THEKEY
TABLEOFCONTENTS
OFFICERS
2026 LEADERSHIP
ASSOCIATIONSTAFF
DIRECTORS
2026 PREMIER PARTNERS
WelcometoAllOurQ1NewMembers
New Community & Developer Members New Community & Developer Members
South Ronald Reagan Boulevard, FL 32750
FL 32712
Phoenix Restoration Phoenix Restoration
Restoration-Fire,Water & Wind-Insurance
New Supplier Partner Members New Supplier Partner Members
Full Pressure Powerwash Full Pressure Washing/Ext. Building Cleaning
Conaway Capital Construction, LLC Construction, LLC Construction;General Contractors
Leopardo
Construction, Inc. Leopardo Construction, Construction; Construction Consultant;General Contractors;New Construction/Remodel /Interior Design; Remodeling
Universal Contracting Services
Universal Contracting Services
Asphalt Paving & Repair;Commercial Roofing & Repair;Concrete Grinding, Replacement, & Repair;New Construction/Remodel /Interior Design;Painting
Construction;Maintenance Repairs;Preventative Maintenance;Roof & Exterior Cleaning;Flooring Repairs/Reconstruction
Blue Coast Multifamily Solutions Blue Coast Multifamily Solutions Bulk Waste Removal;Cleaning Services;Evictions;Waste Removal/Consulting; Waste/Recycling
The Junk Generals The Junk Generals
Rytech Restoration of Orlando Rytech Restoration of Orlando Fire Restoration; Restoration-Fire,Water & Wind-Insurance; Water Restoration
NOVA Waste Valet & Cleaning Solutions, LLC.
NOVA & Solutions, LLC. Cleaning Services;Waste Removal;Waste/Recycling
CSC ServiceWorks CSC ServiceWorks
Landscaping/Lawn Maintenance;Landscaping Supplies
Removal; Waste/Recycling; Power Washing; Waste/Recycling/ Specialty/Consulting
Charlie’s Bakery & Creamery
Charlie’s & Fire Restoration;Mold /Asbestos/Lead Remediation/Restoration & Consulting;RestorationFire,Water & WindInsurance;Water Restoration
USA Today Co. LocaliQ USA Co. General Contractors;Painting; Rehab;Siding/Installation; Waterproofing
Coin Operated Laundry Equipment T and S Contracting and S
Dump it Now Dump NowCleaning Services;Construction Cleaning;New Construction/Remodel/Interior Design;Outdoor/Indoor Furniture/Refinishing;Waste Removal
Roto Rooter Services Co. Services Co. Asphalt Paving & Repair;Cabinets | Kitchens | Baths;Carpentry & Refurbishing;Commercial Roofing & Repair
Backflow Testing & Repair;Emergency Repairs;Leak Detection;Mold/Asbestos/Lead Remediation/Restoration & Consulting;Plumbing Parts/Supplies/Services;Water Restoration
Air at Last, LLC. Air at Last, LLC.
Air Conditioning;Air Conditioning Filters & Materials;HVAC Installation;HVAC Maintenance;HVAC Service Repairs
Panorama
Landscaping/Lawn Maintenance
Landscaping Panorama Landscaping Wallcoverings;Residential Products/Services; Remodeling;Plants/Planting Supplies;Maintenance Repairs
Contractors/ Consultants
Painter1 of Greater Orlando Painter1 of Greater Orlando Painting;Cabinets | Kitchens | Baths;Pressure Washing/Ext Building Cleaning
CsS Services CsS Services Evictions
New Supplier Partner Members New Supplier Partner Members
ACAM INVESTMENTS, LLC.
ACAM INVESTMENTS, LLC
Construction;Gift Baskets;Lawn/Shrub Spraying;Maintenance Repairs
Livable Livable
Clouddle, Inc
Clouddle, Access Control Systems;Internet Services & Design;Security Systems/Service, Installation & Monitoring; Telecommunications & Entertainment Services;Wireless Service
MirrorMate FRAMES FRAMES
Cabinets | Kitchens | Baths;Interior Design;Remodeling
Otis Elevator Company Otis Elevator Company
Capstone Key Services Key
Floor Covering;Flooring Supplies/Flooring Adhesives;Sub flooring/Repairs;Flooring Repairs/Reconstruction; Carpet Sales
Asphalt Paving & Repair;Parking Lot Maintenance
Landscaping/Lawn Maintenance;Irrigation Repairs/Parts;Plants/ Planting Supplies
Prestige Cleaning
Pressure Washing/Ext Building Cleaning;Gutter cleaning;Roof & Exterior Cleaning;Window cleaning;Power Washing
Onsite Fabricators, Inc.
Ornamental Iron Works;Construction
Painting;Curb Repair/Painting;Power Washing
Johnson Health Tech
Johnson Health Tech
Retail, Inc , DBA
Johnson Fitness Wellness - 1
Retail, Inc., DBA Johnson Fitness & Wellness - 1
Services & Design
Construction Consultant;Interior Design;New Construction/ Remodel/Interior Design;Painting Pavlov Media Pavlov Media
Groovy Hues Painting of Orlando Groovy Painting of Bulk Waste Removal;Cleaning Services;Construction Cleaning;Pressure Washing/Ext. Building Cleaning
Supplies/Services; Preventative Maintenance; Emergency Repairs
Q22026 EDUCATION CALENDAR
OUR MAINTENANCE TRAINING RENOVATION’S STILL
IN PROGRESS RENOVATION’S STILL IN PROGRESS
Renovations are underway at the Maintenance Training Center to enhance the space for hands-on learning. New flooring has been installed by Artisent Floors, electrical work completed by CNI Electric, and DBK Construction Inc. installed new cabinets and the plumbing wall sponsored by 1-Tom Plumber.
Next up, washers and dryers will be installed, generously provided by RezCor. We also extend our thanks to our management company sponsors, including PRG Real Estate and Atrium, and to the Florida Apartment Association (FAA) for their generous financial contribution in support of this project.
Thank you to our industry partners for helping bring this initiative to life!
Q22026 EVENTS CALENDAR
Individual Categories
Account Executive of the Year
Account Executive of the Year
Ryan Grail
Porter|Groundskeeper of the Year (Medium) of the Year (Medium)
Pedro Corona
Assistant Manager of the Year
Assistant Manager of the Year
Miguel Marrero
Corporate Support Person of the Year Person of the Year
Adrian Daniels
Hollie McCall
Housekeeper of the Year Housekeeper of the Year
Carmen Rosario
Osilton Alves
Leasing Consultant of the Year Consultant of the Year
Gigi Quinonez
Dane Grubbs
Casey Unger
Property Manager of the Year Property Manager of the Year
Naesha Mitchell
Heather Stallone
Carol Green
Regional Manager of the Year Manager of the Year
Alexandra Shulusky (Over 1500) (Under 1500)
Guillermo Marin
Leasing Manager of the Year
Leasing of the Year
Ana Gonzalez
Maintenance Supervisor of the Year
Maintenance of the Year
Hector Hiraldo
Maintenenace Technician of the Year
Maintenenace Technician of the Year
Adam Quintero
James Currier
Regional Service Director of the Year
Regional Service Director of the Year
Michael Scofield
Rising Star Award Star Award
Christopher Costello
Santiago Garcia
Valencia College|Outstanding Graduate Award
Valencia College|Outstanding Graduate Award
Bianca Almeida
Jason D. Keene Commitment to Excellence Award
Jason D. Keene Commitment to Excellence Award
Johnnie Delgado Jr.
Russel E. Parker Legacy Award
Russel E. Parker Legacy Award
Darrin Sink
Sasha Samsudean Rising Star Award (Supplier) Sasha Samsudean Star Award (Supplier)
Michelle Borges
Management Volunteer of the Year Volunteer of the Year
Mallory Hoffmeyer
Management Company Executive of the Year
Management Company Executive of the Year
Kelley Rike
Associate Volunteer of the Year Volunteer the Year
Austin Cotton
Team/CompanyCategories
Best Curb Appeal Best Curb Appeal
Small Community
Urbana
Trelago Apartments
The Village at Lake Lily
Medium Community
Large Community
Build to Rent Community of the Year
Build to Rent Community of the Year
Ocoee Village Townhomes
Community of the Year
Community of the Year
Palm Crossing Aprtments
The Alexander at Sabal Point
The Lucent at Sunrise
Small Community
Medium Community
Large Community
Digital Marketing Campaign of the Year
Digital Marketing Campaign of the Year
Burano Hunters Creek
Best Interior Design Best Interior Design
Homestead at Hamlin
Lease-Up Community of the Year Community of the Year
Vue at the Ridge
Maintenance Team of the Year Maintenance Team of the Year
Palm Crossing Aprtments
Minneola Hills
The Lucent at Sunrise
Small Community
Medium Community
Large Community
Management Company of the Year of the Year
Greystar
Mixed Use Development of the Year Mixed Use of the Year
Milk Stacks Apartments
Resident Experience Award
Resident Experience Award
The Debra Metrowest
Renovation or Remodel of the Year
Renovation or Remodel of the Year
The Village at Lake Lily
Supplier Company of the Year of the Year
Massey Services
AAGO Foundation Volunteer of the Year Foundation Volunteer of the Year
DBK Construction
2025 GOLDENKEY AWARDS
2026 EVENTS CALENDAR
AAGO Foundation: SIP&SHOP
EMPOWERING ADVOCACY FOR FLORIDA'S APARTMENT INDUSTRY
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FLORIDA APPELLATE COURT CLARIFIES
DEADLINES IN
LANDLORD-TENANT CASE
WHAT FORD-WILLIAMS V. XINGU PROPERTIES, LLC MEANS FOR APARTMENT OWNERS AND MANAGERS
In Towana Ford-Williams v. Xingu Properties, LLC, 51 Fla L Weekly D251 (Fla 3d DCA Feb 11, 2026), Florida’s Third District Court of Appeal issued a decision that reinforces two critical points for residential apartment owners and property managers:
1 A final judgment on unpaid rent is immediately appealable even if attorney’s fees and interest are still pending, and
2 An amended judgment awarding fees and costs does not reopen the merits of the case for appeal
For residential apartment complexes throughout Central Florida this case serves as an important procedural roadmap and a strong reminder of why properly pursuing unpaid rent and preserving entitlement to fees matters
BACKGROUND OF THE CASE
The case arose out of a residential landlord-tenant dispute in MiamiDade County After a bench trial the circuit court entered a March 5, 2024 final judgment in favor of the landlord Xingu Properties LLC awarding $37,320.01 in unpaid rent damages.
Importantly while the trial court awarded the damages on the merits it retained jurisdiction to determine additional amounts for:
Attorney’s fees
• Costs
• Prejudgment interest
This is common practice in Florida landlord-tenant litigation Courts routinely bifurcate the determination of damages from the later calculation of collateral amounts, such as fees and interest
The tenant did not move for rehearing and did not appeal the March 5, 2024 final judgment within the required time frame
Later on November 19 2024 the trial court entered an Amended Final Judgment awarding the landlord:
• $5,232.02 in prejudgment interest
• $1,819.15 in costs
• $89,843.75 in prevailing party attorney’s fees
• $9,500 in expert witness fees
At that point, the tenant appealed
Written by Kevin Knight by
THE APPELLATE COURT’S HOLDING
The Third District Court of Appeal drew an important procedural distinction
THE APPEAL WAS TOO LATE TO CHALLENGE THE RENT JUDGMENT
Because the March 5, 2024 judgment fully adjudicated the landlord’s claim for unpaid rent, it was final and immediately appealable even though fees and interest remained to be calculated .
The appellate court held that the tenants failure to timely appeal that March judgment meant she could not later use the amended judgment to attack the original rent award As the court explained, an amended judgment that merely adds attorney’s fees, costs, or interest does not “reach back” to reopen the merits of the case
Accordingly, the appellate court:
Dismissed the portion of the appeal challenging the unpaid rent judgment for lack of jurisdiction
Affirmed the awards of fees costs and prejudgment interest
The decision ended with a clear directive: “Affirmed in part; dismissed in part.”
WHY THIS CASE MATTERS TO APARTMENT COMPLEX OWNERS
Although the case focuses on appellate procedure, its practical implications for residential property owners and managers are significant
1.FINAL JUDGMENTS ON UNPAID RENT ARE REAL —AND ENFORCEABLE
When a court enters a final judgment for unpaid rent, that judgment: Is enforceable immediately Starts the clock for appeal deadlines Is not automatically reopened by later fee proceedings
For property owners, that means once you secure a rent judgment after trial you have a firm legal foundation assuming procedural requirements are properly observed
One striking feature of this case is the size of the fee award:
$37,320.01 in rent
Nearly $100,000 in attorney’s fees and expert costs combined
For residential operators, this underscores two realities:
Landlord-tenant litigation can become expensive and complex
Prevailing party fee provisions in leases are powerful tools
If your lease includes a properly drafted prevailing party attorney’s fee provision and you prevail Florida law permits full recovery of reasonable fees
In this case, the appellate court found “ no error ” in the fee awards a strong affirmation of the trial court’s authority to award comprehensive litigation costs
PROCEDURAL LESSONS FOR PROPERTY MANAGERS
Even though owners often rely on counsel for litigation, managers play a critical role in preserving cases properly
This decision highlights several best practices:
MAINTAIN CLEAR RENT LEDGERS
The underlying judgment for $37,32001 in unpaid rent would have required a well-documented rent history
Managers should ensure:
Accurate monthly ledgers
Proper notice compliance
Clean documentation of defaults
✔ MAINTAIN CLEAR RENT LEDGERS
The underlying judgment for $37,32001 in unpaid rent would have required a well-documented rent history
Managers should ensure:
Accurate monthly ledgers
Proper notice compliance
Clean documentation of defaults
✔ RETAIN JURISDICTION LANGUAGE MATTERS
When pursuing judgments, counsel often requests that courts “retain jurisdiction” for fees and interest This language protects the landlords ability to recover full relief
✔ APPEAL DEADLINES ARE STRICT
From the tenant’s perspective, missing the deadline to appeal the March 5 judgment was fatal From the landlord’s perspective, this procedural rule provides finality
Florida courts strictly enforce appellate deadlines Once the time expires, the merits of the case are locked in
THE BROADER IMPACT ON CENTRAL FLORIDA RESIDENTIAL COMMUNITIES
For apartment complexes throughout Central Florida whether in Orange, Seminole, Lake, Osceola, or Volusia County this case reinforces the value of:
Properly structured leases
Strong litigation strategy when necessary
Careful attention to procedural rules
Residential landlords sometimes hesitate to fully pursue unpaid rent cases due to litigation costs But this case demonstrates that:
Courts will enforce rental obligations.
Prevailing party fee provisions are meaningful
Appellate courts will uphold properly entered judgments
In an era where compliance, documentation, and process are increasingly scrutinized procedural discipline wins cases
CLOSING: WHY THIS DECISION IS IMPORTANT FOR RESIDENTIAL APARTMENT OWNERS AND MANAGERS
The Ford-Williams decision provides welcome clarity
It confirms that:
A trial court’s final judgment for unpaid rent is immediately final even if fees are decided later
Tenants cannot use a later amended judgment to reopen the underlying case
Properly documented and litigated rent claims will be upheld on appeal
For residential apartment owners and property managers across Central Florida, the takeaway is simple but powerful:
Precision matters. Documentation matters. Procedure matters.
When rent enforcement actions are handled correctly from the outset through clear lease drafting, proper notices, accurate ledgers, and disciplined litigation strategy the courts will enforce them
And once you win, the law protects that victory
In a challenging rental environment procedural certainty is not just a technical detail it is a business asset
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