduces the emotional passion associated with face-to-face confrontations. Consequently, participants are more likely to express themselves calmly and respectfully, leading to a decreased likelihood of aggression or hostility. Again, for those that refuse to conduct themselves accordingly, Zoom allows for muting, removal

of the member from the meeting, or placing them in the waiting room while the meeting proceeds without them. While in the waiting room, the moderator can chat with the individual advising them that they can be allowed back in, if their behavior improves.

ENHANCED ACCESSIBILITY AND PARTICIPATION Zoom meetings also offer increased accessibility, which can contribute to a more inclusive HOA experience. Homeowners who might have difficulty attending in-person meetings due to physical limitations, work commitments, or geographical distances can now participate more actively. Off-site owners who typically are not involved, have the opportunity to be involved and participate.

By removing barriers such as transportation or time constraints, Zoom allows a broader range of homeowners to engage in discussions and decision-making processes. This can help to minimize feelings of frustration, which often contribute to aggressive behavior.

TRANSPARENCY WITH REAL TIME VISUALS The Zoom “share screen” feature offers a multitude of benefits when it comes to sharing current photos during virtual meetings. Zoom’s screen-sharing enables visual presentations, documents, or graphics to be shared effortlessly with all participants. This enhances the clarity of information presented, reducing misunderstandings and frustrations that can also contribute to aggression. Furthermore, sharing current photos via Zoom allows for immediate context and visual aid during discussions. Whether it is an architectural design, or any other visual representation, participants can provide a clearer understanding of their ideas or concepts by sharing relevant photos. Additionally, it allows for real-time sharing of up-to-date photos and documentation of the status of a property or common area which may not be as up-to-date as what was included in the board packet

prepared a week or more prior to the meeting.

This visual support enhances communication and minimizes the chances of misinterpretation or confusion.

Additionally, sharing current photos via Zoom enables collaboration and feedback in real-time. Participants can discuss and provide input on the visual content simultaneously, leading to more efficient decision-making.

Sharing current photos fosters a sense of connection and shared experiences among participants. The members in attendance feel more informed or even part of the conversation without providing input. They feel a sense of transparency on behalf of the board and management.

The Zoom share screen feature facilitates seamless sharing of current photos, and promotes engagement, understanding, collaboration, and a stronger sense of community among the homeowners and board members.

The incorporation of Zoom into your HOA meetings has transformed the dynamics of these meetings. Zoom or virtual board meetings promote enhanced communication and active listening, increased accessibility and participation, as well as transparency and documentation. Communication is key in mitigating frustration, and Zoom allows for a broader reach to the membership. This in turn helps mitigate aggression within HOA meetings. Homeowners can engage in more constructive discussions, fostering a sense of unity and cooperation. As we move forward, leveraging the power of technology to facilitate more inclusive and harmonious HOA meetings should be embraced in a manner that is consistent with current laws, ensuring that all voices are heard, and conflicts are resolved in a productive and respectful manner.

Erica Tenney, CMCA, AMS is Regional Director of FirstService Residential Management.

Zoom has transformed the dynamics of HOA meetings, promoting communication, inclusion, and collaboration, ultimately mitigating aggression and fostering unity.

ISSUE THREE 2023 • CONNECT MAGAZINE

| 15

Follow Us! 16 |

CONNECT MAGAZINE • ISSUE THREE 2023

ISSUE TWO 2023 • CONNECT MAGAZINE

| 17

DEVELOPING YOUR VOICE

(Written)) (W

THE CAI-GRIE WRITING WORKSHOP BY: KIMBERLY LILLEY, CIRMS, CMCA, EBP

I

n May, a small group of CAI Greater Inland Empire members got together for our first-ever Writing Workshop. The goal was to help members who have expertise they are willing to share develop the voice they need to share that expertise in article form.

We brainstormed with each participant about what topics they might want to write on. It was exciting to hear what each person brought to the table, and what the other attendees wanted to hear about regarding those topics. It also helped the attendees to “stay in their lane” and really hone in on their true expertise while sticking to the topic and avoiding meandering.

Then we were able to get into how to get started on the article, discussing research, creating outlines, choosing a strong headline, creating an introduction, deciding if there should be sub-headings, what a conclusion should cover, etc. Our homework included an outline of one of the topics we had brainstormed about earlier.

In the second class, we debriefed the outline-writing process and gave each other input about what else we wanted to see in the article (or, sometimes, how better to stay on track). We then discussed the many things to consider as we write an opening paragraph for our article, and how important it is to edit and then edit AGAIN. We looked at a few article examples and suggested what edits we would make there.

For the third class, we showed up with our finished articles to get input from the team. We had already discussed AI-assisted article generators and had a chance to look at an article generated that way during this session. We learned that, while the AI-assisted article generator could help to get someone out of a “stuck” place when starting an article, the accuracy was so low, that most of the article had to be completely rewritten.

Next, we discussed how to come up with a title for our articles, what a byline is and what it should include, and if there might be an image that would go with the theme of the article. By the end of this class, there were titles for everyone’s articles that spoke to the topic AND grabbed some attention.

18 |

CONNECT MAGAZINE • ISSUE THREE 2023

One attendee said:

I highly recommend [CAI-GRIE’s] ‘Writer’s Workshop.’

Whether a beginning or seasoned writer, this workshop will inspire you to write an article and provide you with excellent guidance from the instructors and feedback from the group.

With little to no pressure you’ll review the key elements of what makes a good article and put them to work writing your own. Then you’ll review your completed or partial article and get immediate applause and vital feedback for your efforts. Who knows, you might even get published!”

—Steve F. Escoto from Villa Avanti Association Another attendee stated:

As a person who wants to contribute and bring value to the CAI chapters I am a member of, this workshop is an excellent tool. The [three] classes focus on different elements in the process of writing an article. The workshop format is a great way to learn from others. I enjoyed being able to share ideas and learn from the instructors and other workshop members. I received a lot of motivation and encouragement from the class.”

—Craig D. Aron from iMail Tracking What is it that YOU have to say? We want to hear it! Keep your eye out for the next Writing Workshop and sign up quickly, because attendance is limited!

Kimberly Lilley, CIRMS, CMCA, EBP is the Director of Business Development for Berg Insurance Agency and can be reached at kimberly@berginsurance.com

ISSUE THREE 2023 • CONNECT MAGAZINE

| 19

THE TOUCH-UP vs.

RE-PAINT DEBATE WHAT IS THE RIGHT THING FOR YOUR COMMUNITY? BY: BRIDGET NIGH, BEHR PAINT COMPANY

W

hether you’re a community manager, board member or HOA committee member, few things are as satisfying as a freshly finished paint job. Now if only it could stay that way! Unfortunately, even the finest coatings succumb to wear and tear, as well as the inevitable nicks, scratches and other unsightly imperfections. In addition, sometimes flaws appear shortly after a repaint — suggesting that more than one type of paint and/or application method was used.

No matter how it occurs, damage affects an HOA’s appeal. Therefore, the question isn’t whether or not these defects can be corrected. Rather, it’s a matter of which option — a paint touch-up or a full repaint — provides the best solution.

• Technique: The goal of touch-up is to blend the new paint with the old — creating a consistent appearance, despite the application method. Ideally, all areas should be fully coated and texturematched to avoid applying too much paint.

TOUCH-UP

WHAT IF I DON’T HAVE THE OLD PAINT?

“Touch-up” describes the recoating of very small, localized areas of a newly painted surface in order to conceal minor repairs or to cover up minor surface defects — such as scuff marks — that can occur shortly after a painting job is complete. While touching up offers a quick way to achieve an acceptable appearance, it is important that all parties understand that it is not a cure-all. Yet — if done right — touching up is a practical alternative to repainting the entire surface. Consider the following best practices:

When a property is in the painting process, the paint types, colors and sheens are top of mind — but the last repaint may have been a while ago. Knowing that touch-up colors must perfectly match the painted surface’s current hue, hopefully, someone tucked away extra paint or noted the exact name, brand, and texture of the original coating.

• Plan ahead: Make a point of keeping extra paint to use for touchups and storing it in fully sealed containers. Then label each one with the date and color so you can easily find them next time.

• Use the best tools: First, utilize the same type of applicator previously used to paint the wall you’re touching up. This helps the touched-up area blend with the surrounding surface. If you used a roller, use a roller again (a small-sized roller offers better control). If you used a brush, use a brush again. This will help replicate the surface texture.

20 |

CONNECT MAGAZINE • ISSUE THREE 2023

If not, Behr Paint Company is here to support you with its array of valuable, professional services — including Custom Color Matching.

Take a color sample from any source — scraped or peeled paint from the job site, a favorite fabric color, or even a competitor’s paint chip – to The Home Depot. We’ll match it and create a digital color representation.

And don’t forget about sheen! Remember that you need to repaint with the same gloss — flat with flat, high gloss with high gloss, and eggshell with eggshell — otherwise unwanted spots will be noticeable.

And, just like color, if you don’t know the original sheen, let us help you find it!

WHEN TO TOUCH UP

REPAINT SCHEDULE

Typically, if a property has been painted in the last year and the damage is confined to a small area or if the flaws are minor, such as nicks, scratches, dings, chips, scuffs, etc., it makes sense to touch up rather than repaint. Touch-ups are effective for spot-filling walls on flat or low-sheen paint. In contrast, it can be difficult to blend touch-ups into aged, faded and high-sheen coatings such as satin.

Deciding how often to repaint isn’t an exact science. It depends on a range of factors, including unit location, paint age and visual ambitions.

To maintain your HOA’s exterior appeal, many professional painters recommend repainting the walls every five to 10 years.

Note: Sometimes a job that starts out as a touch-up ends up a full repaint/color change, which dramatically affects time and costs.

Therefore, bids should include a clause that addresses this possibility with an approval signed by all stakeholders before work begins.

However, wood and metal tend to deteriorate more quickly. To keep these spaces beautiful, clean, and up to date, schedule a repaint every three to five years. On the other hand, paint on stucco/masonry surfaces, tends to perform longer, requiring fewer repaints. A general rule of thumb would be to schedule a full repaint, followed by a trim only repaint five years later, then another full repaint over the next five years.

WHEN TO PERFORM FULL REPAINT While touching up provides a speedy fix for mild issues, some units exhibit severe and extensive damage. That’s when it’s time for a repaint.

Yes, it’ll increase costs, but the Return on Investment (ROI) makes it worthwhile, as a full paint/color refresh not only lasts longer but keeps the property looking up to date.

This is the logical choice when: • The paint is peeling, flaking, stained, or showing obvious signs of deterioration; • Damages are large and cover a wide area; • Changing the current color; • The paint is more than five years old; • The surface is painted with a higher sheen; and/or • Flaws are highly visible

Last of all, remember that when a Community Manager/Board of Directors invests the time and money to restore and reinvigorate a property’s look and feel, the number of prospects increases, and happy residents stay longer.

Bridget Nigh is Behr’s Inland Empire/Coachella Valley Regional Account Manager. She has dedicated 14 years to working with HOA communities, beginning with HOA bookkeeping for a number of years prior to moving on to the paint manufacturer side of the industry, where she has dedicated her time over the last 7 years. Bridget has recently become a board member of the CAI Coachella Valley Chapter, where she continues to broaden her knowledge base. She is most passionate about education and offers an accredited educational course for 1 CEU. Bridget is available to assist with any of your Association’s repainting needs and can be reached at 714.365.7427 or via email at bnigh@behr.com.

ISSUE THREE 2023 • CONNECT MAGAZINE

| 21

ADVERTISE In COnnect Magazine

get your brand seen! visit cai-grie.org

Advertisers Listed Alphabetically by Company

Company

Page

AMS Paving Inc................................................... 6 Berding | Weil..................................................... 4 Community Legal Advisors.................................. 7 EmpireWorks...................................................... 4 Fiore, Racobs & Powers, A PLC........................... 9 22 |

CONNECT MAGAZINE • ISSUE THREE 2023

continuing continuing education education Managers Managersare arerequired required totorecertify recertifyevery every 22years andpay paythe the yearsand maintenance maintenancefee feeeach each year. year.

16 16 hours hours

continuingeducation educationmust must ofofcontinuing completedwithin withinthis thistwotwobebecompleted yearrecertification recertificationcycle. cycle. year Credithours hoursmust musteither: either: Credit Pertaintoto Pertain community community association association operationsor or operations management management Contributeto to Contribute theprofessional professional the developmentof of development theCMCA CMCA the

There than There are are more more than

1,000

pre-approved continuing pre-approved continuing education education courses.

No area?

No classes classes in your area?

Online Online Courses

can help you you complete your your requirement. requirement.

Online courses courses must provide provide proof of participation. participation. proof

Courses related related to Courses to buying and and selling buying selling real estate estate are are not real not acceptable. acceptable.

Visit CAMICB.org for a full list of Visit CAMICB.org for a full list of preapproved continuing education. preapproved continuing education.

ISSUE THREE 2023 • CONNECT MAGAZINE

| 23

5029 La Mart Dr, Ste A Riverside, CA 92507-5978 info@CAI-GRIE.org www.CAI-GRIE.org