CAI-SEFL Community Living Magazine | 2nd Quarter 2024

LIVING Community

TOPIC

CHAPTER EXECUTIVE DIRECTOR

Joe Napoli

CAI SOUTHEAST FLORIDA BOARD OF DIRECTORS

Michael Poorman, MBA, PCAM (President)

Jason Schoenholtz, CAM, CMCA, AMS, PCAM (President-Elect)

Diana Zayas-Bazan, CAM, CMCA (Vice President)

Sebastian Martinez, CAM, CMCA (Treasurer)

Diana Kuka (Secretary)

David Bermudez (Director)

Roberto Blanch, Esq. (Director)

Jane Bolin, Esq. (Director)

Debbie Ellison (Director)

Dr. Marcelo Martinez, CAM, CMCA (Director)

CHAPTER COMMITTEES

Membership Committee

Homeowner Leader Committee

Community Manager Committee

Business Partner Committee

Events Committee

Young Professionals Committee

CORRESPONDENCE (CHAPTER & MAGAZINE) (Sales, Marketing, Advertising, Creative, Subscriptions)

Joe Napoli

CAI-SE Florida Chapter

304 Indian Trace, Suite 538 Weston, Florida 33326 954-816-0661 | ced@cai-seflorida.org

CAI-SEFL Chapter Website: www.cai-seflorida.org

National Website: www.caionline.org

READER COMMENTS & ARTICLES WELCOME

Columns and ideas from all of our Chapter members are always welcome. Send submissions in Microsoft Word format to: ced@cai-seflorida.org. Articles appearing in Community Living reflect the author’s opinion and not necessarily that of CAI. Acceptance of advertising does not constitute an endorsement of the product or service.

Community Living is published quarterly by the Southeast Florida Chapter of the Community Associations Institute

This publication attempts to provide CAI’s membership with information on community association issues. Authors are responsible for developing the logic of their expressed opinions and for the authenticity of all presented facts in articles. CAI does not endorse or approve statements of fact or opinion made in these pages and assumes no responsibility for those statements. This publication is

Chapter Events

CAI Education Opportunities & CEO-MC Retreat

Recent Event Photos

Enhancing Community Living

Special Assessments

Legislations on Hurricane Protections

Hurricane Preparedness for Condo Associations

Strategies for Florida Property Managers

Getting the Most Out of Your Reserve Study Report

The Unmatched Benefits of Fiber Internet

Florida Elevator Safety & Code Compliance

What is CAI?

Community Associations Institute (CAI) is a national organization dedicated to fostering vibrant, competent, harmonious community associations. For more than 40 years, CAI has been the leader in providing education and resources to the volunteer homeowners who govern community associations and the professionals who support them. Our members include community association volunteer leaders, professional managers, community management firms, and other professionals and companies that provide products and services to associations. Our local chapter serves over 500 members with annual events including Trade Show & Expo, Golf Tournament, CAM & Board Member Education events and so much more.

Become

Community Associations Institute is committed to making diversity, equity, and inclusion a core aspect in our membership, on our staffs, and within the community association housing model at large. We firmly believe in the unique strengths of every individual and that diversity makes organizations more successful and communities more fulfilling. By actively cultivating diversity, we benefit from a vastly richer mix of ideas, perspectives, and life experiences that expand our thinking and our possibilities. We strive to foster a culture of discovery, innovation, and service as we continue to focus on our mission to build better communities.

At the Community Associations Institute Southeast Florida Chapter, diversity, equity, and inclusion stands for more than just a goal or quota. We strive to create an environment that reflects the various members we serve and where everyone feels empowered to bring their full, authentic selves. Together, we continue to build an inclusive culture that encourages, supports, and celebrates the diverse voices of our community.

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with the understanding that the publisher is not

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Diamond Sponsors

Platinum Sponsors

Gold Sponsors

Management Company Sponsors

Become a Chapter Sponsor!

It’s the fast track to community association decision-makers! Every member of CAI Southeast Florida enjoys the opportunity of networking with community association decision makers. Becoming a Chapter Sponsor invests in your local Chapter and elevates your brand even more by being continuously recognized at Chapter events and through Chapter communications. Every sponsor receives a nice discount when they reserve for events, including expo booths and golf tournament entries. Learn which sponsorship works best for you. Scan the QR code or visit cai-seflorida.org/sponsors.

Chapter News

BY JOE NAPOLI, CHAPTER EXECUTIVE DIRECTOR

During my initial few months with the Chapter as your Executive Director, I am very appreciative of the incredible welcome I've received. Your warmth has been truly inspiring! It’s been exciting to witness our members' active and robust participation, the vigor of our Board, and the dedication of our amazing Committee volunteers. Each of you contributes so much in your capacities, and it's genuinely heartwarming to see.

As I mentioned in the last edition, your Board recently held its annual strategic planning session to set the course for the Chapter for the year. Since then, we’ve been on an ambitious journey to implement this strategy, highlighted by a dynamic campaign to increase our membership and provide meaningful, value-added engagements for all of you. In this edition, you’ll see many exciting and well-attended events and activities we’ve already held.

Looking ahead, we have several upcoming events this next quarter that promise to be fun, educational, and beneficial for all our members. I’d like to spotlight some of these. We have two educational and miniexposition workshops in August. The first is for Homeowner Leaders on August 17th in Broward County, and the second is on August 23rd in Miami Dade for our Community Managers.

Also, please mark your calendars for our Annual Golf Tournament at Trump Doral on October 11th and our Holiday Gala and Awards

Ceremony on November 14th at Jungle Island. None of this would be possible without your active participation and the tremendous support of our Business Partners and Sponsors, who have been incredibly generous and supportive of our Chapter.

I also want to highlight the CAI Annual Conference that took place in Las Vegas this past May. CAI put on a world-class conference, with endless educational, professional development, and networking opportunities. We had a fantastic turnout, with over 30 members of our Chapter attending. Our Chapter shone brightly, with former Board President Mr. Vishnu Sharma culminating his tenure as the CAI National Board of Trustees President with inspiring remarks and presiding over the opening Ceremony.

Also, Steve Mason received the Community Insurance and Risk Management Specialist (CIRMS) designation and Trident Management the Accredited Association Management Company (AAMC) for their achievements. Former Chapter CED Jill Proietti was honored with the President’s Award. Congratulations to these Chapter members.

Thank you again for your active and continued support of our Chapter. We strive to meet your expectations and are here to assist you. Please check out our website to see and register for our upcoming events and activities. If there is anything you need, please let me know!

CHAPTER EVENTS & EDUCATION

Calendar of Events

More details regarding upcoming events will be posted to cai-seflorida.org under the “Events” tab. Check back regularly for the most up-to-date information. Please be sure to register for all events in advance, as we need an accurate head count for space and food purposes prior to the event. All event details are subject to change.

• Saturday, June 8: Hawaiian Luau Summer Picnic hosted by the Young Professionals Committee at Markham Park from 11:00 a.m. to 3:00 p.m. Join us in Sunrise for a family-friendly community event hosted for Community Association Managers and Homeowner Leaders. This special gathering serves as our Chapter’s initiative to give back to the community. The day will include Games & Activities: Skee Ball - roll those balls and aim for the highest score; Tug of War - flex those muscles and compete in an epic battle; Corn Hole - test your accuracy in this classic bean bag toss game; Bounce House - jump, bounce, and laugh with the kids; and more exciting games for everyone! Entertainment: Polynesian Dancers - be mesmerized by graceful hula moves and vibrant costumes; Fire Knife Dancers - witness thrilling fire performances that will leave you in awe; DJ - groove to the beats and dance the day away. Food & Treats: Indulge in mouth-watering treats like ice cream, popcorn, and cotton candy; Savor delicious food and refreshing drinks; Plus, enter our raffle for a chance to win gift cards! Community Connection: Connect with fellow Community Association Managers and Homeowner Leaders; Strengthen community bonds and enjoy a day of camaraderie. The event is complimentary for CAMs and Homeowner Leaders, but we do ask that you RSVP. There is a fee for Business Partners – $300 for two tickets to the event. Click here to RSVP.

• Tuesday, June 11: Education Webinar - Electronic Voting & Virtual Meetings for Florida Condominiums and HOAs from 12:00 - 1:00 p.m. via Zoom for CEU credit (ELE). Presented by Frank Valdes of GetQuorum. Streamline and improve your association’s upcoming annual meeting or election with technology. Discover how you can utilize technology, such as electronic voting and virtual meetings, to increase owner participation, overcome common challenges, reduce costs, and streamline your associations’ next governance meeting or election. Click here to register for the webinar.

• Thursday, June 13: FLA Legislative Session Update & International CAM Appreciation from 5:30 - 8:30 p.m. at Ball & Chain in Miami Dade. Join CAI-SEFL Chapter Delegate Members Lisa Magill, Michael Poorman, and Jason Schoenholtz. CAMs and Homeowner Leaders, enjoy an evening of music, dancing, cocktails, and hors d’oeuvres while getting an update on the latest legislative session. Business Partner Member tickets are $100, and Non-Member tickets are $150. Click here to register or sponsor the event for $900.

• Wednesday, June 19: Board of Directors Meeting from 8:3010:00 a.m. via Zoom. All members welcome to attend. Click here to register.

• Tuesday, July 9: Webinar - Time Management for the Busy Professional from 12:00 - 1:00 p.m. via Zoom for CEU credit (HR).

• Wednesday, July 17: Board of Directors Meeting from 8:30 - 10:00 a.m. via Zoom. All members welcome to attend.

• Thursday, July 25: Homeowner Leader Roundtable Event from 4:30 - 7:00 p.m. in Miami-Dade (location TBD). Homeowner Leaders only. Seating is limited. RSVP required.

• Tuesday, August 13: Webinar - Florida Condominium & Cooperative Safety from 12:00 - 1:00 p.m. via Zoom for CEU credit (IFM). Presented by EmpireWorks Reconstruction.

• Saturday, August 17: Homeowner Officer Leadership Workshop from 10:00 a.m. - 3:30 p.m. at Bonventure Golf Club.

• Wednesday, August 21: Board of Directors Meeting from 8:3010:00 a.m. via Zoom. All members welcome to attend.

• Saturday, August 24: Community Managers Workshop from 10:00 a.m. - 3:30 p.m. at the Biltmore Hotel.

• Tuesday, September 10: Webinar - Budgeting for Community Associations from 12:00 - 1:00 p.m. via Zoom for CEU credit (IFM). Presented by Diana Zayas-Bazan, CAM, CMCA of Ansbacher Law.

• Wednesday, September 18: Board of Directors Meeting from 8:30 - 10:00 a.m. via Zoom. All members welcome to attend.

• Friday, October 11: Golf Tournament at Trump National Doral Golf Courses in Miami. More details coming soon.

• Thursday, October 24: Halloween Party hosted by the Young Professionals Committee. Step into a world of business collaboration and Halloween fun. Join us in creating a spooky and enjoyable atmosphere for Community Association Managers and Homeowner Leaders. Six sponsorship opportunities available. Click here to become a sponsor.

Education Opportunities

CAI offers many online learning opportunities (click on the dates below to register or obtain more information) that lead to professional credentials. View the 2024 Education Catalog for additional resources.

» June 6-7: M-100 - The Essentials of Community Association Management (Live Virtual Class)

» June 13-14: M-370 - Managing Developing Communities (Live Virtual Class)

» June 27-28: M-202 - Association Communications (Live Virtual Class)

» July 11-12: M-201 - Facilities Management (Live Virtual Class)

» July 25-26: M-350 - Manager and the Law (Live Virtual Class)

» August 1-2: M-100 - The Essentials of Community Association Management (Live Virtual Class)

» August 15-16: M-310 - Management Company Administration (Live Virtual Class)

» August 22-23: M-202 - Association Communications (Live Virtual Class)

» September 5-6: M-204 - Community Governance (Live Virtual Course)

» September 19-20: M-100 - The Essentials of Community Association Management (Live Virtual Class)

» October 9-10: M-205 - Risk Management (Live Virtual Class)

» October 16-17: M-310 - Management Company Administration (Live Onsite Course before the CEO-MC Retreat in Tucson, AZ)

» October 24-25: M-206 - Financial Management (Live Virtual Class)

» November 7-8: M-100 - The Essentials of Community Association Management (Live Virtual Class)

» November 14-15: M-330 - Advanced Insurance and Risk Management (Live Virtual Class)

» November 21-22: M-202 - Association Communications (Live Virtual Class)

» December 5-6: M-203 - Community Leadership (Live Virtual Class)

» December 12-13: M-100 - The Essentials of Community Association Management (Live Virtual Class)

2024 CEO-MC Retreat

October 16-19, 2024 | Westin La Paloma Resort, Tucson, Arizona

Recruiting. Building agile teams. Embracing new technology. Meeting new demands of HOA boards. Sound familiar?

We address these hot topics and more at the 2024 CEOMC Retreat. If you're an association management company CEO or C-level executive, this ultimate event is for you. Rest easy—we'll help you learn new and innovative solutions to the challenges that keep you up at night. As a decision-maker, your influence guides community association management, development and policy and has a significant impact on the more than 73 million Americans who reside in the estimated 320,000 association-governed communities.

WHO IS ELIGIBLE TO ATTEND

The CEO-MC Retreat is an exclusive gathering organized for C-level executives of community association management companies. You must be considered a C-Level Executive at a community association management company to qualify. Please contact Holly Carson if you have questions about participation eligibility at hcarson@caionline.org.

REGISTRATION

Registration will be open June 15, 2024, for CEOs and senior executives of community association management companies.

BUSINESS PARTNERS may participate through sponsorship only. Contact Lauren Piontek, lpiontek@caionline.org, with questions about sponsoring. Full refunds will be issued if written cancellation is received by September 4, 2024. Cancellations received between September 5-14, are subject to a 50% administrative fee. Registration fees are not refundable after September 14, 2024. Email cancellations to Jeanine Hurley, jhurley@caionline.org.

NEW CHAPTER MEMBERS

BUSINESS PARTNERS

Ansbacher Law

Diana Zayas-Bazan

COA Solutions of Florida

Daniel Baum

Gil Garden Avetrani Insurance Group

Susana Rueda

Monarch Tree Services a DynaServ Company

Alejandro Masnata

Plaza & Associates

William Arturo Plaza, Jr.

Premier Property Law

Crystal Victoria Scavuzzo

PuroClean National Response Team

Michael Wudyka

Service Keepers Maintenance, Inc.

David Bermudez

Southwest Elevator Company

Brooke Cavinder

Thornton Tomasetti

Patrick St. louis

MANAGER MEMBERS

Laura Sanchez Association Services of Florida

Jose A. Mena ICON Management

Javier Mendez ICON Management

Nicole Salcedo

Lux Management Services

Giselle Dean

Miami Management, Inc.

Nina Marie Rubal Trident Management

James M. Wheeler, CMCA Village at The Falls

Skarley Guerrero, CMCA, AMS

Joanne Lowenthal

Jazmin Mindur

Cassie Pierson

Ezekiel Sonnier

WANT TO Join THE SOUTHEAST FLORIDA CHAPTER?

VOLUNTEER LEADERS

Murray Kamerman Cypress Bend Protective Corporation

Pierre Blais

Paradise Villas Condominium Association, Inc.

Margaret Chiarappa

Paradise Villas Condominium Association, Inc.

Emma Lebowitz

Paradise Villas Condominium Association, Inc.

Michaelene Meger

Paradise Villas Condominium Association, Inc.

Christine Paronich

Paradise Villas Condominium Association, Inc.

Jacques Roy

Paradise Villas Condominium Association, Inc.

Marlene Yuzik

Paradise Villas Condominium Association, Inc.

Richard Yuzik

Paradise Villas Condominium Association, Inc.

Manuel Ramirez

Paradise Villas Condominium Association, Inc.

Thomas Shaffer

Borja Toron-antons

Homeowners, Managers, and Business Partners can become members. If you provide products or services to community associations, CAI can give you direct access to thousands of potential customers and provide unique opportunities through networking luncheons, socials, and other great events. Visit cai-seflorida.org/join to learn more!

New and Returning CAI-SEFL Chapter Members from March 12, 2024 to June 3, 2024

COMMITTEES

Serve on a Chapter Committee!

This new year brings fresh opportunities for you to get involved and have an impact! One such opportunity is volunteering to serve on a Chapter committee. The CAISEFL Board of Directors has adopted a new Committee Charter, with a slate of the following committees: Membership, Homeowner, Community Manager, Young Professional, Business Partner, Events, and Nominating. The Committee Charter below outlines the responsibilities of each committee and details of volunteer terms, meeting frequency, etc. Please consider serving on one of these committees! Email the CED Joe Napoli at ced@cai-seflorida.org.

COMMITTEE CHARTER

I. Purpose

The Committee is established by the Board of Directors (the Board) of CAI-SEFL to assist the Board in executing the strategic vision and mission for the chapter. The committee’s primary purpose is specific to each committee and will be updated and modified based on the chapter’s strategic priorities each year.

II. Committees & Responsibilities

a. Membership Committee – To help recruit and onboard new members to the organization and support the membership journey of existing members. The focus is membership recruitment and retention. Additionally, the committee plays a key role in selecting the nominee for the ‘Recruiter of the Year’ award at the annual gala.

b. Homeowner Leader – To assist in recruiting other homeowner leaders and provide feedback to the needs of community association boards. This committee will be responsible for the programming of the homeowner leader workshop event. Additionally, the committee will be responsible for nominating candidates for the ‘Homeowner Leader’ award at the annual gala.

c. Community Manager – To identify the learning and development opportunities for managers; to facilitate the ongoing education opportunities for community manager members. This committee will be responsible for the programming of the community manager workshop event. Additionally, the committee will be responsible for nominating candidates for the ‘Community Manager of the Year’ award at the annual gala.

d. Young Professional – To help recruit and onboard young professional members. A specific focus for this committee is to create relationships and give back opportunities to local charities. The committee will also be actively involved in nominating candidates for the annual ‘Young Professional of the Year’ award to be presented at the gala.

e. Business Partner – To ensure business partners are engaged in chapter

events and to create opportunities for business partners to support the educational needs of the chapter members. This committee will also play a crucial role in nominating candidates for the annual ‘Business Partner of the Year’ award, to be presented at the gala.

f. Events – To coordinate with the Executive Director to ensure a complete event calendar for the year and that each event includes check-in, survey, and sponsorship acknowledgment. This committee will be responsible for the golf event and will also be instrumental in nominating candidates for the annual ‘Above & Beyond Volunteer of the Year’ award to be presented at the gala.

g. Nominating Committee – To identify future board members and committee members, and to create a succession plan for the next fiscal year.

III. Membership & Term

Members will serve for a term of 1 year at the Board’s discretion. The Board shall appoint one board member to liaison with each committee. All committees shall consist of at least three (3) and no more than nine (9) members with the exception of the nominating committee that will follow the procedures as set forth in the bylaws. All committees shall nominate a chair of the committee from the member leaders during the first meeting of the committee. The board liaison shall not act as the chair unless otherwise directed by the Board of Directors.

IV. Meeting Frequency

Each committee shall meet at least quarterly or more frequently as deemed necessary.

V. Reporting

Each Committee Chair shall report the committee’s activities and recommendations to the Board following each committee meeting by submission of a written summary to the Board liaison. Committee reports shall be made to the Board by the Board liaison.

VI. Authority

Each Committee is advisory and may not execute contracts or otherwise contract, promise, or bind the Chapter to any legal obligation. Any actions recommended by the Committee shall be reviewed by the Board of Directors who may further direct actions as necessary.

VII. Adoption and Amendment

This charter shall be adopted by the Board of Directors of CAI SEFL. It may be amended or revised by the Board as necessary to ensure the effective governance of the organization’s operations. Adopted by the Board of Directors on: February 21, 2024.

June 13 June 13

5:30-8:30 p.m. 5:30-8:30 p.m.

Chapter Sponsorships

Every member of CAI Southeast Florida enjoys the opportunity of networking with community association decision makers. Becoming a chapter sponsor invests in your local chapter and elevates your brand even more by being continuously recognized at chapter events and communications. Every sponsor receives a nice discount when they reserve for events, including an expo booth and golf tournament entries.

DIAMOND SPONSORSHIP:

• One (1) Foursome at the 2024 Golf Tournament at Trump National on October 11, 2024.

• Half Page Ad in Quarterly Business Directory and printedthe directory is distributed at in-person events

• Booth at Expo with two (2) company representatives

• DBPR Approved CEU Education Opportunity at Hot Topics Dinner in Miami Dade or Broward or Online Webinar. Obtain registration list as the instructor.

$5,500

• Two (2) tickets to the End of the Year Gala

• Company logo on Chapter email blasts and linked company logo on Chapter website.

• Recognized in Magazine as a Chapter Sponsor and may submit article. The digital copy will be shared on the website, social media, and email blast to the membership and prospect list

PLATINUM SPONSORSHIP: $3,500

• One (1) Foursome at 50% off for 2024 Golf Tournament

• Quarter Page Ad in Quarterly Business Directory and printed - the directory is distributed at in-person events

• Booth at Expo with two (2) company representatives

• DBPR Approved CEU Education Opportunity at Hot Topics Dinner in Miami Dade or Broward or Online Webinar. Obtain registration list as the instructor.

GOLD SPONSORSHIP: $2,500

• Booth at Expo with two (2) company representatives

• Quarter Page Ad in Quarterly Business Directory and printed - the directory is distributed at in-person events.

• One (1) ticket to the End of the Year Gala.

• Recognized in Magazine as a Chapter Sponsor and may submit article. The digital copy will be shared on the website, social media, and email blast to the membership and prospect list

• One (1) ticket to the End of the Year Gala

• Recognized in Magazine as a Chapter Sponsor and may submit article. The digital copy will be shared on the website, social media, and email blast to the membership and prospect list

MANAGEMENT FIRM SPONSORSHIP: $1,000

• Booth at Expo with two (2) company representatives

• Full Page Ad in Quarterly Business Directory and printedthe directory is distributed at in-person events

• One (1) Foursome at the 2024 Golf Tournament

• DBPR Approved CEU Education Opportunity at Hot Topics Dinner in Miami Dade or Broward or Online Webinar. Obtain registration list as the instructor.

WEBINAR SPONSOR: $2,000 4 AVAILABLE

• First come, first serve.

• CED Background with company high-resolution logo will be used as Zoom background.

• Obtain copy of the registration list at the end of the course.

• Second Tuesday of each month (excluding December).

NETWORKER

SPONSOR: $5,000 6 AVAILABLE

• First come, first serve in the industry.

• Two (2) company representatives included to attend Networker event.

• Company logo branding in each invitation.

• RSVP List provided for the in-person mixers.

• Two (2) Dade networking events and two (2) Broward networking events.

CHAPTER PICNIC SPONSOR:

$1,500

8 AVAILABLE

Join us at Markham Park on Saturday, June 8, 2024 for a family-friendly community event hosted for Community Association Managers and Homeowner Leaders. This special gathering serves as our Chapter’s initiative to give back to the community. As a sponsor, you’ll have the unique opportunity to network and connect with influential Association decisionmakers in a delightful environment. Don’t miss the chance to support and engage with key figures while enjoying a day of community spirit and collaboration.

• Sponsor is responsible to bring 6-foot table, two chairs and a tent.

• Sponsor is responsible for bringing marketing materials approved by the Young Professionals Committee.

• Recognition in Community Living Magazine as an Event Sponsor.

• Company branding on all event-related marketing.

• Sponsorship includes four (4) tickets.

CHAPTER HALLOWEEN SPONSOR: $950

6 AVAILABLE

Step into a world of business collaboration and Halloween fun at our Chapter Halloween Party on Thursday, October 24, 2024. Join us in creating a spooky and enjoyable atmosphere for Community Association Managers and Homeowner Leaders.

As a valued sponsor, you’ll receive drink tickets, the opportunity to bring two (2) company representatives, prominent branding on all marketing materials, and the chance to showcase your brand with an approved banner at the event, courtesy of the Young Professionals Committee. Don’t miss this exciting occasion to engage with key industry players and leave a lasting impression in a festive setting.

PURCHASE YOUR CHAPTER SPONSORSHIP ON CAI-SEFLORIDA.ORG

There are no prorated sponsor types. Sponsorship is first come, first serve, and payment must be received.

Embracing Community Living

The Joys & Responsibilities of HOAs

BY TARA TALLAKSEN, MARKETING AND SALES ASSISTANT, VESTA PROPERTY SERVICES

In recent years, Homeowners Associations (HOAs) have become a staple in many residential communities, playing a pivotal role in maintaining the quality of life for their residents. While some may view HOAs with a critical eye, considering them overly restrictive, the reality is that a well-managed HOA can greatly enhance community living. This article explores the joys and responsibilities associated with HOAs, shedding light on how they contribute to harmonious and thriving neighborhoods.

THE JOYS OF HOA LIVING

1. AESTHETIC APPEAL AND PROPERTY VALUES

One of the primary benefits of an HOA is its commitment to maintaining the aesthetic appeal of the community. Through enforced guidelines on property appearance, landscaping, and architectural styles, HOAs ensure that the neighborhood remains visually appealing. This uniformity not only creates a pleasant living environment but also helps in sustaining and potentially increasing property values. When every homeowner adheres to set standards,

the collective curb appeal of the community is enhanced, making it attractive to prospective buyers.

2. AMENITIES AND SHARED SPACES

HOAs often provide access to a variety of amenities that might otherwise be unattainable for individual homeowners. These can include swimming pools, fitness centers, playgrounds, and community centers. Such amenities foster a sense of community by providing common spaces where residents can meet, interact, and build relationships. The availability of these facilities enhances the quality of life and adds to the overall value of living in an HOA-managed community.

3. ENHANCED SECURITY

Many HOAs invest in security measures to ensure the safety of their residents. This can range from gated entrances and security patrols to surveillance systems. Such measures not only deter criminal activity

Continued on page 22

PROPERTY MANAGEMENT

but also provide peace of mind to residents. Knowing that there is a dedicated effort to maintain a secure environment makes the community a safer and more desirable place to live.

4. COMMUNITY EVENTS AND ENGAGEMENT

HOAs often organize events and activities that bring residents together, fostering a strong sense of community. From holiday parties and summer barbecues to neighborhood clean-up days and charity drives, these events provide opportunities for neighbors to connect and engage. Active community involvement strengthens the social fabric of the neighborhood, making it a more vibrant and cohesive place to live.

RESPONSIBILITIES

1. ADHERENCE TO RULES AND REGULATIONS

Living in an HOA-governed community requires a commitment to abide by established rules and regulations. These guidelines are designed to maintain order and ensure the well-being of all residents. While some may find certain rules restrictive, such as limitations on exterior paint colors or pet policies, it’s important to remember that these standards are in place to benefit the community as a whole. Compliance is key to preserving the integrity and harmony of the neighborhood.

2. FINANCIAL OBLIGATIONS

Homeowners in an HOA community are required to pay dues or fees, which fund the maintenance of common areas, amenities, and other community services. While these fees can vary, they are essential for the upkeep and improvement of the neighborhood. It’s the

responsibility of each homeowner to stay current with their financial contributions, as delinquency can negatively impact the community’s budget and its ability to provide services.

3. ACTIVE PARTICIPATION

An effective HOA relies on the active participation of its members. Homeowners are encouraged to attend meetings, vote on important issues, and even serve on the board or committees. Active engagement ensures that the HOA reflects the needs and desires of the community. It also provides an opportunity for residents to have a say in the decision-making process, fostering a sense of ownership and responsibility towards their neighborhood.

4. RESPECTING COMMUNITY HARMONY

Living near others requires a level of respect and consideration. This includes being mindful of noise levels, adhering to parking regulations, and maintaining the cleanliness of one’s property. Respecting these communal living standards helps to minimize conflicts and promotes a peaceful living environment for everyone.

Homeowners Associations play a crucial role in shaping the quality of life in many residential communities. While they come with certain responsibilities, the benefits of living in an HOA-governed neighborhood are significant. From maintaining property values and providing access to amenities to enhancing security and fostering community engagement, HOAs contribute to creating a harmonious and thriving living environment. Embracing the joys and meeting the responsibilities of HOA living can lead to a more fulfilling and connected community life.

Tara Tallaksen is a Marketing and Sales Assistant for Vesta Property Services. She started working for Vesta as a lifeguard supervisor and swim instructor before being promoted to her corporate position. Tara enjoys working for Vesta, as the company has many different opportunities for employee growth and expression. She also serves as the Communication Committee Chairmen for the CAI Northeast Florida Chapter. Outside of Vesta, Tara is a certified personal trainer. She loves to exercise and teach others how to reach their fitness goals! Also, she received her bachelor’s from the University of Florida. For more information on Vesta Property Services, email sales@vestapropertyservices. com, call 877-988-3782 or visit VestaPropertyServices.com.

SPECIAL ASSESSMENTS

Manageable Alternative to Costly, Immediate & Painful Special Assessments

BY SACHIN MEHROTRA, ASSOCIATION LENDING SERVICES

Q: Why do associations need special assessments?

A: To pay for an immediate expense for common area repairs and replacement projects stemming from causes such as age of the building, 40- or 50-year certifications and milestone inspection reports. The association also may be unable to pay for this large expense from its assets on the balance sheet.

Q: What is an attractive alternative to large special assessments?

A: Obtaining an association loan that is provided to the association under its corporate name (not to the individual unit owners) to pay for common area repairs and replacement projects, with no personal guarantees from any owner and no lien on any unit owner’s property. It helps stretch the payments and makes the total monthly assessments more manageable.

Q: How does an association loan impact those owners who do not want to participate?

A: An association loan offers a volunteer option for those with available cash and not wanting to participate and to pay their proportionate share upfront; hence, saving interest cost and related fees. The remainder of the unit owners that want a longer-term installment payment option now have a viable choice to meet their respective proportionate expense obligation for the common area repairs and replacement projects.

Q: How does an association loan give more financial control to the association’s board and property management in managing cost and cash flow?

A: By obtaining an association loan the Board and property management will not need to wait for each individual unit owner to arrange for their own financing to meet their respective portion of the common area projects and can focus on locking in the best possible price with several vendors quickly and potentially insulating the association from unnecessary delays and future price hikes. This can also prevent the need to piece meal projects and prevent patch work that may result in cumulative operating losses.

Q: What are the general terms, structure, minimum and maximum loan amount, and availability for association loans?

A: Loans are structured as interest only during the first few years of a construction/renovation phase, followed by monthly principal and interest payments, generally fully amortized over 5-10 years. Longer amortization periods (10-20 years) are made available subject to project size and financial strength of an association. Rates are

generally fixed for 5-10 years between 275 to 350 basis points above the current 5- or 10-years treasuries. There is no personal guarantee and/or real estate lien from any unit owner. Assignment of general and special assessments is the collateral. Typical loans are anywhere between $1-5 million, but some large projects can go well north of $10,000,000. Association loans can accommodate any amount as long as an association can financially afford it. These types of commercial loans are non-real estate secured and hence only the niche lenders play in this space, therefore it is best to work with a dedicated lending professional with significant experience to ensure that the single largest and most impactful relationship to the association’s balance sheet is handled right the first time.

Q: What are the pros and cons of an association loan and why is it likely the win-win for all?

A: Any loan requires an interest payment to have the ability to use other people’s money. So, the total cost on a stand-alone basis is higher but it is a reasonable and viable alternative to putting many owners at risk who have a fixed income and expense budget for their monthly needs. Those with the pocketbook to withstand a large onetime special assessment will not bear the burden of monthly interest payments. It can help preserve and grow everyone’s equity by not pressing several owners to put their properties untimely for sale.

Recognized for his extensive market experience and exceptional execution record, Sachin Mehrotra shines as a highly regarded professional in the Condominium Association and Investment CRE financing worlds. With an unwavering commitment to his clients, Sachin consistently delivers outstanding results, earning him a trusted industry reputation. His area of expertise is, effectively, structuring complex association and investment CRE financing transactions, in such diverse areas as Acquisition and Construction Financing, Capex Management, Ground-Up Development and Strategic Value Enhancement. With an impressive 20-year career in the industry, Sachin brings a wealth of experience to every client engagement, thus ensuring the opportunity to collaborate with a seasoned professional. For more information, contact Sachin at smehra@assoicationfinancing. org or visit associationlendingservices.com.

New Florida Legislation on for Homeowners' Associations Hurricane Protections

BY BEN FRIEDMAN, PRESIDENT, CITIQUIET WINDOWS & DOORS

The Florida House of Representatives has recently enacted CS/ HB 293, a bill focusing on enhancing hurricane protections for homeowners' associations (HOAs) across the state. This legislation aims to standardize and enforce the adoption of hurricane protection measures to safeguard the health, safety, and welfare of residents in Florida's hurricane-prone regions. The key provisions of this bill, effective immediately, are detailed below.

KEY PROVISIONS OF CS/HB 293

1. Applicability to All Homeowners' Associations

The bill mandates that all homeowners' associations in Florida, regardless of their date of establishment, must comply with its provisions. This universality ensures that no community is exempt from adopting critical hurricane protection measures.

2. Adoption of Hurricane Protection Specifications

HOA boards or designated committees (such as architectural or

construction improvement committees) are required to adopt hurricane protection specifications for each structure or improvement governed by the association. These specifications must adhere to applicable building codes, thereby ensuring consistency and safety standards across all communities. The specifications can include details about the color, style, and other relevant factors of hurricane protection products.

3. Approval of Hurricane Protection Installations

The legislation prohibits HOA boards or committees from denying applications for the installation, enhancement, or replacement of hurricane protection measures that conform to the adopted specifications. This provision empowers parcel owners to enhance their properties' hurricane resilience without facing arbitrary rejections. However, associations may still enforce guidelines that

Continued on page 27

ensure a unified building scheme regarding the external appearance of structures.

IMPLICATIONS FOR COMMUNITY ASSOCIATION MANAGERS AND HOMEOWNERS

For Community Association Managers (CAMs) and homeowners, this legislation represents a significant shift towards more rigorous and standardized hurricane preparedness. CAMs will need to work closely with their boards and committees to develop and implement hurricane protection specifications that meet both the bill's requirements and the unique needs of their communities. Homeowners, on the other hand, will benefit from clear guidelines and the ability to make necessary enhancements to their properties without undue hindrance.

This proactive approach by the Florida legislature reflects the state's ongoing commitment to mitigating the impacts of hurricanes and enhancing the resilience of residential communities. By standardizing hurricane protection measures, the bill aims to reduce property damage and enhance the overall safety of Florida's residents during hurricane season.

The enactment of CS/HB 293 marks a pivotal moment for hurricane preparedness in Florida's homeowners' associations. The bill's emphasis on uniformity, safety, and the empowerment of parcel owners to install necessary protections underscores the importance of proactive measures in hurricane-prone areas.

DISCLAIMER

I am not an attorney, and the information provided in this article should not be considered legal advice. Homeowners and community association managers should consult with their association attorney to understand the full implications of this legislation and to ensure compliance with all legal requirements.

For over 15 years Ben Friedman has been a noteworthy leader in the hurricane/impact window door and construction industry. You may know him for his work as the President of CitiQuiet Windows and Doors, but he is also credited with many contributions to education and philanthropy in the construction and development industry. He has been honored with several awards for his contributions and he is currently in a major business expansion. Although his headquarters is in Boca Raton, he has now opened offices in North Miami, Naples, and Ft. Myers areas. Ben's current passion is to educate the condominium and hi-rise communities and the commercial construction industry through his DBPR approved CEU courses. He welcomes you to connect, collaborate and chat about all thing’s windows, doors, safety and your next project.

HURRICANE PREP

Hurricane Preparedness for Condo Associations

BY JOSEPH DI POMPEO, OWNER & PRINCIPAL ENGINEER, STRUCTURAL WORKSHOP, LLC

With hurricane season approaching, it is crucial for condominium associations to take proactive steps to enhance preparedness and safeguard their communities. Condo buildings are home to millions of people throughout the state of Florida. By implementing comprehensive hurricane preparedness measures, condo association property managers can take important steps to help their residents, property, and infrastructure from the devastating impacts of hurricanes.

DEVELOP AN EMERGENCY RESPONSE PLAN

A well-defined emergency response plan is fundamental for condo associations to effectively handle hurricanes. This plan should outline procedures for evacuation, sheltering, communication, and post-storm recovery. Assign responsibilities to specific individuals within the association and clearly communicate their roles and responsibilities to all residents.

ESTABLISH COMMUNICATION CHANNELS

Maintaining clear and reliable communication channels is crucial during hurricane events. Ensure that your association has multiple means of communication, such as email lists, text message alerts, social media platforms, and a designated website for sharing important updates. Regularly update contact information for residents, including alternative contact details and emergency contacts.

CONDUCT REGULAR INSPECTIONS & MAINTENANCE

Regular inspections of the condo's infrastructure, including roofs, windows, balconies, building envelope, and doors, are essential for identifying vulnerabilities that could be exacerbated during a hurricane. Ensure that all common areas, such as parking lots and

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HURRICANE PREP

drainage systems, are well-maintained and free from debris that could obstruct water flow during heavy rains. Trim trees and secure loose objects that could become projectiles in strong winds.

SECURE BACKUP POWER SOURCES

Power outages are common during hurricanes. Consider installing backup power generators to provide electricity to essential systems such as elevators, emergency lighting, communication systems, and common area facilities. Regularly test and maintain these generators to ensure they are in optimal working condition.

EDUCATE AND TRAIN RESIDENTS

Educating residents about hurricane preparedness is vital for their safety. Provide informational materials, conduct training sessions, and organize community drills to familiarize residents with evacuation routes, emergency procedures, and safety protocols. Lean on your vendors to set up webinars and lunch and learns for property managers and board members.

Encourage residents to create personal emergency kits that include essential supplies like food, water, medications, and important documents.

COLLABORATE WITH LOCAL AUTHORITIES AND EMERGENCY SERVICES

Establish connections with local emergency management agencies,

fire departments, and police departments. Collaborate with them to understand evacuation plans, emergency shelters, and available resources. This collaboration can help ensure a coordinated response in the event of a hurricane and improve overall community resilience.

INSURANCE COVERAGE & DOCUMENTATION

Review and update the association's insurance policies to ensure adequate coverage for hurricane-related damages. Keep a comprehensive inventory of condo property, including photographs and documentation of valuable assets. This documentation will prove invaluable during insurance claims and aid in the recovery process.

REGULARLY REVIEW AND UPDATE THE PLAN

Hurricane preparedness plans should be reviewed, tested, and updated regularly to reflect changing circumstances and lessons learned from previous events. Conduct post-hurricane assessments to identify areas for improvement and incorporate these findings into future planning efforts.

By implementing a comprehensive hurricane preparedness plan, condo associations can significantly reduce the risks associated with hurricanes and safeguard their communities. Proactive measures such as developing emergency response plans, establishing communication channels, conducting regular inspections, securing backup power sources, educating residents, collaborating with local authorities, and maintaining adequate insurance coverage are key to ensuring the safety and resilience of condo associations during hurricane events. Remember, preparation is the key to minimizing the impact of hurricanes and protecting lives and property.

Joseph G. Di Pompeo, PE, SECB, F.SEI, F.ASCE is the Owner, Executive, and Principal Engineer of Structural Workshop - a Structural Engineering and Building Consulting Firm. He has Performed and supervised all aspects of Structural Analysis, Design, Renovation, and Inspection of Commercial, Residential, Retail, Rooftop Heliport, Foundation and Earth Retaining, and Parking Structures. He also has provided Residential Structural Inspections, Commercial Building Inspections, and Structural Inspections on structures of various sizes and conditions. He has performed Forensic Engineering Services including investigations, reports, and Litigation Support. For more information, email info@structuralworkshop.com or visit structuralworkshop.com.

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Navigating the Future Strategies for Florida Property Managers in the Evolving Condominium Landscape

BY GREG BATISTA, PE, SI, CGC, G. BATISTA ENGINEERING & CONSTRUCTION

Florida, renowned for its vibrant communities and stunning coastal vistas, has long been a magnet for those seeking a serene lifestyle in the comfort of a condominium. The appeal of shared amenities, combined with the ease of maintenance, has made condominium living a preferred choice for many. South Florida, in particular, with its thousands of condominiums, epitomizes this trend, offering a diverse range of living experiences from luxurious to affordable.

However, in the early hours of June 24, 2021, the Champlain Towers South condominium in Surfside, Florida, tragically collapsed. This devastating event sent shockwaves through communities across Florida and the nation, bringing to light the vulnerabilities and

oversight in the management and regulation of condominium buildings. The collapse, resulting in significant loss of life, marked a turning point in how Florida addresses the safety, management, and regulation of condominium living.

In the wake of the Surfside tragedy, Florida's legislative body acted swiftly to prevent such disasters in the future. Senate Bill 4-D, inspired by the lessons learned from the Champlain Towers collapse, introduced stringent requirements for building inspections, certification, and maintenance. Aimed at enhancing the structural integrity and safety of multi-unit buildings, this legislation mandates periodic inspections

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COMMUNITY MANAGEMENT

for buildings of a certain age and size, significantly altering the landscape of condominium maintenance and management.

Senate Bill 4-D introduces several key requirements aimed at enhancing the safety of condominium and cooperative buildings throughout Florida. The core components of the bill include:

MANDATORY INSPECTIONS

Buildings that are three stories or taller and 30 years old (25 years if within three miles of the coastline) must undergo a structural inspection and recertification every 10 years thereafter.

RESERVE STUDIES & FUNDING (SIRS INSPECTION)

Condominium associations are required to conduct a reserve study every 10 years to ensure they have sufficient funds to cover major repairs and replacements. This study assesses the current condition and estimated remaining useful life of major building components.

ENHANCED REPORTING & TRANSPARENCY

Associations must maintain comprehensive records of inspections, maintenance, and financial status, which must be made accessible to unit owners and prospective buyers.

These measures are designed to ensure timely detection of structural issues and proper financial planning for necessary repairs, thereby enhancing the safety and longevity of condominium buildings.

The introduction of new legislation coincided with economic pressures that further compounded the challenges facing condominium owners and associations. Inflation has surged, increasing the cost of construction materials, labor, and overall maintenance expenses. These economic conditions have made compliance with new regulations and maintenance requirements even more burdensome for many associations.

Concurrently, the insurance industry in Florida has been grappling with its own set of challenges, including increased premiums and stricter coverage requirements. The state's susceptibility to natural disasters, such as hurricanes and floods, has always made insurance a critical concern for condominium owners. However, recent years have seen a dramatic rise in insurance costs, further straining the financial stability of condominium associations and individual owners alike.

The new legislative and economic challenges arrive at a time when many of Florida's condominiums are approaching the end of their useful life. Deferred maintenance—postponing necessary repairs and updates due to financial constraints or other reasons—has become a pervasive issue. The cumulative effect of neglecting regular maintenance can lead to catastrophic outcomes, as tragically illustrated by the Champlain Towers collapse. Consequently, there is an urgent need for condominium associations to reassess their maintenance strategies and ensure compliance with both existing and new regulations.

Regular, proactive maintenance is essential not only for the physical integrity of the buildings but also for the safety of its residents. The introduction of Senate Bill 4-D has placed additional emphasis on the importance of maintenance, tying it directly to the legal obligations of condominium associations. Regular inspections and the maintenance of financial reserves for structural repairs are now mandated, highlighting the need for associations to adopt a strategic approach to maintenance planning and execution.

The condominium landscape in Florida is at a critical juncture. The convergence of legislative changes, economic pressures, and the imperative for diligent maintenance has created a perfect storm. Condominium associations, owners, and stakeholders are now faced with navigating these complex challenges to ensure the safety, sustainability, and viability of their communities. Here are some strategies for effectively managing these challenges:

PROACTIVE MAINTENANCE PLANNING

Develop a comprehensive maintenance plan that includes regular inspections, timely repairs, and updates to building components. Ensure that maintenance activities are adequately funded and prioritized.

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COMMUNITY MANAGEMENT

FINANCIAL RESERVES MANAGEMENT

Conduct regular reserve studies to assess the condition of major building components and estimate their remaining useful life. Establish and maintain sufficient financial reserves to cover future repairs and replacements.

INSURANCE OPTIMIZATION

Reassess insurance policies and consider increasing deductibles or implementing risk mitigation measures to make properties more attractive to insurers. Explore collective bargaining options to negotiate better terms and lower premiums.

ENHANCED COMMUNICATION & TRANSPARENCY

Maintain open lines of communication with unit owners, keeping them informed about maintenance activities, financial status, and any potential assessments. Transparency builds trust and ensures that owners are aware of their responsibilities.

LEVERAGING TECHNOLOGY

Utilize building management software and other technological tools to streamline maintenance activities, track inspections, and manage financial records. Technology can also enhance communication and improve decision-making.

COLLABORATION WITH PROFESSIONALS

Engage with structural engineers, architects, and legal experts to ensure compliance with new regulations and best practices in building maintenance and management. Professional advice can help associations navigate complex challenges effectively.

FUTURE OUTLOOK: EMBRACING INNOVATION AND COMMUNITY BUILDING

The future of condominium living in Florida is not without its challenges, but it also presents opportunities for innovation, growth, and community building. By embracing technological advancements, adapting to legislative and policy changes, and cultivating strong,

inclusive communities, condominium associations and residents can navigate the complexities of the present and future with confidence.

The integration of smart technologies can enhance energy efficiency, security, and convenience in condominiums. From advanced climate control systems to IoT-enabled security, these technologies not only improve the quality of life for residents but also contribute to significant cost savings over time.

BUILDING INFORMATION MODELING (BIM)

BIM technologies offer a digital representation of the physical and functional characteristics of buildings, facilitating better decisionmaking regarding maintenance, energy use, and renovations. This can be particularly beneficial in planning for long-term sustainability and compliance with evolving safety standards.

DISASTER PREPAREDNESS & RESPONSE TOOLS

Emerging technologies in disaster preparedness, including AIpowered prediction models and emergency response platforms, can provide condominium communities with better tools to prepare for and respond to natural disasters, minimizing risks and damages.

Future legislative efforts may focus on creating more adaptive and flexible frameworks that recognize the diverse needs of condominium communities. This could include adjustments to financial reserve requirements, more nuanced insurance mandates, and incentives for green building practices and retrofitting projects.

As the demographic landscape of Florida's condominium residents continues to evolve, policies may increasingly aim to support the aging population through improved accessibility standards and community support services, ensuring that condominium living remains a viable option for seniors.

Anticipating the impacts of climate change, future policies may prioritize the development of resilient infrastructure and community planning strategies. This could involve stricter building codes for flood and hurricane resistance, as well as investments in coastal protection measures.

CONCLUSION: CHARTING A PATH FORWARD

The journey through the complexities of Florida's condominium landscape illuminates both the challenges and opportunities facing condominium associations, owners, policymakers, and professionals in this dynamic environment. The convergence of legislative changes, economic pressures, maintenance demands, and the broader impacts of aging populations, climate change, and technological advancements requires a comprehensive and adaptive approach to condominium management and governance.

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COMMUNITY MANAGEMENT

The case studies presented underscore the potential for resilience, innovation, and community engagement in addressing these challenges. From proactive maintenance and disaster preparedness to financial reengineering and insurance optimization, the examples highlight the importance of strategic planning, transparency, and collaboration in navigating the current crisis and laying the groundwork for a sustainable future.

Looking ahead, the future of condominium living in Florida is poised at the intersection of challenge and opportunity. Technological innovations offer promising avenues for enhancing building efficiency, safety, and community connectivity. Legislative and policy developments, guided by lessons learned and the evolving needs of condominium communities, can provide a framework for safety, sustainability, and inclusivity. Moreover, the strengthening of community ties and the embrace of diversity and inclusivity stand as pillars for building vibrant, resilient condominium communities.

As we chart a path forward, it is clear that the solutions to Florida's condominium crisis lie not in a single approach or perspective but in a collective commitment to adaptation, learning, and cooperation. Condominium associations, supported by engaged residents and guided by insightful legislation and policy, can transform the challenges of today into the successes of tomorrow. The journey

ahead is complex, requiring patience, dedication, and a willingness to embrace change. Yet, the reward—a safe, sustainable, and thriving condominium living environment in Florida—is well worth the effort.

Greg Batista is a seasoned structural engineer with over 30 years of experience in the field. As the founder and principal of G. Batista Engineering & Construction, he has led numerous high-profile projects, specializing in building safety, structural integrity, and forensic engineering. Batista is a licensed Professional Engineer in Florida and holds a reputation for his expertise in assessing and restoring aging structures. He is also an advocate for improved building safety regulations and frequently shares his insights through public speaking and writing. Greg's commitment to excellence has made him a trusted authority in the engineering and construction community. Greg is also the author of “Condo Chaos: Understanding and Managing the Looming Condominium Crisis in Florida.” Available for free download on askgbatista.com. For more information, email gbatista@askgbatista.com.

Getting the Most Out of Your Reserve Study Report

BY NICK BRENNEMAN, SOUTHEAST REGIONAL ACCOUNT MANAGER, RESERVE ADVISORS

Aprofessional, independent reserve study is an invaluable resource that provides directional guidance for boards as they make decisions that support both the near and longterm health of the communities they serve. From identifying when and how reserve funds are spent to setting annual assessments, a reserve study is an invaluable tool for those managing and running community associations.

Reserve studies provide a comprehensive report containing what may seem like an endless amount of information about your association and can be understandably intimidating to digest. While all the details provided are valuable, reading and utilizing a reserve study report doesn’t have to be an overwhelming task. If you’re looking to get to the meat and potatoes of your report, this guide is for you.

You’ll want to begin by reviewing your association’s current financial conditions, which is the starting point for the rest of the report’s details. The executive summary will note the starting reserve balance, current annual reserve contributions, and serves as the basis of the reserve expenditure and funding plan options.

Once you have a grasp of current financial conditions, it’s time to review near-term and capital-intensive reserve expenditures. The reserve expenditures table details each reserve component and its quantities, useful lives, remaining useful lives, and reserve expenditures for the next 30 years. This detailed component inventory presents a prioritized replacement schedule including itemized costs, with expenditure placement generally reflecting recommended project prioritization or order.

It can be helpful when initially reviewing the report to focus on expenditures during the next five years, and subsequently focus on capital-intensive expenditures during years 6-30. Report narratives detail the condition of each component, including photos, to help you understand the condition of your association.

Once you have reviewed the expenditures table, you can begin diving into the recommendations to help you follow the expenditure plan. The executive summary and reserve funding plan both contain funding

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RESERVE STUDIES

the long-term funding strategy to ensure reserves are adequately funded and common property is maintained in excellent condition

As the Southeast Regional Account Manager at Reserve Advisors, Nick is responsible for developing long-term client relationships and providing industry-leading reserve study consulting services. Since joining Reserve Advisors in 2010, he has worked with hundreds of management companies throughout the Southeastern United States, ensuring that their associations receive comprehensive reserve studies, customized funding solutions, and consultative support allowing community leaders to understand and implement their plan for long-term financial sustainability. As an experienced educator on the topic of reserve studies, Mr. Brenneman regularly speaks at industry events and also hosts educational courses for area management companies and various CAI Chapters. For more information, visit www.reserveadvisors.com.

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and

Associations.

The Premier Choice for Connectivity: The Unmatched Benefits of Fiber Internet

BY JACKY HAM, VICE PRESIDENT, COMMUNITY DEVELOPMENT, BLUE STREAM FIBER

In the digital age, communities demand fast, reliable, and futureproof internet. While various options exist, fiber internet stands out as the superior choice, offering unparalleled benefits over 5G Fixed Wireless and Coaxial Cable. As a leading fiber company, we’re here to illuminate why fiber internet is the unequivocal solution for homeowners and condo associations seeking to elevate their connectivity experience.

UNRIVALED SPEED AND BANDWIDTH

Fiber optic technology delivers the fastest available internet speeds, reaching up to 10 Gbps. Unlike coaxial cable and even the emerging 5G fixed wireless, fiber offers symmetrical upload and download speeds, ensuring seamless streaming, gaming, and video conferencing for every resident without compromise.

CONSISTENT PERFORMANCE

Fiber internet’s capability to handle simultaneous high-demand applications stands unmatched. Where coaxial cable and 5G fixed wireless might falter under heavy usage, fiber maintains high

performance, ensuring every resident’s connectivity needs are met, even during peak times.

SUPREME RELIABILITY

Fiber optic cables are impervious to the types of interference that can plague Coaxial Cable and wireless connections. With its resilience to weather conditions and electrical interference, fiber provides an incredibly reliable internet service, minimizing downtime and ensuring your community stays connected when it matters most.

FUTURE-PROOF INFRASTRUCTURE

Investing in fiber internet is an investment in the future. As digital demands continue escalating, fiber’s scalability means it can handle increased bandwidth needs without needing costly and disruptive infrastructure upgrades. This is a stark contrast to coaxial cable, which is limited by its aging infrastructure, and 5G fixed wireless, which may require additional equipment or upgrades as technology advances.

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FIBER

LOW LATENCY FOR REAL-TIME APPLICATIONS

Fiber internet significantly reduces latency compared to both 5G fixed wireless and coaxial cable. This means smoother real-time interactions for applications such as online gaming, video conferencing, and telemedicine services—a crucial consideration for communities prioritizing modern communication and entertainment solutions.

ECONOMICAL LONG-TERM INVESTMENT

While the initial setup for fiber internet might appear higher than continuing with existing coaxial infrastructure or adopting 5G fixed wireless, the long-term benefits and cost savings are substantial. Fiber’s durability and minimal maintenance requirements reduce ongoing costs, while its ability to accommodate future technology ensures your community won’t need an overhaul as digital demands evolve. Most service providers will also install the entire network at their cost with a community agreement. As another added benefit, the value of homes with fiber internet available is, on average, 3-5% higher than homes without fiber broadband services available.

ENVIRONMENTAL & AESTHETIC ADVANTAGES

Fiber cables are much thinner and lighter than coaxial cables, requiring less raw material and energy to produce and install. Additionally, fiber infrastructure can often be integrated with existing utilities, minimizing the visual impact on your community compared to the more obtrusive equipment needed for 5G fixed wireless.

MAKING THE CLEAR CHOICE

As we navigate the ever-evolving digital landscape, the superiority of fiber internet against 5G fixed Wireless and coaxial cable is evident. It’s not just about meeting the current needs of homeowners and condo associations; it’s about anticipating the needs of tomorrow and ensuring that our communities remain vibrant, connected, and technologically ahead. Choosing fiber is choosing a future where every resident enjoys the best of the digital world without compromise.

Jacky serves as the Vice President of Business Development at Blue Stream Fiber. With 20+ years of experience in the telecommunications industry, what Jacky loves most about her current position are the opportunities to meet new people every day, teach them about technology, and help them find solutions that will enrich their lives and make a difference in their communities. She can be reached at jham@bluestreamfiber.com and 239-671-2138. To learn more our fiber infrastructure and whether your community qualifies to have fiber built at our cost, call 239-451-7231 or visit bluestreamfiber.com/partner.

Water Damage Assessment

BY HELMUT MUELLER, MUELLER & ASSOCIATES

Last year, a client reached out to us with concerns about water damage on one of their properties’ roofs. After having a roof contractor visit the building and give them what seemed like a “too good to be true” rate to address the problem, they decided to seek advice from an engineer and contacted our team.

After an initial inspection, we discovered that the structural damage to the roof was much deeper than the contractor’s initial assessment. Following, we were able to provide the client with a proposal of how we would recommend replacement options, and presented a budget that, while seemingly significantly higher than what the original contractor had offered them, was a more accurate assessment for what the property really needed.

It’s imperative to understand the importance of structural integrity and safety. Contractors and engineering firms should only recommend the use of materials on your buildings that are going to withstand the test of time.

Once our client gave us the go ahead, we opened the project up to a pool of highly skilled roofing contractors who submitted bids on the proposal and we then assisted the Association in selecting a contractor that would deliver exceptional results at a fair price. During the project we attended board meetings, discussed the project logistics with management, and maintained community protection and fiduciary responsibility.

In our final walkthrough we confirmed that all items on the punch list had been addressed by the contractor, warranties were issued, and finally, checks were signed. The client was more than pleased with the services provided by our team and the contractor, and immediately began talking with us about the next project.

If you have recently received a similar “too good to be true” rate from a contractor or are in the beginning stages of damage assessment on your property, please contact a trained engineer to perform an evaluation before proceeding with your project.

Mueller & Associates is a licensed structural engineering firm, with offices in Florida and Illinois. The President of the company, Mr. Mueller, holds professional licensure as a structural engineer in the states of Arizona, Florida and Illinois. In addition to the structural engineer designation he is also a Florida Licensed Special Inspector / Threshold Inspector and carries the designation with the National Council of Examiners for Engineering and Surveying (NCEES) of Model Law Structural Engineer. For more information, visit mueller-associates.com.

Community Assoction Management

Florida Elevator

Safety & Code Compliance

BY DRU BROOKS, SPECIAL OPERATIONS CHIEF, LIBERTY ELEVATOR CORPORATION

Imagine rushing to catch an elevator in your Florida building, only to find it red-tagged and out of service. This scenario could become a cruel reality for many building owners who don’t address crucial elevator code updates.

Ensuring the safety of your building’s occupants is paramount. This includes keeping your elevators up to date with the latest code requirements. In Florida, an upcoming regulation known as Door Lock Monitoring (DLM) is required to be in place by August 1, 2025. Unfortunately, 1000’s of property owners have neglected to place this mandatory upgrade as a priority and are bracing for the potential of being flagged in violation of this safety code.

This article dives into the importance of DLM compliance, explores solutions for existing elevators, and highlights other upcoming code changes that property owners need to be aware of.

UNDERSTANDING DOOR LOCK MONITORING

Now imagine stepping into an elevator, only to have it lurch upward with the doors still open. This scenario, while terrifying, is a potential reality without DLM. This safety feature prevents elevator movement when the doors are not properly secured. Implemented through ASME A17.3 code, DLM ensures a closed and secure door before an elevator starts moving.

DLM works by continuously monitoring the elevator’s door position. Sensors within the car door and landing door interlock create an electrical circuit when the doors are fully closed. Only after this circuit is complete does the elevator controller receive the signal to initiate movement. This simple yet effective system ensures safe and controlled elevator operation.

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ELEVATORS

WHY IS DLM CRUCIAL?

» Enhanced Safety: DLM minimizes the risk of accidents that could occur if an elevator moves with open doors. This protects passengers from falls, injuries, and potential entrapment.

» Reduced Liability: Non-compliance with code regulations can expose property owners to significant legal and financial liability in the case of accidents.

» Fines and Penalties: The State of Florida-Bureau of Elevator Safety can issue fines for non-compliant elevators, potentially leading to “Red-Tagging,” which takes the elevator out of service.

COMPLIANCE SOLUTIONS FOR EXISTING ELEVATORS

While the 2025 deadline will be here before you know it, numerous commercial elevators in Florida are at risk of non-compliance with DLM. Here’s what property owners can do:

» Schedule a Professional Inspection: A qualified elevator contractor can assess your existing system and determine the necessary upgrades to achieve DLM compliance.

» Software or Hardware Updates: Depending on the age of your elevator controller, a software update or a hardware modification might be sufficient for compliance.

» Modernization: In some cases, modernizing the elevator controller and door equipment might be the most costeffective solution in the long run. Modernized elevators often come with DLM pre-installed and offer additional safety features and improved performance.

It’s important to note: This information serves as a general guideline. A certified elevator contractor should always perform a thorough inspection to verify your elevator’s current code compliance status and recommend the most suitable upgrade path.

THE NEXT CODE UPDATE: UNINTENDED CAR MOVEMENT (UCM)

Building owners in Florida should be aware of another upcoming code change. By August 1st, 2028, elevators must comply with Section 2.19.2 of ASME A17.1 elevator code. This regulation aims to address Unintended Car Movement (UCM) and Ascending Car Overspeed (ACO) concerns by initiating a requirement for brake redundancy.

TAKING ACTION: ENSURE ELEVATOR SAFETY AND CODE COMPLIANCE

When considering code compliance, early planning and consultation with a qualified elevator professional are crucial to ensure a smooth transition before the mandated deadline.

Don’t wait until the last minute! Here’s a call to action:

» Schedule a Consultation: Contact a reputable elevator company for a free assessment of your elevator system. They

can determine your compliance status and recommend the best upgrade options for DLM and the upcoming UCM/ACO code changes.

» Allocate Budget: Factor in potential upgrade costs into your building’s budget to avoid financial strain when the deadline approaches.

» Prioritize Safety: Investing in elevator upgrades is an investment in the safety of your tenants and building occupants.

By proactively addressing code compliance, you can ensure a safe and reliable elevator system for your building, minimize potential legal and financial risks, and potentially enhance the value of your property. Remember, a well-maintained and up-to-code elevator system fosters a sense of security and peace of mind for everyone who uses it.

DON’T DELAY, TIME IS RUNNING OUT

For the Florida elevator industry, the countdown to compliance is always underway, and it can take weeks just to obtain the necessary city permits to proceed. Waiting much longer could risk failure to meet the compliance requirements and open you and your property to fines, restrictions and liability.

With a rich creative background, Dru brings a vibrant energy and educational focus to marketing and operations in the elevator industry. Over the past 6 years as a member of the leadership team for familyowned Liberty Elevator Corporation, Dru has authored numerous educational blogs and published articles while also directing special operations for high-profile projects in New York, New Jersey & South Florida. For more information, call 800-522-4551 or visit www.libertyelevator.com.

Community Association Document Retention Protocols

BY MITCHELL DRIMMER, CMCA, LCAM, PRESIDENT OF AXELA

Here is a cautionary tale: A big wind comes and knocks off the roof of one of your condo or HOA buildings and you put in an insurance claim. The insurance company is very happy to honor your claim, but they need to see the last seven years of maintenance records for this roof or they won’t pay. Unfortunately, in the last seven years your board has changed five times and you have been through three management companies and six on-site managers. Nobody remembers anything; some old board members have moved on, the management companies did not keep your records, and now your sure-fire claim will surely get denied.

Boards may change over time, but the safekeeping of all records does not. When a new board is elected, it is the obligation of the outgoing to board to return or hand over all community records. If a new management company is hired, they must obtain all the documentation and records from the previous management company. State laws require that community associations keep records for five to seven years. If you are a board member or an owner, ask your management company to produce records that go back five years. And it can be in relation to anything, such as maintenance records,

meeting minutes, approved budgets, etc. This is a simple test that can be conducted by diligent board members to ensure their record keeping obligations are being met.

This can become a problem considering that community associations are required to keep a great deal of documents, much more than any individual director is accustomed to in their personal lives. So naturally the task falls on the management company, and failure to do this could have many negative effects.

Here’s another example: What if a board has decided to foreclose on Mister Delinquent for non-payment of assessments for the past three years (don’t be surprised some boards will wait before foreclosing). Mr. delinquent arrives in court and his lawyer asks the association’s attorney to provide proof of mailing for the budgets for the last three years and they are nowhere to be found. As it turns out, the budgets are stone cold lost. The judge can very well rule in favor of Mr. delinquent (no association foreclosure) and even award him prevailing attorney fees.

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Let’s face the facts and understand that community associations are volatile environments and quite dynamic. Boards of Directors change, emotions run high, management companies are dismissed frequently, as are attorneys, vendors and whoever else gets an opportunity to work for an association. Association’s filing cabinets or servers are (or at least should be) filled with vendor contracts, ledgers, insurance policies, minutes, proof of mailings, warranties, governing documents, proof of meeting notices, notes and everything else that can be put on paper fall into a deep dark abyss never to be found again. Sometimes by accident and often by design by disgruntled board members, dismissed employees (managers), or untrained office staff who may feel that the round file (garbage can) is for everything that is over a year old.

So now that a potential problem has been identified, what are the possible solutions? First and foremost, as mentioned above, the board of directors must establish a record keeping policy and protocol which involves voting on it and memorializing this in the minutes). Don’t lose those minutes and approve them at the next meeting. Said policy should identify all the records that an association must keep and for how long. This is easy because most states if not all of them require this issue.

We should now understand that sloppy or lackadaisical record keeping can have disastrous effects on community associations. It is the responsibility of BOTH the boards of directors and the management companies to ensure that they follow their state statutes in terms of how many years must be kept on file. The suggestion is for a board of directors to develop a document retention policy, write a manual (it

COLLECTIONS

can be one or two pages long) and be sure that subsequent boards of directors and managers understand and adhere with this policy.

It might not even be a bad idea for the board of directors to instate this policy in the rules of the association so that the next board can continue with a good policy. Finally, when shopping for community association software or if you already have a software package it’s always a good idea to see what capacity these programs must store documents. This is a project worth getting to work on right away because bad things happen in the wink of an eye and having everything properly memorialized is your first line of defense.

Mitch Drimmer is the President of Axela and the author of the book “The Art of Collections for Community Associations.” Mitch is also a Florida licensed Real Estate broker, is certified as a collection specialist by the ACA and Consumer Data Industry Association. Mitch also holds a Resident Insurance License from the Florida Department of Financial Services. Mitch wants managers and board members to know that foreclosing to collect should be the last desperate attempt to stabilize an association’s cash flow. For more information, visit axela-tech.com.

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