Issuu

T H E P R E M I E R R E S O U R C E F O R C O M M U N I T Y A S S O C I AT I O N S

WINTER 2025 A Publication of CAI San Diego

O N T H E C OV E R

SERVPRO of Sorrento Valley PAG E 1 2 WINTER 2025 | COMMUNITY INSIDER MAGAZINE

CAI SAN DIEGO 2025 MARKETING PLAN SPONSORS

I N PA R T N E R S H I P WITH

CA LICENSE # 0I18113

CA LICENSE # 0C84283

TS UC PR OD

SERVICE

619 Roofing Agricultural Pest Control Services Antis Roofing & Waterproofing Associa N.N. Jaeschke Black Diamond Paving Choice Management Solutions, Inc. Community Legal Advisors, Inc. Delphi Law Group, LLP Dunn Edwards Corporation

AD Magellan Allied Trustee Services The Arbor Group Association Reserves Bemus Landscape Ben’s Asphalt, Inc. Berding Weil Bergeman Group Construction Management BrightView Tree Care Eagle Paving Fiore Racobs & Powers, A PLC First Citizens Bank Goldstar Asphalt Products Guard-Systems, Inc. Harvest Landscape Horizon Lighting Kriger & Schuber LaBahn’s Landscaping Life Specialty Coatings McKenzie Mena, LLP Modern Masters Painting Monarch Landscape Companies The Naumann Law Firm, PC

Enterprise Coatings, Inc. GuardTop, by Sustainable Emulsions LandscapesUSA Life Deck Coating Installations Mason Construction Mt. Helix Pest & Termite Control Pacific Green Landscape, Inc. Patioshoppers Pride Plumbing, Inc.

COMMUNITY INSIDER MAGAZINE | WINTER 2025

Nautilus General Contractors Nissho of California, Inc. NPG Asphalt Pacific Standard Plumbing Parking Squad Premier Roofing California PrimeCo Rayco Exteriors RealManage Ross Construction Management RSI Roofing S.B.S. Lien Services SavATree, LLC SAX Insurance Agency The Secret Ballot SERVPRO of San Diego City SW SERVPRO of Sorrento Valley Smartstreet powered by Banc of California Tinnelly Law Group Tree Life CA

Primus Paint Worx, Inc. Pro Star Mechanical SCT Reserve Consultants Soundproof San Diego Southern Cross Property Consultants Trash Day Can Carriers Vista Paint Corporation Westlake Royal Roofing WM of San Diego

The official quarterly publication of CAI San Diego 2025 CAI SAN DIEGO BOARD OF DIRECTORS PRESIDENT Susan Hawks McClintic, Esq., CCAL Epsten, APC PRESIDENT ELECT Amanda Francis, CCAM-LS Renaissance Owners Association VICE PRESIDENT Tim Flanagan, Esq. Flanagan Law, APC TREASURER Liron Shalom-Hickey SERVPRO of Sorrento Valley BOARD DIRECTORS Sharon Deal Vista Canada Estates Amber Korody Choice Management Solutions Bridgette Tabor LaBaree/Oksnee Insurance Rei Takeda Normal Heights Community Association Heather Wiltshire, CCAM, CMCA, AMS, PCAM N.N. Jaeschke, Inc. – An Associa Company EXECUTIVE DIRECTOR Carissa Mace executivedirector@cai-sd.org COMMUNITY INSIDER PUBLICATIONS COMMITTEE CHAIR Carrie Heieck, Esq. Tinnelly Law Group, APC VICE CHAIR Johanna Deleissegues, Esq. Adams I Stirling, PLC Rei Takeda Normal Heights Community Association Jeffrey French, Esq. Green Bryant & French, LP Alma Galindo, CMCA, AMS Action Property Management Rhonda Goldblatt, Esq. Epsten, APC Elaine Gower The Naumann Law Firm, PC

Tyler Kerns, Esq Kriger Law Firm Kimberly Lilley, CIRMS, CMCA, EBP Costa Serena Anja Potenza Brightview Landscaping Kumar Raja, Esq. The Raja Law Center Shannon Smith AD Magellan Vivian Tran, Esq. Roseman Law, APC

Congratulations to CAI San Diego for another successful year of growth and new ideas! Our committees are exploring new ways to serve our members and enhance CAI San Diego’s role with San Diego community associations, including small and tiny associations that do not generally have the resources of larger associations. I am excited by the new ideas being discussed and the potential for the future of CAI San Diego. With the talented and experienced member-leaders within our organization, I have no doubt that 2026 will be an exciting year! Thank you to everyone who voted in the annual election of directors for our chapter and those who volunteered to be candidates. I am pleased to welcome our new 2026 Board members and congratulate Community Association Manager Amanda Francis as the 2026 Board president. I am looking forward to the new ideas she will bring to the Board. Wine Night at Vintana Wine + Dine was a success and a fun night under the stars. The Chapter achieved its goal for CLAC contributions, thanks to the generosity of all those who bought tickets for the new Mystery Gift Card Drawing!

Susan Hawks McClintic, Esq., CCAL 2025 Chapter President

Thank you all for your kind words and support throughout my year as Board President. I believe strongly in the value and importance of CAI, the wonderful members and leaders, and our amazing Carissa and Amy! Thank you all and I hope to see you at the Awards Gala in January!

Emily Whittemore, PCAM FirstService Residential Sarah Yesil, Esq. Flanagan Law, APC

Brian Kalmenson, CIRMS Gemini Insurance Agency, Inc.

DESIGN & PRODUCTION REY ADVERTISING & DESIGN

Susan Hawks McClintic, Esq., CCAL Epsten, APC

Editorial and advertisements represent the opinions of the authors and advertisers and not necessarily the opinion of Community Insider Magazine or CAI San Diego. Information contained herein should not be construed as a recommendation for any course of action regarding financial, legal, real estate, accounting or other professional services and should not be relied upon without consulting legal counsel, financial and accounting professionals, or other expert business advisors. CAI San Diego Chapter encourages submission of news and articles, subject to space limitations and editing. All articles submitted for publication become the property of the CAI San Diego Chapter. Non-commercial reproduction of published articles or columns permitted with the following requirement of acknowledgement “Reprinted with permission from Community Insider Magazine, a publication of CAI San Diego.” ADVERTISING AND CORRESPONDENCE Community Insider Magazine CAI - San Diego Chapter 9920 Pacific Heights Blvd., Ste. 150, San Diego, CA 92121 858-836-1119 | www.cai-sd.org © 2025 CAI San Diego Chapter, all rights reserved.

WINTER 2025 | COMMUNITY INSIDER MAGAZINE

In this issue 6 The Power of Yes By Carrie N. Heieck, Esq.

The Good, the Bad, and the Evil: AI in Community Management

Avoiding the Nightmare Before Christmas

Weathering the Winter with Proper Maintenance & Budgeting

By Jamie Hackwith, CMCA, AMS, PCAM

By Mike Perlof

By Elaine Gower, EBP, CCIP

rrento SERVPRO of So ®

Valley

not only a local Diego-based operation and most making the San the largest but also one of industry leader teams in the nation. capable SERVPRO DRT, our team has with SP Global Through the merger t, manpower, and to expanded equipmen to largegained access enabling us to respond nationwide resources capability. d unmatche with a scale disasters in California or commercial facility ready Whether it’s a large our experts are across the country, ed care that residential loss with the same personaliz 24/7 to respond defines our brand. is to restore properties project every “Our goal on g the highest while maintainin says to pre-loss condition alism, and care,” profession of Sorrento Valley. standards of safety, n, Owner of SERVPRO we’re stronger James Thompso DRT, with SP Global “Through our merger locally, across to serve our clients than ever, ready e.” California, and nationwid

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Coast in up on the East Thompson grew and brand. His father Owner James “Jim” rooted in the SERVPRO a family deeply , giving Jim a lifelong SERVPRO franchises sister also own industry. connection to the experience, Jim of combined family and With over 40 years hard work, integrity, of values brought those same when he founded nt to San Diego expanded community commitme Since then, he has Valley. a SERVPRO of Sorrento Diego County, setting throughout San to multiple locations e. restoration excellenc new standard for

SORRE NTO VALLEY SERVP RO® OF WITH SP GLOBA L DRT S JOINS FORCE Valley has set ®

SERVPRO of Sorrento n and cleanup For two decades, excellence in restoratio rapid response the standard for for Diego County. Known throughout San al client care, the alism, and exception grow times, profession that continues to a legacy of trust company has built stronger each year. new chapter. SERVPRO enters an exciting DRT, with SP Global Now, that legacy has officially merged of Sorrento Valley 12

COMMUNIT

Y INSIDER M

WINTER 202 AGAZINE |

T TO EXCEL LENCE OUR COMM ITMENValley, our mission has always

Sorrento At SERVPRO of pre-loss condition each property to treating every client been clear: Restore professionally while quickly, safely, and

like family. project, guiding approach to every no detail is We take a personal each step and ensuring most major clients through for an approved vendor overlooked. As navigate the claims we help customers insurance carriers, and confidence. process with ease large l water leak or a residentia make it Whether it’s a small or too small, we no job is too big commercial loss, .” happened “Like it never even

t in-house, we simplify s material abatemen highest handling hazardou and ensure the project timelines, step. the process, reduce e standards at every safety and complianc

S CHOOS E SERVP WHY CLIENT SORRE NTO VALLEY Response

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Emergency e • Rapid 24/7 Providers Nationwid ns • Trusted by Insurance nt & Certified Technicia • Advanced Equipme Resources Values with National • Family-Owned al Results Record of Exception • Proven Track

& COMM UNITY EDUCA TION, PARTN ERSHIP in the people and

believe in investing At SERVPRO, we serve. communities we to our clients and educational classes • We provide free industry partners. of Community fees for all members • We waive inspection (CAI). Associations Institute SERVPRO as one of the largest operate proudly We • County. all of San Diego locations serving y with HOAs, communit to our partnerships We deeply value ns, and we’re honored community associatio managers, and network. Diego San for be part of the CAI and community our clients, partners, we’re able We want to thank Because of you, trust and support. and your continued recover, rebuild, helping people love; we what do to restore their lives. offer we’re proud to of SP Global DRT, With the strength locally, across at every level — “white glove” service t all 50 states. California, and throughou

d ionals are equippe Our certified profess training technology and with advanced and r with precision to handle any disaste care. Restoration Water Damage and repair following Fast, efficient drying pipes. burst floods, leaks, or Restoration Fire & Smoke Damage zation, and structural , deodori damage. Expert cleaning smoke and fire restoration to remove

to Mold Remediation t, and prevention Safe removal, treatmen and health. protect property Cleanup Biohazard & Trauma of sensitive or hazardous n. Professional cleanup safety and discretio materials, ensuring Cleaning Services for Disinfecting & s sanitizing solution l spaces Comprehensive cial, and industria residential, commer EPA guidelines. following CDC and & Reconstruction — Structural Repair flooring to full rebuilds to start From drywall and management from complete project finish.

Help! Always Here to

do we. wait, and neither Disasters don’t Line 24/7 Emergency

858-527-1144

& ILITIES : LEAD EXPAN DED CAPABMENT/ REMOV AL ASBES TOS ABATEthat our team is now fully

announce asbestos We’re proud to to handle lead and equipped and certified This addition allows us to truly removal. managing every abatement and shop for our clients, By serve as a one-stop n from start to finish. n and remediatio aspect of restoratio

Self Reflection: Defining Our Communities By Alma Galindo, CMCA, AMS

COMP REHE NSIVE N SERV ICES RESTO RATIO

OVER ON THE C

WINTER 202

NIT 5 | COMMU

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AGAZINE

COMMUNITY INSIDER MAGAZINE | WINTER 2025

ON THE COVER: SERVPRO of Sorrento Valley

Establishing Boundaries: Protecting HOA Board Members and Fostering Community Respect By Daniel A. Kline, Esq.

Departments

29 Setting the Stage for a Strong 2026 Legislative Season By Matthew A. Gardener, Esq., CCAL

President’s Message

8 10 11 18 22

New Chapter Members

October 23 Trade Show & Luncheon Recap

Legislative Update & Almost Free Legal Advice Tradeshow & Luncheon Highlights

33 34 35

New Professional Designations

CAI-CLAC Buck a Door – or More! New Professional Designations Fall Homeowner Education Recap Spreading Warmth & Hope: CAI San Diego’s YAC Holiday Drive

Wine Night to Benefit CLAC 2026 Marketing Plan: Time is running out to save! WINTER 2025 | COMMUNITY INSIDER MAGAZINE

The Power of Yes THERE HAS BEEN A DECIDED SHIFT IN FOCUS IN THE COMMUNITY ASSOCIATION INDUSTRY FROM MANAGING COMMON AREA TO MANAGING PEOPLE. BY CARRIE N. HEIECK, ESQ.

COMMUNITY INSIDER MAGAZINE | WINTER 2025

he most well-run communities have the happiest homeowners, and this is not by accident. It starts at the top and with intention. To build such gold standard communities, boards and community managers should focus on clear, proactive communication and timely dispute resolution to build trust and a sense of community. Too often, homeowners view the association as an authoritarian who they only hear from when they owe money or break a seemingly arbitrary rule. On the flipside are well-meaning board members who take their role in enforcing the restrictions seriously but perhaps are too rigid in their interpretation of the governing documents. To break this cycle of distrust requires a shift in perspective and for associations to operate from a “yes” mindset. A “yes” mindset is about embracing positivity and openness to new ideas, challenges, and opportunities, rather than focusing on limitations. This approach fosters innovation, proactive problem-solving, and growth by encouraging the exploration of possibilities and believing that goals are achievable. Obviously, in the context of community associations and in life, you cannot say yes to every single idea or act. There are plenty of terrible and even unlawful ideas and acts that you must say no to, otherwise you will put your community in legal and/or financial jeopardy. But that is not what saying “yes” is about in this context. It is not about saying “yes” to everything, like Jim Carrey in the movie, Yes Man; rather, it is a mindset of being open and receptive to other people’s ideas and looking for ways to say “yes” whenever you possibly can. For example, rather than outright denying that architectural application, include with the denial

conditional approval of certain items that are not objectionable and an invitation to an Internal Dispute Resolution (IDR) meeting to discuss the denied items and collaborative ways to modify their plans to be more compliant with the architectural guidelines. When you meet in IDR, compliment the positives of their plans and avoid focusing on the negatives. When sending out that courtesy notice, rather than threatening to fine if they do not cease the violative conduct, explain the reasoning for the rule and how the conduct is harmful to the community, giving them time to voluntarily correct before jumping to punitive measures. Encourage attendance at board meetings and be a good listener. Be calm, empathetic, and reasonable. Be open to new ideas as maybe it is time to change an outdated rule. When people operate with the mindset of looking for ways to accept and say yes to things whenever possible, it results in others feeling free to share their ideas and thus, improved communication. It creates more trust and goodwill, leads to more positive outcomes for homeowners, and generally feels better than looking for reasons to say no. Saying yes as a practice is about being focused on what is possible and how things can happen, versus finding all the reasons why they cannot. When you start to see the world through the lens of constantly looking for ways to accept other’s ideas, it will shift your view on every interaction you have.

Carrie N. Heieck, Esq. is a senior attorney at Tinnelly Law Group. She can be reached at cheieck@tinnellylaw.com.

Saying yes as a practice is about being focused on what is possible and how things can happen, versus finding all the reasons why they cannot. WINTER 2025 | COMMUNITY INSIDER MAGAZINE

New Chapter Members MANAGERS Gina Anine PMP Management Brian Blackwell PMI San Diego Bonnie Burton RealManage Sean Defreitas Moonstone Management Victoria Defreitas Moonstone Management Therese DuBroy Walters Management Briana Ford Walters Management Lucila Garcia RealManage Jessica Hamilton

Tiffani Rivers FirstService Residential Claudia Sitta Walters Management Mark Sloan RealManage Conrad Snell FirstService Residential Bailee Waid Walters Management Jayne Whitaker RealManage

BUSINESS PARTNERS 1M Restoration & Repair Darrin Fleming

Kara Hanley 360 Community Management

Association Prime powered by SouthState Bank Melissa Spatafora

Joel Kownacki, CMCA RealManage

CRC Group Mark Caviston

Brian Ladd NN Jaeschke, Inc.

KeyTrak, Inc. Tricia Butler

Marysia Leu RealManage

Plumbing Intl. Alfredo Diaz

Danielle Lizardi Property Management Professionals

Recon360 Dario Argonese

Jamie Marzion RealManage

Servbank Michael Laskey

Michelle Monahan RealManage

Smartwebs Robert Holte

Natalie Nuno FirstService Residential

Sunrise Assessment Services Lori Bradford

Eric Oliva Reliable Property Management Services

MANAGEMENT COMPANIES

Dustin Packard Action Property Management, Inc. Loren Preston

Erin Pruitt RealManage

Kelly Management Group Robert Kelly True Property Management Matthew Lockard

COMMUNITY INSIDER MAGAZINE | WINTER 2025

HOMEOWNERS Gail Hooker Julian Solomons 4378 Idaho Street Homeowners’ Association Sven Meza Shauna Mote Deanna Szymuskiewicz Alta Mar HOA Catherine Whitwer Ray Whitwer Genesee Highlands Association Luis Briceno Beverly Ransom Latitude & Skyhaus at Rancho Tesoro Kelley Cichon Ricardo Lopez William Mullen Jake Swett Hannah Wilson Lexington Community Association Alicia Canedo Madrid Manor Homeowners Association, Inc. Marsha Bryan Gabe Vilchis Nob Hill Owners Association Mark Brems Angie Damigos Stonecrest Village Master Association Andy Perez Aaron Sheinbein Summerfield Homeowners Association, Inc Anna Finnerty Vista Homeowners Association Mike Badders Mary Regan

WINTER 2025 | COMMUNITY INSIDER MAGAZINE

THE POWER OF A SINGLE DOLLAR.

It’s a small amount with a big impact in advocating for California HOA communities.

SERVING OVER 13 MILLION HOMEOWNERS IN 5 5 , 0 0 0 + C O M M U N I T Y A S S O C I AT I O N S T H R O U G H O U T C A L I F O R N I A

The California Legislative Action Committee (CLAC) is a volunteer committee of Community Associations Institute (CAI), consisting of homeowners and professionals serving homeowner associations (HOAs). CAI is the largest organization in America dedicated to the monitoring of legislation, educating elected state lawmakers and protecting the interests of those living in community associations. CAI-CLAC is working toward legislative solutions that are right for California homeowner associations.

To learn more about CAI-CLAC and the Buck A Door (or more!) annual fundraiser visit caiclac.com

COMMUNITY INSIDER MAGAZINE | WINTER 2025

Donating just a Buck A Door (or more!) allows you to participate in the legislative process. Donate today to protect HOA living and your property values.

888.909.7403 | office@caiclac.com | caiclac.com

IS YOUR ELECTRICAL PANEL A FIRE HAZARD? NORTH COUNTY EDUCATION LUNCHEON & TRADE SHOW

The North County Education Luncheon and Trade Show took place on September 25 at the Westin Carlsbad. This event brought together professionals from various industries to discuss topics relevant to Common Interest Development (CID) communities. The session titled Is Your Electrical Panel a Fire Hazard? addressed the risks and concerns associated with electrical panels and provided attendees with a thorough overview. An esteemed panel of industry experts led the discussion, offering valuable insights into the topic. The panel included Brian Berce, Golden Alliance Insurance; Jack Kawaja, CRC Group; and Dallas Romo, Iconic Property Management.

Thank You to Our Sponsors! PROGRAM SPONSOR

EXHIBITORS (*CLAC Upgrade Sponsors)

Accurate Termite & Pest Control Action Property Management Adams Stirling PLC Agricultural Pest Control Services Andre Landscape Ascent Roofing* Berding Weil Bergeman Group Construction Management* BPR Inc. BrightView Landscape Services, Inc. BrightView Tree Care California Commercial Coatings, Inc. CM2 & Associates, Inc. Costa Roofing Diamond Roofing Eagle Paving Enhanced Landscape Maintenance Enterprise Coatings Inc. Fenton Grant Kaneda & Litt, LLP Fiore Racobs & Powers, A PLC* Flanagan Law, APC* Golden Alliance Insurance Gothic Landscape Guard-Systems, Inc. Horizon Lighting LaBahn’s Landscaping

Mason Reconstruction Modern Pipe Solutions Monarch Landscape Companies Nautilus General Contractors Nissho of California, Inc. NPG Asphalt Pacific Backflow Corportation Pacific Green Landscape, Inc. Park West Pilot Painting & Construction* Precision Construction and Painting Premier Roofing California Pro Star Mechanical ProTec Building Services Riley Pasek Canty LLP S.B.S. Lien Services San Diego Roof Doctor SavATree, LLC Smartstreet powered by Banc of California Soundproof San Diego Splash Plumbing Third Party Voting Tree Life TWM Roofing Inc Western Towing Westlake Royal Roofing RESERVED TABLE SPONSORS A-1 All American Roofing EmpireWorks Goldstar Asphalt Products Life Specialty Coatings Precision Concrete Cutting Rayco Exteriors

PHOTOGRAPHY SPONSORS Alta Roofing & Waterproofing OCBS, Inc. EDUCATION SPONSORS The Naumann Law Firm, PC SERVPRO of Sorrento Valley NETWORK SPONSORS A. Preman Roofing Inc. Bemus Landscape Ben’s Asphalt BRR Inc. LandscapesUSA Law Office of Laura V. Kwaitkowski Pacific Coast Construction Pro-Tech Painting CLAC SPONSORS Pacific Coast Construction Payne Pest Management Roseman Law, APC Ryan Construction

VIEW THE ONLINE GALLERY

WINTER 2025 | COMMUNITY INSIDER MAGAZINE

ON THE COVER

SERVPRO of Sorrento Valley ®

Now, that legacy enters an exciting new chapter. SERVPRO of Sorrento Valley has officially merged with SP Global DRT, making the San Diego-based operation not only a local industry leader but also one of the largest and most capable SERVPRO teams in the nation. Through the merger with SP Global DRT, our team has gained access to expanded equipment, manpower, and nationwide resources enabling us to respond to largescale disasters with unmatched capability. Whether it’s a large commercial facility in California or a residential loss across the country, our experts are ready 24/7 to respond with the same personalized care that defines our brand.

A FA MI LY L E GACY OF LEADER SHI P SERVPRO of Sorrento Valley’s owner, James “Jim” Thompson, grew up on the East Coast in a family deeply rooted in the SERVPRO brand. His father and sister also own SERVPRO franchises, giving Jim a lifelong connection to the industry. With over 40 years of combined family experience, Jim brought those same values of hard work, integrity, and community commitment to San Diego when he founded SERVPRO of Sorrento Valley. Since then, he has expanded to multiple locations throughout San Diego County, setting a new standard for restoration excellence.

SE RV PR O ® OF SOR R ENTO VALLEY J O INS F OR C E S W I TH SP GLOB AL D RT For two decades, SERVPRO® of Sorrento Valley has set the standard for excellence in restoration and cleanup throughout San Diego County. Known for rapid response times, professionalism, and exceptional client care, the company has built a legacy of trust that continues to grow stronger each year.

COMMUNITY INSIDER MAGAZINE | WINTER 2025

“Our goal on every project is to restore properties to pre-loss condition while maintaining the highest standards of safety, professionalism, and care,” says James Thompson, Owner of SERVPRO of Sorrento Valley. “Through our merger with SP Global DRT, we’re stronger than ever, ready to serve our clients locally, across California, and nationwide.”

OUR COMMIT ME N T TO E XCE LL ENC E At SERVPRO of Sorrento Valley, our mission has always been clear: Restore each property to pre-loss condition quickly, safely, and professionally while treating every client like family. We take a personal approach to every project, guiding clients through each step and ensuring no detail is overlooked. As an approved vendor for most major insurance carriers, we help customers navigate the claims process with ease and confidence. Whether it’s a small residential water leak or a large commercial loss, no job is too big or too small, we make it “Like it never even happened.”

E XPAN D E D CAPABILIT IE S : LE AD & AS BE STOS ABAT E ME N T /RE MOVA L We’re proud to announce that our team is now fully equipped and certified to handle lead and asbestos abatement and removal. This addition allows us to truly

COMPREHENSIVE RESTORATION SERVICES serve as a one-stop shop for our clients, managing every aspect of restoration and remediation from start to finish. By handling hazardous material abatement in-house, we simplify the process, reduce project timelines, and ensure the highest safety and compliance standards at every step.

Our certified professionals are equipped with advanced technology and training to handle any disaster with precision and care.

W H Y C L I E N TS C HOOSE SERVPR O OF SO RR E N TO VA LLEY

Water Damage Restoration Fast, efficient drying and repair following floods, leaks, or burst pipes.

• • • • •

Rapid 24/7 Emergency Response Trusted by Insurance Providers Nationwide Advanced Equipment & Certified Technicians Family-Owned Values with National Resources Proven Track Record of Exceptional Results

E D U CAT I O N , C OM M UNI TY & PART NE R S H I P At SERVPRO, we believe in investing in the people and communities we serve. • We provide free educational classes to our clients and industry partners. • We waive inspection fees for all members of Community Associations Institute (CAI). • We proudly operate as one of the largest SERVPRO locations serving all of San Diego County. We deeply value our partnerships with HOAs, community managers, and community associations, and we’re honored to be part of the CAI San Diego network. We want to thank our clients, partners, and community for your continued trust and support. Because of you, we’re able to do what we love; helping people recover, rebuild, and restore their lives. With the strength of SP Global DRT, we’re proud to offer “white glove” service at every level — locally, across California, and throughout all 50 states.

Fire & Smoke Damage Restoration Expert cleaning, deodorization, and structural restoration to remove smoke and fire damage. Mold Remediation Safe removal, treatment, and prevention to protect property and health. Biohazard & Trauma Cleanup Professional cleanup of sensitive or hazardous materials, ensuring safety and discretion. Disinfecting & Cleaning Services Comprehensive sanitizing solutions for residential, commercial, and industrial spaces following CDC and EPA guidelines. Structural Repair & Reconstruction From drywall and flooring to full rebuilds — complete project management from start to finish.

Here to Help® 24/7

Disasters don’t wait, and neither do we.

24/7 Emergency Line 858-527-1144 WINTER 2025 | COMMUNITY INSIDER MAGAZINE

COMMUNITY INSIDER MAGAZINE | WINTER 2025

BY MIKE PERLOF

The Good, The Bad, & The Evil AI in Community Management

rtificial intelligence (AI) is no longer just for tech giants. It is making its way into every industry, including the world of community association management. Community managers are discovering new ways to save time, streamline communication, and even avoid burnout. But as with any tool, there are upsides, downsides, and some straight up terrifying scenarios that come with it. Here is a breakdown of the good, the bad, and the evil when it comes to AI in community management. Continued on page 16

WINTER 2025 | COMMUNITY INSIDER MAGAZINE

The Good, the Bad, and the Evil... Continued from page 15

The Good: Efficiency, Time Management, and Everyday Help

AI can be a true assistant for managers – handling the tedious, repetitive, and time-consuming tasks so they can focus on higher-value community leadership and proactive measures. Efficiency Gains: • Drafting newsletters, notices, and violation letters in seconds. • Creating board meeting agendas and minutes faster. • Summarizing long contracts or legal documents into digestible bullet points. Time Management: • Automating routine emails and reminders. • Converting meeting transcripts into action item lists. • Suggesting step-by-step workflows for projects like annual budget prep or election season. Job Simplification: • Generating talking points for board meetings. • Writing clear homeowner FAQs to reduce repetitive inquiries. • Helping brainstorm community event themes, flyers, and social media captions. Community managers can use prompts like: • “Draft a violation letter template for parking in a fire lane, in professional but firm language.” • “Summarize this 40-page reserve study into 5 bullet points for the board.”

• “Take this draft email and make it sound_______.” You can input anything (more professional, more firm, friendlier, straight up gangster). • “Write an email reminding homeowners about pool rules in a friendly tone.” Uploading CC&Rs to AI and inquiring about them may not be a problem since they are public information, however, talk to your attorney if uploading rules and regulations specific to your community may be a problem. • “Create three ideas for a summer community event, including estimated costs and themes.” • “Generate an FAQ sheet about solar panel architectural submissions.” • “Draft a budget summary for homeowners in plain English with charts.”

The Bad: Pitfalls and Concerns

AI is not perfect, and community managers should tread carefully. Over-reliance or careless use can backfire. Privacy Risks: Sensitive information (like homeowner addresses and information, payment histories, or disputes) should not be fed into unsecured AI tools. A good general rule of thumb is to only upload information that is already public data. Accuracy and Legal Issues: • AI can cite incorrect laws, outdated codes, or even invent details (“hallucinations”). It is sometimes hysterical, and it could sometimes make you lose your job.

COMMUNITY INSIDER MAGAZINE | WINTER 2025

• Always cross-check with actual governing documents and legal counsel. • It is strongly advised to NEVER use AI for legal advice. In California, impersonating an attorney (i.e. practicing law without a license, or holding oneself out as an attorney when one is not) is a criminal offense under Business and Professions Code §§ 61256126 (unauthorized practice of law), and can be prosecuted under other statutes such as the Penal Code. The minimum punishment is one year in county jail and $1,000. Google it. Professional Perception: • If every email sounds robotic, board members and homeowners may notice. • Overuse can make it obvious that managers are leaning too heavily on AI rather than personal and professional expertise.

The Evil

Let us not forget to laugh a little — because imagining AI’s dark side can be fun. • The Rise of the Robot Board Member: AI gets so advanced it insists on voting rights and wants to chair the finance committee. • The Over-Enforcer: AI starts mailing violation notices for grass that is 3.01 inches tall instead of 3 inches. • The HOA Takeover: homeowners wake up to find Alexa running the association, setting dues via algorithm, and replacing potlucks with “mandatory data-sharing parties.”

about incidents, and outline Finalviolence Thoughts the AI investigative procedure can absolutely be a that will be used. It musttool further provide for transformative for community training, procedures for identifying managers – if used wisely. It shines hazards, and communication, procedures for timely in efficiency, and correction, simplifyingpost-incident workflows. Butresponse managers and finally, the mustinvestigation stay vigilant and about privacy, effectiveness the plan must be accuracy, andofkeeping their own evaluated and revised as warranted. professional judgment front and center. Next, employers are also And as theemployees “evil”? Well,when maybe required tofor train keep an is eye on your printer. it the plan implemented, andIf then starts issuing violation on its annually thereafter. Theletters training own, you may have bigger problems. must cover the WVPP and inform employees about how to obtain Mike employees Perlof is the Business copies of it, inform how Development Manager to report violent incidents, identify for Fenton, Grant, Kaneda, hazards that are& specific to can each Litt, LLP. He be reached via email at employee’s work environment, mperlof@fentongrant.com. identify corrective measures, advise how to seek assistance to prevent or respond to violence while avoiding physical harm, and finally inform the employees about the log and how to get copies of the log. As we must reflect onallthe Employers record year incidentsremarkable of violence in detail AB 2159 provides that associations (who, what, where, when, that was 2025,and wewhy) may allow their inspector of but without personal identifying extend our heartfelt elections to of conduct an election information the person providing thanks for your by electronic secret ballot. Keep the the information for a log. Further, unwavering support. in mind that voting by email is not, classification of the circumstances and cannot, be secret. Electronic and location of the incident must secret ballots must be cast via an be included, type of violence, Yourthe enthusiasm, internet-based voting system and consequence of the incident (was involvement, and the inspector of election must law enforcement called?), the name commitment to to the ensure this system as well as job title ofconforms the person the success of requirements forthand in Civil Code making the logset entry the date § 5110(c)(4). isFinally, so all the entryour waschapter completed. Online voting is the way of the associatedappreciated. records (log and training future. Online voting provides many records) must be maintained and advantages: enhanced participation; made available to employees upon We have potential costcouldn’t savings; real time request within fifteen days. done it without you! results; and the ability to vote from There is also a new law that went anywhere from the device of the into effect on January 1, 2025, that voter’s choice, just to name a few. makes it easier for employers to In general, we find that in most obtain a workplace restraining order communities, given the choice, at on behalf of their employees. This least 4 out of 5 members will vote law applies to all common interest online versus via paper ballot. developments with employees. This article discusses the key Continued on page 36 topics we have discussed with associations as of the signing of

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Fall Homeowner Education

September and October saw the Chapter presenting two online programs designed to educate our homeowner leaders: The Chapter’s award winning HOA Academy and the Board Leadership Workshop.

LEGAL SPEAKERS Alison Greiner, Esq. Adams Stirling PLC Tiffany Smith-Nguyen, Esq. Delphi Law Group INSURANCE SPEAKERS Kimberly Lilley, CMCA, CIRMS Costa Serena Association Arthur Hopkins, CIRMS, CMCA, AMS Click2Bind Insurance Services, LLC

RESERVES & FINANCE SPEAKERS Greg Borzilleri The Arbor Group Mallory Paproth SCT Reserve Consultants Rebecca McDonald, CMCA, AMS, PCAM RealManage MAINTENANCE, CONTRACTS & BIDDING SPEAKERS Cang Le, Esq. CM2 & Associates, Inc.

BOARD LEADERSHIP OCTOBER 2025 SPEAKERS

Tim Flanagan, Esq. Flanagan Law, APC

Pejman Kharrazian, Esq. Epsten, APC

Matthew A. Gardner, Esq. Richardson Ober LLP

Kelly Richardson, Esq. Richardson Ober LLP

BOARD LEADERSHIP SPONSORS TITLE SPONSORS

Jillian M. Wright, Esq. Epsten, APC

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Avoiding the Nightmare Before Christmas Practical Holiday Risk Management for Community Associations BY JAMIE HACKWITH, CMCA, AMS, PCAM

Common-Area Holiday Lighting: Hire a Licensed Contractor Holiday lighting in common areas belongs with a licensed electrical contractor, not boards, staff, or volunteers. A professional will size loads, use listed outdoor components, and build in protections against shocks, fires, and nuisance trips. GFCI-protected, weather-resistant outlets with in-use covers should be the standard. Avoid running cords through doors or windows, keep plugs off soil and irrigation spray, and use outdoorrated covers. Specify UL-listed strings, LED lights, and outdoor cords. Retire cracked cords, distribute load across circuits, and investigate repeated trips. Never use nails or staples on stucco or trim; use approved clips. Require certificates of insurance naming the association and management company as additional insureds with completed operations coverage.

he holidays are bright weeks of the year but also bring a predictable spike in avoidable losses. After more than twenty years as a community association manager and now working on the insurance side, I have seen firsthand how small oversights can lead to outages, slip-and-falls, and frantic after-hours calls. This article is based on those experiences, both the lessons learned from past mistakes and the practices that work, with a focus on practical risk management to keep the season smooth for boards, community managers, and residents alike.

Homeowner Installations: Condos, PUDs, and Limits Owners love to decorate, but exterior walls and roofs in condominiums are often association-maintained. Prohibit penetrating fasteners and require clips or removable hooks. Residents should never access roofs, run Continued on page 20

WINTER 2025 | COMMUNITY INSIDER MAGAZINE

flames entirely. Wet weather requires a housekeeping plan that includes entrance mats, brighter lighting checks on stairs and walks, and periodic floor inspections during events. As batterypowered devices proliferate, do not allow charging of e-bikes or scooters inside the clubhouse. If charging is allowed elsewhere on the property, define a safe outdoor area and simple rules for it.

Candle Risk - Skip the Flame, Keep the Glow

Safer, pet-friendly plant choices include rosemary topiaries and Christmas cactus. Avoiding the Nightmare Before Christmas Continued from page 19

cords through windows, or stretch them across walkways. In PUDs, where owners maintain structures, the same practices reduce outages and hazards.

Sequence Lighting on Trees and Roofs Planning should begin well before the winter months with bids reviewed and approved in advance. Actual work is best scheduled in early fall, leaving enough buffer before the holiday season. Start by trimming trees, then inspect and clean roofs and gutters, and only then install lighting. Avoid completing work right before Halloween, when many children are out in costumes, and steer clear of the days leading directly into any holiday. Schedule a re-secure visit after the first storm to tighten cable ties and check connections.

Landscaping and Pets Holiday plantings should avoid pet-toxic species like holly, mistletoe, amaryllis, daffodils, Jerusalem cherry, 20

and yew in high-traffic areas. Safer choices include rosemary topiaries and Christmas cactus.

Clubhouse Rentals and Parties Community spaces see the most use at the end of the year and a little structure goes a long way. When residents rent the clubhouse, require proof of insurance naming the community association for the event date. If alcohol will be served, use a licensed vendor that carries liquor liability and has trained servers. Drunk driving risk can be reduced with a single thoughtful reminder in the invitation. Ask guests to arrange a designated driver or rideshare in advance and consider including a link to a rideshare code. I recently received a Halloween party invitation that included a free Uber ride link. It was simple and clever, and it is the kind of tool party organizers should consider offering. Life safety is non-negotiable. Stick to posted occupancy, keep exits and fire equipment clear, and avoid open

COMMUNITY INSIDER MAGAZINE | WINTER 2025

Candles are a frequent cause of holiday fires, and the risk is especially high near flammable materials like drapes or holiday décor. Some cheap candles have even been known to explode or shatter when they overheat. It is safer to skip them and use batteryoperated candles that give the same look without the fire risk.

Wind, Rain, and Coastal Realities Unsecured décor can become a projectile. Secure all installations, avoid sharp metal fasteners, and watch for corrosion in coastal areas. Dry storage extends the life of decorations and reduces failures next year.

Incident Reporting and Claims If something happens, document quickly. Take photos, gather witness names, note conditions, save receipts, and contact your broker promptly to decide whether to file a claim or hold as notice only. Jamie Hackwith is a Commercial Lines Manager with Prendiville Insurance Agency. He can be reached at Jamie@ PrendivilleAgency.com.

Weathering the Winter with Proper Maintenance & Budgeting Proactively managing seasonal maintenance ensures your community preserves its appeal while delivering significant long-term cost savings. BY ELAINE GOWER, EBP, CCIP

outhern California winters are generally mild compared to much of the country, but you can still expect rain and cooler temperatures. To that end, make sure the following tasks are completed during the winter season: • Ensure storm drains and retention basins are clear. Clogged drains can result in flooding and water intrusion into structures, with costly and catastrophic consequences. • Check lighting in common areas. Inadequate lighting is a huge safety concern as it can lead to an increase in crime and trip and s accidents. • Monitor for erosion in landscaped areas. Associations should work with their landscape professionals to alert and address areas of erosion, especially on slopes. • Conduct safety inspections of common areas. Safety is always a top concern. Lifted sidewalks, obstructed walkways, and other hazards expose associations to liability that can in many cases be avoided.

• Test backup systems for community gates or access controls. It is always a good idea to ensure contingency and backup plans for community ingress and egress. • Review emergency preparedness plans in the case of poor weather. Inclement weather can cause a host of problems that communities must be prepared for. • Inspect heating systems and pipes. In community facilities, or any common indoor space, ensure heating and plumbing are functioning. • Perform winter inspections of roofs and insulation. A small leak during winter can turn into mold or structural damage. Make sure roofs, attic spaces, and insulation are in good condition. Staying on top of seasonal maintenance will help your community retain its attractiveness and save money in the long run.

Elaine Gower is the Director of Business Development for Naumann Law Firm, PC and can be reached at elaine@naumannlegal.com.

WINTER 2025 | COMMUNITY INSIDER MAGAZINE

Spreading Warmth and Hope: CAI San Diego’s YAC Holiday Drive BY AMBER KORODY-HALL, CCAM, CMCA

ach winter, CAI San Diego partners with the Youth Assistance Coalition of San Diego (YAC-SD) to bring light, comfort, and compassion to local youth experiencing homelessness. The annual holiday supply drive is more than a seasonal tradition — it is a community movement that reminds us how powerful small acts of kindness can be when we work together. From November 1 through December 17, business partners, management companies, and homeowner associations across San Diego will open their doors as donation hosts. Collection boxes will fill with the essentials—travel-size toiletries, jeans, jackets, snacks, blankets, diapers, wipes, and $10–$15 gift cards — to help YAC-SD continue its mission to provide a “hand up, not a handout” to youth in need. Participants are encouraged to bring donations to the CAI San Diego holiday mixer on December 10 at Paradise Point Resort & Spa, where each donor will receive a $5 Starbucks gift card and be entered into a raffle as a small token of appreciation. For those unable to attend, volunteers from CAI’s community outreach committee will coordinate pick-ups, ensuring that every contribution reaches the youth who need it most. Those looking to make an even greater impact can contribute financially through www.yacsd.org/give or purchase items directly from the Amazon wish list (https://amzn.to/3L6pig8). Every dollar and every item donated helps YAC-SD fill critical gaps—providing hot

COMMUNITY INSIDER MAGAZINE | WINTER 2025

meals, hygiene supplies, and the resources needed to help young people transition off the streets and toward a brighter, more stable future. The giving doesn’t stop there. On December 17, 2025 from 2:00 p.m. to 5:00 p.m., volunteers are invited to join CAI San Diego’s community outreach team at YAC’s headquarters at 1848 Commercial Street, San Diego, CA to help sort donations. Afterward, a hosted dinner will be served for YAC’s youth clients—a heartfelt opportunity to connect, share stories, and see firsthand how the community’s efforts make a difference. New this year is the adopt-a-youth program, offering donors a chance to sponsor an individual youth’s holiday wish list—typically ranging from $200 to $300 per adoptee. It is a personal, meaningful way to bring joy and hope to a young person navigating difficult circumstances, allowing donors to directly impact one youth’s holiday experience with thoughtful, individualized gifts. Together, through generosity and teamwork, CAI San Diego and YAC-SD are building a community where compassion shines brightest during the holidays. To learn more or get involved, contact Amber Hall at the email below.

Amber Korody-Hall is the owner of Choice Management Solutions. She can be reached at amber@choicemanagementsolutions.com.

BOARD MEMBERS, HOMEOWNER LEADERS & COMMUNITY VOLUNTEERS

CAI is the foremost authority in community association management, governance, education, and advocacy for the 380,000 homeowners associations, condominiums, and co-ops in the United States and millions of communities worldwide. As a member of CAI, you are part of a global network of over 45,000 community managers, management company executives, homeowner leaders, and business partners.

Some of the Many Benefits of CAI Membership

MAKE THE MOST OF YOUR • Membership in the CAI San Diego chapter YOUR CAI MEMBERSHIP = VALUE MEMBERSHIP The best community associations have COMMUNITY the best boards – they’reMANAGERS educated, knowledgeable, and prepared toincrease lead their Elevate your career and your salary communities successfully. CAI membership with tailor-made education and credentials that give you a competitive edge in the provides your board members valuable community association business. resources growing and education to stay informed.

• Networking, educational and social events that connect you with local HOA experts • Free listing in PARTNERS the online and printed Membership Resource BUSINESS Directory distributed to all chapter members

Membership conveys your commitment to

• Exchange, CAI’s online members-only forum to ask questions, theanswers, community association industry and the get and share your expertise

potential regulatory, for expanding your advocacy client base! • Legislative, and media at national and local levels

MAKE THE MOST MEMBERSHIP • Free subscription to CAIOF SanYOUR Diego’s quarterly magazine, Community Insider MANAGEMENT COMPANY EXECUTIVES Visit cai-sd.org regularly for the latest CAI Visit www.caionline.org regularly for the latest Common Ground, CAI National’s award CAI subscription happeningstoand information. happenings and information. Communities count on you for professional • Free winning magazine

management and guidance. CAI membership • Member rates CAIwebsite education courses certification Log in to thefor CAI and your and profile to helps your company credibility and Get involved with our chapterboost – attend an opportunities and chapter events is current so ensure all contact information exposure to potential clients. educationincrease or networking event and maybe you off don’t miss out onand CAI news, emails, • 40% for on all books merchandise fromand CAI Press even join a committee, where you can other important updates. • Member discount programs on D&O insurance, energy

HOMEOWNER network, learn with peers,LEADERS or meet potential service providers for your community. Save time and money with CAI education and resources and lead your community to success!

We’re Here For You! Questions?

solutions, and rental car service

Get involved with your local chapter—attend

• The Directory of Credentialed Professionals, CAI’s online an education or networking event and who have database of trusted companies and individuals maybe even join a committee, where you can earned industry designations and certifications

network, learn with peers, or meet potential new clients.

• And much more!

Email us at membership@cai-sd.org or call 858-836-1119

JOIN NOW! Join online at www.cai-sd.org and click JOIN TODAY We’re Here For You! Questions? WINTER 2025 | COMMUNITY INSIDER MAGAZINE Email the Customer Service Center at Visit cai-info@caionline.org or call toll free at (888) 224-4321 (M–F, 9 a.m.–6 p.m. ET). #WeAreCAI

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Fire Hardening Strategies

FIRE HARDENING STRATEGIES FOR EXISTING COMMUNITIES SAN DIEGO EDUCATION LUNCHEON & TRADE SHOW

FOR EXISTING COMMUNITIES

On October 23 attendees gathered at the DoubleTree San Diego for an insightful education luncheon centered on the critical topic of fire hardening for communities. The program, titled Fire Hardening Strategies for Existing Communities, was led by a panel of industry experts: Matthew Boomhower, AIA, Esq., Southern Cross Property Services; John MacDowell, Esq., CCAL, Fiore Racobs & Powers, A PLC; and Ian Navarro, CMCA, AMS, FirstService Residential.

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Epsten, APC* Fenton Grant Kaneda & Litt, LLP* First Citizens Bank Flanagan Law, APC* Golden Alliance Insurance Harvest Landscape Modern Masters Painting Monarch Landscape Companies Nautilus General Contractors Pacific Backflow Corporation Park West Parking Squad Patioshoppers Pilot Painting & Construction* Precision Concrete Cutting Precision Construction and Painting Precision Door SD Commercial Premier Roofing California ProTec Building Services Riley Pasek Canty LLP Ross Construction Management S.B.S. Lien Services San Diego Roof Doctor SavATree, LLC The Secret Ballot SERVPRO of San Diego City SW Soundproof San Diego Southern Cross Property Consultants Splash Plumbing Tinnelly Law Group Western Alliance Bank Western Towing

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RESERVED TABLE SPONSORS GuardTop, by Sustainable Emulsions Life Specialty Coatings Pro-Tech Painting Rayco Exteriors Smartstreet powered by Banc of California PHOTOGRAPHY SPONSORS A-1 All American Roofing Company of San Diego Modern Pipe Solutions RSI Roofing EDUCATION SPONSORS The Naumann Law Firm, PC SERVPRO of Sorrento Valley NETWORK SPONSORS Ben’s Asphalt Centric Building Services, Inc. Guard-Systems, Inc. Landscapes USA PrimeCo Third Party Voting CLAC SPONSORS A. Preman Roofing Click2bind Insurance NEXTIER Insurance Services, Inc. Payne Pest Management Sherwin Williams Trace Restoration Services

Establishing Boundaries:

Protecting HOA Board Members and Fostering Community Respect BY DAVID A. KLINE, ESQ.

olunteer board members are frequently called upon to make difficult, sometimes unpopular, decisions that they believe to be in the best interest of the association and its members. In most cases, those decisions are made in an open board meeting, often in the presence of the very neighbors who are most impacted by their decisions. Serving on the board of directors of a homeowners association is often a thankless task. Directors are inundated with emails, texts, voicemails, and other communications from homeowners that should have been directed to management. Otherwise pleasant face-to-face encounters with neighbors asking for information, pointing out repair or maintenance issues, or reporting violations of the governing documents for future enforcement can become disruptive to a director’s daily life. All too often, those pleasant encounters turn into unpleasant confrontations, harassment, or physical violence. Civil Code § 5310 obligates the board to provide an annual policy report that includes the name and address of the person designated to receive official communications to the association. Consider instructing all members to communicate with the board only in writing through management or during the open forum portion of any open board meeting. That way, board members can ensure that member inquiries and correspondence are handled equitably and appropriately, and that board decisions are made in accordance with the Open Meeting Act. Another option is to adopt and enforce a Code of Member Conduct requiring members to act courteously toward directors, officers, vendors, and management and to

communicate with the association and its board only through the proper channels. Board members should also opt out of sharing their contact information with members. It is also important to communicate effectively with the members to manage their expectations. Remind them frequently that board members are volunteers. Explain to them how they can properly communicate with the board members about association business and why it is important to communicate only through proper channels. Let members know when their correspondence has been forwarded to the board and when they can expect a substantive response. At the beginning of every open forum, let the members know how long they have to speak, that the board will not take action on items of business not on the agenda, and that most of the issues they raise will be addressed in writing or placed on the agenda for a future meeting. Remind the members about the Code of Member Conduct and that it will be enforced equitably. By protecting directors’ contact information from improper disclosure, adopting and enforcing a Code of Member Conduct, and effectively communicating with the members to manage their expectations, directors can establish boundaries to protect the directors and turn what would otherwise be a thankless task into a role that earns respect, fosters trust, and strengthens the community. David A. Kline is a senior attorney at Roseman, APC. He can be reached at kline@roseman.law.

WINTER 2025 | COMMUNITY INSIDER MAGAZINE

Self Reflection: Defining Our Communities Boards of directors that create mission and vision statements for their community associations communicate to current and future homeowners, residents, and vendors what type of community they are today and aspire to be tomorrow. BY ALMA GALINDO, CMCA, AMS

oards of directors that create mission and vision statements for their community associations communicate to current and future homeowners, residents, and vendors what type of community they are today and aspire to be tomorrow. It demonstrates a deep commitment to the association’s current and ongoing success. Although it may be a long process from beginning to end, it will guide the association in the right direction to benefit all. Mission and vision statements are standard and necessary in all successful businesses, whether large or small. Although typically brief, creating them can be daunting. Mission statements usually

COMMUNITY INSIDER MAGAZINE | WINTER 2025

communicate a core purpose, how it will be achieved, and who will benefit. Vision statements express what you desire to become. Once the board is ready, it is important to involve homeowners in the development of the mission and vision statements, as it is their community too. This is an ideal opportunity for the board to consider forming an ad-hoc committee to assist with all aspects: research, creation, and implementation of these statements. After a proper committee charter is created and adopted, and several homeowners are appointed to the committee, members can begin gathering information. This can be accomplished in various

ways, including distributing surveys and/or hosting town hall meetings. Important questions should focus on the community’s purpose and core functions for the mission statement, and on the community’s ideal future for the vision statement. As information is collected, the committee can identify recurring keywords such as “community,” associations must individually notify “safety,” “maintenance,” members no less“property than 120 days prior “neighborliness,” values”, to the election of (1) their current and “fiscal responsibility.” The words voting preference, (2) the primary and concepts that consistently email address they file hall with emerge from surveyshave andon town the association, they can meetings should(3) behow noted. These change their voting preference responses reflect how members from electronic secret ballot to paper view the association today and what secret ballot or vice versa, and (4) they hope to preserve or improve how update their address if for thetofuture. Not all email feedback need be. will be positive, and it is important

Voting by electronic secret ballot means more diligence from the association, management and the inspector of election.

to take note of those comments Levels of Administration & as well. All feedback will assist in Timeline creating personalized mission and Offering voting by electronic vision statements for the community. secret ballot requires added After what may feel like endless levels of administration. Electronic surveys and meetings, it is now time elections must begin even earlier to begin drafting the statements. than the prior voting scheme, This process may take months to and there are more action items perfect — and that is okay. in the election timeline toThese track. are statements the community will Special care is required to ensure uphold, it is actions important that they none ofso these or deadlines are both realistic and authentic. are missed. Associations should Belowto are missionthe anditems vision attempt combine examples from LinkedIn, Google, listed above where possible. In our and Starbucks. experience, fewer mailings can be LinkedIn – Mission: Toinformation connect valuable when sending the world’s professionals todue to to the voting membership make them more productive and member attention fatigue. Qualified successful. inspectors should be able to guide Vision: Create economic management through all required opportunity every member notices and for timelines, and we of the global workforce. suggest that they rely heavily on – Mission: To organize theGoogle inspector of election to either the world’s information and make it perform or oversee the entire universally process. accessible and useful. Vision: To provide to the If associations are access going to world’s one click. attemptinformation election byinacclamation

pursuant to Civil Code section 5103, there are even more requirements to satisfy, and associations should consult with their professional inspector of election to ensure all legal requirements are adhered to.

Recommendations

Our recommendation is that association election rules provide for both opting methods and allow the association to choose which

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

method it intends to use prior to any election. We would also recommend that associations are consistent with the method they choose from election to election to avoid confusion. Voting by electronic secret ballot means more diligence from the association, management and the inspector of election. Hopefully, the ultimate result of increased voter participation and potential cost savings should make it all worthwhile and provide a easy, safe and enjoyable experience for all California association voters. Happy Voting! Kurtis Peterson, CMCA is Chief Operating Partner of The Inspectors of Election, LLC and can be reached at kurtis@tieivote.com.

Community Legal Advisors Inc. COMMUNITY ASSOCIATION ATTORNEYS

To be featured on the cover of

Serving San Diego Community Insider magazine, contact County, Orange County, Toll Free 833.938.1877 Inland Carissa Empire andMace, executivedirector@cai-sd.org. Coachella Valley AttorneyforHOA.com 36

NR G 20 2 5 Z| I N COMMU N I T Y I N0S2I D E R M AG A Z I N E C O M M U N I T Y I NSSPIRDI E PR W IM N TAG ER A 2 0 2 5 E| |C OSM MIUNNGI T2 Y IN5 SIDER MAGAZINE

T e o f v v p t e T a t h s w t d s l t i t p p t

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

Continued on page 28

C H C

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Self Reflection... Continued from page 27

Starbucks – Mission: To inspire and nurture the human spirit – one person, one cup, and one neighborhood at a time. Vision: To establish Starbucks as the premier purveyor of the finest coffee in the world while maintaining our uncompromising principles while we grow. As you can see, the sample statements provided are each only one sentence long, yet they communicate a wealth of information to the shareholders, customers, and employees of these highly successful companies. There is no mistaking what their goals are and what they aspire to become. If a community’s proposed statements are drafted similarly, they can achieve the same level of clarity and impact for current and future boards, homeowners, and vendor-partners.

Once the final statements are ready, they will be reviewed by the board, whose support is essential— and earning it may take time. The board may request additional feedback from homeowners and revise the statements to ensure they truly reflect the best interests of the association before moving forward. Congratulations! The mission and vision statements have been adopted by the board of directors. Now it is important for the community to embrace and live by them. These statements should not remain buried in meeting minutes— they should be communicated and referenced often. Create signage and display the statements in prominent areas throughout the community, add them to your letterhead, and make it a habit to read them aloud during regular, annual, and special meetings. When making decisions, the board should refer to these statements

COMMUNITY INSIDER MAGAZINE | WINTER 2025

to help ensure alignment with the community’s agreed-upon mission and vision whenever possible. A byproduct of this process is that the community will be putting a magnifying glass on everything— how it is run, how it looks, what it is and is not; essentially, you become your toughest critic. This may be difficult for both board members and homeowners alike. It is about asking tough questions and, when doing so, analyzing the answers and determining whether you have done it right or wrong this entire time. It may highlight weaknesses in the way you do things, and changes may need to be made. This may include realizing that a rule needs to be implemented or changed, that a vendor change is necessary, or that the board currently in place may not be the right choice for the community. It is worth it for the community. This will open a Pandora’s box you will not regret opening, as in the end, you will create statements that will ensure the community’s short- and long-term success. Ensuring the community has tangible mission and vision statements in place will make it a better place to live, help it thrive in both calm and challenging times, and ensure that when the time comes, it is ready for the next homeowner or board member to keep carrying the torch.

Alma Galindo, CMCA, AMS is a general manager under Action Property Management. She can be reached at agalindo@actionlife.com.

Setting the Stage for a Strong 2026 Legislative Session BY MATTHEW A. GARDNER, ESQ., CCAL

very year shortly after the legislative dust settles at the Capitol building, members of California Community Associations Institute (CAI) gather to discuss our past year’s efforts in Sacramento. It is an opportunity to debrief on successes and failures, but also to put together an action plan for the upcoming year. The meeting brings together groups from all over California, and from all groups of community leaders: homeowners, business partners, managers, and our California Legislative Action Committee (CLAC) advocacy team. The 2025 legislative session gave us plenty to talk about, and even more to plan for 2026. Obviously, the biggest topic of conversation was AB 130. Our advocacy team members Louie Brown and Carlos Gutierrez were able to give a more detailed explanation about how the bill found its way into legislation that was primarily about California Environmental Quality Act (CEQA) reform. The main objective of AB 130 was to promote “infill” multi-family housing development projects by providing exemptions to some of the more stringent CEQA requirements which

would then encourage more building and tackle housing affordability. It was surprising to learn that in order to gain the support needed to get CEQA legislation passed, the senate housing members asked to include the language from then SB 681 on fine caps. It was less surprising to learn that the legislators were more interested in passing the CEQA reform rather than listening to our warnings about unintended consequences of the fine caps. It was also disappointing to learn that our advocacy team had met with the sponsor of SB 681 and proposed language that would modify the drastic impact on fine caps, before learning that it was slipped into AB 130. The good news is that it does appear that constituents are reaching out to their legislators to give feedback on communities that are struggling with enforcement issues. Brown reported that some of the legislators are asking him questions about AB 130 and the consequences of limiting fines. Since the original “theme” behind AB 130 and CEQA reform was about tackling affordable housing, CLAC is able to provide actual examples of how this

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For real-time updates on legislative news, events, and compliance resources, follow CLAC at www.caiclac.com or on social media. Sign up and be ready to be called into action and let your legislators know what issues are important to you and your community. Setting the Stage... Continued from page 29

legislation might leave an association with the mostly unaffordable option of going into court to resolve community issues. More importantly, CLAC agreed that revising and fixing AB 130 will be a top priority in the upcoming year. CLAC will continue to communicate with the contact points in the legislature about the real-life impact of fine caps, and work to find support for neutralizing the fine caps. Another negative bill that received a lot of attention and discussion was SB 770. It eliminated the requirement owners list their association as additional insured on individual policies covering EV charging equipment. Despite no objection from insurers to maintaining these protections for associations, the bill passed the Assembly and was signed by the governor to be effective January 1, 2026. This is another law which leaves open the possibility of reform in the upcoming year. Keeping up with the theme of “unaffordable housing” and unintended consequences, legislators may not have considered that adding to the overwhelming burden of insurance coverage is going to make basic housing/ insurance costs increase for all owners. CLAC anticipates we will see 30

some movement on this issue, and identified legislators that understand the increased liability and insurance costs that come from this new law. Another priority for CLAC in 2026 will be clean up legislation on electronic voting. CLAC told us to expect to see a bill that targets the practical challenges in implementing the new electronic voting process, mostly focused on notice language and requirements. One success from the past year that we celebrated was the failure of the manager licensing bill AB 739 to make it out of committee. However, there is a concern that this bill might find its way back in 2026 in modified form. CLAC is prepared with language that will remove the most burdensome aspects of the current licensing language. A new issue that CLAC told us to expect was a renewed focus on reserves and funding requirements. Repeating the focus on housing affordability, the legislature may consider making a percentage funding requirement for reserves. CLAC formed a task force for options to present to interested bill sponsors if and when this issue starts gaining traction. We also learned that there may be some overlap on the federal side as we see Fannie and Freddie increasing minimum reserve requirements for approved communities. Since almost 70% of

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housing loans nationwide are backed by Fannie/Freddie, CLAC may have to coordinate with CAI National on appropriate language that satisfies both state and federal concerns. Finally, CLAC does expect an attempt to address the impact of SB 410. That bill required a cover page to be added to SB 326 balcony inspections. While CLAC was neutral on the bill itself, which was signed and becomes effective January 1, 2026, they are already hearing that lenders are concerned the disclosure will harm the mortgage market. Lenders do not want to be invested in a community at risk of assessment increases for maintenance, or left with homeowners finding themselves underwater on their mortgage. Between insurance increases, reserve funding requirements, and disclosures about deferred or upcoming maintenance, lenders are going to want to see some language that gives them confidence to continue to back mortgages in common interest developments. CLAC is prepared when this issue comes out. While a lot of the legislative process does happen behind the scenes and out of sight, there are still many opportunities to be heard. And ultimately, the success or failure of a bill comes down to the ability to be heard, and selecting those in the

best position to present information helpful to your cause. For real-time updates on legislative news, events, and compliance resources, follow CLAC at www.caiclac.com or on social media. Sign up and be ready to be called into action and let your legislators know what issues are important to you and your community.

Matthew A. Gardner is a partner with Richardson Ober. He can be reached at matthew@roattorneys.com.

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LEGISLATIVE UPDATE & ALMOST FREE LEGAL ADVICE NORTH COUNTY EDUCATION LUNCHEON & TRADE SHOW

The North County Education Luncheon and Trade Show took place on November 6. This annual event is widely recognized for its informative “Legal Update and Almost Free Legal Advice” session, which consistently attracts participants seeking the latest industry insights. The luncheon featured a distinguished panel of experts, including: • Louie A. Brown, Jr. – Representing Kahn, Soares & Conway, LLP and CAI-CLAC Advocate • Mark Guithues, Esq. – Community Legal Advisors • Kimberly Lilley – Insurance industry expert During the session, the panel provided attendees with an overview of current legislative issues affecting the industry. They also addressed a range of other important and timely topics relevant to industry professionals, ensuring participants were informed about the latest developments and challenges.

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S.B.S. Lien Services San Diego Roof Doctor SavATree, LLC The Secret Ballot Smartstreet powered by Banc of California Splash Plumbing Tinnelly Law Group* Western Alliance Bank RESERVED TABLE SPONSOR RSI Roofing EDUCATION SPONSORS The Naumann Law Firm, PC NETWORK SPONSORS Bemus Landscape Landscapes USA Life Specialty Coatings MC Contracting CLAC SPONSORS A. Preman Roofing & Solar Apex Contracting & Restoration LaBahn’s Landscaping Ryan Construction Defect Law Weiland & Associates

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VINEYARD SPONSOR

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VIEW THE ONLINE GALLERY The CLAC Wine Night was held October 17 at Vintana Wine + Dine. This special gathering brought together attendees for an enjoyable evening featuring delicious food, wine, and lively conversation. The main objective of the event was to raise funds for CAI-CLAC. All net proceeds from the evening were donated directly to CLAC, supporting its mission and activities.

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