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CENTRAL FLORIDA TIMES

CAICF.ORG | 4TH QUARTER 2025

TOPIC

4TH QUARTER 2025

CONTACT INFORMATION P.O. Box 941125 Maitland, FL 32794 www.caicf.org Justine Tucker, CED exdir@caicf.org Membership Manager Tara Ruch membershipmanager@caicf.org

THANK YOU 2025 BOARD OF DIRECTORS! Tracy Durham, CMCA, AMS, CFCAM, PCAM, President Stefanie Nicholson, CMCA, AMS, Vice President Jessica Cox, CMCA, AMS, Treasurer Stacey Loureiro, CMCA, AMS, Secretary Brian Jones, Past President Joey Arroyo, LCAM Patrick Burton Jarad Pizzuti, Past President Frank Ruggieri, Esq. Jackie Swisher

A Year to Remember, and the Best is Yet to Come! As we close out 2025, my heart is full. What an incredible year it has been for CAI Central Florida, a year of growth, transformation, and teamwork. Together, we’ve expanded our reach, elevated our educational offerings, strengthened partnerships, and delivered experiences that brought our members and business partners closer than ever. None of this would have been possible without the people standing right beside me. To Tara, thank you for being my right hand this year. Through the highs, the deadlines, and the “how are we going to pull this off?” moments, you were there with unwavering support, creative solutions, and a whole lot of determination. I’m truly grateful for you. To our Board of Directors, thank you for believing in the direction we are headed and for supporting every new initiative we introduced. Your leadership empowers us to continually raise the bar, and your dedication to this chapter is what fuels our success. We are a stronger organization because of you. To our Members, Managers, Business Partners, and Volunteers, thank you for showing up, for supporting our mission, and for embracing new ideas with open arms. You are the heart of CAI, and your passion is the reason we do what we do. As we look ahead to 2026, there is so much to be excited about. We’re continuing to innovate, to build new relationships, and to create meaningful opportunities for education, engagement, and community advancement. The momentum we’ve built doesn’t end here, it grows. Please join me in congratulating Leslie Ellis, Matt Vice, Marion McKenzie, and Stacey Loureiro to the 2026 Board of Directors! We are grateful for your commitment and leadership as we step into an exciting new year. To everyone who ran, thank you. Your dedication and willingness to serve this chapter truly make a difference. I cannot wait to see where this journey takes us next. Cheers to a year of accomplishments behind us, and an even brighter one ahead. Here’s to 2026...our best year yet! With gratitude,

Justine

Justine Tucker Chapter Executive Director Central Florida Chapter CAI

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FROM THE CHAPTER PRESIDENT

A Year of Gratitude & Growth BY TRACY DURHAM, CMCA, AMS, CFCAM, PCAM CEO, EDISON ASSOCIATION MANAGEMENT 2025 PRESIDENT, CENTRAL FLORIDA CHAPTER CAI

I reflect on this past year serving as President of the Community Association Institute of Central Florida, I am filled with immense gratitude and pride. Our chapter has grown stronger, more connected, and more resilient thanks to the dedication of our members, volunteers, partners, and staff. It has truly been an honor to lead an organization committed to elevating community association living across our chapter. This year brought new initiatives, renewed collaboration, and a shared commitment to excellence. None of this would have been possible without the unwavering support of our membership. Your engagement, whether through events, education, advocacy, or volunteerism, continues to be the heartbeat of this chapter. Thank you for showing up, giving back, and believing in the mission of CAI. I also want to extend heartfelt appreciation to our exceptional chapter staff. Our Chapter Executive Director, Justine Tucker, stepped into her role with vision, steadiness, and enthusiasm. She has quickly become an invaluable leader who has embraced our chapter, strengthened operations, and helped elevate the member experience. Alongside her, Tara Ruch, has worked tirelessly to support events, communications, and day-to-day operations with reliability and professionalism. Their partnership has brought new 4

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energy and momentum to our chapter, and we are deeply grateful for their hard work. As I prepare to pass the gavel, I could not be more excited to welcome Stefanie Nicholson as your incoming 2026 Chapter President. Stefanie is a dynamic leader with a deep passion for service and a strong commitment to our industry. I am confident that under her leadership, CAI Central Florida will continue to grow, innovate, and thrive. Our chapter is in excellent hands, and I look forward to supporting her throughout the transition and beyond. With a strong foundation behind us and a bright path ahead, I am enthusiastic about what awaits us in 2026. Together, with our dedicated board, engaged membership, and outstanding staff, we will continue to advance education, strengthen communities, and champion the professionals who make community association living successful. Thank you for an incredible year and for the privilege of serving as your President. Here’s to continued growth, collaboration, and community in the years ahead. I hope you have a wonderful holiday season and magical new year!

4T H QUAR T ER 2025 | CENT RAL FL O R I DA TI ME S

CHAPTER EVENTS

2026 Calendar of Events More details regarding upcoming events will be posted to caicf.org under the “Events” tab. Check back regularly for the most up-to-date information. CAICF Board Meetings will be held before or after each of the Monthly Meetings. Please be sure to register for all events in advance, as we need an accurate head count for space and food purposes prior to the event. Thank you for your help! •

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January 8, 2026: Monthly Meeting Luncheon: Swinging into the New Year at Topgolf Orlando at 11:30 am for “iLead Neighborhood Leadership Program” presented by Cindy Light, Neighborhood Relations Manager for City of Orlando. iLead is a comprehensive program that provides neighborhood organizations with the tools to inform, connect and involve your neighbors through a series of guides and trainings. FREE for Manager Members (CAMs) & HOA Board Members/ Homeowner Leader Members (HOLs); $60 for Business Partner Members; $85 for Non-Member Business Partners; $25 for Non-Member CAMs/Homeowners. REGISTER ASAP – Be sure to include any dietary restrictions and list each attendee by name for a smooth check-in. Each attendee name MUST be entered – only one name per ticket holder. No Walk-in Attendees; Registration is Required. CAMs/HOLs: No-shows and cancellations after January 2 at 12:00 pm will be billed $60. Please note: Refunds will only cover the ticket cost and will not include the processing fee. Sponsorships available. January 29, 2026: Brevard Meeting at the Zoo at 11:30 am. This unique setting offers a great opportunity to connect with fellow community association professionals while enjoying a delicious lunch and engaging education! Alan Schwartzseid of Kaye Bender Rembaum, P.L. will present a “Legal Update.” For CAMs: Course # 9633719 (2 CEUs in LU). For Condo Board Members: One (1) CEU satisfying annual requirement. Attendees will get updated on the most recent legislative changes and discuss the statutory changes made by Florida

Legislature and how they directly affect managers and their communities. Sponsorships available. •

February 5, 2026: Monthly Meeting: Ahoy, Captain! Grab your crew, steady the sails, and let’s chart another unforgettable course! Back on the water we go on St. Johns Rivership. Attendees MUST be present at 11:00 am to board. Leslie Ellis, Audit Manager of Glickstein, Laval, Harris, PA ill present the CEU: “Community Association Financial Topics” (Course #: 0006832, 1 hr IFM or ELE). Sponsorships available.

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March 5, 2026: CA Day 2026: GAME ON! at the Marriott Orlando. Level up your community knowledge and connections at CA Day — the ultimate annual educational event + trade show that brings together Homeowner Leaders (HOLs) and HOA Board Members, Community Managers (CAMs), and the Business Partners who power their success! This isn’t your ordinary trade show… this year, we’re going full-on GAME MODE! Every booth will be competing in Best Gaming Booth Design and Visitor Engagement challenges, so get ready for a high-energy, interactive experience that’s as fun as it is informative. Power-Up Schedule: FREE Education Classes: 9:00 am – 12:30 pm; Expo Hall (137 vendor booths!): 11:00 am – 3:00 pm; Do Not Pass Go/Jail Homeowner Leader VIP area with Hourly Legal Advice: 11:00 am – 3:00 pm. Food, raffles, specialty drink, and photo spot for HOLs only! Epic Raffle Prizes! Bonus Round After Party: 3:30 pm – 6:30 pm.

SPONSOR AN UPCOMING CHAPTER MEETING! Each sponsor for the Chapter Meetings receive face time in front of the membership with the microphone to talk about your company. You will also be able to put give-away items and collateral on all the tables. Space is also provided for our sponsors to display their marketing materials. Every sponsor is important to our chapter and your generous donation goes directly to off set the costs of the program. Only three sponsors are permitted per program. Please consider sponsoring today! CONTACT THE EXECUTIVE DIRECTOR AT EXDIR@CAICF.ORG 6

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LOOKING FOR A SERVICE PROVIDER? CAI Central Florida has a list of great service providers in most every industry a Community Association could need! The best part is, they are members! Check it out at: caicf.org/directory.

4T H QUAR T ER 2025 | CENT RAL FL O R I DA TI ME S

EDUCATION

Upcoming Workshops & Education Courses COMMUNITY CONNECTIONS WORKSHOP SERIES This series is hosted in partnership by Orange County Neighborhood Services Division and the City of Orlando Office of Communications & Neighborhood Relations. The monthly workshops are free. HOA and Condo Board of Directors Certification Saturday, January 10 from 9:00 am - 1:00 pm Internal Operations Center 1: 450 E. South Street, Orlando Serving on a HOA or condominium association board requires Florida’s certification compliance within 90 days of being elected. This workshop will provide an overview of the many responsibilities and areas of oversight required by condominium and homeowners’ association board of directors. You will learn about condominium and HOA operations, records maintenance and owner access to records, dispute resolution options, budgets and reserves, election requirements and financial reporting. Click here to register. Building Financial Foundations for Neighborhood Success Saturday, February 14 from 9:00 - 11:00 am Internal Operations Center 1: 450 E. South Street, Orlando Ready to launch a small business or organization in your community? This workshop offers a simple, step-by-step process to help you get started. From creating a budget to securing funding, managing cash flow and planning for long-term success, you’ll learn the essential strategies needed to bring your vision to life. Perfect for beginners, this session breaks down each stage into easy-to-follow steps, ensuring you have the knowledge and confidence to start your venture on solid financial footing. Click here to register.

parks for your recreational pleasure. Do you know which park you can rent an overnight cabin in or where to pet goats, or where you can catch a BMX bike race? Both the city and county parks offer programming, services and resources for individuals, families, youth and seniors. Join us for an on-site park tour and begin to explore what your local parks have to offer. Click here to register.

EDUCATION FOR MANAGERS CAI offers many online learning opportunities (click on the dates below to register or obtain more information on these Live Virtual Courses) that lead to professional credentials. View the CAI Courses and Online Catalog for additional resources. » » » » » » » » »

Get Out & Play: Taking Advantage of the Parks Saturday, February 14 from 9:00 - 11:00 am Internal Operations Center 1: 450 E. South Street, Orlando The City of Orlando and Orange County provide more than 250 8

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» »

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 (Live 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) April 9-10: M-203: Community Leadership (Virtual Course)

interested in getting more involved? join a caicf committee! If you are interested in getting more involved in the Chapter, joining a committee is a great thing to consider. Below are the different committees that we currently have active. Please feel free to contact any of the following committee chairs to learn more: CA Day/Trade Show Committee Christy Raymon Don Asher & Associates christy@donasher.com

Events Committee Mia Heflin Exclusive Landscaping mheflin@exclusivelandscapingnow.com

Meet the Managers Committee Anita Roberts Premier Association Management anita.roberts@premiermgmtcfl.com

Joey Arroyo Atmos Living joey.arroyo@atmoslivingmg.com Cares Committee John M. Calpey One Florida Bank jcalpey@onefloridabank.com

Gala Committee Joey Arroyo Atmos Living joey.arroyo@atmoslivingmg.com

Membership Outreach Brian Jones Summit Broadband brianj.innovation@gmail.com

Golf Tournament Committee Michelle Lippai Advanced Roofing michellel@advancedroofing.com

Social & Young Professional Committee Patrick Burton Di Masi Burton P.A. pburton@orlando-law.com

Education Committee Jessica Cox Leland Management jcox@lelandmanagement.com

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4T H QUAR T ER 2025 | CENT RAL FL O R I DA TI ME S

NEW CHAPTER MEMBERS

New and Returning CAICF Chapter Members from September 24, 2025 to December 20, 2025

NATIONAL BUSINESS PARTNER MEMBERS

BUSINESS PARTNER MEMBERS CONTINUED

Eagle Roofing Products Annette Sindar

Kolins Security Group Michelle Chace

SavaTree Kelsey Feldmann

RDH Building Science Inc. Paul Duffy

BUSINESS PARTNER MEMBERS

Saydah Law Firm Neil A. Saydah, Esq.

A Painter’s Touch Rebecca Tilly Furman CoMo Construction & Roofing Maurice Campbell Condo Control Phillip Livingston Creative Walls and Landscaping Tricia Adams

Smart City La toya Hodge

MANAGEMENT COMPANY MEMBERS Dominion Management Solutions Inc Julie Vega Dominguez Zeal Community Ryan Hoppe

Delaware Elevator of Florida Sean Pak

MANAGER MEMBERS

Edenred Pay Luis Perez

Crystal Jenlee Arias Community Management Professionals, Inc.

Filterbuy AC Solutions Jim Maguire

Samuel Woodget Leland Management, Inc.

Gavnat and Associates Corbett Godwin

Samuel Ramirez RealManage

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MANAGER MEMBERS CONT. Ana Graciela Villasana RealManage Terrie Bromley Lindsey Laracuente, CMCA Glenn W Leibold, CMCA, AMS Stephanie M. Mallary, CMCA Suzanna McLeod, CMCA, AMS Lindsay Ward

VOLUNTEER LEADER MEMBERS Encore at Ovation Community Assoc. Meaghan Doherty Erin Foltz Francisco Matias The Club at Ocala Preserve Darius Tambasco Villanova at Hunter’s Creek Condominium Association, Inc. Marion McKenzie

JOIN THE CENTRAL FL CHAPTER! Visit caicf.org/resources/membership to learn more!

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4T H QUAR T ER 2025 | CENT RAL FL O R I DA TI ME S

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 12

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40th 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 allfemale 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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4T H QUAR T ER 2025 | CENT RAL FL O R I DA TI ME S

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. 14

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Governance Meetings Made Simple

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Contact Us Today! 407-317-5252 • info@edison-mgmt.com edisonassociationmanagement.com 4T H QUAR T ER 2025 | CENT RAL FL O R I DA TI ME S

RECENT EVENTS

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A Community Management Company Built for Communities Scan, Click or Call 407-770-1748

4T H QUAR T ER 2025 | CENT RAL FL O R I DA TI ME S

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VISIT CAICF.ORG TO REGISTER

NO REFUNDS 30 DAYS PRIOR TO THE EVENT

10X10 SINGLE PREMIUM 10X20 DOUBLE PREMIUM

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BEST BOOTH WINNER GETS 50% OFF REGULAR BOOTH IN 2027!

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Regular - 10x10 $1,300 - Members (2 Exhibitors) $2,400 - Non-Members (2 Exhibitors) Premium (Members) $1,850 - 10x10 - Single (2 Exhibitors) $2,650 - 10x20 - Double (4 Exhibitors) Additional Exhibitors: $55 each Night Before Set-Up: $100

2026 CHAPTER INVESTOR SPONSOR DISCOUNTS

Diamond & Platinum $1,300 Discount Gold Sponsor $650 Discount Silver Sponsor $325 Discount

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BONUS ROUND AFTER PARTY

SPONSOR: $3,000 (1 OF 3 AVAILABLE) »

» » » » » » » »

Logo/company name on all promotional materials, Chapter website, and emails. Full page, full color ad in the Trade Show program. Logo on approximately 17,000 mailers/tickets that are distributed via mail and delivered to homeowner board members and CAMs. Two free parking passes for day of show. Highlighted as sponsor in the Trade Show program. Presenting sponsor signage at entrance and After Party. After Party wristbands printed with sponsor’s logo. Privilege to provide beverage napkins with company logo at After Party. May provide material to insert in approximately 1,200 Trade Show bags (no paper items).

AFTER PARTY GAMES

SPONSOR: $2,000 (4 AVAILABLE) » » » » »

Four different games, each game will be branded with sponsor logo Logo/company name on Chapter website and select emails. Highlighted as sponsor in the Trade Show program. Sponsor signage near After Party games May provide material to insert in approximately 1,200 Trade Show bags (no paper items).

DO NOT PASS GO/JAIL

HOMEOWNER LEADER ONLY VIP AREA SPONSOR: $2,500 » »

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VIP Area located near Booths 17 &18. Logo/company name on select promotional materials, Chapter website, and select emails. Highlighted as sponsor in the Trade Show program. Logo on "Money" and "Mug Shot" Specialty Drink May provide material to insert in approximately 1,200 Trade Show bags (no paper items).

EXPO SPONSOR: $2,200 » » » » » » »

Advertising on sign-in screen at registration. Logo/company name on Chapter website and select emails. Half page, full color ad in the Trade Show program. One free parking pass for day of show. Highlighted as sponsor in the Trade Show program. Sponsor recognized at the monthly Chapter meetings. May provide material to insert in approximately 1,200 Trade Show bags (no paper items).

STAGE THE GAME

DÉCOR SPONSOR: $2,000 (2 AVAILABLE) » » » » » »

Logo/company name on Chapter website and select emails. Half page, full color ad in the Trade Show program. Two free parking passes for day of show. Highlighted as sponsor in the Trade Show program. Sponsor signage at the front entrance and at the décor area. May provide material to insert in approximately 1,200 Trade Show bags (no paper items).

GAME OVER

CAM DRINK SPONSOR: $2,000 » » » » » » »

Logo/company name on Chapter website and select emails. Half page, full color ad in the Trade Show program. Two free parking passes for day of show. Highlighted as sponsor in the Trade Show program. Signage at the front entrance and at the bar area. May provide material to insert in approximately 1,200 Trade Show bags (no paper items). One Drink Ticket per CAM.

PIXEL PERFECT

D L SO

PHOTO BOOTH SPONSOR: $1,500 » » » » » »

Logo/company name on Chapter website and select emails. Half page, full color ad in the Trade Show program. One free parking pass for day of show. Logo on all photos. Highlighted as sponsor in the Trade Show program. Presenting sponsor signage at the front entrance and at the photo booth. May provide material to insert in approximately 1,200 Trade Show bags (no paper items).

BUSINESS CARDS

UNLIMITED AVAILABLE: $250 Business card size, full color ad in the Trade Show program.

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ITEMS BELOW SUBJECT TO CHANGE WITHOUT NOTICE NO REFUNDS 30 DAYS PRIOR TO EVENT

POWER UP

BAR SPONSOR: $1,200 (5 AVAILABLE) » » » » » »

Logo/company name on Chapter website and select emails. Half page, full color ad in the Trade Show program. One free parking pass for day of show. Highlighted as sponsor in the Trade Show program. Signage at the front entrance and at the bar area. Privilege to provide beverage napkins (100 qty) with company logo at ONE of the Trade Show bars. May provide material to insert in approximately 1,200 Trade Show bags (no paper items).

GAME CHANGER

SPONSOR: $500 (14 OF 15 AVAILABLE) » » » » »

Attendance to Trade Show, but NO SUITCASING. Business card size, full color ad in the Trade Show program. Highlighted as sponsor in the Trade Show program. On signage at the front entrance. May provide material to insert in approximately 1,200 Trade Show bags (no paper items).

JAIL LEGAL ASSISTANCE

ATTORNEYS ONLY: $500 (4 AVAILABLE) »

Purchasing law firm provides a licensed attorney to offer legal guidance during its one-hour time slot (11:00 am - 3:00 pm) in the “Do Not Pass Go/Jail” Homeowner Leader Only VIP Area. Highlighted as sponsor and business card size ad in program. On signage at the front entrance. May provide material to insert in approximately 1,200 Trade Show bags (no paper items).

THINK TANK

EDUCATION PRESENTERS & SPONSORS: $900 EACH CLASS » » » » » » » » » »

Player 1: Board Certification Class at 9:00 am - 1 Presenter, 3 Sponsors Player 2: Legal Update at 11:30 am - 1 Presenter, 3 Sponsors Player 3: CEU Class at 10:00 am - 1 Presenter, 3 Sponsors Player 4: CEU Class at 11:30 am - 1 Presenter, 3 Sponsors Industry exclusive. Logo/company name on Chapter website and select emails. Business card size, full color ad and highlighted as sponsor in program. Ability to leave marketing material at each seat. Three minutes to introduce your company at beginning of the class. Signage outside of classroom space.

GATE KEEPER

SECURITY SPONSOR »

» » » » » »

D L SO

Provide staff for security of Trade Show and After Party. Approximate times are 8:00 am to 6:30 pm. Half page, full color ad in the Trade Show program. Logo/company name on Chapter website and select emails. Three free parking passes for day of show. Highlighted as sponsor in the Trade Show program. Signage and table at the front entrance. May provide material to insert in approximately 1,200 Trade Show bags (no paper items).

AFTER PARTY TICKETS $25 - $50 EACH

Join us directly after the Trade Show for the Bonus Round After Party. Tickets are $25 per person for CAMs and Homeowner Leaders. Tickets are $50 per person for Business Partners or 6 tickets for $275.

NOTICE

HOTEL

TO BUSINESS PARTNERS

BOOKING INSTRUCTIONS

Business Partners may NOT attend the Trade Show unless they have purchased a Booth or Sponsorship of $500 or more.

The Marriott World Center is offering CAICF a discounted block of rooms: 800-621-0638 or book.passkey.com/go/CAday2026.

4T H QUAR T ER 2025 | CENT RAL FL O R I DA TI ME S

SIDEWALKS

A Practical Guide to Sidewalk Trip Hazards for Central Florida Associations BY JUSTIN C. REVICZKY, CEO, ELEMENT SERVICE SOLUTIONS

idewalks are among the most heavily used but often least noticed assets in any HOA or condominium community. Residents use them daily for walking pets, exercising, accessing amenities, or simply moving around the property. Yet, because sidewalks are so routine, problems with them are easy to overlook until someone trips, gets injured, or files a claim. For associations in Central Florida, where rapid tree growth and shifting soils are common, trip hazards are a frequent and costly concern.

In Central Florida, the most common causes of sidewalk lifting and displacement include:

» Tree root intrusion: Fast-growing species such as oaks, ficus, and magnolias are notorious for pushing up concrete slabs. Mature root systems can shift sidewalks significantly within just a few years.

» Soil movement: Our sandy soils expand and contract with This article provides an industry-based, educational overview of how to identify sidewalk trip hazards, what common repair procedures look like, and why association boards and community managers should address these issues proactively.

UNDERSTANDING WHAT COUNTS AS A TRIP HAZARD Most associations are familiar with uneven sidewalks but may not know the thresholds that classify a slab as hazardous or out of compliance. In general, a vertical displacement of ¼ inch or more is widely considered a potential trip hazard, and offsets of ½ inch or greater are often viewed as unsafe and in need of repair. While Florida does not have a specific “trip hazard law,” these thresholds are recognized across the industry, insurance carriers, and ADA accessibility standards. 22

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changes in moisture, leading to settling or rising slabs.

» Poor drainage: Water that flows across or under sidewalks can erode soil, creating slab movement or undermining.

» Age and original construction: Older communities may have sidewalks that were installed thinner, on uncompacted soil, or without root barriers. Due to the fact that these issues progress gradually, many hazards go unnoticed until someone points them out. For that reason, associations benefit from conducting routine walking inspections especially after heavy storms, during annual landscape reviews, or ahead of budget planning. Continued on page 24

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SIDEWALKS COMMON METHODS USED TO REPAIR SIDEWALK TRIP HAZARDS Repair methods vary depending on the severity and cause of the displacement. Below are the most widely used approaches applied across Florida communities. 1. Concrete Grinding One of the most common and cost-effective solutions is grinding down the raised portion of the concrete to create a smooth transition between slabs. Specialized equipment shaves the concrete to a consistent slope, creating a safe walking surface without replacing the slab. Grinding is typically recommended for offsets up to 1½ inches, depending on the concrete’s condition and whether it was previously shaved. 2. Slab Replacement When slabs are severely broken, undermined, or lifted beyond what grinding can correct, replacement is often the best long-term solution. This involves removing and repouring the affected panels. While more expensive, replacement ensures structural stability and corrects deeper issues such as subsurface voids or excessive root intrusion. 3. Root Mitigation Measures When tree roots are causing ongoing issues, mitigation may include root pruning, removing specific problem trees, or installing root barriers during slab replacement. Arborists and landscape professionals should be consulted to avoid damaging the health of community trees. Each method has advantages, limitations, and cost considerations. Choosing the right approach depends on safety needs, long-term planning, and community budget constraints.

WHY ASSOCIATIONS MUST ADDRESS SIDEWALK TRIP HAZARDS PROMPTLY 1. Resident Safety The most important reason is simple: protecting residents. Tripand-fall injuries are among the most common incidents within residential communities, and uneven sidewalks are a leading cause. These accidents can result in sprains, fractures, head injuries, or long-term mobility issues. 2. Liability and Insurance Considerations Associations have a legal duty to maintain common areas in a reasonably safe condition. When hazards go unaddressed, the association may be exposed to: » Personal injury claims » Increased insurance premiums » Higher deductibles or non-renewal » Legal defense costs 24

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Many insurance carriers now conduct their own property inspections and may require associations to correct hazards before renewing policies. 3. ADA Accessibility Even if your community is not required to meet full ADA compliance, uneven sidewalks can still limit accessibility for residents with mobility challenges. Smooth, safe sidewalks improve access for wheelchair users, walkers, strollers, and anyone with limited mobility. 4. Community Appearance and Property Values Damaged sidewalks detract from curb appeal. Well-maintained walkways communicate that the association is proactive with its maintenance program, which helps preserve property values and reduces long-term repair costs.

BEST PRACTICES FOR HOA AND CONDO ASSOCIATIONS To stay ahead of sidewalk hazards, associations should consider: » Annual or biannual sidewalk audits, especially in mature, tree-lined communities. » Documenting hazards with photos, measurement notes, and repair dates. » Prioritizing repairs based on severity and pedestrian volume. » Coordinating with landscape teams to monitor tree root growth and drainage issues. » Including sidewalk maintenance in long-term reserve and operating budgets. Consistency is key. A proactive maintenance plan reduces liability exposure and spreads costs more predictably over time. Sidewalk trip hazards may appear minor, but they carry significant safety and financial risks for HOA and condominium communities. By understanding how hazards form, staying informed about repair methods, and addressing issues promptly, associations can protect residents, reduce liability, and maintain the long-term health of their property.

Justin Reviczky is the CEO of Element Service Solutions, a Central Florida based General Contractor providing comprehensive repair, renovation, and maintenance services for Community Associations throughout Florida. Justin can be reached at justinr@elementbiz. com or 407-744-9122.

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END OF YEAR LUAU - DECEMBER 4, 2025

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4T H QUAR T ER 2025 | CENT RAL FL O R I DA TI ME S

END OF YEAR LUAU - DECEMBER 4, 2025

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4T H QUAR T ER 2025 | CENT RAL FL O R I DA TI ME S

FIBER

Understanding Modern Connectivity: What Homeowners Often Get Wrong About Fiber BY HOTWIRE COMMUNICATIONS – CENTRAL FLORIDA REGION

oday’s homes rely on more connected technology than ever before. From smart thermostats and security cameras to remote workstations, streaming services, and automated appliances, the modern household depends on a network that can support dozens of devices at once. Yet many homeowners are still unsure how their internet infrastructure works or what type of network best supports these growing demands. As fiber continues to expand across Florida communities, it’s helpful to clear up a few common misconceptions and explain why this technology plays such a crucial role in day-to-day living. One of the biggest misconceptions is that all internet connections are essentially the same. In reality, different infrastructures deliver dramatically different experiences. Fiber networks transmit data using light rather than electricity, allowing for faster speeds, higher capacity, and greater reliability. This becomes especially important in homes with multiple users or heavy digital activity. Another misconception is that only download speed matters. While download speed is important for activities like streaming, upload speed is just as critical for remote work, video conferencing, smart home devices, and security systems. Many traditional connections offer fast downloads but limited upload capacity, which can create bottlenecks in highly connected homes. Fiber’s ability to deliver symmetrical upload and download speeds ensures a smoother experience for two-way applications that families use daily. A third common misunderstanding is that Wi-Fi issues always mean the internet connection itself is slow. Often, the problem lies

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in router placement, home layout, interference, or the number of devices competing for wireless bandwidth. Even the best internet service can struggle if the home network isn’t configured properly. Fiber provides a stronger foundation, but optimizing in-home Wi-Fi remains just as important. Where fiber truly shines is in its support for smart homes, security, and remote work. High-resolution cameras, app-controlled locks, smart appliances, and real-time monitoring systems all require stable, low-latency connectivity. Remote workers depend on uninterrupted video calls, VPN access, cloud storage, and large file uploads. Fiber’s consistency and capacity allow all of these tasks to run simultaneously without the slowdowns that traditional networks often experience. As homes continue to adopt more connected technologies, understanding the fundamentals of modern internet infrastructure helps homeowners make informed decisions. Fiber is not simply a faster connection, it is the backbone that supports the way today’s families live, work, and protect their homes.

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4T H QUAR T ER 2025 | CENT RAL FL O R I DA TI ME S

SELF-COMPLIANCE

Voluntary Compliance BY BETSY BARBIEUX, CAM, CFCAM, CMCA, FLORIDA CAM SCHOOLS

quickly descend into chaos, requiring constant intervention from the board and potentially escalating into costly legal battles.

Voluntary compliance stems from a shared understanding of what constitutes acceptable behavior. It’s the recognition that individual freedoms are best preserved within a framework of collective responsibility. When individuals willingly adhere to traffic laws, respect property rights, and engage in honest transactions, they contribute to a smoother, more harmonious environment. This reduces the need for constant policing and enforcement, freeing up resources and fostering a sense of trust.

Underlying this voluntary compliance is a foundation of shared moral standards. These standards, often deeply ingrained in our cultural and religious traditions, provide a moral compass that guides individual behavior. While specific interpretations may vary, the core principles remain remarkably consistent throughout the centuries and within diverse societies.

ociety, at its core, is a delicate dance of cooperation and restraint. While laws and enforcement mechanisms provide a necessary framework, the true bedrock of stability lies in voluntary compliance. This unspoken agreement, where individuals choose to adhere to societal norms and rules without constant external pressure, fosters a sense of order and predictability, essential for both large-scale societies and smaller, more intimate communities like Florida community associations.

This concept extends seamlessly into the realm of community associations. These smaller, localized societies, often governed by intricate rules and bylaws, rely even more heavily on voluntary compliance. Imagine a homeowners’ association where residents consistently disregard parking regulations, fail to maintain their properties, or engage in noisy disturbances. The association would 32

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Conversely, a community where residents voluntarily comply with agreed-upon standards fosters a sense of shared ownership and pride. Residents feel a sense of belonging and are more likely to invest in the well-being of their neighborhood. This translates to increased property values, stronger social bonds, and a more enjoyable living experience for everyone.

Those common moral threads are: » Honor your family: This principle emphasizes the importance of familial bonds and the responsibility to care for loved ones. In other words, don’t do something that embarrasses your family or brings shame on it. Continued on page 34

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SELF-COMPLIANCE consequences of their actions. To foster voluntary compliance, societies and community associations must focus on several key strategies: » Education and Awareness: Ensuring that individuals understand the reasons behind rules and regulations is crucial. Clear communication and open dialogue can help address misunderstandings and build consensus.

» Fair and Consistent Enforcement: While voluntary compliance is the goal, some degree of enforcement is necessary. Ensuring that rules are applied fairly and consistently reinforces their legitimacy.

» Taking the life of an innocent human being is wrong: This fundamental principle recognizes the sanctity of human life and prohibits the intentional taking of another person’s life. It forms the basis of a safe and secure society.

» Building a Sense of Community: Fostering a sense of belonging

» Taking things that don’t belong to you is wrong: This principle

» Leading by Example: Board members and management play

protects property rights and promotes economic stability. It fosters trust and fairness in transactions, ensuring that individuals can reap the rewards of their labor.

a crucial role in promoting voluntary compliance. When individuals see others adhering to ethical standards, they are more likely to do the same.

» Telling lies is wrong: This principle emphasizes the importance

» Promoting Ethical Values: board members and management

of honesty and integrity in communication. It fosters trust and transparency, essential for building strong relationships and maintaining social order.

» Wanting things that belong to another is wrong: This principle addresses the destructive nature of envy and greed. It encourages contentment and promotes a sense of fairness and equity.

» Keep your promises and vows: This is a general principle that encapsulates the drive to live a righteous and ethical life. It includes being kind, generous, and considerate of others. These moral standards provide a framework for ethical decisionmaking, guiding individuals towards actions that benefit the collective good. They instill a sense of conscience, prompting individuals to consider the impact of their actions on others.

and shared responsibility can encourage individuals to act in the best interests of the community.

should promote and model the common moral threads. In conclusion, voluntary compliance is the silent engine that drives societal and community stability. When purchasers sign on the dotted line and become the owners of lots, units, or shares, they preagreed to voluntarily comply with all the covenants, restrictions, rules and regulations. They have pre-agreed to the enforcement processes should they not voluntarily comply. The whole basis of our American society is based on voluntary compliance and on a smaller scale is the basis for our community associations. While laws and enforcement mechanisms are necessary, the true power lies in the individual choices we make to uphold the principles of fairness, respect, and responsibility. This act of choosing good, is the ultimate glue that holds any society and community associations together.

In community associations, these moral standards translate into respecting neighbors, maintaining property values, and participating in community governance. When residents adhere to these principles, they create a harmonious and supportive environment. Betsy Barbieux, CAM, CFCAM, CMCA, a Professional

However, voluntary compliance is not always guaranteed. There are instances where individuals may choose to disregard societal norms or community rules. This can stem from a variety of factors, including a lack of understanding, a sense of entitlement, or a disregard for the 34

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Development Coach, of Florida CAM Schools, LLC, can be reached at Betsy@FloridaCAMSchools.com, or 352326-8365. For more information, visit floridacamschools. com. Subscribe to CAM Matters™ on YouTube.

4T H QUAR T ER 2025 | CENT RAL FL O R I DA TI ME S

INFRASTRUCTURE

Turnover of Control of Infrastructure

BY MONTJE S. PLANK, P.E., CENTRAL FLORIDA ENGINEERING CONSULTANTS, LLC

n gated communities, as well as other communities with Private Facilities owned by the Association facilities, such as the community roads maintenance and remediations, as well as the stormwater conveyance and stormwater management ponds/tracts (typically); and upon common areas and elements; are the responsibility of the Homeowners, Property Owners or Condominium Association. The big day comes when the Developer turns over the control of the Association Board to the residents. Hopefully, this will be after the following: 1. The previous preparation of an Infrastructure Inspection Report by a Civil Engineer, and 2. Remedial construction by the Developer. 3. Confirmation by an Engineer or Municipal Engineering Inspector, as to compliance. 4. If wetlands are upon common tracts, or aquatic plantings exist within the stormwater management ponds, a compliance letter by the Project Environmental Consultant. 5. Re-Issuance of the Stormwater Management Permit to the Association, as an Operation and Maintenance Permit. 6. Confirmation of adequate Reserve funding. To facilitate sufficient subdivision management of the Infrastructure ( just one of the tasks administered by a Professional Community Manager), the following documents should be secured and copied on behalf of the Association: 1. A complete set of ‘As-Built’ Construction/Engineering Plans. 36

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2. Recorded Plat (s)The WMD Permit, INCLUDING a document evidencing the transfer of the permit to the ASSOCIATION. 3. Confirmation of the Association as being the Water Management District Permittee, of a Permit that has been issued as an ‘Operation and Maintenance’ Permit. 4. FEMA-LOMR Certification(s), if needed to remove lots from the flood plain (FEMA: Some communities were placed upon lands that have been identified by the Federal Emergency Management Agency (FEMA) upon their Flood Insurance Rate Maps (FIRM) as being subject to flooding – that portions of the property lay within delineated Special Flood Hazard Areas (SFHA). These SFHA are areas which are subject to inundation by a flood that has a 1-percent or greater chance of being equaled or exceeded during any given year……this is known as the 100-year flood plain. The design engineer would have taken this issue into account, in the approved design for the community. All single-family lots would have been removed (through placement of fill), at least within the buildable areas, from this Flood Plain- physically, anyway. 5. The engineer may have been paid to follow-up with postconstruction certifications and the processing of this change upon the FIRM delineation through FEMA, for these lots to be removed from being identified as within the SFHA/flood plain, through a Letter of Map Revision (LOMR) process. Should this not have been so certified, the lot owners upon those lots will be Continued on page 38

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INFRASTRUCTURE burdened with acquiring flood insurance- even though they are now above the flood plain). 6. Copy of Right of Way Use Agreement, if there is one. (Orange County would require such, upon public ROW landscaping, and irrigation crossings under public roads). 7. Any other permit with operational requirements that would transfer to the Association, such as Orange County Environmental Protection Department.

management would be most-often warranted; for their review, of the documents and to facilitate the turnover. Additional benefit would be had, from a listing of the various vendors involved in the construction of the community’s specialty paving, sport courts, landscape lighting, etc. The foregoing is meant to be a guide in the listing of documents that are needed in regard to infrastructure management; there are other issues and documents that will be needed and can be identified by or secured by a Professional Community Manager or the Association Board (such as funding and escrow).

8. Traffic Enforcement Agreement, if applicable. 9. Contracts for ongoing services by any vendors, such as for: • Gate operation and maintenance • Street lighting

• • • • •

Pond fountains Mowing Landscaping and irrigation Irrigation well service Environmental consultants in regard to mitigation/ management of pond aquatics or wetlands.

Montje S. Plank, P.E., is a practicing Professional Engineer and Construction Manager with nearly 40 years of experience. He is a graduate of the University of Florida. For more information, visit www.floridaeng. com, email Montje at mplank@floridaeng.com or call

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4T H QUAR T ER 2025 | CENT RAL FL O R I DA TI ME S

FIDUCIARY DUTY

Fiduciary Duty & Board Decisions: What It Really Means (and How to Stay Out of Trouble) BY S. DAVID COOPER, ESQ. BECKER

erving on the Board means making decisions – a lot of them. Parking rules, maintenance projects, budgets, who gets to repaint their front door bright purple...the list is neverending. Sooner or later, someone will insist that a decision was made for the benefit of the Board’s “buddies” rather than the community. When that happens, the Board suddenly starts to hear the phrase “breach of fiduciary duty.” With that in mind, what is fiduciary duty, and how do you avoid becoming the next cautionary tale?

HOW TO STRENGTHEN BOARD DECISIONS (AND DRAMATICALLY REDUCE LEGAL RISK) Below are some tips to ensure your Board has fulfilled its fiduciary duty. 1. Give proper notice of meetings. The Board must follow whatever the governing documents and state law say about providing notice to the members. Giving proper notice is a fundamental and crucial step to ensure transparency and to help dispel suspicion. If the Board is meeting in secret or making it difficult for members to attend, members may wonder what the Board is trying to hide.

WHAT IS A FIDUCIARY, REALLY?

A fiduciary is someone who manages money or property on behalf of others. Because the job involves a high level of trust, the law expects loyalty, honesty, good faith, and reasonable care. In short, Board members should always make decisions based on what is best for the association as a whole, not what’s best for the Board, the Board’s friends, or even the most vocal complainers.

2. Do not take action without a quorum. Having a quorum is not optional. If you do not have a quorum, you do not have a meeting. Accordingly, any votes you take at that “gathering” will be invalid. If there is no quorum, you should either take a short break while trying to get more people to attend or adjourn the meeting to reconvene at a later date.

Courts do not expect Boards to be perfect, making the right decision every time, but they do expect Boards to act reasonably, fairly, and transparently. When Boards do that, courts typically defer to the Board’s business judgment rather than second-guessing every decision.

3. Skip the alcohol. Some Boards like to combine meetings with a little wine or beer. Having one drink may seem harmless, but in a fiduciary duty claim,

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Continued on page 42

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FIDUCIARY DUTY a court will be evaluating the Board’s judgment. Given that alcohol is known to affect judgment, drinking alcohol at the meeting opens up an argument that the Board did not use its best judgment, making it harder to convince a court to defer to the Board’s decisions. 4. Allow meaningful discussion. Boards can adopt Rules to limit the amount of time a member can speak on an agenda item, but some Boards do not follow the Rules or tell the members that they can speak at the end of the meeting, after the Board has conducted all of its business and made all of its decisions. Boards do not have to put up with endless monologues, but not allowing meaningful discussion and railroading decisions looks bad. Courts like to see that opposing views were heard, even if they were not adopted. If the members are not allowed to speak until after all of the Board’s decisions were made, it is harder to show that the Board considered alternatives before making its decision. Instead, Boards should allow members to speak early on in the meeting. This has the dual effect of allowing meaningful input and allowing disgruntled members to get their thoughts off their chests, rather than stewing for an hour or more until their time to speak. 5. Major decisions shouldn’t be rushed. Unless the Board is dealing with an emergency, it should consider discussing major or potentially controversial matters over at least two meetings. Taking a little more time for discussion is a strong signal that the Board acted carefully, thoughtfully, and without hidden motives.

help them determine whether the Board exercised sound judgment. Additionally, the Board should be sure the minutes include important procedural details, such as the date, time, location, who attended, confirmation of quorum, and the wording of any motions passed or failed. Including this information will help show that the Board went about its business, as usual, making a decision in an orderly and legitimate way.

THE BIG TAKEAWAY Board members need not worry about being sued over every decision. They do not need to be perfect. To help protect themselves, though, Boards should ensure: • Notice was proper. • A quorum was present. • Discussion happened. • Expert advice was considered where appropriate. • Decisions were made for the benefit of the community as a whole. • The minutes show that the Board acted reasonably. Do that consistently, and courts will almost always defer to the Board, even when some owners complain about the outcome.

6. Committees are your friend. Appointing committees to research issues and make recommendations demonstrates that the Board sought community input and evaluated options. If using committees, the Board should make it clear that committees only advise the Board. The Board makes the final decision. 7. Get professional advice when the issue is technical. Courts rarely criticize Boards for following qualified expert advice, even if some owners do not like the result, so Boards should get the advice of attorneys, engineers, accountants, architects, etc., when dealing with controversial or technical issues. 8. Choose the least intrusive solution. If there are several workable options, pick the one that affects members the least. When a Board can show that it chose the solution that had the least effect on members, a court will be more likely to defer to the Board’s judgment.

“Coop” Cooper is a Senior Attorney in Becker’s Community Association practice based in the Orlando office. Mr. Cooper has more than 20 years of experience

9. Use your minutes wisely. Typically, the Board will keep the Minutes of meetings short, but when a significant decision is made, it should include the reasoning behind it in the Minutes. Courts often read minutes to 42

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specializing in real property law, with a focus on community association governance, landlord/tenant disputes, and complex legal transactions. For more information, call 407-2159663 or email sdcooper@beckerlawyers.com.

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4T H QUAR T ER 2025 | CENT RAL FL O R I DA TI ME S

UTILIZING AI

The AI Marketing Playbook for Community Managers: Your 2026 Competitive Advantage BY ALANA JOHNSON, CORPORATE ASSISTANT DIRECTOR, ACCESS MANAGEMENT

HOW TO HARNESS ARTIFICIAL INTELLIGENCE WHILE PRESERVING THE HUMAN TOUCH Philip Anthony Mitchell once observed, “Your thoughts are holding you back.” While he spoke these words in a different context, they resonate profoundly with today’s community managers facing the AI revolution. How many hours have we lost deliberating over decisions that data could inform in minutes? Yet as we embrace AI’s power to accelerate decision-making, we must heed the wisdom of author and researcher Wes Huff, who reminds us to “listen to the truth behind the Truth.” Data represents organized facts—but facts can be incomplete, misleading, or misinterpreted without human discernment. AI can process thousands of data points instantly, but only you understand that the retired veteran in Building C needs a personal phone call, not an automated email. This is the paradox and promise of AI in community management: technology that frees us from overthinking routine decisions while demanding we think more deeply about what makes our communities human.

The difference isn’t in the technology they choose. It’s in remembering that data shows you what happened, but only human wisdom reveals why it matters. Consider this: Your AI system flags that noise complaints increased 40% last month. That’s valuable data. But human discernment recognizes the increase coincides with a new family in Unit 204— young parents with twin toddlers and an energetic dog. The “truth behind the Truth” isn’t that you need stricter policies, but that these residents need a friendly welcome, guidance on quiet hours, and introductions to other young families. AI provides the signal. You provide the wisdom.

THREE STRATEGIC AI APPLICATIONS 1. Personalized Communication—With Authenticity AI can analyze resident preferences and interaction history to help craft targeted messages. New residents receive welcome information highlighting amenities, while long-time residents get updates on improvements and events they’ve attended before. But technology handles only the segmentation and timing—you provide the warmth, specific details, and personal touches that make each message genuinely resonate.

AI AS ENHANCEMENT, NOT REPLACEMENT After working with community associations throughout Central Florida, I’ve witnessed two distinct paths. Some managers let AI become a barrier between themselves and residents—hiding behind chatbots and generic emails, wondering why engagement plummets. Others use AI strategically to eliminate time-draining tasks, creating space for the conversations and community-building that define exceptional management. 44

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Action Step: Segment your database into new residents (0-6 months), engaged residents (event attendees), and quiet residents (minimal interaction). Use AI to draft targeted messages, then personalize each with specific names, examples, and stories that reflect your actual relationships. Continued on page 45

UTILIZING AI 2. Smart Workflow Management AI-powered systems can prioritize tasks, automatically schedule follow-ups, and flag patterns indicating larger issues. When your system alerts you to Mr. Chen’s third HVAC complaint this month, the data tells you what’s happening. Your humanity asks: Is this really an HVAC issue, or is Mr. Chen isolated and finding reasons for service calls to get human interaction?

elderly residents during heat waves—that’s AI enhancing humanity. If AI handles 90% of communications so you never talk to anyone— that’s AI replacing humanity.

Action Step: Map one workflow process—architectural reviews or maintenance requests. Identify three bottlenecks where automation could help, but also three touchpoints where human judgment is non-negotiable. Design AI to protect those human moments while streamlining everything else.

THE PATH FORWARD

3. Data-Driven Insights—With Context AI sentiment analysis can review surveys and communications to identify trends, but raw data needs interpretation. When analysis shows 70% positive response to your pool renovation with 30% negative feedback, don’t just note the ratio. Read the actual comments. You might discover residents aren’t opposing the renovation—they’re concerned about the month-long closure during peak summer.

The community managers thriving in 2026 use AI to become more human, more present, and more effective at building genuine community. They view every AI implementation through one lens: Does this help me know my residents better and create more opportunities for meaningful interaction?

Action Step: Use AI tools to analyze survey responses, then read every comment personally, looking for context the algorithm missed. Present both data insights and your human interpretation to your board.

YOUR IMPLEMENTATION ROADMAP Month 1: Evaluate your current technology and identify your three biggest challenges. Define what makes your management approach unique—these become your guardrails for any AI implementation. Months 2-3: Pilot one AI tool thoroughly. Track efficiency metrics, but also gather qualitative feedback: Do residents appreciate faster responses, or do they miss talking to a person? This ensures AI works for your specific community while preserving what they value most.

Your residents may never know about the AI tools working behind the scenes, but they’ll absolutely notice whether you seem more available and engaged, or more distant and automated.

Mitchell was right—our thoughts can hold us back. AI can break this cycle, providing rapid insights that help us decide and act confidently. But Huff was equally right—we must listen for the truth behind the Truth. Data without discernment is just noise.

Start small. Choose one application that addresses a genuine challenge while protecting what makes your approach valuable. Implement thoughtfully. Measure both quantitative results and qualitative feedback. Refine based on human response, not just algorithmic output. The communities you manage deserve both the efficiency AI delivers and the authentic human connection only you can provide. This isn’t either-or—it’s both-and. Your thoughts don’t have to hold you back. Let AI handle the analysis so you can focus on the human wisdom that transforms data into decisions and communities into homes. The truth behind the truth is this: technology is just a tool. You remain irreplaceable.

Months 4-6: Scale to additional applications while maintaining human-centered service. Educate your board about how AI helps you be more present and strategic—share not just time saved, but stories of how that time enabled you to personally welcome new homeowners or launch resident orientation programs.

PROTECTING YOUR BRAND’S HUMANITY

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of experience spanning hospitality, travel, and community association management. As Corporate Assistant Director at Access Management, she brings proven engagement strategies to create exceptional resident experiences. Alana is also founder of Brand Manifest, a boutique referral-

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POOL SIGNS

What Florida CAMs Need to Know About Pool Rules Signage BY LAUREN BROOM, B.S., R.S., EDUCATIONAL CONSULTANT, SPACE COAST POOL SCHOOL

ommunity swimming pools are one of the most-used amenities in Florida associations—and also one of the most regulated. Pool rules signage plays a critical role in keeping residents safe, protecting your association from liability, and ensuring compliance with state code. As a Florida Community Association Manager (CAM), understanding your responsibilities related to pool signage is essential. Here’s what you need to know to stay compliant and avoid costly violations.

POOL RULES SIGNS ARE REQUIRED BY THE FLORIDA BUILDING CODE Swimming pool rules signage is governed by Section 454 of the Florida Building Code. These rules apply to most public and semipublic pools, including those at: » Condominiums » Homeowner Associations (HOAs) » Apartment communities » Hotels and resorts 46

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Failure to comply can result in failed inspections, fines, and increased liability exposure.

WHAT IS REQUIRED ON A FLORIDA PUBLIC POOL RULES SIGN All Florida public and semi-public swimming pools must display a pool rules sign that contains the following required information. This signage is mandatory and enforced during Department of Health inspections. 454.1.2.3.5 Rules and Regulations Signage. Rules and regulations for bathers shall be installed in minimum 1-inch (25.4 mm) letters that must be legible from the pool deck, and shall contain the following: 1. No food or beverages in the pool or on pool wet deck. Commercially bottled water in plastic bottles is allowed on the pool wet deck for pool patron hydration. Exception: Continued on page 47

POOL SIGNS Food and beverages served in accordance with swim-up bar requirements found in Department of Health (DOH) Rule 64E-9.004, Florida Administrative Code. 2. No glass or animals in the fenced pool area (or 50 feet (15 240 mm) from unfenced pool). Exception: Service animals as defined in s. 413.08, Florida Statutes All animals are prohibited to enter the pool water or onto the drained area of an interactive water feature. 3. Bathing load: ___ persons. 4. Pool hours: __ a.m. to __ p.m. 5. Shower before entering. 6. Pools of 200 square feet (18.58 m2) in area or greater without an approved diving well configuration shall have “NO DIVING”, in 4 inch (102 mm) letters included with the above listed pool rules. 7. Do not swallow the pool water. This statement shall be added to signs at pools that conduct alterations as that term is defined. 8. If the pool includes a sun shelf, “WARNING: DROP OFF AT SUN SHELF EDGE IS ___ FEET DEEP” in 4-inch (102 mm) letters. Not required where sun shelves transition to steps. 9. If the pool includes a sun shelf or a zero depth entry area, “DO NOT PLACE FURNITURE IN POOL.” Not required when all movable furniture on the deck or in the pool is entirely made from UV-resistant, inert plastic. 10. By January 1, 2022, all pools shall add: “POOL MAXIMUM DEPTH: ___ FEET,” in 2-inch (51 mm) letters with the previously listed pool rules.

3. Pregnant women, small children, people with health problems and people using alcohol, narcotics or other drugs that cause drowsiness should not use spa pools without first consulting a doctor. 4. Maximum use: 15 minutes. Additionally: » There must be a clock visible from the spa so patrons can monitor time and comply with the 15-minute limit. Florida Department of Health+1 » If the spa is equipped with an emergency cut-off or “kill switch,” and that device is triggered, the spa must have a minimum 80-decibel alarm (near the spa), and a visible sign reading: “ALARM INDICATES SPA PUMPS OFF. DO NOT USE SPA WHEN ALARM SOUNDS UNTIL ADVISED OTHERWISE.” What This Means for Community Association Managers and Operators » When you have a spa (hot tub) in your community pool facility, you cannot rely on the “standard pool rules sign” alone: you must ensure a spa-specific sign is posted that includes at least the items above (max temp, supervision, health warning, time limit). » The sign must be clearly visible to all spa users.

ASSOCIATIONS MAY CREATE THEIR OWN POOL RULES SIGNS Pool owners and associations are allowed to create their own custom pool rules signs, as long as: » All required rules from the Florida Building Code are included. » The sign is complete and readable. » The information does not contradict required safety rules.

What FBC 454.1 requires on a “Spa Pool” (Hot Tub / Spa) Sign When a public or semi-public pool facility includes a spa, the signage must include—in addition to the standard pool rules—the following spa-specific warnings and instructions per Section 454.1.8.13: ICC Digital Codes+2Florida Building Association+2. 454.1.8.13 In addition to the requirements of Section 454.1.2.3.5 spa pool signs installed shall include the following: 1. Maximum water temperature: 104°F (40°C). 2. Children under twelve must have adult supervision.

Continued on page 48 4T H QUAR T ER 2025 | CENT RAL FL O R I DA TI ME S

POOL SIGNS For convenience, many organizations choose to purchase pre-made compliant signs online, which can help eliminate guesswork and reduce compliance risk.

and the increased risk for slips, falls, and non-swimmers.

ADDING OR CHANGING POOL RULES

Non-compliant signage can lead to: » Failed health department or building inspections » Fines and enforcement actions » Increased liability in the event of an accident » Delayed pool openings » Potential insurance complications

If your association adopts new pool rules that are not part of the required state rules: » You may create a separate supplemental sign and post it next to the original pool rules sign » The new rules must not cancel out or contradict the staterequired rules » You may add additional rules as needed, provided all required safety language remains intact This flexibility allows associations to respond to changing conditions while staying compliant.

PROPER PLACEMENT & VISIBILITY REQUIREMENTS To meet code requirements, pool rules signs must be: » Posted within the pool fenced area » Easily visible to pool users » Not blocked by landscaping, vegetation, or pool furniture » Installed where patrons naturally enter or gather

WHY THIS MATTERS FOR COMMUNITY ASSOCIATIONS

Staying ahead of signage compliance protects your residents, your board, and your association.

BEST PRACTICES FOR COMMUNITY MANAGERS To stay compliant and reduce risk: » Inspect pool signage monthly » Replace faded or missing stickers immediately » Trim landscaping so signs remain fully visible » Verify sun shelf warnings are correct and properly sized » Keep spare compliant signs in storage » Work closely with your pool service provider and inspector

FINAL THOUGHTS If the sign becomes damaged, missing, faded, or unreadable, it must be replaced immediately—waiting until the next inspection is not acceptable.

ALL INFORMATION MUST BE COMPLETE & LEGIBLE Your pool rules sign must always be fully complete, including: » All required safety rules » Any blank fields that must be filled in (such as emergency numbers, depth warnings, or special features)

Pool rules signage may seem like a small detail, but it plays a major role in safety, legal compliance, and risk management for Florida communities. As a Community Association Manager, routine monitoring of pool signage is one of the simplest ways to prevent avoidable violations and protect your residents. If you ever have questions about pool code compliance, inspections, or training for your staff, working with certified pool professionals is always your safest path forward.

If you use: » Black marker or » Stickers for depth or emergency information Be aware that these can fade or peel off over time. Signs should be checked regularly to ensure everything is still readable and intact. Lauren Broom is the owner of Space Coast Pool School,

SPECIAL RULE FOR POOLS WITH SUN SHELVES

LLC for the past 13 years. She is a PHTA® Authorized

If your pool includes a sun shelf, there is a specific additional requirement: » A separate warning must be posted that states: “WARNING: DROP OFF AT SUN SHELF EDGE IS __ FEET DEEP” » This warning must be in 4-inch lettering » The depth must be filled in accurately

Instructor. She attended college at the University of Central Florida where she received a Bachelor of Science in Biology. She holds her Registered Sanitarian, R.S. with the National Environmental Health Association (certification in public health). Lauren has 17 years of experience in the inspection of commercial public pools in Florida as an inspector from the Florida Department of Health along with recreational waterborne disease

This rule is especially important due to the sudden depth change 48

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outbreak investigations.

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LIFESTYLE

The Power of Lifestyle Programs in Association Led Communities BY JACKY HAM, SENIOR VICE PRESIDENT OF BUSINESS DEVELOPMENT, CCMC

ifestyle programs have become a defining feature of today’s most successful association led communities, particularly in master-planned and large-scale developments where the resident experience directly influences home values, engagement, and community harmony. At their core, lifestyle programs are intentional, community-building initiatives designed to foster connection, support resident well-being, and create a sense of belonging. These programs go far beyond social events; they are a strategic investment in culture, communication, and community identity. A strong lifestyle program delivers measurable benefits to both boards and residents. First, it enhances resident satisfaction. When neighbors connect through events, clubs, or shared experiences, they are more likely to feel rooted in the community, understand its values, and take pride in where they live. That sense of pride often translates into higher volunteerism, increased participation in meetings, and stronger support for board initiatives. Second, lifestyle engagement helps cultivate a more informed and cooperative membership. Residents who regularly interact with the management team at events or programs feel more connected and are more likely to view the association as a partner—not just an authority figure. This positive relationship can reduce conflict, increase compliance, and streamline communication. Perhaps most importantly, investing in lifestyle programs can deliver operational benefits, especially when it comes to on-time assessment payments and a reduction in violations. Communities with active lifestyle programming consistently see higher rates of on-time dues payments. Why? Because engaged residents understand the value the association provides, perceive the return on their investment, and feel a personal connection to community operations. When a homeowner sees that their assessments support meaningful programming, amenities, and services, paying on time becomes less of a transactional requirement and more of a contribution to the community’s success. 50

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Similarly, violations tend to decrease in communities with strong lifestyle offerings. Engaged residents are more present, more informed about standards, and more connected to their neighbors—reducing the likelihood of conflict or non-compliant behavior. Lifestyle programs rooted in education, such as “Coffee with the Manager,” new-resident orientations, or community standards workshops, also help residents understand the “why” behind the rules. Examples of effective lifestyle programs include fitness classes, walking groups, food-truck nights, volunteer days, teen clubs, newresident welcome events, educational seminars, pet meet-ups, and seasonal festivals. Even small-scale initiatives—like card clubs, sunrise yoga, or coffee socials—can transform culture, improve communication, and build trust. In the end, lifestyle programs are not simply amenities; they are essential community-building tools that strengthen financial health, reduce operational strain, and enhance overall quality of life. For boards looking to create long-term value, few investments deliver a greater return.

Jacky Ham serves as Senior Vice President of Business Development at CCMC, leveraging 25+ years of experience to support thriving community associations. She works hand-in-hand with boards to identify opportunities that elevate the resident experience and build strong, sustainable community culture. Jacky is widely recognized for her collaborative approach and her dedication to helping associations achieve long-term success.

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MINUTES

How to Write Effective Association Meeting Minutes BY JULIA CASANOVA, LCAM, DIRECTOR OF SALES, STEPHENS & CO

riting Meeting Minutes can feel like a daunting task. Keeping track of everything at the meeting, who said what, when, and how; but it really does not have to be so complicated. The Florida Statutes simply say that the minutes must be kept in written form, or in a way that can be transcribed to written form. Most Associations use Roberts Rules of Order as a way to run their meetings in an organized way. In keeping with this parliamentary option, there is a way to write to write meeting minutes here too.

•

decisions or announcements while the meeting is in order, you can record those as well. » Guest Speakers – If the board has invited a guest speaker, record who the speaker was and the topic, but there is no need to transcribe the entire conversation. Adjournment – Once the board has discussed all relevant business, the board may entertain a motion to adjourn. You will want to record the time of adjournment.

THINGS THAT DO NOT NEED TO BE INCLUDED Meeting Minutes are NOT meant to be transcriptions of the meeting that took place. A Set of minutes is merely meant to make an official record of the actions that the Board of Directors took during the meeting, who was in attendance, and location of the meeting. If you board prefers to have a transcript of the meeting, they can have their meetings recorded, but for the purposes of the official record a concise set of minutes always works best.

KEY THINGS TO INCLUDE • • • •

Header - Include the legal name of the Association, followed by the date, time, and location of the meeting. Attendance - Record who was in attendance and if quorum was achieved for the meeting. Call to Order - You’ll record the time the meeting was called to order and who called the meeting to order. Agenda Items - You’ll go down your agenda items and record motions as they happen from the board. » Motions - Motions must include the exact wording in which the motion was made, who made the motion, who seconds it, and whether the motion carries or not, and how the board votes. If the board votes unanimously on a motion, you can simply record that in the minutes. » Important Decisions – The board may make important

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• • • •

Debates Arguments or grievances Lengthy discussions Word for word conversations

Following these simple guidelines will ensure that the meeting minutes are always concise and as accurate as possible. Remember that Meting Minutes are official records of the Association and are required to be kept in perpetuity, which means that having good records of actions taken is much more important than a word for word transcript of the meeting, which can become confusing to people reading it later on. The point is to be able to record the business of the Association as clearly as possible.

Julia Casanova is the Director of Sales for Stephens and Company. She can be reached at julia@allstephens. com or 407-307-5344. For more information, visit allstephens.com.

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TOPIC PROPERTY MANAGEMENT

Substance Over Shine:

Why HOA & Condo Boards Must Choose Financially-Driven Management Companies BY REBECCA CIOCI, CMCA, VICE PRESIDENT OF SALES, KW POPERTY MANAGEMENT & CONSULTING

n the world of HOA and condominium management, boards are often inundated with polished sales pitches, flashy presentations, and promises of cutting-edge apps or lifestyle amenities. However, when the dust settles, the most important foundation for any well-run community is simple: sound financial management. Unfortunately, too many boards are drawn to “glamorous” management companies that talk big, but lack the accounting rigor, oversight, and transparency that communities need to thrive long-term. If you’re on a condo or HOA board, your fiduciary duty isn’t just about aesthetics or amenities. It’s about protecting your community’s financial health, and that starts with hiring a management company grounded in real financial discipline.

WHY FINANCIAL INTEGRITY SHOULD BE THE TOP PRIORITY At the heart of every HOA or condominium community is a budget funded by the dues of its residents. Without accurate financial reporting, budget forecasting, and reserve planning, the community is at risk of: 54

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• • • •

Underfunded reserves, leading to special assessments. Delayed vendor payments, straining relationships, and services. Inaccurate financials making board decisions misinformed or risky. Compliance issues that lead to legal exposure or audit problems.

A flashy sales pitch won’t help when the numbers don’t add up. Insist on a CPA-led accounting team. It’s not enough for a management company to have “in-house accounting.” Boards should demand a team that is CPA-led, and ideally staffed with professionals who have: • Certified Public Accountant (CPA) licenses or formal accounting degrees. • Proven experience in HOA/condo accounting (not just general bookkeeping). • Familiarity with fund accounting, GAAP standards, and audit preperation. Continued on page 56

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PROPERTY MANAGEMENT • • •

What KPIs do you track for each department? How do you measure the performance of your accounting staff? What internal controls are in place to prevent errors or fraud?

If the answers are vague, overly confident without detail, or focused more on marketing features than financial systems, proceed with caution.

BEWARE OF “ONE-PERSON ACCOUNTING” MODELS CPAs are held to the highest ethical and professional standards, offering a layer of confidence that basic bookkeeping can’t provide.

EVERY ROLE SHOULD HAVE KPIs AND DELIVERABLES Professional management means accountability. Every member of the management team, not just the on-site manager, should have Key Performance Indicators (KPIs) and measurable deliverables tied to their role. Examples include the following. For Accounting Staff: • Timely delivery of monthly financial packages (e.g., by the 10th business day). • Error free reconciliation of all bank accounts monthly • Budget variance reports, along with explanations, are delivered quarterly. For Property Managers: • Completion of community inspections per schedule. • Response time to board/resident inquiries (e.g., within 24–48 hours). • Vendor oversight and contract compliance metrics. For Administrative Teams: • Meeting minutes are delivered within five business days of meetings. • Compliance letters issued within policy timelines. • Document requests processed within regulatory deadlines.

Some smaller or boutique firms tout “personalized service” but rely on a single generalist to manage all accounting functions. This often leads to: • Lack of separation of duties increasing fraud risk. • Delayed reports during absences or busy periods. • No peer review or audit trail on reconciliations or adjustments. Even in small communities, checks and balances are essential.

MAKE TRANSPARENCY AND REPORTING NONNEGOTIABLE Your management contract should include service level agreements (SLAs) and reporting expectations, such as: • Delivery timelines for monthly financials. • Reserve study updates and funding reviews. • Quarterly board financial reviews. • Year-end financial preparation for audits or tax filings. If it’s not in writing, it’s not enforceable. Your community deserves more than surface-level service and pretty promises. As stewards of your neighbors’ money and property values, HOA and condo boards must prioritize discipline, transparency, and accountability over glamour. A management company grounded in solid accounting principles, led by CPAs, and supported by measurable KPIs is not just a better choice, it’s the responsible one. The “glitz” may look good in the short term, but only substance keeps your community stable and secure in the long run.

KPIs ensure accountability, consistency, and measurable value, critical for boards overseeing multi-million-dollar community assets. Have the check-in’s and ask the hard questions. A good manager will already have this process in place.

ASK THE RIGHT QUESTIONS BEFORE YOU SIGN A CONTRACT Before hiring or renewing a management company, ask the following: • Who oversees your financial department, and are they a licensed CPA? • Can you provide a sample monthly financial report? 56

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Rebecca Cioci is the Vice President of Sales out of the Tampa Office (SWFL, Tampa, Orlando & JAX) for KW Poperty Management & Consulting. She can be reached at 239-9891328 or rcioci@kwpmc.com. For more information, visit their website at kwpmc.com.

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