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
Chapter Events
Community Grant
CAI Education Opportunities & CAI Exchange
Recent Event Photos
What’s Hot - and Not - in Food & Beverage?
The True Cost of Delaying Capital Improvement Projects
Connecting South Florida HOA Communities with Fiber Optics
The Looming Condominium Crisis in Florida
Reserve Funds: Don’t Be Too Scared to Use Them
Navigating Snowbird Season
What is CAI?
OVER 45,000 MEMBERS AND GROWING!
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.
or
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 issued with the understanding that the publisher is not
If
is
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
Welcome to the 3rd Quarter edition of Community Living! This has been an exciting and productive quarter, full of milestones as we follow our Board’s focused strategic plan for the year. One of the most significant achievements is reaching our highest-ever membership count—an impressive 559 members. Additionally, aligning with our strategic priority to boost Homeowner Leader Representation (HOL), we’ve grown from 64 to 104 HOL members and welcomed 10 new community associations.
Instead of hosting an Expo this year, our Board opted for more targeted events. These offered our Business Partners similar networking opportunities, while also incorporating professional development and educational workshops for Homeowner Leaders and Community Managers. This quarter, we hosted our inaugural Homeowner Leader Workshop/mini expo, where participants received the latest updates and recommendations on legislative changes impacting community and condominium associations.
We followed this up with our first-ever Community Manager Workshop/mini expo, which focused on mental health and wellness, helping managers cope with the demands and stresses of their roles. Both events were highly successful, drawing strong attendance and garnering positive feedback from our Business Partners, Community Managers, and HOL members alike. Check out the pictures of all of our events throughout this edition.
Additionally, this quarter saw our Annual Meeting, where the Board elected Diana Zayas-Bazan as our next President-Elect. Please join me in congratulating Diana, who will assume the role in January when the new Board takes office. In that spirit, the Board Director elections
will be held on November 6th. You should have already received the slate of candidates from our Nominating Committee for the four open seats.
Looking ahead, we have an exciting quarter on the horizon! First up is our Golf Tournament on October 11th at the prestigious Trump Doral. It’s set to be an unforgettable day filled with golf, entertainment, food, drinks, raffles, and prizes. There’s still time to secure your foursome or sponsorship—head to our website to register before spots fill up!
We’ll also be hosting a Halloween Party on October 24th at The Citadel in Miami, courtesy of our Young Professionals Committee. Get ready for a night of fun, food, dancing, and prizes for the best costumes! Don’t forget our Holiday Gala and Awards Dinner on November 14th at Jungle Island, a perfect way to celebrate the season. Of course, amidst all the fun, our Board will be holding its strategic planning meeting to set our goals and priorities for the coming year.
On a personal note, I want to encourage more of our members to attend these incredible events. In my short time here, I’ve found them to be invaluable for both professional growth and networking. They’re a great way to meet new friends, colleagues, and business partners. I also encourage you to bring along friends and colleagues, even if they aren’t yet members, to help grow our community.
Thank you, as always, for your ongoing support of our Chapter. We’re here to serve you, so don’t hesitate to reach out if you need anything. Be sure to visit our website to register for upcoming events and stay connected. Let’s continue making this Chapter the best it can be!
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.
• Friday, October 11: Golf Tournament at Trump National Golf Club in Miami from 7:00 a.m. to 4:00 p.m. Sponsorships available! Golfers can register as a foursome for $1,700. Those who would like to attend the event, but are not sponsoring may register for lunch only tickets. Business Partners (Chapter Members only) are $350. Community Association Managers (do not need to be Chapter Member, but must be an active CAM working in a building or management firm) and Homeowner Leaders (do not need to be a Chapter Member, but must be listed with Association on Sunbiz) are complimentary, but registration is required. There will be a Silent Auction at the Golf Tournament. Please click here to take a look at the items that will be available to bid on! Click here for more information on sponsorships and registering for a Golf Foursome!
• Wednesday, October 16: Board of Directors Meeting from 8:3010:00 a.m. via Zoom. All members welcome to attend. Click here to register.
• Thursday, October 24: Halloween Costume Party hosted by the Young Professionals Committee from 7:00 - 10:00 p.m. at The Citadel in Miami. Get ready for a night of thrills and chills at our Halloween Costume Party! Whether you’re a ghost, goblin, or superhero, there’s something for everyone! Costume Contest: Show off your creativity and compete for a fantastic
prize! Music & Dancing: Groove to the beats and dance the night away. Drinks & Food: Enjoy delicious treats and spooky drinks. Mysterious Networking: Make new connections in a fun, costumed environment. Ticket Information: Free for CAMs and HOA Leaders; $75 for Business Partners; $125 for Non-members; $950 for Sponsorship (includes 4 tickets, 2 drinks per ticket, food, networking opportunities, and company logo promotion). Don’t miss out on the most exciting Halloween event of the year! Grab your tickets and costumes, and let’s make this a night to remember! Click here for more details and to register!
• Wednesday, October 30: Homeowner Leader Roundtable Event from 4:30 - 7:00 p.m. at Sea Watch on the Ocean in Ft. Lauderdale. Homeowner Leaders only. Seating is limited. RSVP required.
• Tuesday, November 12: Webinar - Efficient Landscape Irrigation for Communities from 12:00 - 1:00 p.m. via Zoom for CEU credit (OPP). Presented by Southwest Florida Water Management.
• Thursday, November 14: Holiday Gala & Awards Ceremony at Jungle Island from 7:00 - 11:00 p.m.
• Wednesday, November 20: Board of Directors Meeting from 8:30 - 10:00 a.m. via Zoom. All members welcome to attend.
Support Our Community: Call for Donations for Associations in Need
The Events Committee of the Community Associations Institute (CAI) Southeast Florida Chapter is thrilled to introduce a unique opportunity for community associations governed under Florida Statutes 718, 719, and 720. The Board of Directors will have the chance to win a $10,000 grant, which can be used to bolster their reserves or fund a capital improvement that benefits the entire association. Given the rarity of such grants, this is truly a once-in-a-lifetime opportunity for associations to secure significant financial support.
To be eligible, the Board of Directors simply needs to complete the application online and attend the Holiday Gala & Awards Ceremony on Thursday, November 14, with the President, Treasurer, and Secretary present to accept the grant.
To make this event a success and to achieve our fundraising goal of $20,000 or more, we are seeking donations from esteemed businesses.
Your generous contribution will directly support the community associations and help us reach our goal. In recognition of your support, all donors will be invited to an exclusive donor dinner with the grant winners. This dinner is a prime occasion to network and celebrate the positive impact your donation has made.
Your support will play a crucial role in making this event successful and impactful. We hope you will consider contributing to this worthy cause and join us in making a significant difference in our community.
Should you have any questions or need additional information, feel free to reach out to Nicole Salcedo, Events Committee Chair, at manager@luxmgmtservices.com.
Thank you for your time and consideration. Together, we can make this a resounding success. Visit cai-seflorida.org/grant-donor-info to Donate and fill out the Grant Application!
CAI NATIONAL 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.
» 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)
» January 16-17: M-100 - The Essentials of Community Association Management (Live Virtual Class)
» January 23-24: M-201 - Facilities Management (Live Virtual Class)
» February 6-7: M-360 - Leadership Practices in Building Community (Live Virtual Class)
» February 13-14: M-202 - Association Communications (Live Virtual Class)
» March 6-7: M-100 - The Essentials of Community Association Management (Live Virtual Class)
» March 13-14: M-204 - Community Governance (Live Virtual Class)
» March 20-21: M205 - Risk Management (Live Virtual Class)
COMMUNITY CONVERSATIONS
Wednesday, November 6 | 2:00 - 3:15 p.m. ET Live Virtual connections. Informed communities. New Guidance, Support and Resources for Homeowners, Managers, and Business Partners. Get to the heart of the matter about current news, issues, and trends we have in common. CAI’s Community Conversations happen quarterly in collaboration with CAI chapters. Each conversation is led by community association leaders and industry experts. Join us and find solutions to create a powerful and positive impact on the community associations we serve. Registration: FREE to all CAI members (advanced registration required); Non-members: $25 each. Click here to register.
Connect on CAI Exchange
CAI is thrilled to announce the launch of the Florida Chapters Community on the CAI Exchange, a dedicated space for Florida members to connect, share, and learn from each other. This community is designed to help you:
» Connect with others in the state: Network with colleagues and professionals across Florida.
» Ask questions and get feedback: Receive insights and answers from fellow members on various topics.
» Stay informed on hot topics and legislation: Get the latest information on issues specific to Florida.
Whether you have something successful to share from your community, or you’re seeking feedback and advice, the CAI Exchange is for you! Before you get started:
» Daily Digest Email: FL CAI members will receive a daily email summarizing the latest discussions. You can adjust the frequency of these digests to weekly, or opt out if you prefer. Simply log in to the Exchange, click your profile picture in
the upper right corner, choose My Account and Community Notifications.
» Community Rules: Please take a moment to review our Community Rules to help maintain a positive and productive environment.
We encourage you to dive in, start connecting, and make the most of this valuable resource. Get started at exchange.caionline.org/home
Click Communities in the top toolbar, choose My Communities, and click on Florida Chapters Community. Let’s work together to make this community the best it can be!
NEW CHAPTER MEMBERS
BUSINESS PARTNERS
Advanced AC, LLC
Joisse Correa
Amenity Pool Services
Kevin Haslett
BDA Systems Co
Raul G Pla
Gator Protection, Inc.
Ryan Jurney
HOA Mailers
Josh Minton
Livvie
Bruno Santos
Painter Bros of Fort Lauderdale
Laura D. Garratt
Radkin LLC
Gill Plummer
Schwartz Sladkus Reich Greenberg Atlas LLP
David Kim, Esq.
Security Management Innovations
Tamara Henchen
VotingPRO
Arturo Aguero
NATIONAL BUSINESS PARTNER
eUnify, Inc.
Sarah Sukta
MANAGER MEMBERS
Christine Bauer
MANAGER MEMBERS CONT.
Jorge Jaimes
Megan A. Lundrigan
Chelsa Arscott
ADRA Property Management, Inc.
Mark Tyson
CCMC - AZ
Alean Vicuna
Kings Creek Village Townhouse Assn
MANAGEMENT COMPANY
Anzen Group
Daniela Jitcov
VOLUNTEER LEADERS
Travers Hartnett
Ron Shlomo Neuman
Steve Sadler
2399 Collins Avenue Condominium Association, Inc.
Gennadiy Gurevich
Haim Koren
Jill Lankler
Michael Lombardi
Carl Mollison
Caribe Inc of Broward County
Ron Boudreau
Bobbie Kelly
Bill Leva
Kate Mullan
Andy Nigro
Paul Pontano
VOLUNTEER LEADERS CONT.
Frank Rufino
Ken Sposato
Cypress Bend Condominium I Association, Inc.
Wayne Behnken
Wendy Elder
Derek Fueling
Annette Pelletier
Manor Grove Village IV
Sean Ross Kelly
James Rhodes
Tom Watson
Rick Whitmore
Mark Zivkovich
Ocean East Apartments Inc
Susan Graf
Bob Hartmann
Jessica Jakubowski
Denise Patregnani
Miischelle Santi
Paradise Gardens Section Four
Paradise Gardens Section Four
Tony Barone
Vicki Benitez
John Donohoo
MJ Duff
Doug Kemp
Pam Shaw
Maria Tumino
Rusty Vets
Arun Vidyaethi
Jessie Ann York-Boudwin
Pearl Condominium Association
Annette Aleandro
Judith Feltman
Jannett Hylton
Denzil Vascianna
New and Returning CAI-SEFL Chapter Members from June 4, 2024 to September 20, 2024
What’s Hot - and Notin Food & Beverage?
SUBMITTED BY FIRSTSERVICE RESIDENTIAL
If you’re a board member leading a lifestyle community, odds are you have some level of food and beverage service on your property. Whether it’s a casual poolside bar or a formal restaurant, you want to offer your residents and their guests an extraordinary experience. That means knowing what’s desired – and what’s last year’s news.
“For most people, there is a strong desire to live in a community that offers resort-style living, and food and beverages as an on-site amenity often top the list,” said Landy F. Labadie, vice president of community solutions at FirstService Residential. “Today, people want to live how they vacation, and communities offering on-site food and beverage options, such as coffee shops, grab-and-go markets and gourmet restaurants, can be appealing because they provide residents with a resort-like experience, with the comfort and familiarity of being at home.”
WHAT SHOULD YOUR FOOD & BEVERAGE OPERATION OFFER TODAY?
Local Healthy Eating: Source local produce, meats and seafoods. Investigate farm-to-table options. You can’t go wrong with a locavore approach. People like knowing where their food comes from, and if there’s a great story to go with it, even better!
Flexitarian Diets: Flexitarians get the best of everything. They are mostly vegetarian or vegan but willing to bend or break the rules from time to time. A fantastic selection of vegetarian mezze with a couple of fabulous cheese options does the trick!
Nostalgia: Adults pining for the comfortable pleasures of youth are
Continued on page 20
F&B MANAGEMENT
enjoying elevated versions of classic dishes like haute tuna casserole, chicken a la king, and creamed chipped beef. Pastry chefs today even recreate classics like Pop-Tarts and Hostess treats to tap that nostalgia for young Boomers and older members of Gen X.
Next-Level Ranch: Elevate your basic buttermilk and herb salad bar favorite with a kick from sriracha, chili and other spicy additions.
Plant-Based Proteins: Will that be “chicken,” “beef,” or “fish”? Today’s meatless options are better than ever and more commonly available on menus worldwide for health, environmental and other reasons. Make sure your offerings keep pace.
Asian Spirits: Japanese shochu, Korean soju, and Chinese baijiu are gaining momentum as bar offerings in 2024.
Low-Carb, Low-Sugar Wines and Cocktails in Cans: Just grab and go! These cool cans are perfect for poolside since they are more recyclable than plastic cups and don’t break like glass or plastic can.
Sustainability Sips: Today’s consumers are increasingly aware of the environmental impact of their choices, and government regulation is growing across the globe.
Functional Fizz for Self-Care: Ginger ales or beers and citrus seltzers are all grown up.
PASS ON THESE NOT-SO-HOT OPTIONS
Post-Pandemic Trends: Can we stop with the sourdough yet? Maybe we should.
Spicy Baking: Savory and sweet is a couple that needs to call it quits. They were a lot of fun but overstayed the party.
Gin: While gin will always be a classic, and amazing botanicals abound, the era of the fancy gin cocktail menu is so passé.
HOW CAN YOUR COMMUNITY STAY CURRENT WITH FOOD & BEVERAGE TRENDS?
As board members, you want to be up to date on the trends that are going to make it easier for you to offer your residents the amenities and lifestyles they desire, including food and beverage options. How can you do this? There’s a ton of information out there! Who can you trust to help you make the right choices?
A good starting point is by following industry publications and online sources. Share some of their options with your residents and get feedback. Poll them about what to drop and keep on your menus and in your shops. How do they want to dine: casual, fancy casual, or formal? What items would they like to see included on the menu? Your professional property management company should work with your board to create the best food and beverage amenities that your residents want and that their lifestyle support.
“We support our communities by striving to create an individualized experience for each of them, based on their resident profile,” says Robert Baldwin, director of Food & Beverage at FirstService Residential. “We take resident feedback seriously and are always looking to improve the food experiences in the communities we manage.”
For more information about FirstService Residential, visit www.fsresidential. com/florida or call 954-925-8200.
CAM APPRECIATION EVENT -
Florida Condos: Capital Improvement Projects
The True Cost of Delaying
BY DALEIK VAUGHN, MBA, LCAM, CMCA, REGIONAL DIRECTOR, AKAM
AWall Street Journal Podcast, recently reported about the crisis facing Florida condominiums in the wake of new structural integrity requirements imposed by the state. These regulations, introduced after the tragic collapse of the Champlain Towers South in Surfside in 2021, aim to ensure the safety and longevity of condominium buildings. Many condominium associations, however, find themselves grappling with the financial implications of meeting these stringent standards.
The podcast reminded me of my countless discussions over the years with condominium Board Directors about how delaying capital improvement projects such as the 30 Year Recertification (Previously 40 Year Recertification), concrete repairs, painting and waterproofing and roof replacement can have significant financial and operational consequences. The initial reluctance to invest in these projects often
stems from a desire to avoid large expenditures in an effort to keep unit owner maintenance assessments low. However, postponing necessary maintenance can result in substantially higher costs in the long run.
ESCALATING REPAIR COSTS
One of the most immediate financial impacts of delaying capital improvements is the escalation of repair costs. Building materials and labor costs tend to rise over time due to inflation and market fluctuations. What might cost $100,000 today could easily balloon to $120,000 or more in just a few years. Additionally, minor issues can evolve into major structural problems if not addressed promptly. For example, a small roof leak, if neglected, can cause extensive water and structural damage, leading to costly repairs and potential mold remediation.
Continued on page 25
INCREASED INSURANCE PREMIUMS AND LIABILITY RISKS
Deferred maintenance can also lead to increased insurance premiums. Insurance companies assess the condition of the property when determining premiums. Buildings in disrepair are deemed higher risk, resulting in higher insurance costs. Moreover, there is a heightened liability risk associated with deteriorating property conditions. For instance, cracked and uneven concrete surfaces can lead to accidents and potential lawsuits, which can be far more costly than the repairs themselves. A combination of poor building maintenance and high liability risk can also lead to denial of insurance coverage all together.
DIMINISHED PROPERTY VALUES
The condition of common areas and the overall appearance of the condominium complex significantly affect property values. Neglecting necessary improvements can lead to a decline in property values, making it difficult for owners to sell their units at favorable prices. This depreciation affects all unit owners and can create dissatisfaction within the community, potentially leading to conflicts and a lack of cohesion among residents.
SPECIAL ASSESSMENTS AND FINANCIAL STRAIN
When critical repairs can no longer be postponed, the financial burden on unit owners can be substantial. Often, associations must impose special assessments to cover the costs of emergency repairs. These unplanned expenses can place a significant financial strain on owners, particularly those on fixed incomes. Such assessments can also lead to financial instability within the association if a significant number of owners are unable to pay the additional fees.
In conclusion, while deferring capital improvement projects may seem like a short-term cost-saving measure, the long-term financial and operational costs can be substantial. Escalating repair costs, increased insurance premiums, liability risks, diminished property values, and the potential need for special assessments all highlight the importance of timely maintenance. Condominium associations must prioritize these projects to maintain the integrity and value of their properties, ensuring a safe and desirable living environment for all residents.
Daleik Vaughn, MBA, LCAM, CMCA® is a Licensed Community Association Manager, Regional Director with AKAM and Adjunct Professor of Residential Property Management
at Nova Southeastern University.
Connecting South Florida HOA Communities with Fiber Optics
SUBMITTED BY FISION BY HOTWIRE COMMUNICATIONS
In today’s fast-paced world, every moment counts. Staying connected is more than a luxury – it’s an integral part of our lives. Imagine children video calling their grandparents seamlessly, students accessing endless resources without interruption, and families spending movie nights together without buffering. The connectedness of this community is powered by the cutting-edge technology of fiber optics, a telecommunications network that delivers not just speed but a better quality of life for residents in homeowners’ association communities.
WHY FIBER?
Change can be daunting, especially when it involves switching from a familiar system, so it’s understandable why many communities might be hesitant to transition to a fiber-optic network. However, the leap to fiber optics brings substantial benefits that make the transition worthwhile.
Fiber optics stand out for its incredible speed and high bandwidth. Unlike traditional networks, fiber optics use light signals, ensuring faster data transmission and the ability to handle multiple connections simultaneously without any performance interruptions. The best part is that each home gets dedicated access to increased bandwidth, meaning there is zero bandwidth sharing across the network. This results in fewer issues like latency, making activities such as video conferencing and online gaming much smoother. Plus, symmetrical speeds ensure that upload and download rates are identical, which is essential for remote workers and content creators.
Fiber-optic networks are designed with the future in mind. They are extremely versatile with huge capacity and scalability, making them a smart, long-term investment for HOAs. As data demands grow, fiber
Continued on page 28
FIBER OPTICS
networks can expand with minimal disruption, keeping communities seamlessly connected and ready for future innovations.
DEPLOYING FIBER NETWORKS
Deploying fiber networks might sound complicated, but it’s a wellmanaged process designed to be smooth and minimize disruption. Fiber-optic cables are deployed by laying them underground, preserving neighborhood aesthetics and preventing property damage. They are stretched through trenches and linked to nearby access points, establishing a network that delivers fast, reliable connectivity to every home.
THE IMPORTANCE OF FIBER FOR HOAS & COAS
HOAs aim to ensure a strong quality of life for the community and boost property values. Fiber infrastructure opens the door to meeting both goals. Though connectivity might not be the sole factor in quality of life, it plays a huge role in enhancing social interactions, entertainment options, remote work capabilities, educational access, and online services, fostering a more connected and vibrant community.
Furthermore, fiber infrastructure can considerably increase property values. Homes equipped with modern, sustainable networks appeal to tech-savvy homebuyers and stand out in a competitive market. This cutting-edge technology not only meets current digital trends but also enhances the appeal and value of properties.
FIBER FOR THE FUTURE
Adapting to change can be challenging, especially when it involves substantial upgrades. However, the benefits of implementing fiber optics far surpass the initial adjustments and hesitations. Fiber optics promise a more connected future-proof community, driving innovation, and enhancing residents’ quality of life in ways that can only begin to be imagined. Embrace the future with fiber optics and unlock the full potential of your community today.
Achieve quorum, pass bylaws, reduce costs and make your next meeting or election a breeze with our full-service solutions for inperson, hybrid and virtual
ELECTRONIC VOTING
Allow owners to vote prior to and during meetings electronically with our secure online platform. All that's required is an internet connection!
VIRTUAL MEETINGS
Streamline your next Annual Meeting and allow owners to attend and participate in your meeting from anywhere through our all-one virtual meeting platform.
NOTICE DISTRIBUTION
Let us handle the distribution of required meeting materials prior to the meeting to ensure you meet your legal requirements.
HYBRID MEETINGS
Give owners the option to attend your next meeting in-person or virtually with our suite of solutions and tools for hybrid meetings.
The LoomingCondominium Crisis in Florida
BY GREG BATISTA, PE, SI, CGC, G. BATISTA ENGINEERING & CONSTRUCTION
Florida, with its sunny skies, coastal beauty, and warm climate, has long been synonymous with the allure of condominium living. Shared amenities, reduced maintenance, and a vibrant sense of community make condominiums especially appealing, particularly in South Florida. From luxury high-rises in Miami to more modest complexes along the coast, the state’s condominium market caters to a diverse array of residents.
However, beneath the surface of this seemingly idyllic lifestyle lies a brewing crisis. Florida’s aging condominium infrastructure, combined with economic pressures and new legislative mandates, is putting significant strain on condominium associations and residents alike. The tragic collapse of the Champlain Towers South condominium
in Surfside in 2021 was a pivotal moment, triggering an urgent reassessment of how these buildings are maintained and managed. As a result, Florida’s condominium sector is now grappling with what many see as an impending crisis.
In the early hours of June 24, 2021, the unthinkable happened. The Champlain Towers South condominium collapsed, killing 98 people and sending shockwaves across the nation. This disaster exposed alarming weaknesses in the inspection, maintenance, and regulation of aging condominiums in Florida, prompting widespread concern over the safety of similar buildings across the state.
Continued on page 32
CONDO ASSOCIATIONS
The collapse highlighted the dangers of deferred maintenance— delaying critical repairs due to financial constraints or mismanagement. While Champlain Towers had been flagged for necessary repairs, those repairs were delayed, resulting in catastrophic consequences. For many, this tragedy raised a troubling question: how many other condominiums in Florida are on the brink of a similar fate?
In the aftermath of the collapse, legislators, engineers, and property managers were forced to confront these issues head-on, initiating a wave of changes aimed at preventing such a disaster from happening again.
In response to the Surfside tragedy, Florida’s government introduced Senate Bill 4-D, a landmark piece of legislation that dramatically altered the regulatory landscape for condominiums. The bill mandates more frequent and rigorous inspections for buildings over three stories tall and older than 30 years, requiring recertification every ten years thereafter. These inspections focus on structural integrity and electrical systems, aiming to identify deterioration before it can lead to disaster.
The bill also places greater responsibility on condominium associations, requiring them to maintain reserves for future repairs and enforce stricter deadlines for completing maintenance projects. This shift marks a new era of condominium management in Florida, where a proactive approach to building safety is now the standard.
However, while these regulations are crucial for public safety, they have introduced significant financial and logistical challenges for condominium associations and individual owners. The cost of compliance with these new requirements is substantial, especially for older buildings that may need extensive repairs.
The timing of Senate Bill 4-D coincides with other economic pressures, creating a perfect storm for many condominium associations. Inflation has surged, driving up the costs of materials, labor, and construction services. For associations, this means that routine maintenance and mandatory repairs have become far more expensive, placing a strain on already tight budgets.
In addition, Florida’s property insurance market has been in turmoil. As a state prone to natural disasters like hurricanes and flooding, Florida has long struggled with high insurance premiums. In recent years, these premiums have skyrocketed, adding another financial burden to condominium owners. Many associations now face difficulties securing adequate coverage, leaving them exposed to potentially devastating costs in the event of damage or disaster.
For individual homeowners, the combination of rising insurance costs, increased maintenance fees, and looming repair assessments is making condominium living less affordable. In some cases, owners are
facing assessments of tens of thousands of dollars to cover necessary repairs, leading to fears of financial instability and even foreclosure.
One of the key factors behind the Champlain Towers collapse was deferred maintenance—putting off critical repairs due to financial constraints or mismanagement. Unfortunately, this is not an isolated issue. Many of Florida’s condominiums, built in the 1970s and 1980s, are now reaching the end of their expected lifespans. Years of neglect, either due to lack of funds or internal disputes within associations, have caused the deterioration of key structural components like balconies, roofs, and foundation supports.
With the passage of Senate Bill 4-D, the state has made it clear that deferred maintenance is no longer acceptable. Associations must now adhere to strict timelines for completing repairs and ensuring that funds are available for future maintenance needs. For older buildings, catching up on years of deferred repairs comes with a hefty price tag, creating a financial strain that many associations are ill-equipped to handle.
The challenges facing Florida’s condominium sector are complex and multifaceted. The combination of aging infrastructure, economic pressures, and new regulatory requirements has created a precarious situation for many condominium associations and homeowners. Yet, despite these challenges, there are potential solutions.
Collaboration between condominium associations, homeowners, and government officials will be essential in navigating this crisis. Exploring alternative financing options, such as government-backed loans or grants, could help associations cover the costs of compliance with new regulations. Increased transparency and communication within associations can also help prevent future conflicts and ensure that necessary repairs are prioritized.
While the road ahead is difficult, with proactive management, diligent maintenance, and community cooperation, Florida can avoid a fullblown condominium crisis and build a safer, more resilient future for its residents.
Greg Batista, PE is a 30-year veteran of the engineering and construction industry in South Florida. You can download his book “Condo Crisis: Understanding and Managing the Looming Condominium Crisis in Florida” for free on his website at www.askgbatista.com. For more information, email gbatista@askgbatista.com.
Castle Group is the premier choice for property management We specialize in serving the finest residential communities. We do not manage an exceptional number of communities, just a number of exceptional ones Who We Serve
Large-Scale Communities
High-Rise & Condominium Communities
Self-Managed Communities Communities in Development
To learn more about how Castle Group can serve your community, visit www castlegroup com or call (954) 792-6000
Reserve Funds: Don’t Be Scared to Use Them!
BY NICK BRENNEMAN, SOUTHEAST REGIONAL ACCOUNT MANAGER, RESERVE ADVISORS
It begins with piggy banks. As children, birthday money, allowance, and loose coins from the floor of dad’s car were placed for safekeeping in the small slit on top of a ceramic animal until it was time to smash it open, meaning enough had been saved to buy the coveted toy or electronic. As teenagers, bank accounts held the wages from after-school jobs, some saved for a car or college, and some used at the mall on weekends because mom no longer fell for the “I really need $20” act. In college, saving money was often put on the backburner, as getting through with as little debt as possible was what mattered. As adults with retirement accounts, investments, and savings accounts serving different purposes, it seems that saving money was much simpler with one goal and one piggy bank. However, at the end of each life phase or savings goal, the money is used for its intended purpose.
Reserve funds are no different – they are saved to be spent. In the simplest terms, reserve funds are used to replace the reserve components in a community association. These funds, made up of the monthly dues paid by each unit owner, fund the replacement of components that the association owns, such as roofs or amenities, or the non-routine maintenance of components, such as re-paving streets.
These components’ upkeep or replacement are generally expensive, which is why reserves are built up over many years. However, because maintenance or replacement schedules are predictable, reserve funds should not be looked at as a rainy-day fund – they are meant to be saved and spent on a timeline.
Reserves, like any other savings fund, often have too little money at any given time, leading to issues such as special assessments or deferred maintenance. But unlike retirement accounts, which benefit from having as much cushion as possible, it is possible that reserve funds contain too much money. It is understandable for board members to see reserve funds as any old savings account, not wanting to spend the money and just aiming to watch it grow. However, this is not their purpose.
While a healthy reserve balance is obviously desirable, 100 percent funded reserves are not generally necessary nor an indicator of health. The truth is, the amount an HOA should have in reserves differs year to year, and there isn’t a specific percentage at which reserves need to be consistently funded. Targeting an arbitrary balance relative to the fully
RESERVE STUDIES
If reserve funds were meant to sit in an account forever, communities would suffer. Potholes would expand, shingles would fall, and structures would deteriorate. Your community is a living, breathing entity that ebbs and flows, and your reserve funds should be too –don’t be scared to use them!
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. For more information, visit www.
We provide expert, end-to-end, engineering, oversight, and risk management services dedicated to forward-thinking and proactive Condominium Associations.
Our services include:
• Building envelope restoration
• MEP design and implementation
• Waterproofing and roofing consulting
• 40/50-years recertifications
• Milestone inspections
• Structural integrity reserve studies (SIRS)
• Specialty engineering (architectural, civil and roadway design)
Navigating Snowbird Season
A Guide for Florida Community Managers
BY WENDU EJIM, MARKETING COORDINATOR, MINUTES SOLUTIONS INC.
Florida’s allure as a winter escape attracts over 800,000 seasonal residents, known as “snowbirds,” each year from November to April. Their presence poses both challenges and opportunities for community managers in various associations across the state. This guide aims to assist community managers in facilitating a smoother transition for both full-time and seasonal residents during snowbird season.
UNDERSTANDING SNOWBIRDS
Snowbirds, primarily retirees, significantly impact the state’s economy and community life. Mainly arriving from Canada during winter, they spend up to six months in Florida, avoiding harsh winters to maintain healthy habits and enjoy outdoor activities. Meanwhile, with the rise of remote work, some younger professionals are opting for short-term
stays, seeking flexible vacation rentals within Condominium Owners Associations (COAs) and Homeowners Associations (HOAs), while retirees often purchase properties in these associations.
The increased resident population during snowbird season can strain community resources and sometimes disrupt permanent residents. Effectively managing a community during this time necessitates a delicate balance of preparation, communication, and addressing the distinct needs of both resident groups.
ENCOURAGE ACTIVE PARTICIPATION
Establish trust by keeping owners well-informed about financial
Continued on page 38
COMMUNITY MANAGEMENT
matters and encourage their active involvement in virtual board meetings. Their active involvement in board or committee meetings not only gives them a voice in decision-making but also keeps them abreast of community developments.
COMMUNICATION IS KEY
Use various channels to keep residents informed about community events, maintenance schedules, financial matters, and any policy or procedural changes. Establish an efficient system to verify and update mailing addresses, ensuring that vital documents are not mistakenly sent to residents’ northern homes during snowbird season.
Update your community website regularly, distribute newsletters, and use social media platforms to stay in touch with snowbirds throughout the year. This can help minimize the challenges snowbirds might face when transitioning back to Florida. Consider creating a dedicated section on your community website or a monthly newsletter specifically tailored to snowbirds, offering information on local events, health services, and any other pertinent details they may find helpful during their stay. Use the time when homeowners are on-site to educate them about year-round community issues, enhancing their readiness to manage interactions with renters and leasing agencies effectively.
SEASONAL SERVICES
Adapt community services by adjusting hours, providing additional security measures, and organizing special events to accommodate snowbirds. Collaborate with local businesses to offer exclusive discounts or services to snowbird residents, fostering a sense of community and goodwill.
Ensure that maintenance schedules are communicated clearly, and services such as landscaping and pest control are managed efficiently to maintain the community’s appeal throughout the snowbird season.
SOCIAL INTEGRATION
Navigate the delicate balance between year-round residents and snowbirds by embracing the vibrant energy that winter months bring to your community and fostering social integration. Organize ‘snowbird socials,’ engaging mixers, potlucks, or community events that encourage unity. Additionally, create clubs or interest groups catering to the diverse interests of both demographics, breaking down social barriers and building a more cohesive community. This proactive approach not only welcomes snowbirds but also strengthens the sense of community among all residents.
USE TECHNOLOGY AS A TOOL
Leverage technology to streamline communication and community management. Implementing community apps or online platforms can facilitate easy access to information, event updates, and maintenance requests. Encourage residents to use these tools, making it convenient
for snowbirds to stay connected with the community even when they’re not physically present.
EMERGENCY PREPAREDNESS
Ensure emergency preparedness by reviewing and updating evacuation plans, sharing emergency contact information, and conducting drills to ensure that all residents are familiar with safety protocols. Consider designating community ambassadors or volunteers who can assist new arrivals in understanding emergency procedures.
MANAGING BUDGETS WITH SNOWBIRDS IN MIND
Florida’s charm comes with challenges like corrosive saltwater and storms that increase operational costs for homeowners, condominium owners, and community associations. Community managers should focus on effective financial management and budget wisely. Craft a comprehensive budget considering rising costs for maintenance and amenities during snowbird season. This prevents surprises and ensures financial stability, benefiting both year-round and seasonal residents.
Additionally, given soaring insurance premiums, ensure adequate coverage by regularly reviewing policies, consulting experts, and prioritizing essential coverages to protect the community effectively.
Successfully managing a community during snowbird season requires a proactive and inclusive approach. By understanding the unique needs of seasonal residents, maintaining clear communication, adapting services, fostering social integration, leveraging technology, prioritizing emergency preparedness, and managing finances efficiently, community managers can create a harmonious and thriving environment for both full-time and snowbird residents alike.
Wendu Ejim is a seasoned content writer and Marketing Coordinator at Minutes Solutions Inc., where she creates impactful content for diverse audiences across various industries. Drawing on her understanding of the unique challenges faced by Florida’s community managers during snowbird season, Wendu provides valuable guidance to help associations navigate this period smoothly. At Minutes Solutions, she communicates the value of professional minute-taking services to a wide range of clients, bridging the gap between industry knowledge and actionable insights to support effective community management.
Florida Condo Insurance: How We Got Here & Where We’re Headed
BY JASON SCHOENHOLTZ, CAM CMCA AMS PCAM, CEO & CO-FOUNDER TRIDENT MANAGEMENT
Floridians have spent the last few years reading a barrage of news articles about Florida’s insurance situation. It’s safe to say the situation is challenging. If you live in a community association, especially a condominium or multifamily building, and especially a coastal property, chances are you’re feeling the burden of skyrocketing insurance costs. Based in the heart of South Florida’s coastal community, we at Trident Management feel it’s important to drill down into this insurance crisis.
We spoke with Jorge Acosta with The Risk Management Group Inc. Jorge is an insurance expert with over 25 years of experience providing insurance for Florida communities. Here are some of the most important takeaways he shared that Floridians in condo communities should keep in mind when assessing insurance options.
THE LANDSCAPE OF FLORIDA CONDO AND HOA INSURANCE TODAY
First, it’s important to understand what condo insurance coverage in Florida looks like in 2024. In a word: expensive. Sure, insurance has
always felt costly. But these days, some condo communities are facing 1000% increases in their premiums. That is a real number. At least two states (Florida and California) in the last two years documented a 1000% price hike in some insurance coverage. So, if you are feeling overwhelmed, you are not wrong, and you are not alone.
A major contributing factor is, of course, the tragedy of the collapse of Champlain Towers South in Surfside, FL three years ago. Despite Florida being a state that often sets the curve regarding community association legislation, not enough was done to mitigate the issues that they, and many condo communities, face.
In an effort to alleviate some of the contention with community association insurance, the state has passed a lot of new laws about condos, HOAs, and insurance. But the reality is there are still many unknowns for Florida condo owners that need to be understood–why are we in this predicament, and how can we expect to move past it?
Community Assoction Management
INSURANCE
“THE SOFT MARKET”
As mentioned, Champlain Towers South’s collapse in 2021 contributed to this issue. The event forced insurance carriers to reevaluate how they offer protection and the level of protection they will provide. This happened primarily in Florida but states like New Jersey, Louisiana, Texas, Hawaii, and California are all seeing similar shifts in their respective HOA insurance markets.
Since 2022, over a dozen insurance carriers have either completely vacated the state of Florida or stopped providing coverage for community associations, electing not to renew existing policies. This has impacted a number of states in addition to Florida, particularly those that frequently experience natural disasters.
Though we’ve lost carriers, others have come in to replace them–not as many, but a few. However, due to the growing scarcity (and a few other factors we’ll discuss later), those carriers have the leverage they need to be far more selective, choosing clients who pose very little risk. This is a relatively new trend in the insurance market.
A decade ago, there existed what Acosta refers to as a “soft market” for insurance. “Carriers were abundant and competed hard for your business. But those days are over.”
Today, insurance carriers are changing the market with more than just rate increases. Many have significantly steeper expectations and restrictions than in years past, hoping to thin out the onslaught of potential clients. In the past, a 15+ year-old roof wasn’t an issue when pricing out insurance policies. In the current market, anything over ten years could potentially be met with a certification request–something many roofers won’t provide. This leaves a lot of communities who have spent years scrimping, saving, and planning for a new roof in a position where getting that roof on a timetable they didn’t plan for can be the difference between being insured or not.
THE DEVIL IN THE LESSER-KNOWN DETAILS
What the average HOA homeowner, condo owner, board member, or even CAM manager likely isn’t aware of is the concept of reinsurance. “In layman’s terms, this is insurance for the insurance company,” says Acosta. Reinsurance assumes the risk for massive claims that exceed the amounts that insurance carriers have set forth. In a lot of cases, natural disasters like hurricanes, tsunamis, and wildfires will fall into that reinsurance category.
In recent years the rates for reinsurance have increased dramatically–somewhere between 15% and 20% each year. According to Acosta, “That’s caused a trickle-down effect, where insurance providers are passing that rate increase onto their own clients.”
So, not only are qualifications for insurance more strict, but the cost to acquire it once you qualify is significantly higher than in years past, making for very challenging budget meetings in HOAs and condos. In Florida, there is also a lot of conversation about the litigious nature of Floridians. Specifically, what is being discussed is a report published in January 2024 by the Florida Office of Insurance Regulation (OIR). The report stated that Florida made up only 14.9% of the nation’s property insurance claims, but had 70.9% of the nation’s claims litigation. Some question the accuracy of these numbers, but the reigning sentiment is that the numbers deter carriers from providing policies in Florida–the risk of taking losses on litigated claims is simply too great.
WHERE THIS LEAVES US
In the grandest scheme, the industry is in the same position it’s always been in: lack of knowledge is dangerous to community associations. This is why Trident Management strongly encourages community leaders to stay informed and help their members stay informed.
Without an understanding of the factors that impact their community, homeowners are at a disadvantage and become apathetic. Apathetic homeowners stifle decisions about ongoing repairs, maintenance, and reserve funding. All of these issues contribute to deferred maintenance, which is a pervasive and dangerous issue for all community associations, but specifically for condos and multifamily communities. It is a trickle-down problem that can be resolved with homeowner education.
Specifically regarding the insurance situation, it leaves condo owners, board members, and their managers in a position where advocacy is critical. For example, an important new law was passed that few know about. The My Safe Florida Condominium Pilot Program (HB 1029) offers financial aid that helps community associations cover the costs of important inspections and improvements. However, the grant application requires the approval of the board plus every unit owner in the proposed structure being improved. So, homeowner engagement and activism are extremely important.
Beyond this new law, there are other things that board members and condo owners can do to better understand and prepare for the costly changes to HOA and condo insurance in Florida:
» Meet with your agent. Communities need to meet with agents at least halfway through the year to review policies and know what to look for in upcoming renewals or changes. Having those conversations four to six months in advance can be a huge advantage that offers negotiating power. Acosta recommends quarterly conversations, saying, “Every three months, something can happen.”
» Plan for the long term. If you know your roof is coming to the end of its useful life, patching or coating isn’t the answer. Yes, it’s cheaper, but it’s an insurance deterrent. Your community needs to plan to harden your building so that it’s a better option for an insurance company.
» Allocate community documents in advance. Gather your current appraisals, wind mitigations, any insurance claims (loss runs), both outstanding and closed, as well as any upgrades (completed or scheduled, even if it’s only a signed vendor contract ready to start in 30 days). All of this information gives
your community more to bring to the table when the insurance conversation finally needs to happen.
» Finally, be willing to ask for help. No one–no CAM, no PCAM, no board member, no homeowner–no one knows everything. Willingness to say, “I don’t know everything, but I know who I can call,” is what will make a difference when it comes time to protect your homes and communities, especially in Florida’s caustic insurance market
Founded by a trio of real estate and property management experts, Miamibased Trident Management has over 50 years of combined real estate and property management experience. Trident's team of experts are dedicated to providing leading services and exceptional support, both in person and through cutting-edge technology. To learn more about how Trident Management currently serves the Greater Miami area, including MiamiDade, Broward, and Palm Beach, visit their website at tridentmiami.com
FINANCIAL STRENGTH MEETS INDUSTRY EXPERIENCE.
At First Citizens Community Association Banking, we understand your unique industry. It’s why we match market-leading products with a relationship-based approach to banking designed to help you reach your goals. First Citizens Bank. Forever First.® Jayme Gelfand, VP, Regional Sales Officer jayme.gelfand@firstcitizens.com | 561-251-1980
SCAN THE QR CODE BELOW OR VISIT CAI-SEFLORIDA.ORG TO SEE THE LATEST CAI-SEFL SCHEDULED EVENTS
