P.O. Box 941125
Maitland, FL 32794
www.caicf.org
407-913-3777
Reini Marsh, CED exdir@caicf.org
Membership Manager
Tara Ruch membershipmanager@caicf.org
2024 BOARD OF DIRECTORS!
Brian Jones, President
Stefanie Nicholson, CMCA, AMS, Vice President
Tracy Durham, CMCA, AMS, CFCAM, PCAM, PresidentElect
Leslie Ellis, CPA, MSA, CGMA, Treasurer
Jessica Cox, Secretary
Patrick Burton
Stacey Loureiro, CMCA, AMS
Jarad Pizzuti, Past-President
Jackie Swisher
Tom Wheir
As members you’re inspiring growth! Your contribution towards fulfilling our mission is visible. Our committees are hard at work and continue to elevate our organization with collaboration and goal achievement. It is crucial to our sustainability that we continue to raise the bar and focus on our mission.
“Our mission is to become the foundation for the advancement and betterment of Central Florida communities by bringing together community leaders with those who serve their communities through education, community resources, and leadership.”
Our Chapter Executive Director, Reini Marsh and Membership Manager, Tara Ruch are focused on continuous improvement throughout our organization. One example is the successful implementation of our Brevard and Volusia County luncheon meetings. This addition to our programming has contributed to the growth of our Continuing Education Credit (CEU) classes.
Recently, I had the opportunity of joining the Meet the Managers, Golf Tournament, and 2025 Trade Show committee meetings. Much appreciation to Angela Timmons and Christy Raymon for their commitment and dedication towards “Meet the Managers” and the “Trade Show” - two premier CAI events.
As I attend these meetings, I’m finding a recurring unmistakable theme. Members are enthusiastic about enhancing the CAI experience. Looking towards the fall, the Golf Tournament committee is on par for this year’s outing at a legendary Central Florida golf course on October 11.
Thank you for supporting our Central Florida Chapter. As we move forward in 2024, I encourage you to tell a friend or colleague about your experience at CAI and invite them to attend our next luncheon. Additionally, your feedback is valuable, so I invite you to connect with me soon to share your experience and ideas for our future.
Sincerely,
Brian
Brian Jones Vice President, Hotwire Communications 2024 President, Central Florida Chapter CAI
If you are interested in getting more involved in the chapter, joining a committee is a great thing to consider. Below are the different committees that we currently have active. Please feel free to contact any of the following committee chairs:
CA Day/Trade Show Committee
Christy Raymon
Don Asher & Associates christy@donasher.com
Communications Committee
Benjamin Isip
Towers Property Management, Inc. ben@towerspropertymgmt.com
Education Committee
Suzan Kearns
Premier Association Management suzan.kearns@premiermgmtcfl.com
Meet the Managers Committee
Angela Timmons Greystone Management angela@greystone-mgmt.com
Annual Meeting/Gala Committee
Jackie Swisher EmpireWorks Reconstruction jswisher@empireworks.com
Golf Tournament Committee
Seamus Devlin
RL James sdevlin@rljames.com
Legislative Committee
Tom Slaten Larsen and Associates tslaten@larsenandassociates.com
Shayla Mount Arias Bosinger sjmount@ablawfl.com
Membership & Registration Committee
Mary Ann Sheriff One Florida Bank msheriff@onelforidabank.com
Social Committee
David Cofressi Behr Paint dcofressie@behr.com
Cares Committee
John M. Calpey One Florida Bank jcalpey@onefloridabank.com
Finance Committee
Leslie Ellis Glickstein Laval Carris LEllis@glccpa.com
BY REINI MARSH, CHAPTER EXECUTIVE DIRECTOR
It’s hard to believe that we’re already in June, halfway through the year. The budget season will be coming up, which means all the Community Managers will be hard at work and the Business Partners will be busy giving estimates for upcoming projects. We are so fortunate to have such a great relationship between the two. Let’s not forget our Homeowner Leaders (board members) who give their time freely to help their communities prosper. It is not an easy job.
This month, we celebrated International Community Association Manager Day on June 13. Thank you to all the devoted CAMs out there. All CAI members are important, and we should have a day to celebrate our Business Partners and Homeowner Leaders as well. This Chapter celebrates all our members!
We have our signature event, Meet the Managers, coming up on July 11th and we anticipate another excellent event. We still need some
additional Management Companies to sign up. The committee has been working hard to make sure we have a great turnout. This year, we made an adjustment and are going back to the previous format of one table with two Managers and space for two Business Partners. This will help improve the noise level as well as free up some space at the event venue.
We’ll be welcoming fall before you know it, so start thinking about our final event of the summer, a Social in August, as well as the annual bowling event in September, and Golf Tournament on October 11. We will continue to have quarterly events in Brevard County and Volusia County. We are excited to continue growing into those counties and welcome new members from the area. It is exciting to see how we can expand the CAI brand to our outlining counties.
Happy summer! May your skin glow and your garden grow!
More details regarding upcoming events will be posted to caicf.org under the “Events” tab. Check back regularly for the most up-to-date information. CAICF Board Meetings will be held before or after each of the Monthly Meetings. 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. Thank you for your help!
• July 11: Meet the Managers from 2:00 pm - 6:00 pm at the Winter Park Events Center. Join us for this Members-Only Event. Ample parking is available at the library parking lot and the parking garage across the street from the venue. Seating is limited to 50 Business Partners, which is already SOLD OUT. Management Companies are FREE (registration is still OPEN) and may bring two representatives. This is a four-hour event and we request that Management Companies man their table for the entire event. If a shift change is needed, please make arrangements to have the table staffed the entire time. This will ensure that both rounds of business partners are treated fairly. Management Companies have the unique opportunity to get to know new vendors for their communities, network with other CAMs, have some food and drinks and the Chapter will provide each manager with a $50 gift card at the end of round two. This is a signature event that we have won two National Awards presented at the National Conference. This is a fun event that will be valuable to you and you will receive lots of great swag! Managers, click here to register.
• August 1: Monthly Meeting Luncheon at Azalea Lodge at Mead Gardens. Registration begins at 11:30 am and the program begins at 12:00 pm. Manager Members & Homeowner Leaders (HOA Board Members) are FREE and Business Partners cost $37. More info coming soon. Click here to register.
• August 15: Volusia Meeting Luncheon. Registration begins at 11:30 am and the program begins at 12:00 pm. Manager Members & Homeowner Leaders (HOA Board Members)
are FREE and Business Partners cost $37. More information, including location, is coming soon. Click here to register.
• August 22: Summer Social at Ole Red. More information coming soon.
• September 5: Monthly Meeting Luncheon at Azalea Lodge at Mead Gardens. Registration begins at 11:30 am and the program begins at 12:00 pm. Manager Members & Homeowner Leaders (HOA Board Members) are FREE and Business Partners cost $37. More information coming soon. Click here to register.
• September TBD: Annual Bowling Event More information coming soon.
• October 3: Monthly Meeting Luncheon at Azalea Lodge at Mead Gardens. Registration begins at 11:30 am and the program begins at 12:00 pm. Manager Members & Homeowner Leaders (HOA Board Members) are FREE and Business Partners cost $37. More information coming soon.
• October 11: Annual Golf Tournament at Rio Pinar. More information coming very soon! Registration begins in July.
• November 7: Monthly Meeting Luncheon at Azalea Lodge at Mead Gardens. Registration begins at 11:30 am.
• December 5: Holiday Gala & Annual Meeting
Each sponsor for the Chapter Meetings receive face time in front of the membership with the microphone to talk about your company. You will also be able to put give-away items and collateral on all the tables. Space is also provided for our sponsors to display their marketing materials. Every sponsor is important to our chapter and your generous donation goes directly to off set the costs of the program. Only three sponsors are permitted per program. Please consider sponsoring today!
CONTACT REINI MARSH AT EXDIR@CAICF.ORG OR 407-913-7777
CAI Central Florida has a list of great service providers in most every industry a Community Association could need! The best part is, they are members! Check it out at: caicf.org/directory.
This series is hosted in partnership by Orange County Neighborhood Services Division and the City of Orlando Office of Communications & Neighborhood Relations. The workshops are free to all and offered monthly. Please note, there are no workshops in December.
HOA & Condo Board of Directors Certification Training
Saturday, July 13 from 9:00 am - 12:00 pm
Internal Operations Center 1: 450 E. South Street, Orlando
Serving on a HOA or condominium association board requires Florida’s certification compliance within 90 days of being elected. This workshop will provide an overview of the many responsibilities and areas of oversight required by condominium and homeowners’ association board of directors. You will learn about condominium and HOA operations, records maintenance and owner access to records, dispute resolution options, budgets and reserves, election requirements and financial reporting. Click here to register on Eventbrite.
Saturday, August 10 from 9:00 am - 11:00 am
Internal Operations Center 1: 450 E. South Street, Orlando
Committees can serve an important role in effectively governing a neighborhood association. Committees can advise the associations’ board on new programs, resources, or procedural activities that lend to proper maintenance and improvement of neighborhoods. But attracting and keeping people engaged within committees can be challenging as every neighborhood is different and has its own needs; and many associations simply lack the core volunteer membership needed to create essential committees. In this workshop, you will learn tips on how to invite and motivate residents to serve on your neighborhood association committees. Click here to register on Eventbrite.
2024 Legislative Update
Saturday, September 14 from 9:00 am - 12:00 pm
Internal Operations Center 1: 450 E. South Street, Orlando
Hear from an attorney who will provide a review of the mandatory condominium, property, and homeowners’ associations legislation that was passed during the 2024 legislative session. Click here to register on Eventbrite.
2024 Orange County Community Conference
Saturday, October 12 from 7:30 am - 2:00 pm
Orange County Multicultural Center 7149 W. Colonial Drive, Orlando
The annual Orange County Community Conference provides Orange County residents an opportunity to learn about innovative ways to improve neighborhoods. Workshops offer a well-rounded blend of topics for individual citizens, voluntary neighborhood organizations, homeowners associations and other community groups. Click here for more information.
CAI offers many online learning opportunities (click on the dates below to register or obtain more information on these Live Virtual Courses) that lead to professional credentials. View the 2024 Education Catalog for additional resources.
» July 11-12: M-201 - Facilities Management
» July 25-26: M-350 - Manager and the Law
» August 1-2: M-100 - The Essentials of Community Association Management
» August 15-16: M-310 - Management Company Administration
» August 22-23: M-202 - Association Communications
» September 5-6: M-204 - Community Governance
» September 19-20: M-100 - The Essentials of Community Association Management
BUSINESS PARTNER MEMBERS
Advanced Roofing, Inc.
Veronica Fernandez
Allana Buick & Bers, Inc.
Michael Smith
Amenity Pool Services
Brooks Wedeking
Arborify Tree Care Inc
Devon Santiago
City National Bank of Florida
Michele Sidlasky
CondoVoter
Adam Arcuri
DMAK Cleaning Services
Amy Sebeck
ePIPE Pipe Restoration
Marc Mason
First Century Bank
Paul Dolfi
Hall Company, Inc.
Eileen Gibson
Helping Hand Lawn Care, LLC
Norman Ripper
Lake Pros, LLC
Chad Bass
BUSINESS PARTNERS CONT.
Prestige Cleaning
Dustyn Riveiro
Roof Maxx of Melbourne, FL
Allyson Holley
Rotolo Consultants Inc.
Ken Wilshire
Servpro of Daytona Beach
Christopher Ersson
SymLiv
Tyler Nekomoto
Top Notch Landscaping
Sterling Baker
Total Drain Solutions
J.J. Mizell
Windham’s Grasshopper Lawn Services, Inc
Tonya Windhamy
MANAGER MEMBERS
Tiarra McCray
Edison Association Management
Jorge Aguilo
Leland Management, Inc.
Anais Serrano
Leland Management, Inc.
MANAGER MEMBERS CONT.
Caitlyn M. Grissom
Orangewood Property Management Inc.
Debora Barbosa RealManage
Jacqueline M. Locasto RealManage
Zayriliann Lorenzo RealManage
Dennis Bard
Denise Elaine Dalton
Geri Y. Lau
Tasha P. Torres, CMCA Join THE CHAPTER!
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 caicf.org/resources/ membership to learn more!
BY COMMUNITY ASSOCIATION INSTITUTE
n June 2024, the CAI Board of Trustees approved filing a lawsuit to exempt and protect community associations from burdensome requirements outlined in the Corporate Transparency Act. The suit challenging the U.S. Department of Treasury’s restrictive obligations underscores CAI’s unwavering commitment to protecting the community association housing model and its members’ interests.
CAI firmly believes the act’s requirements place an excessive burden on community associations, which operate differently from traditional corporations and small businesses. The lawsuit is expected to be filed this summer. Updates on significant milestones and developments will be provided to members as they occur. CAI believes community associations should not be subjected to the same reporting requirements as corporations and LLCs because they operate differently and are nonprofit entities governed by homeowners.
Compliance with CTA will present a measurable, significant burden on volunteer leaders throughout the nation. Associations will be forced to collect personal information, turn it over to the federal government and update it on an ongoing basis to comply with current reporting requirements. The burden of reporting such information is likely to have a chilling effect on volunteerism. Association boards also will incur high administrative costs to comply with the law.
The Corporate Transparency Act (CTA) was signed into law
in December 2020 and is now in effect for many community associations. This law will require community associations with fewer than 20 employees and less than $5 million in annual revenue to disclose beneficial owners’ information to the Department of Treasury’s Financial Crimes Enforcement Network (FinCEN).
While we support the goal of stopping money laundering and funding schemes for terrorist activity, this is not good public policy for community association boards of directors. CAI believes community associations were unintendedly caught up in this law which is intended for corporations laundering money for terrorist activity. Failure of a volunteer community association boards to comply—intentional or not—could result in up to $10,000 in fines and up to two years in prison. Furthermore, the information is already being collected and would simply require collaboration between FinCEN and the IRS.
We learned from the National Small Business Association (NSBA) lawsuit that “association standing” protects all members of the organization in the lawsuit. If CAI’s lawsuit is successful in exemption of community associations from the corporate transparency act, it is very possible the exemption will only apply to community associations that are members of CAI.
For more information, including FAQs, visit caionline.org. If you have any questions, please direct them to Dawn Bauman at dbauman@ caionline.org.
BY COMMUNITY ASSOCIATION INSTITUTE
As we mark the third anniversary of the Surfside tragedy this month, CAI has updated resources on condo safety, maintenance, repairs, and reserve funding. The updated condo safety webpage: is condosafety.com. Click here for the lightbox of all our updated condo safety collateral.
We also encourage you to reach out to your communities to have them share their stories on social media regarding ways the disaster
prompted them to change the way safety, maintenance, repairs, and reserve funding are handled.
Here are some questions for your communities to think about as they tell their stories:
» What are you doing differently?
» What impact has it had on your community?
» What challenges have you faced in making changes?
» What have the changes taught you?
Click here for an example of a community’s story.
Your communities can also share their stories directly with us to be used as content in CAI publications, marketing, social media, and media outreach. Send your stories to media@caionline.org. Please include your name, community, and contact information. Anonymous responses will not be considered.
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.
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. Contact Holly Carson if you have questions about participation eligibility at hcarson@caionline.org.
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.
BY DAWN BAUMAN, HOARESOURCES, COMMUNITY ASSOCIATION INSTITUTE
ollowing the tragic partial collapse of Champlain Tower South in Surfside, Florida, in June 2021, CAI convened three task forces to explore changes to laws and best practices for the community association housing model that may help other communities avoid this type of devastation and to provide solutions for legislators seeking to address building safety in their districts.
Over a three-month period, more than 600 people participated in CAI’s process through conversations, surveys, research, interviews, and identifying clear recommendations. Reserve analysts, attorneys, insurance and risk management professionals, developers, engineers, architects, community association managers, and homeowner leaders contributed. The teams also engaged stakeholders across the globe and from a wide range of disciplines, expertise, interests, and organizations.
The task forces vetted ideas with experts in their field and local practitioners, including board members, managers, and business partners, to ensure practical, reasonable, and meaningful recommendations. The teams were guided by data, inclusivity, and transparency.
The teams knew they needed to meet the demands of multiple stakeholders—state legislators seeking to introduce legislation in 2022 sessions, congressional representatives looking for immediate solutions for their constituents, federal housing finance agencies hoping to mitigate their risks, the private insurance market trying to
mitigate their risks, and homeowners and residents of condominiums and housing cooperatives expecting to feel safe in their homes.
The final public policy positions were reviewed by the CAI Government and Public Affairs Committee and approved by the CAI Board of Trustees in October.
CAI’s Condominium Safety Public Policy Report provides very specific recommendations on reserve studies and funding, building maintenance, and structural integrity. A summary of the recommendations is included below. The complete report—with an overview of how the recommendations were developed and a detailed explanation of the recommendations—is available at www. caionline.org/condosafety
This article was originally published at hoaresources.caionline. org. HOAresources.com explores questions and comments from community association members living in condominiums, homeowners associations, and housing cooperatives. We then assemble trusted experts to provide practical solutions to your most commonly asked, timely questions.
Dawn Bauman, Chief Strategy Officer is CAI’s lead advocate for federal and state legislative and regulatory affairs. Dawn works with volunteer leaders throughout the country serving on CAI legislative action and government affairs committees to advocate for strong and sensible public policy for America’s community associations.
ensure your community’s goals are met and resident satisfaction is high.
Sherwin-Williams understands the needs of HOAs and has the products and services to ensure long-lasting curb appeal and easy maintenance. From premium paints that provide performance and protection to color design services, on-site assistance, maintenance manuals and more — we’re here to help throughout the state of Florida.
ARTICLE & PHOTOS BY SOLITUDE LAKE MANAGEMENT
Lakes and ponds captivate us due to our innate attraction to water, making them popular focal points in HOAs and residential communities. Unfortunately, weeds, algae, muck, and erosion can make your waterbody noticeable for the wrong reasons, potentially leading to complaints, safety hazards, infrastructure damage, and a bruised reputation. Healthy waterbodies contribute to happy communities and managing them should never be a headache.
For most communities, the ideal waterbody is balanced, functional, and beautiful—and achieving this trifecta can be challenging. However, proactive, environmentally responsible management solutions can help stakeholders amplify its benefits and maximize the value that it adds to their property.
Nuisance weed and algae growth, bottom muck, and foul odors may signify nutrient imbalances in the water. Excess nutrients can enter the water through runoff from construction sites, fertilized lawns and gardens, agricultural land, dog parks, or polluted areas. Water quality imbalances jeopardize the health of aquatic ecosystems and can create prime conditions for cyanobacteria (blue-green algae), which produce toxins that are harmful to humans and potentially deadly to wildlife, livestock, and dogs.
If water quality testing reveals significant imbalances, several ecofriendly solutions are available to help counteract and prevent them.
Nutrient remediation can help communities achieve cleaner water that’s less hospitable to weeds and algae. Several eco-friendly products are available to remove excess nutrients from both the water column and sediments, leading to long-lasting improvements in water quality. To recommend the right solution, experts assess waterbody size, function, and degree of water movement.
Biological bacteria help make the decomposition of nutrient-rich bottom muck more efficient, which can help alleviate foul odors, improve water clarity, and prevent imbalances. More importantly, depth and volume may be restored as muck decomposes, reducing flood risks and allowing stakeholders to prolong the need for physical removal via dredging, which most communities need at least a decade to budget for.
Dissolved oxygen (DO) aids bacteria in the breakdown of muck and
is crucial to support aquatic life. DO-rich waterbodies often provide fantastic fishing and beautiful views. However, DO can become depleted due to high temperatures, abundant sunlight, or stagnation. Submersed aerators are one of the more common solutions to promote DO, but other new technologies are showing promise by producing higher DO concentrations with longer-lasting results.
One of the most important functions of waterbodies is the collection of water during rainstorms. Failure to do so can result in dangerous consequences like flooding in the community. It’s important to conduct regular inspections to help stakeholders identify potential impediments and develop a plan to repair or restore them.
Erosion is natural, but it can be accelerated by human activities. Beyond being an eyesore, eroded shorelines can collapse and injure residents, guests, or landscapers, leading to potential lawsuits. Professionals utilize bioengineering techniques to rebuild eroded shorelines by filling geotextile mesh with sediment, shaping it to natural contours, and anchoring it securely. Native vegetation or sod is then planted over the material, creating a living shoreline that restores waterfront land, helps improve water quality and enhances property values.
Eroded sediment progresses into muck that may clog stormwater equipment, reduce depth, and impede drainage. During storms, floodwater can damage building foundations, roads, and other infrastructure. Muck and debris removal are key to preventing this. A hydro-rake, similar to a floating backhoe, can restore depth to areas with high sediment accumulation. This may help prolong or prevent the need for more costly dredging, allowing communities to divert funds to more urgent projects.
While naturally breathtaking, lakes and ponds can be enhanced through color, movement, and lighting to fulfill different aesthetic
needs. Goals can vary significantly among stakeholders, and a wide range of options are available to customize waterbodies of all shapes and sizes.
Often placed in high visibility areas like community entrances, fountains provide eye-catching beauty and intrigue that may make a community more desirable to new residents and help increase property values. With intricate water patterns, graceful silhouettes, and night-time lighting elements, they can be highly customized. Fountains also provide added benefits of circulation and adding oxygen near the surface of the water.
Though native vegetation is primarily recommended to help stabilize shorelines and prevent erosion, they can also serve as a beautiful accent by framing a waterbody with colorful plants and flowers. Moreover, buffer vegetation helps filter stormwater runoff, reducing the influx of excess nutrients and promoting clean water that is less prone to weeds and algae.
Few things are as beautiful as the reflection of a sunset on glistening water. For communities that wish to maintain a vibrant look throughout the day, eco-friendly pond dyes are a great option. Customizable shades of blue can create a welcoming, pristine appearance while still looking natural. Pond dyes may also help limit the penetration of sunlight, slowing the process of photosynthesis and the subsequent weed and algae growth and DO depletion.
Overseeing a waterbody may seem like a blessing and a curse at times. As aquatic experts, we view it as an amazing opportunity to not only improve the appearance and value of a property, but most importantly, enhance lives. By focusing on proactive, sustainable management strategies, you can better sidestep the headaches and instead help your community enjoy the long-term financial, physical, and spiritual rewards.
SOLitude’s team of aquatic scientists specialize in providing customized lake, stormwater pond, wetland and fisheries management programs. Services include water quality testing and restoration, algae and aquatic weed control, installation and maintenance of fountains and aeration systems, shoreline erosion control, muck and sediment removal and invasive species management. Contact SOLitude at 855-534-3545 or visit solitudelakemanagement.com.
Michael
ARTICLE BY JUSTIN C. REVICZKY, CEO & PHOTOS BY ELEMENT SERVICE SOLUTIONS
Here in Central Florida, many of us look forward to the spring rejuvenation of our landscapes, colorful annual planting beds, as we enter the Florida summer. But what happens to all that extra rainwater that doesn’t soak into the ground? Without adequate drainage systems, excess water can wreak havoc on building foundations, retaining walls, sidewalks, parking areas, and make for a soggy landscape.
Drainage systems play a vital role in preventing flooding and protecting buildings and landscaped areas from the adverse effects of excess water and erosion of soil. Here are some ways drainage systems contribute to flood prevention and erosion control.
Drainage systems are designed to efficiently remove excess water from urban areas. They consist of a network of pipes, channels, and underground drains that collect and channel water away from buildings and infrastructure. By quickly and effectively draining
water, these systems help prevent water accumulation and reduce the risk of flooding.
Surface water, such as rainwater, can accumulate on roads, parking lots, and other paved surfaces. Drainage systems divert this surface water away from these areas and direct it towards designated collection points or natural water bodies, such as rivers or lakes. This prevents waterlogging and reduces the chances of flooding.
During heavy rain or storms, large volumes of water can accumulate in urban areas. Drainage systems are designed to manage stormwater runoff by providing a controlled path for the water to flow. This prevents excessive pooling and ensures that the water is directed away from vulnerable areas, minimizing the risk of flooding.
Continued on page 28
Flooding can cause significant damage to infrastructure, including roads, bridges, and buildings. By effectively managing drainage, communities can protect their infrastructure from the erosive forces of water and prevent potential structural damage. Proper drainage systems help keep the soil stable, reducing the risk of erosion and the undermining of foundations.
The design and installation of effective drainage systems begins
with a thorough understanding of the site conditions, discharge areas, and overall goals of the community. Once a system has been installed, routine maintenance of those systems is important to be sure that the system continues to function as designed. Cleaning out catch basins, jetting pipes, and keeping discharge areas clear of buildup and debris is important for the overall success of the system.
In summary, drainage systems help prevent flooding and protect urban areas by efficiently removing excess water, diverting surface water, managing stormwater runoff, implementing floodplain management strategies, maintaining infrastructure, and promoting public safety. These systems are crucial for safeguarding urban environments and ensuring the well-being of communities in the face of heavy rainfall and potential flood events.
Justin C. Reviczky is the CEO of Element Service Solutions, a Floridacertified general contractor. For more information, call 407-744-9122 or visit elementbiz.com.
BY MARCY KRAVIT, CMCA, AMS, PCAM, CFCAM, EDUCATION PROGRAM DIRECTOR, HOTWIRE
Technology has made our lives easier, so it makes sense that community associations would choose an internet provider that outperforms their obligations. The COVID-19 pandemic shifted residents’ use of the internet for entertainment, gaming, and surfing the web to now being mission critical for work from home, online schooling, remote healthcare, and numerous other applications and services. While many have scrambled to adjust to virtual applications and video conferencing, it is abundantly clear that the internet has become a staple of our lives.
It is the responsibility of every community association to ensure that their residents enjoy the most technologically advanced, cost-effective telecommunications services available today, while ensuring that there is a focus on providing white-glove service to residents. It is also imperative that the provider’s network is scalable to meet future technological demands.
While the technological revolution was changing the way we lived as residents before the COVID-19 pandemic started, the virus forced us to utilize technology more than ever before! Boards and managers are getting on board; whether or not there is a global crisis, a pandemic, or a hurricane, it is the manager’s and board’s job to maintain the property and provide a positive, safe, and engaging environment for residents, which requires innovative technology.
There are many opportunities for the use of technology in community associations. Some of the most common uses are communication tools such as email blasts, community websites, and electronic voting, all of which may be very beneficial to community associations. Dedicated, integrated automation; fiber optics technology; and wireless connectivity access are becoming increasingly popular and a necessity. The internet is now considered a utility in the industry. Your household may only consist of one or two people; however, it could be hosting 10–15 devices: laptops, cellphones, gaming consoles, smart TVs, gadgets, you name it.
With businesses offering remote work and/or flexible schedule options, many of the community’s residents now have the opportunity to work from home. Improved technology in your community can offer tremendous benefits to staying informed, being connected, and achieving new levels of efficiency and productivity. The following are just a few of the items in your community that require access to a reliable internet connection:
» Valet, package tracking
» Wi-Fi in the common areas (i.e., beach, pickleball/tennis courts, poolside, smart gyms, and the clubhouse)
» Access control, checking in guests
Continued on page 34
nviro Tree Service is a full-service provider of commercial and residential tree care as well as preconstruction activities such as land clearing, tree protection, arborist consulting and biological assessments.
We are a privately-owned, certi ed Majority Woman-Owned Business and have been serving central Florida for over 9 years. Enviro Tree Service has over 100 combined years of professional tree care
experience between our 6 ISA Certi ed Arborists on sta . Our biologist has 13 years of agency experience and spent over two years providing commercial environmental consulting services. We currently employ over 60 tree care professionals, heavy equipment operators as well as our biologist and Commercial Applicator.
Our scope of work includes tree removals, tree pruning, root pruning & control, palm pruning and planting, cabling and bracing, storm and emergency work, tree surveys, environmental consulting, tree health care services and site clearing and mowing.
Enviro Tree Service prides itself in having the most specialized equipment and certi cations to complete your job in a safe and e cient manner. Our land clear-
ing division is equipped with a horizontal grinder, excavator and
loader. We also have three grapple trucks to assist in debris removal.
Managers on sta are all ISA Certi ed Arborists. Other certi cations include TCIA Certi ed Tree Care Safety Professional, Advanced Mitigation of Tra c (MOT), Aerial Rescue, First Aid and CPR, Gopher Tortoise Agent, OSHA 30, and Florida Commercial Applicator for aquatic environments, roadways and natural areas.
» Tracking maintenance requests
» Viewing payments
» Ability to broadcast voice or text messages to all residents at the click of a button
» Smart notifications (i.e., maintenance request updates, amenity reservations, permission-to-enter instructions, and other requests)
» Access to all relevant documents in one place
» Smart home features: TV, voice, security, lights, etc.
» Streaming
» Security cameras
» Leak detection
» Irrigation sensors
» Automation of equipment
» Zoom meetings
» Community portals/channels—interactive community portals with features that allow you to communicate easily with residents and inform your residents about upcoming events, community news, contact information, important announcements, and much more!
» Integration with Amazon Alexa features
By definition, fiber is a single, incredibly thin but highly durable strand of glass or plastic thread that transmits data at the speed of light. It is the fastest way currently available to transmit data. Fiberoptics technology is futureproof, meaning no matter how much service needs increase in the years to come, fiber optics networks have the scalability necessary to upgrade in accordance with the highest levels of performance.
To keep up with this evolution, fiber/fiber-to-the-home is the clear answer:
» Fiber offers reliable, functional, and expandable internet service by fully utilizing the bandwidth that is only possible through fiber. Built with future-proof technology, no matter how many users or devices are on the network—and as more devices start to require more band-width to function—fiber will be ready.
» We are transitioning from an era defined by megabits to one in which gigabit connectivity is unleashed. With fiber, there is scalability up to 10G and beyond!
Since optical fiber is the basis of the world’s communications networks, its extreme capacity can support today’s broadband needs and those in the future. Positioning your community for the future demands of technology could be crucial to staying resilient to these changes. Demands for faster bandwidth will only grow exponentially as we transform into smart cities, adapt for autonomous vehicles, and continue to see advancements into the multitude of “internet of things” (IoT).
» Fiber-to-the-home offers residents dedicated bandwidth and consistent internet speeds directly to their home.
» Fiber-to-the-home networks: Internet usage and connected devices are not affected by number of neighbors using internet or peak usage.
» Highest speeds, lowest latency, scalable bandwidth.
How Do Your Residents Use the Internet?
Different online activities use different amounts of bandwidth. Online gaming takes more speed than checking your email.
Internet Bandwidth vs. Speed
Internet speed and bandwidth are often used interchangeably, but they’re not exactly the same thing. If the internet is a road and data are the cars, speed is how fast the cars travel, and bandwidth is the number of open lanes. So, say you have 100 data cars all going the same speed—you’ll get your data faster if those cars are traveling on a five-lane highway compared to a one-lane back road. Upload speeds tell you how fast you can send data out to the internet, while download speeds tell you how fast you can pull data from the internet. Fiber optics to the home provide a dedicated connection. At peak times, no one is sharing!
As we continue to rely on technology more and more in almost everything we do, we should expect to see community associations also increase their use of technology. If done so responsibly, with the right internet provider and with proper planning and consideration, the use of technology will allow community associations to increase member participation in association matters and promote the flow and increase of information to members.
Marcy Kravit has 20-plus years’ experience managing community associations in South Florida. She has established a reputation as being passionate about service, driven by challenges, and undeterred by obstacles. Marcy is committed to providing five-star service and educating others in raising the level of professionalism in the industry. She works for Hotwire as director of community association relations. Marcy has earned every higher education credential offered by CAI and is recognized by Florida Community Association Professionals (FCAP) as a CFCAM. Marcy is a contributing writer to the Florida Community Association Journal (FLCAJ) and serves FCAP as their education program director.associations at hoacpa.com/tax.
BY PAUL GRAHOVAC, LEED AP, PROSOCO, INC.
Google “condominium reserves second opinion.” It’s a thing. Your consultants should welcome the input – and especially the affirmation of their work if things turn out that way. If you do find anything to save on, you will be glad you looked into it. In any case, doing this will also emphasize to your various professional advisors that you want to use the Graded Approach.
“When applying the graded approach, we use our resources, which are often limited, in a manner that takes account of the associated risks… the degree of implementation …corresponds to the risk… a graded approach contributes to the optimization of resources and the increase of efficiency” (International Atomic Energy Agency).
Engineers have found that when dealing with potentially hazardous situations, there is tendency toward gold plating to maximize risk reduction rather than optimize risk and cost. This is especially true where something once thought essentially benign is demonstrated
to be quite a serious matter. See also KISS Principle, and You Aren’t Gonna Need It (YAGNI).
Make your building assessment and cost estimating a multidisciplinary effort. Contractors have actual hands-on experience that can help engineers and architects analyze the conditions. Recent Florida legislation provides for non-licensed construction professionals such as contractors to conduct milestone inspections as part of a team led by registered architects and engineers. This was enacted to address the shortage of design professionals to do the inspections. Recent graduates leading such teams would benefit from the contractor support. For example, a newly-minted engineer might see cracks in stucco, and write that up for replacement. They might not know that stucco experts say: “If you don’t want stucco to crack, leave it in the bag.” They might not be aware that the nature and extent of acceptable stucco cracking has been the subject of extensive study and standard-setting by several organizations
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JoAnn Nesta Burnett jburnett@beckerlawyers.com
Aaron K. Crews acrews@beckerlawyers.com
Yeline Goin ygoin@beckerlawyers.com
Claramargaret H. Groover cgroover@beckerlawyers.com
Jake Herrel jherrel@beckerlawyers.com
Scott Kiernan skiernan@beckerlawyers.com
Florence King florenceking@beckerlawyers.com
Elizabeth A. Lanham-Patrie bpatrie@beckerlawyers.com
Kaylin Martinelli kmartinelli@beckerlawyers.com
K. Joy Mattingly kmattingly@beckerlawyers.com
Brandon R. McDowell bmcdowell@beckerlawyers.com
David M. Milton dmilton@beckerlawyers.com
Christopher M. O’Connor coconnor@beckerlawyers.com
Robyn M. Severs rsevers@beckerlawyers.com
Gary M. Schaaf gschaaf@beckerlawyers.com
Another example is windows. Not every leaking window problem requires window replacement. A FirstService contractor performed this work on a Minneapolis condominium complex: “Strip Window Repairs: Windows were removed and joint plugs were installed at splices in sill/subsill assembly and sealed. Glass was reinstalled with glazing gaskets and sealed. Exterior mullion covers were removed, insulated, and sealed.” The Seattle contractor Tatley-Grund does similar repairs and has shown that in some instances, leaking windows can simply be reinstalled using state-of-the-art materials and methods that direct the water out of the building. (This system is becoming widely used in Florida new construction where it has proven itself against the 160mph wind-driven rain of a Category 5 hurricane.)
Find contractors that do what Tatley-Grund does – or wants to start: “Out-of-the-box thinking: We are an inquisitive bunch. This means listening then asking the right questions, and constantly testing, refining, and looking for better—and often less expensive—solutions without compromising quality. When it comes to construction technology, we are continually researching and educating our staff on new methods and materials in construction.”
Look for contractors who want to collaborate with architects and engineers from the beginning of the process – to save money not only on repairs and estimates – but also to identify maintenance problems and solutions—like Tatley-Grund does:
“Our technicians have performed hundreds of building envelope surveys and thousands of leak investigations for property owners throughout the Pacific Northwest. Through the years we’ve found a variety of hidden issues early on that could have turned into costly or even a significant failure if not addressed. We partner with the leading building envelope consultants (Engineers and Architects) to provide a targeted or full exterior building assessment. Our experience is that a hands-on examination and survey of exterior building systems and components is required to provide the Owner with an accurate and comprehensive analysis compared to a typical ground level maintenance inspection. To attain this high level of analysis requires a strong working knowledge of building envelopes as well as the safety expertise to operate vertical access equipment. Deferred maintenance can progress into full building envelope failures if not identified in a timely manner. An awareness of these deficiencies and timely corrective repairs can save the Owner from very costly repair down the road.”
But why would contractors do this? Because they want your negotiated work rather than have competitive bidding.
You need your contractors to be on your side. “The Smart Way to Buy Construction Services…Pick a Construction Partner… Negotiate the Fee…Work hand-in-hand throughout the design stages.” Once you
have your trusted contracting partner, you can reduce their risk -- to reduce your cost.
“Condo construction comes with a marked increase in litigation risk for the construction teams involved.” Condominium boards are perceived to be highly litigious. Contractors charge a premium for that, and their insurance companies charge a premium for it, and that translates to higher project prices, higher reserves estimates, and higher insurance costs for condominiums. Tell your lawyers you want to explore the Graded Approach to managing legal risk. Some lawyers see managing risk as a business decision that must be kept separate from their legal advice role. If so, utilize them to help identify the nature and extent of risk, and invite your contractor partner to suggest a path forward that you can then evaluate-negotiate through your lawyer and theirs. Starting points for discussion can be found in this article focused on reducing developer risk and frivolous lawsuits by HOAs and this one listing six ways to shift risk away from the contractor and onto the HOA – including a cap on damages.
Possibly the fairest way to reduce contractor risk and to assure litigation initiated by HOAs is not frivolous is to contractually provide a standard of proof greater than that for ordinary civil cases. This article explains that in Florida, the “Clear and Convincing Evidence” standard is a middle ground between the “Preponderance of the Evidence” standard that normally applies to civil cases (sometimes called the 51/49 rule or “More Probable than Not” or “Greater Weight of Evidence) and the “Beyond a Reasonable Doubt” standard applicable in criminal cases. The “Clear and Convincing Evidence” standard is applied in cases such as seeking civil recovery for theft and in defamation cases.
Binding contractors and HOAs to the “Clear and Convincing Evidence” standard contractually would go a long way toward placing contractors’ perceived risk of HOA litigation on an even footing with other construction litigation, and that would reduce the cost of condominium repairs and insurance as well as the amount of reserves required in anticipation of repairs.
Paul Grahovac works for PROSOCO, which specializes in products that make buildings hurricane-proof against wind-driven rain. In Florida, they have hired Ron Tatley, retired from Tatley-Grund in Seattle, to demonstrate their hurricane test chamber and train building envelope consultants and others in how to inspect, maintain and repair condominium properties. For more information, call 785-830-7355 or visit PROSOCO.com.
KIPCON provides our clients with the best Reserve Study Report for their community.
The Kipcon Reserve Study +™ provides ongoing planing tools, including access to our online password-protected portal which allows the client to interactively adjust their Reserve Study.
KIPCON provides our clients with the most CUTTING EDGE DRONE TECHNOLOGY in the industry.
Drone technology is now fully-integrated into all of our services, and increases quality and efficiency in a timely and cost-effective manner.
BY SACHIN MEHROTRA, ASSOCIATION LENDING SERVICES
Q: What are capital projects and how do associations pay for these projects?
A: Capital projects include major repairs and replacement projects tied to common areas of an associations; they include, but are not limited to, concrete restoration, roof replacement, balcony repairs and railing replacements & HVAC systems. They may also stem from causes such as: age of the building, 40- or 50-year certifications and milestone inspection reports. Associations either must have cash on hand and or levy special assessments (generally immediate - if not financed) to pay for these major projects.
Q: What is an alternative to large and immediate special assessments levied to pay for capital projects?
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 major capital projects, with no personal guarantees from any owner, and no lien on any unit owner’s property is a viable option for everyone. It helps stretch the payments and make the total monthly assessments more manageable.
Q: How does an association loan for capital projects 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. 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 positively impact capital projects’ timings and cost.
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 capital 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 for capital projects?
A: Loans are structured as interest-only during the first few years of the construction/renovations 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 $1-5MM, 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 work 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 for financing capital projects and why is it likely a 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. His area of expertise is structuring complex association and investment CRE financing transactions, in Acquisition and Construction Financing, Capex Management, Ground-Up Development and Strategic Value Enhancement. For more information, contact Sachin at smehra@ assoicationfinancing.org or visit associationlendingservices.com.
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