Issuu

Community Q4 | 2025 RECAP

LIVING

TOPIC

CHAPTER EXECUTIVE DIRECTOR Joe Napoli CAI SOUTHEAST FLORIDA BOARD OF DIRECTORS! Jason Schoenholtz, CAM, CMCA, AMS, PCAM (President) Diana Zayas-Bazan, CAM, CMCA (President-Elect) Sebastian Martinez, CAM, CMCA (Treasurer) Diana Kuka (Secretary) Michael Poorman, MBA, PCAM (Past-President) Roberto Blanch, Esq. (Director) Jane Bolin, Esq. (Director) Debbie Ellison (Director) Dr. Marcelo Martinez, CAM, CMCA (Director) Fabiola Bens (Director) Nicole Salcedo, CAM (Director) CHAPTER COMMITTEES Membership Committee Homeowner Leader Committee Community Manager Committee Business Partner Committee Education Committee Events Committee Young Professionals Committee CORRESPONDENCE (CHAPTER & MAGAZINE) (Sales, Marketing, Advertising, Creative, Subscriptions) Joe Napoli CAI-SE Florida Chapter 304 Indian Trace, Suite 538 Weston, Florida 33326 954-816-0661 | ced@cai-seflorida.org CAI-SEFL Chapter Website: www.cai-seflorida.org National Website: www.caionline.org READER COMMENTS & ARTICLES WELCOME Columns and ideas from all of our Chapter members are always welcome. Send submissions in Microsoft Word format to: ced@cai-seflorida.org. Articles appearing in Community Living reflect the author’s opinion and not necessarily that of CAI. Acceptance of advertising does not constitute an endorsement of the product or service. Community Living is published quarterly by the Southeast Florida Chapter of the Community Associations Institute This publication attempts to provide CAI’s membership with information on community association issues. Authors are responsible for developing the logic of their expressed opinions and for the authenticity of all presented facts in articles. CAI does not endorse or approve statements of fact or opinion made in these pages and assumes no responsibility for those statements. This publication is issued with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal advice or other expert assistance is required, the services of a competent professional should be sought.

Q4 | 2025 RECAP

Contents 4

From the Chapter President

Chapter Events

CAI Education Opportunities

New Chapter Members

Stucco Projects

What Volunteer Homeowner Leaders Really Want

Halloween Costume Party Photos

Roof Inspections: Are You at Risk?

Report Rehab: SIRS & Reserve Studies

Built to Last: South Florida Roofs

Gala & Awards Dinner Photos

Florida House Bill 913

What is CAI?

OVER 50,000 MEMBERS AND GROWING! Community Associations Institute (CAI) is a national organization dedicated to fostering vibrant, competent, harmonious community associations. For more than 50 years, CAI has been the leader in providing education and resources to the volunteer homeowners who govern community associations and the professionals who support them. Our members include community association volunteer leaders, professional managers, community management firms, and other professionals and companies that provide Become a products and services to associations. Our local chapter serves Member! over 630 members with annual events including Mini Expos, Golf Tournament, CAM & Board Member Education events and so much more. Community Associations Institute is committed to making diversity, equity, and inclusion a core aspect in our membership, on our staffs, and within the community association housing model at large. We firmly believe in the unique strengths of every individual and that diversity makes organizations more successful and communities more fulfilling. By actively cultivating diversity, we benefit from a vastly richer mix of ideas, perspectives, and life experiences that expand our thinking and our possibilities. We strive to foster a culture of discovery, innovation, and service as we continue to focus on our mission to build better communities. At the Community Associations Institute Southeast Florida Chapter, diversity, equity, and inclusion stands for more than just a goal or quota. We strive to create an environment that reflects the various members we serve and where everyone feels empowered to bring their full, authentic selves. Together, we continue to build an inclusive culture that encourages, supports, and celebrates the diverse voices of our community.

THANK YOU 2025 CHAPTER SPONSORS!

Diamond Sponsors

Platinum Sponsors

Gold Sponsors

Management Company Sponsors

Become a Chapter Sponsor!

It’s the fast track to community association decision-makers! Every member of CAI Southeast Florida enjoys the opportunity of networking with community association decision makers. Becoming a Chapter Sponsor invests in your local Chapter and elevates your brand even more by being continuously recognized at Chapter events and through Chapter communications. Every sponsor receives a nice discount when they reserve for events, including expo booths and golf tournament entries. Learn which sponsorship works best for you. Scan the QR code or visit cai-seflorida.org/event/chapter-sponsors-2026.

4T H QUAR T ER 2025 RECAP | COMMUNI TY L I VI NG

FROM THE 2025 CHAPTER PRESIDENT

BY JASON SCHOENHOLTZ, CAM, CMCA, AMS, PCAM, CEO & CO-FOUNDER, TRIDENT MANAGEMENT & 2025 CHAPTER PRESIDENT

we close out 2025, I want to take a moment to reflect on what has truly been an incredible year for our chapter. First and foremost, thank you to our members for your dedication and hard work. Together, we have accomplished so much, and I could not be prouder of what we have accomplished.

This year, our chapter grew by more than 10 percent, a testament to the strength of our community and the value we provide. We hosted some of our most successful events to date, including our unforgettable day of education in the Florida Keys and our dynamic Homeowner Leader and Manager Mini Expo. These events were not just well attended; they raised the bar for what our chapter can deliver. Our programming continues to expand and improve, and that is because of your engagement and commitment.

Education and advocacy remain at the heart of everything we do. As we look ahead, I want to challenge each of you to help us amplify the positive stories of association living. The truth is, the good far outweighs the bad. Managers, management companies, and business partners do incredible work every day to create thriving communities. Yet too often, the narrative is dominated by a sensational minority. We must change that. Here is my challenge to you: » Share the good. Post positive stories on social media. 4

C OM M U NI T Y L I V I N G | 4 TH Q U A R TER 2 0 2 5 RECA P

Write to your legislators. Let them know the economic impact of associations, the jobs we create, the improvements we fund, and the stability we provide. If you have the ability, share these stories with the press.

Our communities are a major driver of the economy, not just in Southeast Florida but across the country and the world. Assessments, improvements, and employment all contribute to a stronger future. Let us make sure that message is heard loud and clear. Finally, I want to thank our Board of Directors, and our Chapter Executive Director Joe Napoli, for their outstanding work this year. I am excited about the path we are on and confident that our chapter and the Community Associations Institute as a whole will continue to grow and thrive. Good luck to our incoming chapter President for 2026, Diana Zayas Bazan. She will lead us through an exciting year, especially with CAI’s Annual Conference happening right in our backyard. If you are not yet a member, now is the time. Join us and help build better communities. Together, we can make a difference. I hope to see you at one of events in 2026.

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FROM THE CED

Chapter News

BY JOE NAPOLI, CHAPTER EXECUTIVE DIRECTOR

elcome to our final edition of Community Living for 2025 and what a remarkable year it has been. I want to begin by extending my sincere thanks to each of you for your continued support, engagement, and commitment to our Chapter. Your involvement and enthusiasm have been instrumental in making CAI Southeast Florida stronger, more dynamic, and increasingly responsive to the needs of our members. As we wound down the year, our Annual Gala and Awards Ceremony was a truly spectacular, fun-filled evening. It gave us the opportunity to celebrate our entire membership, especially those organizations and individuals who went above and beyond in their dedication and support of the Chapter. Be sure to check out the photos later in this edition. Looking ahead, our Board of Directors recently convened our annual Strategic Planning Session to set priorities and chart the course for 2026. A central focus will once again be the continued growth and diversification of our membership, while remaining firmly committed to our core mission: delivering high-quality education, resources, and meaningful professional and networking connections. In addition to our established programs and signature events, here’s a preview of what members can look forward to in 2026: » Annual Golf Tournament: Our Annual Golf Tournament will take place on January 26th at the iconic Trump Doral. Whether you choose to sponsor, form a foursome, or simply join in the fun, this promises to be another memorable day. » Education Programs: Alongside our regularly scheduled monthly webinars, we will continue to offer educational programs designed to address legislative requirements, including targeted sessions for Board Members and Community Managers. » In-Person Programs: These events will feature timely “hot topic” discussions and educational sessions in both Miami-Dade and Broward Counties, complementing our monthly webinar schedule. » Keys-Based Event: We are moving our Workshop and Expo in the Keys to March to better meet the needs of our Keys and South Florida members. 6

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Combined Workshops & Expo: In May, we will once again host a large-scale event bringing together Homeowner Leader and CAM workshops, along with an Expo—creating a full day of education, engagement, and networking. National Conference & Chapter Party: CAI’s National Conference will be held June 3–5 at the Diplomat in Hollywood, and we are proud to serve as the Host Chapter. This is a unique opportunity for our members to attend a national-level event locally. As Host Chapter, we’ll also be hosting a Chapter Party for the ages at Hard Rock. Save the date. More details to follow.

A full calendar of events and activities for 2026 is available on our website. With such an exciting year ahead and our Chapter’s momentum continuing to build, now is an ideal time to consider becoming a Chapter Sponsor for 2026. As a member of our Chapter, you are already part of a strong network of community association leaders and decision-makers. Sponsorship takes that involvement to the next level by enhancing your visibility and positioning your organization at the center of our events, communications, and educational initiatives. Click here (please insert link) to explore our sponsorship opportunities. I would also like to express our deep appreciation to our outgoing Board President, Jason Schoenholtz. Jason’s leadership has been foundational to our Chapter’s continued success. His steady guidance helped sharpen our focus, strengthen our governance, and ensure we consistently delivered value to our members. As we thank Jason for his outstanding service, we are excited to welcome Diana Zayas-Bazan as our incoming Board President. Diana brings energy, experience, and a strong commitment to our mission, and we look forward to building an even stronger Chapter together in 2026 and beyond. Thank you once again for making 2025 such a successful and impactful year. On behalf of the Board, I wish you and your families a joyful, healthy, and prosperous New Year. Here’s to continued growth and an exceptional year ahead!

26 JANUARY

2026

GOLF

Tournament TRUMP NATIONAL GOLF CLUB Red Tiger Course 7:00 am Check-In 8:00 am Shotgun Start 1:30 pm Lunch & Awards

Business Partners Chapter Members Only: $350 Community Association Managers Active Manager: Complimentary Homeowner Leaders Listed on Sunbiz: Complimentary

AND MORE INFORMATION AT CAI-SEFLORIDA.ORG SPONSORSHIPS AVAILABLE

GOLFERS

$1,700 Foursomes 4T H QUAR T ER 2025 RECAP | COMMUNI TY L I VI NG

26 JANUARY

2026

GOLF

Tournament SPONSORSHIP OPPORTUNITIES EXCLUSIVE TITLE

Sponsor » »

» » » »

» » »

1 Available

Exclusive recognition as the title sponsor of the event. Logo prominently featured on all event marketing materials. Opportunity to provide branded merchandise to all participants. Verbal acknowledgment as the primary sponsor throughout the event. Includes a golf cart flag with sponsor logo on each player golf cart. Exclusive tent setup at a designated hole and coordinate an activity (DJ, hora loca, etc.) that must be approved by committee in advance. Includes (1) Foursome. Opportunity to visit Management Companies with the Chapter. (2) Full page ads.

HOLE

$3,000

Sponsor »

» » » » »

$10,000

4 Available

Ability to have (1) tent with a 6-foot table and (2) chairs the day of event. Recognition in event promotional materials. Opportunity to display promotional materials at designated hole. Verbal recognition during the event. Ability to serve drinks at tent with a venue bartender. Ability to bring entertainment, DJ, corn hole, etc. (must be approved by committee in advance).

VALET

Sponsor » » »

» » » » »

Sponsor » » » » » »

$3,000

1 of 2 Available

Logo placement on breakfast box packaging (company provides stickers and representative to place on 100 boxes). Opportunity to set up a company tent and table with promotional items. (2) company representative to distribute breakfast. Recognition in event program and signage at the breakfast area. Opportunity to include branded items inside each breakfast box. Opportunity to bring step and repeat for photos during breakfast. Half page ad and verbal recognition during the event.

COM M U NI T Y L I V I N G | 4 T H Q U A R TER 2 0 2 5 RECA P

1 Available

Logo placement on valet signage and uniforms. Recognition in event promotional materials. Opportunity to display promotional materials at the valet station. Verbal recognition during the event. Requirement: Company representative to meet and greet players. Special announcement stating “Today’s Valet Service is compliments of SPONSOR NAME.” 5-minute Commercial during lunch event. (1) Full page ad.

BREAKFAST BOX »

$6,000

2026 GOLF Tournament

SPONSORSHIP OPPORTUNITIES Continued LUNCH FOOD

Sponsor »

» » »

Sponsor » »

Sponsor »

Sponsor » »

$3,000

1 Available

$2,000

1 Available

Provide branded golf towels for all participants during check-in. Logo placement on golf towels provided by company. (2) company representatives to hand out towels to players (144 players).

COFFEE

Sponsor » » » »

2 Available

(2) company representatives on hole monitoring players. Ability to have (1) tent with a 6-foot table and (2) chairs. Recognition in event promotional materials. Opportunity to display promotional materials at designated hole. Verbal recognition during the event.

GOLF TOWEL »

$4,000

Logo placement at designated bars inside the lunch area. Opportunity to provide branded barware or napkins (approximately 300 guests). Verbal acknowledgment during the event. Opportunity to provide roll up banner near the bars.

HOLE-IN-ONE » » » »

4 Available

Opportunity to set up a company table with promotional items during lunch (1:30 - 3:00 p.m.) and includes (2) company representatives lunch tickets. Logo featured on all event marketing materials. Opportunity to include branded items on dining tables. Quarter page ad & verbal acknowledgment during lunch.

BAR » »

$4,000

$1,500

1 Available

Roll up banner placement at coffee station. Must bring coffee cart & coffee for approx. 300 guests. Recognition in the event program. Verbal recognition during the event.

REGISTRATION

Sponsor » » »

» » » » »

Sponsor » »

Beverage Sponsor » » »

Sponsor » »

1 Available

$2,000

2 Available

Logo placement at designated beverage cart. Provide beverages (water, sports drinks, etc.) at various points on the course. Logo placement on beverage stations and cups (sponsor to provide cups with logo). Opportunity to provide branded beverage coolers or dispensers. Verbal acknowledgment during event.

DRIVING RANGE »

$3,000

Set up a photo booth at the tournament for participants to take memorable photos. Logo placement on photo booth backdrop and prints. Opportunity to provide branded photo booth props or frames.

ON-COURSE » »

2 Available

Meet, Greet & Check In Ambassadors. Roll up banner placement on registration area. Recognition in the event program and at the registration area. Opportunity to provide branded material during registration. (2) company representatives to assist with player check-in, wearing company shirts. Verbal recognition during the event. Opportunity to provide company branded wristbands to 150 guests. Opportunity to re-check in all guests during lunch ensuring all guest have a wristband 1:30 - 3:30 p.m.

PHOTO BOOTH »

$3,000

$1,500

2 Available

Sponsor the driving range where participants warm up before the tournament. Logo placement on driving range signage. Opportunity to provide branded golf balls or tees at the driving range.

CHAPTER EVENTS

Calendar of Events

More details regarding upcoming events will be posted to cai-seflorida.org under the “Events” tab. Check back regularly for the most up-to-date information. Please be sure to register for all events in advance, as we need an accurate head count for space and food purposes prior to the event. All event details are subject to change. JANUARY 2026 • •

•

January 13: Monthly Educational Webinar January 20: Board of Directors Meeting (New Officer Appointments). The CAI-SEFL Chapter Board of Directors meetings take place via Zoom on the third Tuesday of every month from 8:30 – 10:00 a.m. All chapter members are invited. January 26: Annual Golf Tournament at Trump Doral in Miami. Golfers can register as a foursome for $1,700. Those who would like to attend the event, but are not sponsoring may register for lunch-only tickets. Business Partners (Chapter members only) are $350. CAMs (do not need to be a Member, but must be active CAM) and Homeowner Leaders (do not need to be a Member) are complimentary, but registration required.

FEBRUARY 2026 • • •

February 10: Monthly Educational Webinar February 17: Board of Directors Meeting February 26: Hot Topics/Education Breakfast in Broward

JULY 2026 • •

July 14: Monthly Educational Webinar July 21: Board of Directors Meeting

AUGUST 2026 • •

August 11: Monthly Educational Webinar August 18: Board of Directors Meeting

SEPTEMBER 2026 • • •

September 8: Monthly Educational Webinar September 15: Board of Directors/Annual General Meeting September 24: Hot Topics/Education Event in Broward

OCTOBER 2026 • • • •

October 13: Monthly Educational Webinar October 20: Board of Directors Strategic Planning Meeting October 22: Hot Topics/Education Event in Broward October 29: Halloween Party

MARCH 2026 • • •

March 10: Monthly Educational Webinar March 17: Board of Directors Meeting March 12: Florida Keys Workshop/Mini Expo/Fishing Tournament

APRIL 2026 • • •

April 14: Monthly Educational Webinar April 21: Board of Directors Meeting April 23: Hot Topics/Education Event in Miami Dade

MAY 2026 • • • •

May 12: Florida Legislative Update Webinar May 19: Board of Directors Meeting May 21: HOL/CAM Workshop & Expo May 30: Young Professionals Summer Picnic

JUNE 2026 • • • 10

June 3-5: CAI National Conference in Ft. Lauderdale June 4: Chapter Party for CAI National Conference at the Hard Rock Hotel June 16: Board of Directors Meeting

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NOVEMBER 2026 • • • •

November 5: Homeowner Leader Roundtable Event November 10: Monthly Educational Webinar November 17: Annual Election of Directors & Board of Directors Meeting November 20: Annual Gala & Awards Dinner

DECEMBER 2026 • •

December 8: Monthly Educational Webinar December 15: Board of Directors Meeting & New Board Member Transition Prep

Chapter Website Account To register for Chapter events, you will need to create an account on the website if you don’t already have one. A REGISTRATION PASSCODE IS REQUIRED. Visit cai-seflorida.org/my-account to set up your account and enter SoutheastFloridaCAI under Registration Passcode. Contact the Executive Director at ced@cai-seflorida.org or 954-816-0661 with questions.

4T H QUAR T ER 2025 RECAP | COM MUNI TY L I VI NG

CAI NATIONAL

Education Opportunities

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

January 22-23: M-100: The Essentials of Community Association Management (Live Virtual Course) January 29-30: M-201: Facilities Management (Live Virtual Course) February 5-6: M-360: Leadership Practices in Building Community (Live Virtual Course) February 12-13: M-202: Association Communications (Live Virtual Course) February 19-20: M-100: The Essentials of Community Association Management (Live Virtual Course) February 26-27: M-204: Community Governance (Virtual Course) March 5-6: M-205: Risk Management (Live Virtual Course) March 12-13: M-330: Advanced Insurance and Risk Management (Live Virtual Course) March 19-20: M-100: The Essentials of Community Association Management (Live Virtual Course) March 26-27: M-206: Financial Management (Live Virtual Course)

Stay on Top of Your Game with Professional Credentials CAI education and credentials help you lead better and achieve your desired business results. Click here to learn more. General Registration Information Courses are open to all. Register online four weeks in advance for live classroom courses and receive a $25 discount. Seating is limited. Early registration is strongly recommended. Click here to learn more. Business Partner Essentials This is an online course designed to help CAI-member product and service providers better understand CAI, community associations and the industry at large. Individuals who pass the course and maintain CAI membership earn the CAI Educated Business Partner member distinction. By taking this course, you will distinguish yourself as an Educated Business Partner and can share your accomplishment with your current and potential clients. Click here to learn more.

JANUARY

2026

TRUMP NATIONAL GOLF CLUB 9 Red Tiger Course 7:00 am Check-In

GOLF

Tournament

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NEW CHAPTER MEMBERS

New and Returning CAI-SEFL Chapter Members from September 12, 2025 - December 31, 2025

BUSINESS PARTNERS MEMBERS 4-Evergone David Bendit Aastro Roofing Company Brett Studley AJ Squared Security Inc Scott Lowell Breezeline Elizabeth Sanzone Concierge Plus Scott Halstead Condo Control Brian Bosscher Design Builder Homes Alix Poux Dry Up Restoration Isabela Iragorri EcoSmart Construct LLC Filip Roegies Everglades Environmental Care Dani Sheinbaum Gavnat and Associates Corbett Godwin Great American Insurance Group Gina Wood 14

BUSINESS PARTNERS MEMBERS CONTINUED

MANAGER MEMBERS

Kelley Kronenberg Gary Brown

Clinton J Doby Community Association Consulting Experts, Inc.

Mersco Miami Inc. Thomas Edward Merson

Carlos Aguilera Premier Association Services

Rockwall National Public Adjusters Alexis Rios

Robin Prywes RealManage

Stanley Steemer of South Florida Michael Scalera

Glendy Rocha RealManage

Talbot Companies Jason Karkenny The Liberty Company Insurance Brokers Barbara Addeo Xcel Construction Ashlie Mackenzie Wolfe

NATIONAL BUSINESS PARTNER MEMBERS Association Prime powered by SouthState Bank Melissa Spatafora Eagle Roofing Products Annette Sindar SavaTree Kelsey Feldmann

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David Briel Katherine Jackson Daychelle Trim

VOLUNTEER LEADER MEMBER Caribe Inc of Broward County Bob Noll Carol Schmidt Sunrise Lakes Phase One William Bruce Strom Wynmoor Community Council Selma Bass David Mintzes Robert Moore Jackie Railey Fredrick Stein Ronny Sydney Alan Wagner

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CAI NATIONAL

2026 Annual Conference & Exposition

oin fellow community association managers, board members, and business partners for the premier event of the year— CAI’s 2026 Annual Conference & Exposition: Community NOW. Reconnect with colleagues, forge new partnerships, and gain fresh perspectives through dynamic education sessions, high-impact networking events, and a vibrant expo hall featuring the latest innovations, services, and technologies transforming community associations.

WHO SHOULD ATTEND Through shared perspectives, experience and knowledge, a strong peer network is one of the best resources for creating community legacies. Shape your future success and strengthen your personal and professional connections by meeting colleagues from around the world and building on their collective wisdom. The Annual Conference features plenty of opportunities to develop connections and expand your network with small-group interactions and large social events. Receptions, meetings, exchanges and ShopTalks offer a variety of venues for advancing ideas and cultivating the professional contacts that can be as critical to success as education and experience.

KEYNOTE SPEAKER: LAILA ALI Laila Ali is a world-class athlete, fitness and wellness advocate, TV host, home chef, founder of the Laila Ali Lifestyle Brand, and mother. As a five-time undefeated boxing world champion, her stellar record includes 24 wins (21 of which were “knockouts”) and zero losses. Taking after her father, the late beloved global icon and humanitarian, Muhammad Ali, Laila is recognized as one of the most successful and prominent women in the history of professional boxing. Beyond the ring, Laila Ali has been a trailblazer for women’s rights in sports and continues to encourage young women to be confident, healthy, and strong through the power of sport. She is past President of the Women’s Sports Foundation and was a major voice for the 40th 16

C OM M UN I T Y L I V I N G | 4 TH Q U A R TER 2 0 2 5 RECA P

anniversary of Title IX which protects women’s rights to be included and treated equally in collegiate sports. She was the first woman in history to provide expert commentary for NBC Sports when women’s boxing was included in the Olympics and was a regular panelist and contributor for CBS Sports Network’s all-female sports commentary program, “We Need to Talk,” the first of its kind in the history of sports broadcasting. Laila applies a champion mindset to everything she does. Join us to hear Laila’s practical insights on how to replenish health, purpose, and mindset to become the best version of ourselves. Muhammad Ali once said, “Service to others is the rent you pay for your room here on earth.” Laila understands that we need to be our best selves in order to be successful in having a positive impact on the communities we live in or manage.

REGISTER TODAY & SAVE! EARLY-BIRD DEADLINE IS APRIL 2, 2026 Click here to register. Full conference registration includes: • All education sessions • All general sessions • Wednesday welcome reception (one ticket) • Thursday expo & lunch (one ticket) • Friday expo & lunch (one ticket) • Friday dinner (one ticket) • All session recordings on demand after Members: $799 early; $899 standard. Nonmembers: $889 early; $999 standard. 3rd & Additional People from the Same Company (Discount applies only when registrations are submitted together; members only): $749 early; 849 standard. Homeowner Members: $684 early; $784 standard. Post-Conference Webinar Package: $749 for Members; $849 for Nonmembers. Access to recordings, materials, and CE credits.

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NEWS FROM CAI NATIONAL

Love Where You Live; Love Where You Work JOIN CAI’S CAMPAIGN CELEBRATING THE PRIDE, PURPOSE, AND CONNECTIONS THAT MAKE OUR COMMUNITIES THRIVE.

AI’s Love Where You Live and Love Where You Work campaigns highlight the people and moments that make community association living and management meaningful. Whether it’s a neighborhood event, a volunteer project, or a story about the professionals who make it all possible, your stories show what makes communities thrive.

HOW TO PARTICIPATE 1. Capture Your Moment: Take a photo or video that shows your community or professional experience. 2. Share on Social Media: Use #LoveWhereYouLive or #LoveWhereYouWork. 3. Tag Others: Include neighbors, colleagues, or your community to spread the story.

LOVE WHERE YOU LIVE This campaign celebrates what makes your community special. Share your favorite photos, videos, and stories — from neighborhood gatherings to projects that bring people together. Inspire others to take pride in where they live. Click here to submit your story.

LOVE WHERE YOU WORK This campaign recognizes the professionals who keep communities strong. Community managers and management companies can share stories, photos, and experiences that showcase the impact of their work and the people behind thriving neighborhoods. Click here to submit your story.

Holiday Recruiter Challenge

AI’s Recruiter Community celebrates and rewards members who play a key role in growing our organization. Whether you’re a first-time or seasoned recruiter, you’ll be recognized at both the chapter and national levels as you reach new recruitment milestones. The more members you bring in, the more recognition and rewards you earn!

TAKE THE HOLIDAY RECRUITER CHALLENGE Recruit new members from now – January 31, 2026 and you could win BIG! This season, we’re celebrating YOU, our amazing CAI Recruiter Community! Prizes include: • Top Recruiter: $300 Gift Card • Runner-Up: $200 Gift Card • Third Place: $100 Gift Card • Recruit 5 new memberships and earn a CAI Swag Pack • Recruit 3 new memberships and get a $10 Starbucks gift card + entry into the Bonus Prize Drawing – anyone with at least 3 recruits is eligible to win!

HOW TO PARTICIPATE Invite your colleagues, peers, and partners to join CAI. Every new recruit earns you more chances to win! Check our tips sheet for recruiting ideas PLUS additional promotional graphics. Remind your new recruits to simply add your name when they fill out their paper application or online application. 18

C OM M UN I T Y L I V I N G | 4 TH Q U A R TER 2 0 2 5 RECA P

WE TAKE ON THE CHALLENGES SO YOU CAN WHERE YOU LIVE

PeytonBolin, PL is a Florida-based law firm located at 3343 W. Commercial Blvd., Suite 100, Fort Lauderdale, FL 33309, proudly representing community associations statewide. Partners of the firm include Jane Bolin, Esq., Florida Bar Board Certified in Real Estate attorneys, Mauri Peyton, Esq. and Joseph Giannell, Esq., and Florida Bar Board Certified in Condominium & Planned Development Law attorney, Nataly Gutierrez Vazquez, Esq.

4T H QUAR T ER 2025 RECAP | COM MUNI TY L I VI NG

HOL & CAM WORKSHOP & EXPO - 9/25/25

C OM M UN I T Y L I V I N G | 4 TH Q U A R TER 2 0 2 5 RECA P

THANK YOU SPONSORS! HOMEOWNER LEADER & CAM

Workshops & Expo September 25, 2025 SIGNATURE SPONSOR

TOTE BAG SPONSOR

EVENT SPONSORS

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4T H QUAR T ER 2025 RECAP | COM MUNI TY L I VI NG

2026 CHAPTER SPONSORSHIPS

Building Better Communities TOGETHER

Invest in Your Chapter T he Southeast Florida Chapter of CAI serves Broward, Dade, and Monroe Counties. Our mission is to provide education and networking opportunities to Board Members, Community Association Managers and Business Partners to enable the successful operation of community associations.

As a CAI Southeast Florida member, you’re already part of a powerful network of community association leaders and decision-makers. Becoming a Chapter sponsor takes your involvement to the next level, ensuring your brand stands out and is continually recognized across all Chapter events and communications.

As a valued Chapter Sponsor, your company will enjoy exposure at prominent Chapter events as well as digital exposure, including: » A strong presence on CAI-SEFL website: cai-seflorida.org » Dedicated Sponsor webpage with company logo and link to directory profile page » Highlighted in Business Directory as a Sponsor with logo » Highlighted on page 3 as a valued Sponsor in each edition of the Community Living Quarterly Magazine emailed to entire contact list, posted to website and shared on Social Media » Advertisements in 1/2 or full page sizes in the publication » Shoutout posts on all Chapter Social Media accounts acknowledging Chapter Sponsorship

Sponsorship not only supports your local Chapter but also amplifies your visibility and influence within this thriving community. Plus, every sponsor enjoys exclusive discounts on event reservations, including prime opportunities like expo booths and golf tournament entries, and much more. Position your brand for success - invest in a

Position your brand for success! Take a detailed look at the sponsorship packages available on the following page or scan the QR code to view the entire presentation. Secure your sponsorship by January 31, 2026 on cai-seflorida.org.

2025 was an amazing year for our Chapter. For the first time ever, our membership has grown to exceed 650 members! We look forward to continued growth next year and an amazing 2026.

CAI Southeast Florida sponsorship and unlock unparalleled access to a growing network of community association leaders!

C OM M UN I T Y L I V I N G | 4 TH Q U A R TER 2 0 2 5 RECA P

Diamond SPONSOR

» One (1) Foursome at the 2027 Golf Tournament at Trump Doral ($1,700 value)

$6,000

» Recognized in Quarterly Magazine as a Chapter Sponsor and may submit article. The digital copy will be

Value of $15,000

» Table at the Workshop/Mini Expo or Key Event with two company representatives. Opportunity to sponsor/

Maximum of 10 Sponsors

» DBPR Approved CEU Education Opportunity at an Online Webinar, a Workshop or Hot Topics event. Obtain

shared on the website, social media, and email blast to the membership and prospect list. ($4,000 value)

» Full Page Ad in Quarterly Magazine ($4,000 value) have a booth at others. ($1,000 value) the registration list as the instructor. ($1,500 value) » Two (2) Tickets to End of the Year Gala ($400 value) » Company logo linked on website and Chapter email blasts ($900 value) » Listing on CAI website as a Diamond Sponsor with link to company’s website ($500 value)

Platinum SPONSOR

» Four (4) Social Media Shoutouts per year ($1,000 value)

$4,000

Value of $10,550 Maximum of 20 Sponsors

» 50% off one (1) Foursome at the 2027 Golf Tournament ($850 value) » Recognized in Quarterly Magazine as a Chapter Sponsor and may submit article. The digital copy will be shared on the website, social media, and email blast to the membership and prospect list. ($4,000 value) » Half Page Ad in Quarterly Magazine ($2,000 value) » Table at Workshop/Mini Expo or Key Event with two company representatives. Opportunity to sponsor/have a booth at others. ($1,000 value) » DBPR Approved CEU Education Opportunity at an Online Webinar, a Workshop or Hot Topics event. Obtain the registration list as the instructor. ($1,500 value) » One (1) Ticket to End of the Year Gala ($200 value) » Listing on CAI website as a Platinum Sponsor with link to company’s website ($500 value)

Gold SPONSOR

» Two (2) Social Media Shoutouts per year ($500 value)

$2,750

Value of $6,950 Maximum of 25 Sponsors

» Table at the Workshop/Mini Expo or Keys Event with two company representatives. Opportunity to sponsor/ have a booth at others. ($1,000 value)

» Recognized in Quarterly Magazine as a Chapter Sponsor and may submit an article. The digital copy will be shared on the website, social media, and email blasted to the membership and prospect list. ($4,000 value) » Quarter Page Ad in Quarterly Magazine. ($1,000 value) » One (1) Ticket to End of the Year Gala ($200 value) » Listing on CAI website as a Gold Sponsor with link to company’s website ($500 value) » One (1) Social Media Shoutout per year ($250 value)

Management SPONSOR $1,250

Value of $7,600 No Limit to Number of Sponsors

» Table at the Workshop/Mini Expo or Keys Event with two company representatives. Opportunity to sponsor/ have a booth at others. ($1,000 value)

» Full Page Ad in Quarterly Magazine ($4,000 value) » 50% off one (1) Foursome at the 2027 Golf Tournament ($850 value) » DBPR Approved CEU Education Opportunity at Online Webinar. Obtain the registration list as the instructor. ($1,000 value) » Listing on CAI website as a Management Firm Sponsor with link to company’s website ($500 value) » One (1) Social Media Shoutout per year ($250 value) 4T H QUAR T ER 2025 RECAP | COM MUNI TY L I VI NG

STUCCO

Stucco Project Cost & Duration 40% Less: What Florida CAMs Need yo Know Now BY PAUL GRAHOVAC, LEED AP, PROSOCO, INC.

ilestone inspections and reserve studies are exposing one issue everywhere: water intrusion behind stucco. It is the root cause of most long-term structural deterioration. And, many associations now realize that their biggest risk is not cosmetic cracking — it is water entering the building for years.

For CAMs, this matters because a big driver of structural failure is water migration through compromised stucco. When water intrusion stops, structural decay stops — and buildings stabilize financially. Faster projects also reduce resident disruption and accelerate the timeline to restore insurance confidence and lender comfort.

At the same time, Florida law now allows associations to pause certain reserve contributions when funds are needed for actual repairs. That changes the entire decision-making landscape. CAMs can finally redirect money toward fixing the cause of problem itself — instead of stockpiling reserves while the building continues to degrade.

A DBPR approved continuing education course explains the technical basis for this approach: Stucco, Surfside & Milestone Inspections. It covers the role of water intrusion in structural failures documented before Surfside, referenced in the NIST investigation, and echoed by consultants statewide.

A faster, lower cost method for stucco rehabilitation is helping associations take advantage of this window.

CAMs managing milestone and reserve compliance now face a narrow but important opportunity. When repairs can substitute for reserves, a faster and less expensive stucco remediation path helps associations reduce immediate financial pressure while addressing the cause of long term deterioration.

Traditional stucco tear off and three coat replacement requires months of noisy jackhammer removal, repainting, heavy waste generation, disruption, and higher cost. Traditional stucco projects commonly run about 40% longer and cost about 40% more. A different approach avoids tear off entirely. Existing stucco is pinned in place, and a waterproofing membrane and stucco primer are applied prior to a new integrally colored 3/8 inch stucco finish. No removal. No repainting. No dust piles. And a stucco system used in Florida for more than a decade. 422,000 square feet of the stucco system have been installed across the state — the equivalent of roughly 14 multistory condominium buildings. The 24 story Vera Cruz of Cape Marco is a well known example of large scale stucco pinning, completed in 2012. The method is paired with a test as you go specification that verifies bonding and contractor performance during installation — not after the fact. 24

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Paul Grahovac, LEED AP, Manager, Codes, Standards & Field Support, General Counsel, Risk Manager, and Director of New Business Development at PROSOCO, Inc. Paul has been active in the construction industry for 35 years — first as a construction-defects trial lawyer,and later as the general counsel of a construction products manufacturer and a specialist in air- and water-barriertechnology. He also spent 10 years in technology development at a US Department of Energy National Laboratory. He can be reached at Paul.Grahovac@ PROSOCO.com or 785-393-1816.

Castle Group is the premier choice for property management. We specialize in serving the finest residential communities. We do not manage an exceptional number of communities, just a number of exceptional ones.

Who We Serve Large-Scale Communities High-Rise & Condominium Communities Self-Managed Communities Communities in Development

To learn more about how Castle Group can serve your community, visit www.castlegroup.com or call (954) 792-6000.

4T H QUAR T ER 2025 RECAP | COM MUNI TY L I VI NG

MANAGEMENT

What Volunteer Homeowner Leaders Really Want

A StorytellerLook at the Board MemberJourney BY MICHAEL POORMAN, MARIPOSA POINTE AT WESTON TOWN CENTER CONDOMINIUM ASSOCIATION, CAI–SEFL PAST PRESIDENT & FLORIDA LEGISLATIVE ALLIANCE DELEGATE

A decade of listening to boards reveals a simple truth: volunteer leaders are not buying “management.” They are buying peace of mind. A HERO: THE VOLUNTEER LEADER DOING THEIR BEST WITH WHAT THEY HAVE Across Southeast Florida — from Weston to Aventura — thousands of volunteer homeowner leaders step forward each year to serve their communities. They fit board duties between work calls, caregiving roles, and late-night email sessions. What they want is simple: safe buildings, predictable finances, and a community that feels like home. In one of the first roundtables I attended in 2014, a board president from Pembroke Pines leaned back and said something I have heard echoed for 10 years: “We do not need more management. We need someone who helps us sleep at night.” After listening to more than two hundred board members over the past decade, one truth is unmistakable: Volunteer leaders do not want more management. They want more leadership. 26

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THE PROBLEM: THEY ARE STRETCHED THIN AND SURROUNDED BY CHAOS Despite their commitment, most boards face the same recurring challenges. External Problems: CAM turnover every 12–18 months; Unreliable or opaque financial reporting; Vendors who “manage themselves.” Poor resident communication; Outdated portals and legacy-driven systems. Internal Problems: A treasurer in Aventura once told me over coffee: “Michael, I love my community — but I didn’t sign up for a second job.” Others echoed: “We’re doing the manager’s work.” “We’re always putting out fires.” “It’s a thankless job — critics everywhere, volunteers nowhere.” Philosophical Problem: Boards believe — rightly — that communities should be run with professionalism and clarity, not reactive scrambling, Continued on page 28

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4T H QUAR T ER 2025 RECAP | COM MUNI TY L I VI NG

MANAGEMENT and fragmented communication. This is where frustration grows, burnout begins, and we leaders start saying, “There has to be a better way.”

» » »

THE GUIDE APPEARS: A MANAGEMENT PARTNER WHO ACTUALLY LISTENS

This plan moves boards from chaos to clarity.

Every hero needs a guide — one who understands the journey and provides a path forward.

CALL TO ACTION: WHAT CAMS MUST DO NEXT

Through hundreds of conversations, volunteer leaders consistently describe their ideal management partner as someone who: » Operates like a Chief of Staff, not a task processor. » Anticipates problems rather than reacts to crises. » Set expectations and follow through! » Knows the property firsthand. » Communicates clearly and proactively.

Here the story shifts — from the board’s journey to the manager’s opportunity. The Law of Anticipatory Management™ The managers who win the most accounts — and keep them the longest — solve problems before they hit the agenda. A director in Davie said it best: “Tell me about the storm before the storm, not after it.”

During a President’s Club workshop in Bonaventure, a board president summed it up perfectly: “Do not make me hunt for updates. Just tell me before I must ask.”

To meet this expectation, CAMs must: Communicate proactively; Provide continuity; Deliver simple, transparent financials; Hold vendors accountable; Use meaningful technology; Know the property intimately; Follow through every time. Boards do not expect perfection. They expect professionalism.

Great management pairs empathy (“This shouldn’t feel like a second job”) with authority (“Here’s the process that will fix this”).

AVOIDING FAILURE: WHAT HAPPENS IF THIS DOES NOT CHANGE

THE PLAN: A CLEAR, PREDICTABLE, LEADERSHIPLEVEL MANAGEMENT MODEL From years of listening to volunteer leaders, three steps consistently rise to the surface. STEP 1 — Clarify Expectations: » Set a predictable communication rhythm. » Document responsibilities. » Establish standards for vendors and financials. » Align on compliance with timelines. » Many boards stabilize quickly once the “who does what” question is resolved.

Boards know the consequences of poor management: Surprise assessments; Insurance and inspection failures; Constant CAM turnover; Project overruns; Broken trust and angry owners; Burnout; Declining curb appeal and property values. These are not inconveniences — they are community-defining failures.

SUCCESS: WHAT HAPPENS WHEN BOARDS GET WHAT THEY WANT When boards partner with a manager who listens, leads, and communicates clearly, everything changes.

» »

STEP 2 — Improve Visibility (Boards Want): » Clean, prompt financials; » Real vendor oversight; » Predictable maintenance schedules; » Clear project plans; » Modern communication tools. A treasurer in Weston told me after hiring a CAI credentialed PCAM: “For the first time in five years, I know exactly what’s going on — and that changes everything.” STEP 3 — Replace Reactivity with Leadership (Boards Want a Manager Who): » Identifies problems early; 28

Coordinates vendors proactively; Flags compliance deadlines months ahead; Uses tools that simplify, not complicate.

C OM M UN I T Y L I V I N G | 4 TH Q U A R TER 2 0 2 5 RECA P

Boards get: Time back, clean financials, predictable planning, continuity, and a true governance partner. Communities get: Stronger reserves, better vendors, reliable communication, fewer conflicts. Owners get: A calmer, more informed community — and confidence that their investment is protected.

And the board — the hero of this story — finally receives what they have wanted all along: Peace of mind!

VOLUNTEER LEADERS ARE NOT DIFFICULT — THEY ARE DISCERNIBLE. After a decade of listening, volunteer leaders are not asking for the world. They are simply asking for what works. They want clarity, continuity, communication, and confidence. They want a partner, not a processor. They want strategy, not chaos. This is their story. When management steps up as the guide — communities flourish!

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4T H QUAR T ER 2025 RECAP | COM MUNI TY L I VI NG

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C OM M UN I T Y L I V I N G | 4 TH Q U A R TER 2 0 2 5 RECA P

4T H QUAR T ER 2025 RECAP | COM MUNI TY L I VI NG

ROOFING

Failed Roof Inspections & Causing Policy Hikes:

Are You at Risk? BY BOBBY HADDIX, VP OF OPERATIONS, BEST ROOFING

nsurance carriers across South Florida are tightening roof requirements—and failed inspections are now tied to premium hikes, coverage exclusions, and even non-renewals. Hurricane season isn’t your only concern anymore—inspection readiness is now a year-round priority. This guide outlines how to hurricane-proof your roofing systems across condominiums, HOAs, and commercial properties—so you can pass inspections, protect residents, and control insurance costs.

WHAT DOES A HURRICANE-RESISTANT ROOF PROTECT AGAINST? Understanding what inspectors look for helps you plan effectively: » Wind-Driven Rain: Forces water through seams and vents. Often not covered unless the roof is fortified. » Flying Debris: Loose objects like signage or furniture become damaging projectiles. 32

C OM M UN I T Y L I V I N G | 4 TH Q U A R TER 2 0 2 5 RECA P

» »

High Wind Uplift: Torn roofing sections are a major inspection red flag. Embedded Tornadoes: Small, fast-spinning tornadoes that develop inside hurricanes can destroy even code-compliant roofs.

TOP ROOFING MATERIALS FOR INSPECTIONS AND STORM PROTECTION 1. Metal Roofing: The Gold Standard » Wind Rating: Up to 140+ mph » Lifespan: 40–70 years » Why It’s Preferred: Excellent wind resistance and fast water shedding make it inspection-friendly. Tip: Work with certified installers who understand wind uplift zones. Continued on page 33

ROOFING Ideal For: Modern residential, mid-rise buildings, and coastal communities. 2. Clay or Concrete Tile Roofing: Style Meets Strength » Wind Rating: 100–130 mph » Lifespan: 50+ years » Watch For: Tiles must be properly secured; loose tiles can lead to inspection failure.

THE TRUTH ABOUT “HURRICANE-PROOF” ROOFS No roof is invincible—but most inspection failures are preventable. Today’s insurance carriers use drones and imaging AI, so even minor flaws—like lifted shingles or ponding water—can result in negative evaluations. Upgrades made now can lead to lower premiums, fewer claims, and stronger long-term protection.

Tip: Use mechanical fasteners and waterproof membranes. Ideal For: Mediterranean or Spanish-style buildings 3. Architectural Asphalt Shingles: Budget-Friendly + FEMA Recommended » Wind Rating: 100+ mph (when installed correctly) » Lifespan: 15–30 years » Why Inspectors Flag Them: Missing shingles, staples instead of nails, or unsealed edges. Ideal For: Single-family HOAs and budget-sensitive communities

ROOFING DESIGN MATTERS Favor Hip Roofs Over Gables Hip roofs slope on all sides, resisting wind more effectively than gables with flat ends prone to uplift. Pitch Matters: 30 Degrees is Ideal This slope balances runoff and wind resistance—key in both storms and inspections. Reinforce with Straps & Fasteners Inspectors check for roof-to-wall connections using steel straps, clips, and anchors. These reinforcements exceed basic code and strengthen the entire structure.

8 WAYS TO HURRICANE-PROOF & PASS INSPECTION 1. Start with a roof inspection to uncover weaknesses or noncompliant details. 2. Choose the right material for each building’s risk profile and budget. 3. Design for wind resistance with slope and shape in mind. 4. Use synthetic underlayment to prevent water infiltration. 5. Seal vulnerable openings—vents, skylights, ridge caps. 6. Install hurricane clips and fasteners rated above code minimums. 7. Trim nearby trees and secure loose objects before storm season. 8. Hire certified specialists who know local codes and inspection standards.

Bobby Haddix is the Vice President of Operations at Best Roofing, where he has been a key leader since joining the company in 2014. He began his journey as a Construction Manager and quickly advanced through multiple leadership roles, including Senior Construction Manager, overseeing operations managers in Miami and Fort Lauderdale, and later Vice President of Construction Operations. He now serves as Vice President of Operations, overseeing the Construction, Service, and Estimating departments, as well as the Warehouse, Mechanics, and Logistics divisions for Best Roofing. With 23 years of experience in the roofing industry, Bobby is dedicated to both learning and teaching best practices that drive excellence and efficiency. His commitment to operational excellence has helped position Best Roofing as a trusted leader in the commercial roofing market. Outside of work, Bobby enjoys spending quality time with his wife and two daughters. He’s also an avid fisherman, often competing in local bass tournaments. For more information, call 877-510-4829 or visit info. bestroofing.net/cai-seflorida. 4T H QUAR T ER 2025 RECAP | COM MUNI TY L I VI NG

RESERVES

Report Rehab: Taking Your SIRS & Standard Reserve Study Beyond Compliance BY JASON KUBUS, P.E., R.S., K-7 DESIGN

any Florida condominium associations have Structural Integrity Reserve Studies (SIRS) and/or Standard Reserve Studies (SRS) that technically meet current requirements but fall short as practical planning tools. While compliance may be achieved on paper, these reports often lack the accuracy, completeness, and clarity boards need for budgeting, capital planning, and strategic decision-making. Outdated or incomplete SIRS/SRS can contribute to deferred maintenance, unexpected expenditures, or emergency special assessments. In reviewing SIRS/SRS reports across Florida communities, it is common to find that a significant percentage of components are missing, miscategorized, or misestimated. These gaps create blind spots that can materially affect long-term financial planning. No two communities are the same. Construction types, amenities, maintenance histories, and financial priorities vary widely, making a one-size-fits-all approach ineffective. A SIRS/SRS that work well for one association may be insufficient for another. For this reason, they

C OM M UN I T Y L I V I N G | 4 TH Q U A R TER 2 0 2 5 RECA P

should be viewed as living documents that require periodic review not static reports revisited only at the next statutory deadline. Report Rehab refers to the process of reviewing, correcting, and updating existing SIRS/SRS so they become accurate, usable, and strategically valuable. When a SIRS/SRS is current and complete, boards gain clearer insight into future obligations and greater confidence in both short-term and long-term planning. “SIRS and Standard Reserve Studies should do more than satisfy a requirement – they should help boards and association managers see what’s coming and accurately plan with confidence.”

WHERE REPORTS COMMONLY FALL SHORT One of the most common challenges in existing SIRS/SRS reports is incomplete scope. Some studies focus primarily on major SIRSspecific components - such as roofs, structure, or waterproofing - while overlooking Standard (Non-SIRS), but financially significant Continued on page 36

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4T H QUAR T ER 2025 RECAP | COM MUNI TY L I VI NG

RESERVES components. Items like asphalt paving, pools and amenities, fencing, HVAC equipment and site infrastructure are often excluded or underestimated, leaving boards vulnerable to unplanned expenditures. Another frequent issue is outdated cost data. Older reports may rely on assumptions that no longer reflect current labor rates, material pricing, or market conditions. Inflation and cost volatility have significantly affected construction and maintenance expenses, and expenditure projections that are not updated accordingly can understate future funding needs.

better anticipation of future maintenance and replacement needs. Even modest updates can reduce uncertainty and support informed decision-making.

Many SIRS/SRS also meet only the minimum threshold for compliance, offering limited practical guidance. While such reports may satisfy requirements, they may not clearly support annual budgeting, longterm capital planning, or effective communication with owners.

 Do cost projections reflect current labor, materials, interest and inflation?

Although Florida law requires SIRS updates every 10 years, realworld conditions evolve more quickly. Buildings age, repairs are completed, components are replaced, amenities are added and named storms arrive. Recent legislative changes have also introduced new circumstances that may trigger updates, such as loans, special assessments, or funding deviations. Associations that rely solely on statutory timing may find their funding models lagging behind reality.

REPORT REHAB IN PRACTICE: A SMARTER WAY FORWARD

MINI-CHECKLIST: IS YOUR SIRS AND/OR STANDARD RESERVE STUDY BOARD-READY?  Are all SIRS and Standard (Non-SIRS) components accounted for and up to date?

 Has the SIRS/SRS been updated recently or triggered by loans, assessments, or funding changes?  Is the report usable for annual budgeting and long-term planning?  Do funding strategies reflect recent statutory flexibilities?  Do inspection photographs exist and also support the stated condition of the reserve components? Tip: If you answered “no” to any of these questions, your SIRS/SRS may benefit from a focused review and update.

Report Rehab does not necessarily require starting over. Instead, it is a focused, cost-conscious process designed to improve the accuracy and usability of an existing SIRS/SRS. The process typically begins with a review of the current report to assess completeness, cost assumptions, and estimated useful and remaining useful lives. Missing components, outdated projections, or inconsistencies are identified and corrected using current data. Completed repairs, replacements, or newly added assets can be incorporated so the study reflects present-day conditions. In many cases, targeted updates are sufficient. Boards often assume that improving a SIRS/SRS requires commissioning a full new study, but validating and correcting existing information can often be done efficiently and at a lower cost. Updating only the components affected by recent work, cost escalation, or funding changes can substantially improve the report’s value. Recent legislative changes have also introduced greater flexibility in funding approaches (pooled versus component method), allowing boards to better align reserve strategies with their financial goals while maintaining compliance. When paired with accurate, current data, these options can make reserve planning more adaptable and effective. A rehabilitated SIRS/SRS provides clearer insight for strategic decisions, more reliable budgeting, improved capital planning, and 36

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Jason Kubus, P.E., R.S., is a licensed Professional Engineer in Florida and a certified Reserve Specialist through the Community Associations Institute (CAI). With a career in building assessments and reserve study consulting that began in 2006 - and an earlier background in mechanical and plumbing systems design - Jason brings nearly two decades of technical and leadership experience to the SIRS and Standard Reserve Study industry. His work spans a wide range of property types, including homeowners associations, high-rise and tower-style condominiums, resorts, golf and country clubs, and master-planned communities. Based in Florida, he supports clients nationwide and internationally, with specialized expertise in Florida’s evolving Structural Integrity Reserve Study (SIRS) requirements. Jason is also a frequent speaker at professional events, providing continuing education for licensed community association managers and delivering insights on emerging legislation and best practices in long-term property planning.

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4T H QUAR T ER 2025 RECAP | COM MUNI TY L I VI NG

ROOFING

Built to Last: How South Florida Building Owners Can Add Years to Their Roof’s Life BY MARC SEGAL, OWNER OF RAINBOW ROOFING SOLUTIONS, LLC

outh Florida’s unique climate presents distinct challenges for any building’s roof. Between intense UV exposure, hurricaneforce winds, torrential rains, and high humidity, your roof faces a constant barrage of environmental stressors. However, with proper maintenance and preventive care, Association Owners can significantly extend their roof’s lifespan and protect their investment.

UNDERSTANDING SOUTH FLORIDA’S ROOFING CHALLENGES The subtropical climate of South Florida creates a perfect storm of conditions that can accelerate roof deterioration. Summer temperatures regularly soar above 90°F, subjecting roofing materials to extreme thermal stress. During the rainy season, which spans from May through October, afternoon thunderstorms dump inches of rain in mere hours. Add in the constant threat of tropical storms and hurricanes, and it’s clear why proper roof maintenance isn’t just about aesthetics—it’s about protecting your entire building.

inspections, ideally before and after hurricane season. However, building owners should also have someone perform monthly visual checks, looking for: » Cracked, broken, or missing tiles/shingles » Signs of water damage or leaks » Clogged or damaged gutters and downspouts » Growth of algae, mold, or mildew » Damaged or missing flashing around vents and other types of penetrations Prevention is always less expensive than repairs. Consider the following essential steps. Clean Regularly: Pressure washing your roof every 18-24 months removes accumulated dirt, algae, and other organic matter that can trap moisture and accelerate deterioration. However, this should always be done by professionals to avoid damaging the roofing materials.

ESSENTIAL MAINTENANCE PRACTICES Regular Inspection Experts recommend bi-annual professional roof 38

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Continued on page 40

Maximize Your Community’s Value HOA board members, discover how RealManage can simplify your role. Our best-in-class technology delivers the transparency and tools you need for effective decision-making. Backed by innovation and exceptional service, we’re here to help you navigate challenges, exceed expectations, and create lasting value for your community.

4T H QUAR T ER 2025 RECAP | COM MUNI TY L I VI NG

ROOFING Maintain Proper Ventilation: Florida’s high humidity makes proper attic ventilation crucial. Ensure your attic has adequate intake and exhaust vents to prevent moisture buildup, which can lead to wood rot and mold growth. Trim Overhanging Branches: Keep trees trimmed back at least 10 feet from your roof. This reduces debris accumulation and eliminates the risk of branch damage during storms. Monitor and Clean Gutters: In South Florida’s tropical climate, gutters can quickly become clogged with leaves, palm fronds, and other debris. Clean them at least quarterly, and install gutter guards to eliminate water overflow.

HURRICANE PREPAREDNESS While you can’t prevent hurricanes, you can prepare for them: » Have your roof inspected and preventative maintenance performed before hurricane season » Install hurricane straps and clips according to Code if they’re not already present » Replace any damaged or loose materials immediately » Document your roof’s condition with photos for insurance purposes » Have a reliable, trusted roof contractors’ information readily available for emergency repairs

CHOOSING THE RIGHT MATERIALS When it’s time for a roof replacement, material selection is crucial. While traditional asphalt shingles are common nationwide, tile roofs have become increasingly popular in South Florida due to their durability and heat-reflecting properties. Consider the following options. Concrete or Clay Tiles: These materials offer excellent durability and can last 50+ years with proper maintenance. They’re also highly resistant to the intense Florida sun and can withstand hurricane-force winds when properly installed. Metal Roofing: Growing in popularity, metal roofs offer superior wind resistance and can last 30-50 years. They’re also energy-efficient and can help reduce cooling costs. Modified Bitumen: For flat or low-slope roofs, modified bitumen provides excellent waterproofing and can last 20+ years when properly maintained. TPO: Provides significant energy savings, low maintenance and 35+ years of serviceable roof life when properly maintained.

THE ROLE OF PROFESSIONAL MAINTENANCE While DIY inspection and basic maintenance are important, 40

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professional services are crucial. Licensed roofing contractors can: » Identify potential problems before they become major issues » Properly clean and treat roofing materials » Make necessary repairs using appropriate techniques and materials » Ensure compliance with local building codes and manufacturer warranties Professional maintenance might seem expensive, but it’s an investment that pays off. A well-maintained roof not only lasts longer but also helps maintain your assets value and can lead to insurance discounts.

COST CONSIDERATIONS While maintaining your roof requires regular investment, consider it insurance against much costlier repairs or premature replacement. Annual maintenance might cost, but replacing a damaged roof can run into significantly greater amount, depending on area size and materials. In South Florida’s challenging climate, roof maintenance isn’t optional, it’s essential. By following these guidelines and working with qualified professionals, you can significantly extend your roofs lifespan and protect your investment. Remember, the key to a long-lasting roof is consistent care and prompt attention to any issues that arise. Remember to check with your local building department for specific requirements and recommendations for your area, as codes and best practices can vary by municipality.

Marc Segal brings four decades of roofing expertise as Owner of Rainbow Roofing Solutions, LLC. Since entering the industry in 1985, Segal has built his career on hands-on experience and technical knowledge, beginning as a laborer with his father’s Canadian business. Following his father’s passing in 2005, Segal obtained his contractor’s license and established Rainbow Roofing Solutions as a commercial roofing leader throughout South Florida. He specialized in TPO roofing systems, becoming South Florida’s largest TPO installer. Segal teaches continuing education courses for the Department of Business and Professional Regulations and maintains membership in RCSAF, FRSA, CAI, BOMA, and SEFAA. His business philosophy centers on relationship-building, approaching every interaction as an opportunity to build lasting partnerships.

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RESERVES

What Florida HB 913 Really Means for Condo Boards: Fiduciary Duty, Reserve Strategy & Long-Term Readiness BY NICO F. MARCH, FOUNDER & MANAGING DIRECTOR, THE MARCH GROUP

n July 1, 2025, Florida’s newly enacted HB 913 becomes more than just a policy update, it is a harbinger, a true turning point for how Florida condominium associations, and eventually all HOAs across the nation, will manage structural risk and financial stewardship.

reserves, often to ease monthly assessments. HB 913 closes that door for critical structural components like roofing, plumbing, loadbearing walls, and foundation systems. Kicking the can down the road is history. These reserves are now mandatory. Boards must now adopt funding plans that:

With a deadline of December 31, 2025, communities with residential buildings three stories or taller must complete a Structural Integrity Reserve Study (SIRS). This study is not just about engineering; it is about making sure boards are planning for, and funding, the longterm safety and integrity of their buildings. Here is what you need to know, and why it matters.

• • •

Keep reserve balances from falling below zero, Include components over $25,000 (adjusted for inflation), And are based on professionally prepared studies that meet new disclosure and conflict-of-interest rules.

In short, boards can no longer afford to underfund and hope for the best. Fiduciary duties of HOA Board Members require thoughtful action, proactive planning, and not reactive budgeting.

THE NEW STANDARD: RESERVES ARE NO LONGER OPTIONAL Historically, many Florida associations voted to waive or reduce 46

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Continued on page 48

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RESERVES FINDING THE RIGHT PATH FORWARD Some associations are turning to advisory firms that specialize in reserve fund analysis and planning, particularly those familiar with HOA statutes and structural risk. These professional partners can help boards translate engineering findings into practical funding strategies while preserving access, liquidity, and compliance. The March Group, for example, has worked with associations for decades on “Needs-Based Analysis” and investment planning, reserve structuring, and long-range financial strategies. While every board must choose the partner that fits their values, experience with reserve compliance and fiduciary oversight has never been more important.

PREPARING FOR THE FUTURE

WHAT THIS MEANS FOR BOARD MEMBERS AND PROPERTY MANAGERS The law expands flexibility in how boards fund reserves, introducing the ability to use loans, lines of credit, or special assessments when needed. It also gives room to pause contributions temporarily in cases of uninhabitability or when milestone inspection repairs are underway.

HB 913 is about protecting communities, property values and the Florida economy, not just from physical deterioration, but from financial missteps. It asks board members to rise to a higher standard of care, one grounded in transparency, education, and strategic foresight. Because when the goal is long-term safety, maintaining property values and community trust, the cost due to lack of forethought or under preparation is far too high.

However, flexibility brings complexity. Should you switch from straight-line to pooled accounting? Can you invest your reserves safely without sacrificing access or liquidity? How do you plan around projected inflation or rising construction costs? These are fiduciary questions, not just financial ones—and they carry incredible weight for all stakeholders.

IT IS TIME FOR EDUCATION, NOT JUST COMPLIANCE This moment is a valuable opportunity for boards to deepen their understanding of reserve planning, prudent investing, capital repair cycles, and funding strategy. HB 913 puts the responsibility for building health squarely in the hands of those who govern it. Well-prepared boards are already: • Reviewing prior reserve studies for accuracy, • Comparing funding methods based on their cash flow, • Seeking outside guidance to align reserve portfolios, investments, and emergency funding with the revised state law. Whether collaborating with legal counsel, reserve specialists, or financial professionals, the message is clear: community leadership now requires more than good intentions, it clearly requires competency and foresight. 48

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Nico F. March is the Managing Director for The March Group, LLC. He has worked with Community Associations since 1974 and has served on several Boards, including the Board of Directors for the Community Association Institute (CAI), San Diego Chapter. His team has specialized in Corporate Cash and Association Financial Management since 1982 and has assisted Associations, Nonprofits and Timeshares invest in reserve, operating, reconstruction, and SIRS funds. Nico and his team work out of their San Diego and Wyoming offices and may be reached at 888.811.6501 or email nico@themarchgroup.com for further information and consultations. The March Group is not a tax or legal advisor. We will be glad to work with your professional CPA and Attorney to help you with your financial goals. Neither the information contained herein, nor any opinion expressed shall be construed to constitute an offer to sell or a solicitation to buy any securities mentioned herein. Nico March is a registered representative with, and securities are offered through LPL Financial, Member FINRA/SIPC. The opinions voiced in this material are for general information only and are not intended to provide specific advice or recommendations for any individual or organization.

MILESTONE INSPECTIONS Preserving Building Integrity With BillerReinhart, you get reliable, thorough inspections, tailored to your building's needs. We will help you keep your property safe and in compliance with state regulations.

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