FLCAJ—March 2026

Fision fiber-powered communities. Board tested. Resident approved.

Hotwire Communications partners with HOAs to deliver futureproof technology, transparent contracts, and concierge-level customer service that keeps residents connected and boards confident.

Choosing a telecom provider is one of the most important decisions a board can make. With a 99% renewal rate nationwide, communities trust Hotwire to deliver unmatched performance and white-glove support year after year.

Our 100% fiber-to-the-home network ensures symmetrical speeds, guaranteed reliability, and no data caps—while our dedicated account managers provide the concierge-level customer service boards and residents deserve. Independent rankings by PCMag and Consumer Reports confirm what our partners already know: Hotwire is the fastest and most trusted ISP in the market.

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Build the core knowledge every board and manager needs for effective, compliant, and efficient community leadership.

This comprehensive program is designed for current and aspiring community association board members, property managers, and homeowners who want to understand how to effectively govern and sustain their communities.

Completion of the masterclass series will satisfy DPBR educational requirements for board members of condominiums and homeowners associations.

Credits earned by managers who successfully complete the series will be submitted to the DBPR and count towards licensing requirements.

CONDO/CO-OP CLASS BUNDLE

4-Hour Board Certification

Knowledge is Power: Legal Update

Record Keeping for Associations

Disaster Preparedness & Recovery

How to Properly Run an Election

Proper and Effective Board Meetings

Collection & Foreclosure Strategies

HOA CLASS BUNDLE

4-Hour Board Certification

Record Keeping for Associations

Disaster Preparedness & Recovery

How to Properly Run an Election

Proper and Effective Board Meetings

Collection & Foreclosure Strategies

Rewriting Your Documents from Start to Finish

Rewriting Your Documents from Start to Finish

BONUS CLASS

Condo Construction Projects Gone Wild

Proper and Effective Membership Meetings

BONUS CLASS

Discovering, Managing and Recovering from Construction Defects

Journal

Structural Integrity Reserve Studies Under Florida Law: When Pooled Funding Meets the “One-Way Door” Problem

They Never Left

The Wait Is Over: A New Era of Budget Certainty for Florida Community Associations is Here

Key AI Tools for Board Management: How Community Leaders Can Work Smarter, Not Harder

Board Members, Be Proactive: Maintain Your Buildings’ Exterior Systems

Making Electronic Payments Work for Your Community Association

FCAP Community CAM Matters—Betsy Barbieux

Financial Services, Legal Services, and Management Companies Directories

Products and Services Directory

Display Advertisers’ Index

Rembaum’s Association Roundup: Why Timing and Experience Matter: Lessons from a Recent Appellate Case

Restricting Rentals in Condominiums and Homeowners’ Associations

Considerations for Negotiations of Retainage in Construction Contracts

Florida Law: The Future Is Difficult to See

What is Budgetbliss?

Budget Bliss Insurance is a first-of-its-kind insurance solution designed exclusively for Florida community associations. By providing certainty that adopted budgets will be funded, Budget Bliss helps associations reduce financial risk, promote fairness among owners, and operate with confidence.

Budget Bliss delivers meaningful protection and peace of mind to associations, boards and their owners through:

Budget Certainty – Ensuring the association has necessary funds to meet its approved financial obligations

Protection Against Neighbor Non-Payment –Helping prevent paying owners from bearing the financial burden created by non-paying owners

Reduced Risk of Special Assessments –Supporting financial stability when cash-flow interruptions occur

Enhanced Fiduciary Protection – Helping boards fulfill their financial oversight and fiduciary responsibilities

Fairness and Equity for Owners – Preserving balance and predictability across the community

Budget Bliss Insurance is surprisingly a ordable and underwritten by insurance carriers rated A- (Excellent) by AM Best.

Florida community associations finally have a viable insurance solution to protect the budgets they adopt and move forward with confidence.

Policies available Spring 2026. Visit our website to learn more today.

Welcome to Budget Bliss

—

Journal Notes

If we turn back the clock to 2014, Russia had annexed Crimea, Narendra Modi was elected Prime Minister of India, and the Seattle Seahawks had just won Super Bowl XLVIII. Here we are twelve years later in 2026, and Russia is four years into a war where they have attacked and invaded Ukraine again (Crimea had been part of Ukraine in 2014), and there is no end in sight to the war. Prime Minister Modi is still at the head of the government in India, and the Seattle Seahawks just became Super Bowl champions again in a dominating performance in Super Bowl LX. It just goes to show, as the famous French proverb, says, “Plus ça change, plus c’est la même chose” (the more things change, the more they stay the same).

Also, back in 2014 and very relevant to the readers of the Florida Community Association Journal (FLCAJ), we introduced you to the inaugural Readers’ Choice Awards. We said,

One of the primary services this magazine provides is to help managers and board members by introducing them to our advertisers. Those in this select group have chosen to do business in the community association industry. They are experienced and familiar with the ins and outs of working with boards and committees. They are invaluable in helping us with relevant content for the magazine.

With the goal of spotlighting the elite of the elite, the FLCAJ Readers’ Choice Awards were created…We’re pleased that in our first annual voting, 155 service providers were nominated, 3,800 votes were cast, and 37 service providers rose to the top.

Every word in the first paragraph of our March 2014 issue is still true in March 2026. However, we have traveled this path for 13 years, and we have watched with pleasure as the spotlight on our service providers has grown. In fact, participation has more than tripled with 309 service providers nominated, more than 13,900 ballots cast, and 280 service providers rising to the top.

So, it will take a good bit of your time, but sit down and read about these service providers starting on page 8 and contact them so they can help you to better operate your community, beautify it, and successfully thrive and flourish.

Editor

Publishers Richard Johns Dana Johns

Editor Michael Hamline

Art Director Nick Walker

Advertising Sales Phone: (800) 425-1314

Email: info@fcapgroup.com

Circulation/Accounting Tammy Hanner Phone: (800) 443-3433 Fax: (501) 280-9233

Editorial Phone: (800) 443-3433 Fax: (501) 280-9233

FCAP Coordinator Dana Johns Phone: (800) 443-3433

Email: djohns@fcapgroup.com

Florida Community Association Journal is published monthly by True Source Publishing LLC 1000 Nix Road

Little Rock, AR 72211-3235

Email: info@fcapgroup.com Website: FCAPgroup.com

Copyrighted by Florida Community Association Journal. Reproductions of any part of this publication without written permission of the publisher are prohibited.

Subscription Rates

$24 for one year, $48 for three years. Back issues are $5 each plus postage. Group rates for 3 or more people are available at $12 per person.

The publisher and editor(s) of this magazine do not accept responsibility for the content of any advertisement, including statements made by advertisers herein, or for the opinions expressed by authors of by-lined articles. The publisher and editor(s) also reserve the right to reject any ad or article for objectionable content in verbiage or images. The intent of this publication is to provide general information only and is not intended to provide specific advice or recommendations. Appropriate legal, financial, or engineering advice or other expert assistance should always be sought from professionals.

Postage paid at Little Rock, AR and additional offices (permit #1085).

Postmaster

Send address changes to: Florida Community Association Journal 1000 Nix Road Little Rock, AR 72211-3235

or email info@fcapgroup.com

CORAL GABLES!

Ansbacher Law, with board certified partners, 12 attorneys and over 0 professionals, is available to serve your community throughout

•Full service law firm for your Condominium or Homeowners Association.

•Florida’s leading construction defect team - Full contingency available, no fees or costs unless you win.

•Collections handled on deferred and contingency fee arrangement.

Property management is a balancing act.

We don’t do it because we love budgets and bylaws. We do it for our communities.

We believe property management goes beyond properties. It’s about peace of mind.

No matter the property type, from high-rise buildings and condos to townhouses and single-family homes, we have the expertise and solutions to anticipate your community’s needs and respond.

Discover how we’re making life, simplified.

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Personalized approach — We provide tailored solutions best suited for your community’s needs—and we’re fully committed to building a state-of-the-art network the right way.

Proven partnership — We’ve earned the trust of 385,000+ community residents and the decision-makers of 500+ communities through our industry-leading service and support.

“Our relationship with Blue Stream Fiber is an asset to our community because our residents get reliability, service and support that is above and beyond anything that would usually be expected of a service provider.”

– Rich Bobker, President, Kings Point in Tamarac (4,869 units)

Don’t wait to give your community the internet they deserve!

C ontact us today for a FREE network evaluation.

Welcome to the 13th anniversary of the Readers’ Choice Awards (RCA)! Over the past decade it has been incredible to witness the continued growth and momentum of the RCA.

When the inaugural awards were held in March 2014, 3,800 votes were cast, 155 service providers were nominated, and 37 companies earned recognition. Fast forward to March 2026, and participation has more than tripled, with over 13,900 ballots submitted, 309 service providers nominated, and 280 companies honored as award recipients.

Absolute Patio Furniture

Diamond Level Winner—Lakes, Pools, and Outdoor (Winner 2026 and 11 previous RCA wins)

Absolute Patio Furniture has been in the business of manufacturing commercial and residential outdoor furniture since 1984. Our collection of new furniture includes sling furniture, strap furniture, beach beds, umbrellas, tables, hand sanitizer stands, accessories, and more. We offer a wide variety of frame and fabric options, so browse our selection and customize a perfect new addition for your property.

Absolute Patio Furniture has proudly served South Florida and the Caribbean for 35-plus years. Our customer base includes commercial and residential properties (homes, apartment complexes, condominium communities, homeowner associations, hotels, theme parks, water theme parks, and resorts).

The Readers’ Choice Awards feature three levels of distinction: Diamond, Platinum, and Gold. Service providers are placed at each level based on the number of votes received. Rather than naming a single category winner, multiple companies within the same industry may achieve the same level of recognition if they earn comparable vote totals.

Florida Community Association Journal is proud to present this year’s winning service provider— companies chosen by you for their dedication to serving community associations with excellence.

In addition to manufacturing our own furniture, Absolute Patio Furniture also offers patio furniture restoration services, which include powder coating frames and installing slings, vinyl straps, and cushions. Our dedicated patio furniture restoration division serves hotels, country clubs, HOAs, and private homeowners. Our restoration process takes place in our 30,000 square foot facility in Pompano Beach, FL, and involves sandblasting, chemical pretreatment, and two-stage powder coating systems. We offer sling replacement, strapping services, and cushion/pillow replacement using Sunbrella fabrics. We are certified warranty refinishers for some of the largest furniture manufacturers in the country and are certified by the American Architectural Manufacturers Association (AAMA). If you’re not in the market for brand new furniture, let Absolute Patio refinish your furniture, transform your outdoors, and save you money— your old patio furniture will be transformed and look brand new!

Visit our website, absolutepatiofurniture.com. For a new quote call 954-419-3194 or email tammy@ absolutepowdercoat.com.

Access Management

Diamond Level Winner—Management Companies (Winner 2026 and five previous RCA wins)

Access Management is proud to receive the prestigious Diamond Level Readers’ Choice Award from FLCAJ, recognizing our continued commitment to excellence in community association management.

CCMC is mixing up something special for HOA board members in Central Florida — and you’re on the VIP list!

A One of a Kind Experience

Join us for an exclusive, in person mixology + board education event created especially for board members in Master Planned Communities.*

What’s

on the Menu

Hands On Mixology Session - Craft your own cocktail or mocktail with guidance from a professional mixologist.

Meaningful Connections - Mingle and build relationships with fellow HOA board members across Central Florida.

Quick, Insightful Education - Enjoy a brief, engaging presentation on modern community leadership best practices.

A Relaxed, Memorable Atmosphere - Learn, sip, and unwind in an experience designed just for you.

*About Master Planned Communities: Master Planned Communities—small, medium, large, and mega—are thoughtfully designed, stand alone environments where residents can live, play, and sometimes even work, all within the same connected ecosystem.

Event Details

Wednesday, March 25 5:30 PM EST Harry P. Leu Gardens 1920 North Forest Ave. Orlando, Florida 32803

Scan below or visit ccmcnet.com/FLRSVP2 by Friday, March 20 Reserve your spot today!

Acrisure

Diamond Level Winner—Insurance and Insurance Adjusters (Winner 2026)

Acrisure supports community associations throughout Florida, bringing industry experience and a commitment to helping protect what matters to communities. Florida’s community associations face a unique set of challenges, from navigating complex regulatory environments and managing coastal weather risks to addressing aging infrastructure and evolving construction defect exposures. Acrisure provides access to insurance and risk management solutions tailored to align with these needs, helping boards,

ADT Community Association Program is the first choice in security for community associations and is the nation’s premier provider of security system monitoring, services, and smart home technology, providing world-class customer care and service to communities through customized bulk agreements. This includes 24/7 monitoring by our own state-of-the-art monitoring centers and concierge-level customer care and service provided by our exclusive community association service center. Our employee technicians are highly trained and vetted security professionals.

The ADT brand is among the most well-known

and trusted brands in the security industry today. With 150 years of experience, ADT is a leading provider of security, automation, and smart home solutions serving consumer and business customers through 200 locations, nine monitoring centers, and the largest network of security professionals in the United States.

For more information on ADT, visit www.adt.com/ community-associations.

AKAM

Diamond Level Winner—Management Companies (Winner 2026 and 11 previous wins)

Powered by its Residential Intelligence (ResIQ) business philosophy, which places customers at the heart of its business, AKAM sets the standard in property

management for both residential and commercial properties. With over 40 years of deep history and expertise in New York and Florida as well as a vision for growth, AKAM cultivates thriving communities through its hospitality-driven team, leading operational standards, and rich service offerings.

At the core of AKAM’s approach is its unique ResIQ business philosophy, which guides every customer interaction and facet of the business. ResIQ is founded on five key principles: financial expertise, technological intelligence, practical sensibility, creativity, and emotional awareness—ensuring decisions are strategic, efficient, and people-focused.

AKAM has a strong and growing presence in Florida, with regional operations headquartered in Dania Beach and dedicated teams serving communities throughout South Florida. The Florida division brings

deep local market knowledge, regulatory expertise, and hands-on support while leveraging AKAM’s full suite of services, including financial management, operational excellence, capital project management, and risk management.

Supported by a team of experienced professionals, AKAM has a long-standing reputation of integrity, responsiveness, partnership, and innovation. A combination of expertise and commitment to service has positioned AKAM as a trusted partner committed to enhancing property value and building strong, wellrun communities for years to come.

For more information, please visit www.akam.com.

Alfresco Air

Diamond Level Winner—Property Services (Winner 2026)

Alfresco Air LLC is honored to receive the Diamond Level Award in the property services category of the 2026 FLCAJ Readers’ Choice Awards, marking a historic first as the only HVAC and

mechanical contracting company to earn Diamond recognition in this category. This highest distinction reflects exceptional performance across essential property services and signifies the trust Alfresco Air has earned while supporting some of Florida’s most complex residential properties. The recognition places Alfresco Air among the most respected service providers in the community association industry and highlights the critical role mechanical expertise plays in long-term building reliability and resident comfort.

Founded and led by Fabricio Cordoba, CEO and owner, Alfresco Air has grown from a single-truck operation into one of South Florida’s most respected HVAC

You’re invited

Whether you are a seasoned community manager or a new service provider, we welcome you to join us and discover the benefits of being part of the COMA community.

With our commitment to promoting communication, education, and collaboration, we are confident that together we can make a positive impact on the community we serve. FORT MYERS | NAPLES

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and mechanical contractors. With more than 20 years of industry experience, Cordoba is known for handson leadership, deep technical expertise, and disciplined execution in occupied high-rise environments. Under his direction the company has delivered major mechanical retrofits, central plant upgrades, cooling tower replacements, rooftop system modernizations, and disaster recovery projects for high-profile properties throughout the region.

In 2025 Alfresco Air strengthened its executive leadership team with the addition of Edwin Lugo as chief operating officer. Lugo brings over 25 years of leadership experience in luxury high-rise operations and community association management, leading operations, client engagement, and strategic growth initiatives.

Today Alfresco Air serves properties across four counties, from West Palm Beach throughout Broward and MiamiDade Counties to Monroe County. The company maintains an A+ rating with the Better Business Bureau, reflecting its longstanding commitment to client satisfaction and ethical service.

Alfresco Air extends sincere gratitude to its field technicians, project teams, and office staff, whose dedication made this recognition possible. The company also thanks the FLCAJ readership, its clients, and industry partners for their trust and support. This Diamond Level award reinforces Alfresco Air’s commitment to accountability, reliability, and raising service standards across Florida’s property services industry.

For more information about Alfresco Air, call 786-515-5362, email info@alresco-air.com, or visit www.alfresco-air.com.

Continued on page 22

We’ve Got Florida Covered

Becker’s community association lawyers provide legal services to all types of condominium, cooperative, timeshare, and homeowners’ associations.

We serve as an integral member of your leadership team by:

• Helping you prepare for and conduct meetings

• Answering questions about your documents, pertinent laws, and regulations

• Guiding you in the enforcement of covenants and restrictions

• Negotiating and preparing contracts with your vendors/contractors

• Collecting the delinquent assessments and other amounts owed to your association

• Pursuing and protecting your legal rights when faulty construction or Mother Nature impacts your community

Kenneth S. Direktor, Esq. Chair of the Community Association Practice Group

Continued from page 18

Alliant Association Management

Diamond Level Winner—Management Companies (Winner 2026 and seven previous RCA wins)

The Team Approach to Association Management

For over 21 years, Alliant Association Management has served as Southwest Florida’s premier partner for community association management. Founded in 2005, Alliant’s rapid growth is fueled by veteran leadership, a dedicated team approach, and a steadfast commitment to people, processes, and technology. With extensive expertise spanning the residential, commercial, and hospitality sectors, Alliant’s team of executives and licensed managers provides expert guidance for associations of all sizes. By offering premier administration, financial services, and state-of-the-art technology, Alliant continues to build the enduring partnerships necessary for long-term community success.

For more information on Alliant Association Management, visit us at www.AlliantProperty.com

Allied Property Group

Diamond Level Winner—Management Companies

(Winner 2026 and 12 previous RCA wins)

Allied Property Group is a fullservice property management firm providing service throughout Florida since 2003. Allied excels in assisting boards of directors in addressing all of

their short- and long-term challenges. These challenges include routine matters as well as the unexpected. Routine challenges can include controlling expenditures, optimizing budgets, and increasing property values, all while enhancing the community experience; while unexpected challenges can range from hurricane preparedness and recovery to emergencies that can have an adverse impact on the association’s or unit owner’s property.

While most large management companies struggle with their ability to make important decisions that could negatively impact associations, at Allied our experienced and empowered staff routinely assist associations in facing and conquering these challenges.

The Allied team consists of licensed managers with extensive industry experience, a dedicated team of property accountants, a well-trained and friendly customer service staff, and technology offerings that help both our team and the associations we serve to succeed. Our team guides and assists the boards we serve closely to ensure efficient, productive meetings while providing comprehensive and easy-to-understand financial and management reports.

Working together with our customers, Allied has the tools and experience needed to assist boards in making the decisions that best serve their associations. At Allied, our continued success can easily be attributed to our integrity and constant customer obsession that we take into consideration in everything we do.

For more information on Allied Property Group, visit www.alliedpropertygroup.net.

Artemis Lifestyles

Diamond Level Winner—Management Companies (Winner 2026 and six previous RCA wins)

Artemis Lifestyles is a fullservice association management company that specializes in managing Florida homeowner associa

excellent customer service to our homeowners and board members. Our lifestyle services aim to increase community involvement, so every resident feels at home and loves where they live. We have a strong focus on using the industry’s most innovative technology and training methods. The Artemis team is passionate about building long-lasting relationships and helping others by leveraging decades of industry experience to benefit our managed communities. With Artemis Lifestyles, you’ll love where you live! To learn more please call us at 407-705-2190 or visit www.ArtemisLifestyles.com.

Asphalt Restoration Technology Systems

and I are so honored to know that we make a difference in our industry and that we matter to you because YOU MATTER TO US!

Owner Connie Lorenz is also an asphalt consultant who oversees milling and paving projects and has had the opportunity to train thousands of CAMs and board members about how to complete the “Perfect Paving Project” and present other CEU courses at community association events across the state. When looking into asphalt maintenance programs, please make sure to research contractors through Sunbiz.org and ensure that you are working with a Florida-based business and not someone here for the winter. When it comes to asphalt maintenance, Asphalt Restoration Technology Systems is the right choice! We are the only provider of Pavement Dressing Conditioner

(PDC) asphalt rejuvenator in the state, with the longest running history of service and maintenance in Florida. For more information on Asphalt Restoration Technology Systems, call 800-254-4PDC (4732) or 866-REJUVN8 (735-8868) or visit www.asphaltnews.com.

Association Reserves

Diamond Level Winner—Financial Services (Winner 2026 and 12 previous RCA wins) Since 1986 Association Reserves has been the nation’s leading provider of the most accurate, easy-to-understand reserve studies available, making the present less stressful and the future more secure for our clients. We rely on a combination of experience, attention to detail, and state-of-the-art tools and technology to ensure that our clients are informed regarding the state of their physical and financial assets. We also provide our clients with complimentary

software and video presentations, and we routinely publish webinars, articles, and other content to help our clients better understand the role of a reserve study in running a successful community association.

For more information on Association Reserves, call 954-210-7925 or visit www.reservestudy.com.

Aware Buildings

Diamond Level Winner—Technology and Communications (Winner 2026 and one previous RCA win)

Water can be a big problem. Don’t let it be yours!

We catch leaks 24/7

Water Leaks Don’t Have to Be Inevitable

Water damage remains one of the most disruptive and costly challenges facing residential buildings today. If your property has experienced leaks or you’re trying to prevent the next one, you’re not alone. Many buildings explore solutions only to find systems that are too expensive, too complex, or unreliable in real-world conditions.

Aware Buildings was created to change that!

We provide a wireless, real-time detection and alerting platform designed specifically for residential high-rises and other complex building environments. Our intelligent sensors monitor water leaks while also providing visibility into mechanical issues, temperature and humidity fluctuations, amenity equipment utilization, door access activity, shut-off valves, and much more!

Whether you are looking to monitor a handful of areas in your mechanical rooms or your entire building, Aware Buildings scales to meet your needs without disruption.

Yes, it’s true! Our CEO launched BuildingLink. Our team brings more than 25 years of experience supporting over 8,000 high-rise and multi-family communities, helping shape modern property management. We pioneered high-rise management software, and today we are pioneering intelligent, wireless leak detection and building awareness.

Awareness isn’t about reacting faster—it’s about preventing problems before they escalate.

Why Aware Buildings?

Our solutions are affordable, wireless, and simple to deploy, supported by responsive customer service and daily network health reports. These insights help boards and managers demonstrate risk mitigation to insurance carriers while proactively managing building operations.

For more information, email beatriz@awarebuildings.com.

ASSOCIATION RESERVES

Thank you for voting for Association Reserves! We are extremely humbled and appreciative to be recognized as a Readers' Choice Award winner by the Florida

for the thirteenth year in a row. We look forward to another year of delivering

www.reservestudy.com

All through one high-performance fiber network designed to increase property value, resident satisfaction, and long-term community appeal.

Residents

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HOA/COA Boards

• Increased Property Value

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• Community-Wide Service Agreements

• Dedicated Community Account Manager

Builders

• Community-Wide Infrastructure

• Dedicated Support

• Scalable Fiber Network

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• Long-Term Investment

Florida’s Dedicated Fiber Provider

Built around accessible local leadership, responsive support, and Fiber Internet speeds that outperform cable.

Diamond Level Winner—Legal Services (Winner 2026 and 11 previous RCA wins)

For the 12th consecutive year Becker has earned your vote as a Diamond Level Readers’ Choice Award winner. We are very grateful to the readers, clients, and industry friends who have placed their trust in us to educate, protect, and advance the interests of shared ownership communities of all types, sizes, and locations throughout Florida.

We are proud to have the largest number of Florida community association lawyers under one roof who are recognized for excellence in the community association industry

Blue Stream Fiber

by virtue of their membership in the prestigious College of Community Association Lawyers (CCAL). Additionally, Becker ranks first in having the most board-certified attorneys, specifically in Condominium & Planned Development Law (25) and Construction Law (18), among all law firms in Florida.

For more information about Becker, visit www.beckerlawyers.com.

Diamond Level Winner—Technology and Communications (Winner 2026 and three previous RCA wins)

Earning the Diamond Level Readers’ Choice Award status for the fourth straight year is an honor we don’t take lightly. This recognition reflects the strong partnerships we’ve built with communities across Florida. At Blue Stream Fiber, we don’t just deliver internet service; we create connections that matter. Thank you to every association professional, board member, and commu

For 47 years Blue Stream Fiber has been proudly Florida-based, bringing future-ready fiber technology to neighborhoods throughout the state. Our 10-gig capable network delivers Total

VARNUM IS HONORED TO BE A RECIPIENT OF THE

2026 FLCAJ Readers’ Choice Award

Thank you for your continuing support.

Varnum LLP is a market-leading law firm for condominium and homeowners associations across Southwest Florida.

We counsel scores of COAs and HOAs on the full spectrum of issues that boards and property managers face, including corporate governance, covenant drafting and amendments, insurance, risk management, reserves, collections, covenant enforcement, vendor contracts, and dispute resolution.

Breezeline

Diamond Level Winner—Technology and Communications

(Winner 2026 and five previous RCA wins)

Starting as Atlantic Broadband in Miami Beach, we’ve been a trusted Florida partner delivering connectivity and community. Now as Breezeline we continue that legacy, proudly serving HOAs, condominiums, and apartment buildings across South Florida.

• Half-Century of Service

Formerly Atlantic Broadband, Breezeline has served MiamiDade for over 50 years, building expertise and trust.

• Fiber-Powered Connectivity

Breezeline proudly serves Palm Beach Gardens to south Miami with premier fiber-powered internet, TV streaming, home service, and mobile phone products.

• Superior, Redundant Network

Our 100 percent-owned redundant fiber network, supported by 26 data centers, ensures exceptional reliability throughout South Florida.

• Dedicated Focus and Financial Strength

Part of a publicly traded telecommunications company, our strong financial backing ensures connectivity services remain our sole focus.

• Local Experience

Expert local teams of technicians, engineers, and service personnel provide the ultimate experience, one customer at a time.

• Support for Communities Dedicated account managers provide tailored solutions and ongoing support.

Modern living requires seamless service. Our robust fiber network delivers the multi-gig speed and reliability your community deserves, backed by expert local teams and custom solutions.

We are deeply honored and truly grateful that the FLCAJ readers have named Breezeline a Diamond Level Readers’ Choice Award winner. This is a testament to our dedication to providing reliable, top-quality internet, TV, phone, and—most importantly—truly caring customer support to the

Florida communities we serve.

Experience the white-glove service you deserve. Let us help your community stay connected, entertained, and ready for the future.

For more information about Breezeline, email Lars Lofas at Llofas@Breezeline.com or visit www.Breezeline.com/Communities.

C&S Community Management

Diamond Level Winner—Management Companies (Winner 2026 and 11 previous RCA wins)

C&S Community Management is locally owned, serving HOA and condominium associations since 1985.

Maintaining an accredited A+ Better Business Bureau rating along with accreditation (AAMC) from the Community Associations Institute, C&S is equipped to exceed community expectations. C&S has four offices to serve you on Florida’s West Coast—in Bradenton, Sarasota, St. Petersburg, and Venice. Our staff is knowledgeable, friendly, and here to serve you in all areas of community management. In addition

Continued on page 38

HEALTHY LAKES EQUAL

HAPPY COMMUNITIES

Keeping your lake clean and healthy can feel like a never-ending challenge. We know how discouraging it is when algae and weeds keep coming back. That’s why our team uncovers the root of the problem and delivers lasting solutions that keep your water and community beautiful, so your residents can enjoy it with pride.

855.534.3545

ENGINEERING CONFIDENCE AT ALTITUDE

For over 17 years, Alfresco Air has been the trusted partner for Florida’s most complex, high-risk, high-rise HVAC projects. Our in-house teams deliver engineered solutions at altitude, in confined, demanding environments where failure is not an option.

From helicopter-assisted rooftop unit and cooling tower installations to central plant retrofits, pressurization corretions, and humidity control, we plan, engineer, and execute with safety-first precision at every level.

ICONBRICKELL - TOWER 1

Rooftop Unit Replacement | Helicopter Lift

Designed and executed by Alfresco Air

JADE AT BRICKELL

Cooling Tower Replacement | Helicopter Lift

Phased installation to maintain cooling

NEO VERTIKA

Rooftop Units & Closed-Loop Retrofit

Pressurization and humidity correction

LOFT DOWNTOWN I & II

Cooling Towers, RTUs, Closed-Loop Systems. Zero interruption.

+Trusted by boards, managers, and expert engineers

+Safety-first execution with zero-interruption planning

+Specialists in high-rise, high-access HVAC replacements +Proven

Continued from page 35

to the State CAM license, many of our managers are nationally board certified, and four managers are PCAMs (Professional Community Association Manager).

C&S utilizes industryleading technology; and when coupled with a passion for helping others, the result is a happy, healthy, welcoming community along with award-winning service. From finance and compliance to maintenance, payroll, and legal matters, we are here to help. At C&S it is our goal to improve your satisfaction as an owner and board member. Our years of experience allow us to offer you a guaranteed positive change in your association management so that you may relax and enjoy your community. For more information on C&S, visit www.cscmsi.com

Campbell Property Management

Diamond Level Winner—Management Companies (Winner 2026 and 12 previous RCA wins)

Founded in 1953, Campbell Property Management is Florida’s highest-rated community association management company and one of the largest and most experienced, locally owned property management companies in Florida. With eight fully staffed offices and more than 1,300 full-time employees, Campbell serves more than 500 associations from Miami to Central Florida. Their management services include administration, finances, accounting, maintenance and janitorial, valet and concierge, lifestyle director, gate access, human resources development, community websites, information technology, and landscape maintenance. Although very similar in purpose, every board has its own unique goals and objectives, so there is no one-sizefits-all solution. Campbell’s experienced team invests the time and energy necessary to truly understand the needs of

the community and board. They pride themselves on being responsive and providing customized solutions for their clients. They make a promise to the boards they serve: that Campbell will help them accomplish their goals and achieve the peace of mind they are seeking. For more information on Campbell Property Management, call 954-427-8770, email sales@campbell property.com, or visit www.CampbellPropertyManagement.com.

Castle Group

Diamond Level Winner—Management Companies (Winner 2026 and 12 previous RCA wins)

Castle Group is the premier choice for property management; we specialize in serving the finest residential communities. With 3,000-plus dedicated team

members, we are the preferred service provider for more than 600 associations. Our philosophy stays the same no matter where we are—putting the resident first. At Castle, we call it Royal Service®

Our focus is to provide our clients with a powerful combination of incredible people, streamlined systems, and advanced technology to deliver the best service to our communities. Since no two properties are identical, we’ve created a menu of services that allows our customers to tailor a solution that fits their needs.

At Castle Group we believe informed boards lead to successful communities. That’s why we offer a robust library of resources designed to support board members in every aspect of governance, budgeting, and more. Explore our expert-led webinars for best practices that make decision-making simpler and more effective. Browse our latest resources at www.castlegroup.com/webinars.

To learn more about how Castle Group can serve your community, request a proposal at www.castlegroup.com/request-a-proposal

Centennial Bank

Diamond Level Winner—Financial Services (Winner 2026 and nine previous RCA wins)

regularly see us providing education and resources in the markets we serve. Supporting the association industry isn’t part of what we do; it’s who we are…. every day. If you are a client, thank you. If not, contact us to see how we can help the communities you serve.

For more information about Centennial Bank, call 866-2270441, visit www.my100bank.com/association-banking/, or email us at associationbanking@my100bank.com.

At Centennial Bank we understand your community because we are a part of your community. Our team has a wealth of experience with associations. We all participate in a variety of organizations that support our industry, including being strong supporters of many industry groups across the state of Florida. You will

Coastal Realty & Property Management

Diamond Level Winner—Management Companies (Winner 2026 and four previous RCA wins)

Coastal Realty & Property Management Inc. has been in business for more than 30 years, offering management for communities in America’s oldest city—St. Augustine, Florida. We are thrilled to be a part of the FLCAJ award-winning team. Coastal offers a personalized management approach to communities. Our community association managers strike the perfect balance between ensuring that our owners are satisfied but at the same time following all statutes and laws as they relate to condominium and HOA law in Florida.

Our experienced leadership team has been growing our business steadily because of the positive feedback we have

For more than thirty years, attorneys of Poliakoff Backer LLP, three of whom are Florida Bar Board Certified Specialists in Condominium and Planned Development Law, have provided legal services to hundreds of South Florida community associations.

“Thank you to all our fans who voted for us!”

received from all our communities. Our retention rate is high, which shows our dedication to community association management.

It’s a privilege to serve all our associations. Thank you for your trust in us!

For more information about Coastal Realty & Property Management, call 800-587-2287, email associations@coast alrealtyfl.com, or visit  www.coastalrealtyfl.com.

Cogent Bank

Diamond Level Winner—Financial Services (Winner 2026 and four previous RCA wins)

Cogent Bank is proud to be an FLCAJ Readers’ Choice Diamond Level winner!

With our robust suite of products and services, we are here to serve the loan, deposit, and payment processing needs of both property management companies and community associations. Our team of financial specialists has extensive industry experience and has served the needs of community associations and property

management companies throughout the state of Florida for many years. We provide treasury management solutions, multiple payment channels, and consultative advice to improve your operating efficiencies. Our suite of treasury management and HOA payment systems are designed to lower costs, improve efficiency, and enhance cash flow while providing effective control of your funds.

We offer the following:

• Multiple payment channels

• Secure online access

• Web-based lockbox

• Custom accounting software interface

• Streamlined account setup

We pride ourselves on Moving You and Your Association Forward.

For more information, please call 407-545-2662 or visit cogentbank.com

COMA of Florida

Diamond Level Winner—Organizations (Winner 2026 and three previous RCA wins)

We are COMA (Community OwnersManagersAssociates) of Florida, the premier, nonprofit organization dedicated to promoting lines of communication among

condominium owners, community associations, community managers, and affiliated professionals. Since our founding in 1996 by a visionary group of individuals, we have been committed to providing social, educational, and informational networking programs for the benefit of all.

Our mission is to create a forum where CAMs and service providers can come together, share ideas, and collaborate on ways to enhance the quality of life for all members of the community. Through our extensive network of resources and experienced professionals, we have quickly become recognized as an invaluable service to community owners, managers, and affiliated professionals. Whether you are a seasoned community manager or a new service provider, we welcome you to join us and discover the benefits of being part of the COMA community.

For more information, visit comaofflorida.com.

Commercial Energy Specialists

Diamond Level Winner—Lakes, Pools, and Outdoor

(Winner 2026 and 10 previous RCA wins)

Asphalt Restoration Technology Systems, Inc.

•Pavement Consulting Services

•Pavement Dressing Conditioner (PDC)

•Asphalt Rejuvenation

•Complete Pavement Evaluations

•Asphalt Sealcoating & Striping

For over 43 years CES’s family of water quality professionals have been

•A.D.A. Compliance

•Pavement Repairs

•Crack Sealant

"Wherever

providing condominiums around the U.S. with expert water quality solutions, which are similar to our awardwinning programs for major cities, counties, universities, water parks, and cruise ships. As the factory representative, distributor, and service center, CES can provide these solutions to any pool contractor, management company, or specific association and supports all technologies with responsive on-site technical assistance, scheduled maintenance, and emergency service.

Solutions include saline, ultraviolet, non-chlorine, and ozone treatment; pumping systems; filtration packages; chemistry controls; proven energy-saving conversions; chemical treatment; heating/cooling; and heat retention, deck and safety, and more.

On-site support, service, and warranty administration include the U.S.’s largest 24/7 real-time monitoring and alert notification center in the industry and a factory-certified service team with more than 750 years of field experience. We stand ready to serve your water quality control needs.

For more information on Commercial Energy Specialists—An Aquafinity Company, call 888-299(AQUA) 2782 or visit www.Aquafinity.com.

Community ACE Diamond Level Winner—Management

Companies (Winner 2026)

Community ACE is a community association management company dedicated to creating communities where residents feel supported and leaders feel confident. We provide expert solutions across the industry, from full-service community management to customized mentoring for managers and education for board members.

Our team brings decades of hands-on experience and a deep understanding of the real-world challenges associations face. We’ve been in the trenches, navigated outdated systems, and solved complex issues allowing us to design a smarter, more efficient approach to community management.

At Community ACE we believe strong communities are built on proactive leadership, clear communication, and the right tools. Our mission is to eliminate the frustrations that hold communities back so homeowners can enjoy where they live and managers can thrive in their roles. Backed by the industry’s highest designations—CMCA, AMS, LSM, and PCAM—we deliver trusted expertise, integrity, and peace of mind to every community we serve.

For more information about Community ACE, call 561-783-2968 or visit communityace.com

THANK YOU FOR YOUR TRUST

FLCAJ Diamond Level Readers’ Choice Award winner,

At AKAM, we're in your neighborhood and fully invested in your goals and challenges. Our personalized approach, paired with compliance expertise and value-added services, is designed to protect assets, elevate operations, and enhance long-term property value. Together, we help communities operate smarter and stand stronger.

Partner with a team invested in your future.

WWW.AKAM.COM

Complete Property Maintenance

Diamond Level Winner—Landscaping (Winner 2026 and 11 previous RCA wins)

Complete Property Maintenance was founded in 1977 to provide reliable and professional landscape maintenance serving the emerging HOA and COA communities. The mission was to be honest, offer the best service at a fair price, and still retain high-quality employees.

Celebrating its 49th year in business, CPM has firmly achieved

o n m a n a g e m e n t

b a c k e d b y o v e r a d e c a d e o f

e x p e r i e n c e i n c o n d o s , c o - o p s , a n d

H O A s .

that goal, planting its roots in South Florida serving Broward, Palm Beach, Martin, and St. Lucie

Counties with five centrally located offices.

CPM has consistently focused on providing a premier landscape service to homeowners’ associations, condominium associations, developers, and builders. Today that focus is driven by the corporation’s president, Shane Humble, who brings more than 18 years of professional landscape management experience. Shane holds the following certifications while also sitting on the FNGLA (Florida Nursery Growers Landscape Association) board of directors’ certification committee:

• FNGLA Florida Certified Horticultural Professional

• FNGLA Florida Certified Landscape Maintenance Technician

• Professional Landscape Manager (University of Florida Extension Office)

• Best Management Practices

• Florida Water Star Accredited

• Certified FNGLA Judge

A l i g n e d w i t h F l o r i d a s t a t u t e s a n d b o a r d g o v e r n a n c e b e s t p r a c t i c e s

F I N A N C I A L D I S C I P L I N E . O P E R A T I O N A L C L A R I T Y . T r a n s p a r e n t r e p o r t i n g p o w e r e d b y V a n t a c a

•

• F U L L - T I M E O N - S I T E

• P A R T - T I M E O N - S I T E

• P O R T F O L I O M A N A G E M E N T

C O N D O M I N I U M & H O A

M A N A G E M E N T

H I G H - T O U C H S E R V I C E . T E C H N O L O G Y E N H A N C E D .

CPM’s services include but aren’t limited to the following:

• Landscape budgeting and financial planning

• Landscape design and installation

• Landscape and ornamental maintenance

• Licensed irrigation installation and maintenance

• Licensed fertilization and pest control

• Certified arborist tree care

• Hurricane & storm cleanup Our locations—

• Coconut Creek—Serving Broward County

• Delray—Serving South Palm Beach County

• Lantana—Serving Palm Beach County

• Jupiter—Serving North Palm Beach, Martin, and St. Lucie Counties

• Port Saint Lucie—Serving St. Lucie and Indian River Counties

For more information on Complete Property Maintenance, call 954-973-3333 or visit www.CPMLawn.com.

Custom Reserves

Diamond Level Winner—Financial Services (Winner 2026 and one previous RCA win)

Custom Reserves is deeply grateful to receive this recognition as a top-tier reserve study provider. This award is not just a reflection of the work but of the trust placed in Custom Reserves to safeguard the future of your communities. Every reserve study conducted is more than numbers; it’s about stability, sustainability, and peace of mind for homeowners and property managers alike.

Excellence in this field comes from dedication, precision, and a passion for ensuring financial security. I share this honor with my team that includes the clients. Thank you for this incredible distinction—Custom Reserves remains committed to setting the highest standard in reserve studies for years to come!

For more information on Custom Reserves, call 888-927-7865 or visit www.customreserves.com

Dania S. Fernandez & Associates P.A.

Diamond Level Winner—Legal Services (Winner 2026 and eight previous RCA wins)

We’re honored to be recognized as a Readers’ Choice Award winner. Thank you to everyone who has trusted our firm throughout the years. It’s an immense pleasure not only to represent condominium and homeowner associations but also to be a source of guidance for our clients, investors, managers, owners, and tenants along the way.

Our commitment to excellence is evident in every aspect of our work. We take pride in our ability to

navigate complex legal landscapes and deliver results that meet and exceed our clients’ expectations. Our dedication to our clients is unwavering.

It means a great deal to be recognized for our continuing efforts to serve boards of directors, owners, and tenants through offering board member certification courses, workshops, and webinars across MiamiDade and Broward Counties. Our educational initiatives are designed to empower our clients with the knowledge and skills they need to make informed decisions and effectively manage their communities.

We love what we do. We work hard to ensure we go the extra mile for our clients by providing valuable resources, expert consultations, and representation. Our firm provides a team approach to legal representation. We are not just your legal representative; we are a team player working in tandem with the board of directors, management offices, insurance agents, and accountants. We understand the value of community, and we strive to maintain and strengthen that community along the way.

The Law Office of Dania S. Fernandez & Associates P.A. is known for excellence in legal matters involving condominiums and homeowner associations, real estate litigation and transactions (commercial and residential closings), and insurance claim work (plaintiff) within Florida. Our exper-

tise in these areas is unmatched, and we are committed to upholding the highest standards of legal practice.

Our firm’s success is built on a foundation of trust, integrity, and professionalism. We are grateful for our recognition and remain dedicated to continuing our tradition of excellence. As we look to the future, we are excited about the opportunities to further serve our community and positively impact the lives of those we represent.

For more information on Dania S. Fernandez & Associates P.A., call 305-254-4492 or visit daniafernandez.com. We are here to help you with your legal needs and look forward to serving you.

Empire Management Group

Diamond Level Winner— Management Companies (Winner 2026 and six previous RCA wins)

Empire Management Group is a local, family-owned company dedicated to simplifying community management through practical, people-first solutions. Since 1993 we’ve helped communities replace outdated practices with clearer communication and more efficient operations. We proudly serve HOAs, COAs, CDDs, and developers throughout Central Florida and

Truist Association Services has been providing financing to associations for over 40 years. Give us a call today to see how we can help or learn more at Truist.com/AssociationServices

• Concrete restoration

• Major improvement

• Landscaping renovation

• Painting and paving

• Re-roofing

• Window and door replacements

• Emergency lines of credit

• Insurance premium financing

surrounding areas. By combining modern technology with deep local expertise, we provide reliable, responsive support for boards, homeowners, and managers. As a trusted leader in the industry, we actively engage with respected professional organizations to stay aligned with best practices and evolving standards. Empire is deeply committed to the communities we serve and believes strong neighborhoods are built on trust, connection, and care. That commitment extends beyond management through ongoing support of nonprofit organizations focused on education, health, social services, and environmental sustainability.

Contact Empire Management Group at 407-770-1748, email info@empirehoa.com, or visit www.empirehoa.com for more information.

Envera Systems

Diamond Level Winner—Safety and Security (Winner 2026 and 11 previous RCA wins)

For nearly two decades Envera Systems has proudly protected communities. This Diamond Level recognition reflects the strong relationships and shared commitment that enable safer communities. Thank you to everyone who voted for Envera.

Envera was founded on the belief that community security should be dependable, forward-thinking, and people centric. We continuously monitor and reinforce our infrastructure for reliability, ensuring our Smart Access Control and Virtual Gate Guard systems are reliable.

We aim to empower property managers and board members to focus on community building, knowing their security partner is always proactive. From Virtual Gate Guards to Active Video Surveillance and visitor management tools like MyEnvera and Community+, we secure shared spaces with user-friendly, transparent technology. These platforms, supported by our monitoring team, provide real-time detection, faster response, and greater peace of mind.

Residents benefit from simplified visitor access, while managers and board members gain clear visibility into activity, video footage, and system data. These insights improve operations and proactively address concerns, strengthening security and trust. Consolidating security systems with Envera saves teams time, reduces complexity, and increases efficiency.

Developers rely on Envera to establish robust security from the start. Advanced surveillance and access control systems at entrances and amenities protect communities before the first resident moves in, preventing theft and making new developments

more attractive to homeowners who value dependable security.

This recognition highlights what teamwork can achieve. Thank you to our customers for your trust and to our employees for setting a high standard of reliability and service. We are proud of our past achievements and excited for the future.

For more information on Envera Systems, call 855-3801274, email info@enverasystems.com, or visit www.EnveraSystems.com.

Epic Forensics & Engineering

Diamond Level Winner—Construction, Engineering, and Building Services

(Winner 2026 and four previous RCA wins)

Epic Forensics and Engineering is a fullservice engineering consulting firm specializing in 558 association turnover reports, expert witnesses, Florida Senate Bill 4-D— milestone inspections and structural integrity reserve studies, structural condition assessments, and 40/50year recertifications of mid- and high-rise luxury condominiums, residential communities/buildings,

marinas, parking structures, and skate parks. Our engineers and specialists help community associations, attorneys, developers, and insurance companies nationwide to determine all the facts when they’re faced with building system malfunctions, structural defects and corrosion, wind and water damage, or maintenance and code compliance issues. We can help you determine the real cause of damage and come up with a rock-solid list of deficiencies for planning and implementation of immediate, shortterm, and long-term repairs.

For more information on Epic Forensics & Engineering, call 561-581-8800 or visit us at www.EpicForensics.com.

Fibernow

Diamond Level Winner—Technology and Communications

(Winner 2026 and one previous RCA win)

For over 20 years Fibernow has been a leading

fiber broadband provider based in South Florida, serving communities and businesses across the state. Fibernow delivers fiber internet, cloud-based television, smart Wi-Fi, and a comprehensive suite of business solutions including managed IT and hosted voice.

From HOAs and master-planned communities to student housing and assisted living facilities, Fibernow is committed to delivering fast and reliable connectivity, powering digital experiences today’s connected communities and businesses rely on.

Fibernow is part of the DigitalBridge portfolio, a global digital infrastructure investment firm investing across five key verticals—data centers, cell towers, fiber networks, small cells, and edge infrastructure—and managing over $108 billion in digital infrastructure assets worldwide. This partnership combines Fibernow’s fiber expertise with DigitalBridge’s investment scale and operational leadership to accelerate network expansion and long-term growth.

For more information, visit fibernow.com,  contact us by phone at 800-920-7701, or email at sales@fibernow.com.

President & Founder

Leslie Alvarez, CMCA, AMS, LSM, PCAM

Insurance &

Management Solutions for Community Associations

First Horizon Bank

Diamond Level Winner—Financial Services (Winner 2026 and 10 previous RCA wins)

First Horizon Bank is a leading financial services company, with approximately $82.2 billion in assets.

First Horizon is committed to making your banking experience the best it can be with innovative, convenient services and helpful, knowledgeable people. With a network of approximately 416 bank locations across the Southeast, we make it easy to help you take good care of your money.

Our continued growth allows us to better serve associations in Florida. We understand the complexities involved with managing large and small associations. There are multiple parties involved with a fiduciary

responsibility to protect the financial standing and ongoing needs of the association. Our job is to make your job easier by offering solutions designed to streamline assessments and dues, provide secure options for your funds, supply accurate and timely reporting, and assist with loan options for expansion plans and repairs.

To learn more about our customized association solutions, contact your local banker. Visit the First Horizon Bank website, www.firsthorizon.com, to learn more about our regional banking services.

First Horizon Bank. Member FDIC. Equal Housing Lender.

FirstService Residential

Diamond Level Winner—Management Companies (Winner 2026 and 11 previous RCA wins)

Property management is a balancing act. When you lead your community on a path to change, every decision is an important one. With competing priorities, juggling it all as a community leader can seem complex, but it doesn’t have to be.

At FirstService Residential we’re simplifying

property management. Our hospitality-minded teams serve residential communities across the United States and Canada. We partner with boards, owners, and developers to enhance the value of every property and

ties in their trusted care. With our professional scale, we’re big enough to make your budget go further, and our service-first philosophy means we don’t stop until what’s complicated becomes uncomplicated—to make life simplified.

For more information about FirstService Residential, visit LifeSimplified.com today!

Florida Community Association Insurance (FCA)

Diamond Level Winner—Financial Services, Insurance and Insurane Adjustors (Winner 2026 and 10 previous RCA wins)

Florida Community Association Insurance is one of the largest condominium and

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Continued from page 57

association insurance field. She holds the Certified Risk Management (CRM) degree and Certified Insurance Counselor (CIC); has a BS in business finance, Magna Cum Laude; and is a State-certified property manager continuing education trainer, author of multiple association insurance articles, and a regular expert speaker on association insurance.

For a no-obligation consultation from FCA Insurance, call Star Herbig directly at 407-920-1116 or email star@callFCA.com.

Florida Southern Roofing

Diamond Level Winner—Roofing (Winner 2026 and six previous RCA wins)

For over three decades, Florida Southern Roofing has set the standard for premium roofing services

throughout Sarasota and Manatee Counties. As a familyowned-and-operated company founded in 1992, we deliver exceptional craftsmanship, meticulous attention to detail, and a client experience built on trust, professionalism, and long-term performance.

Specializing in high-quality roof replacements, precision repairs, and proactive maintenance, our team proudly serves both distinguished residential properties and complex multi-family communities. Every project is approached with a commitment to excellence, safety, and lasting value.

Our leadership and reputation are reflected in our industry credentials and recognitions:

• GAF Master Elite Award & 3-Star President’s Club Winner—2017–2024

• FLCAJ Readers’ Choice—Diamond Level Winner— 2025

IN-DEPTH FORENSIC CONSULTING AND ENGINEERING ANALYSIS

• FLCAJ Readers’ Choice— Platinum Level Winner— 2022–2024

• CAI West Florida Chapter Member since 2002

• BBB Accredited & A+ Rated

• FRSA Excellence in Safety Award—2021 & 2022

• Active members of leading regional and industry trade associations

For more information about Florida Southern Roofing, call 941-954-8811 or visit www.FloridaRoofing.com.

Garfinkel Marcell

Diamond Level Winner—Legal Services, Association and Construction Defect (Winner 2026 and nine previous RCA wins)

Thanks for choosing Garfinkel Law as the Top Community Association and Construction Defect Law Firm for 2026

Feel free to reach out to us at 1-800393-1529 or info@garfinkel.law

Garfinkel Marcell provides general association representation and guidance required to operate soundly and within the compliance of your governing documents and Florida Law. We handle all aspects of community association law and are well versed in property claims, defect claims, liability, contract law and general litigation. We represent many common concerns that associations are confronted with, including

day-to-day issues and major events such as hurricanes.

• Collections

• Contract Reviews

• Covenant Enforcement

• Legal Opinions

• General Litigation

• Elections and Meetings

• Draft & Amend Corporate Documents

• Addressing Loans & Special Assessments

• Addressing Emergencies and Hurricanes

• Mediation Services

Glazer & Sachs P.A . Diamond Level Winner—Legal Services

(Winner 2026 and 12 previous RCA wins)

For over three decades, Glazer & Sachs P.A. has been dedicated to strengthening Florida’s community associations through education, advocacy, and legal representation. We are proud to have received this year’s highest award level and mark 13 consecutive years as an FLCAJ Readers’ Choice Award winner.

Our mission goes beyond legal services—we strive to build stronger, more informed communities while guiding you through the many challenges that come with association management. From contract reviews and document amendments to assessment collections, construction litigation, arbitration, and mediation, our team is here to support you every step of the way.

Education remains at the heart of what we do. We’ve taught more than 25,000 Floridians at our board member certification seminars,

ensuring knowledge of both your rights and responsibilities. For over 15 years we’ve connected with thousands through Condo Craze and HOAs, now streaming live on YouTube. Our commitment to keeping you informed continues with our weekly blog, delivered every Monday morning for over a decade.

At Glazer & Sachs P.A. it is an honor teaching you, writing to you, taking your calls every Sunday at 11:00 a.m., and of course representing you.

For more information on Glazer & Sachs, call 954-9831112 or visit condo-laws.com.

GRS Community Management

Diamond Level Winner—Management Companies (Winner 2026 and seven previous RCA wins) GRS is honored to have earned the Readers’ Choice Award—Diamond

Level—for the 8th consecutive year, thanks to the support of our communities. As a mid-sized leader in community association management, we are small enough to deliver personalized service, yet large enough to meet the evolving demands of your community.

We provide risk management, compliance, and measurable cost savings through great people, strong processes, and proprietary technology. With a growing presence in South Florida’s premier 55+ communities, GRS is recognized as a trusted partner for boards and residents seeking stability, transparency, and excellence in management.

From day-to-day operations to long-term planning, our goal is simple: to handle the details, reduce risk, and enhance value—so your board and residents can “Get Back to Living!”

For more information on GRS Community Management, please call 561-578-8184, email sales@grsmgt.com, or visit www.grsmgt.com

Community Management Made Easier

Thank you FLCAJ readers for making us a top-rated provider of Financial Services and Technology & Communications.

Managing associations is hard work. Enumerate's accounting software and payments solutions can reduce the time and cost of running your HOAs, so you can focus on what matters most–the community. Contact us: (954) 526-5540 hello@goenumerate.com Scan to request demo

Herbie Wiles Insurance

Diamond Level Winner—Financial Services; Insurance and Insurance Adjusters

(Winner 2026 and five previous RCA wins)

Herbie Wiles

Insurance is a fullservice insurance agency that specializes in providing risk management services and insurance protection for condominiums, homeowners’ associations, and their residents. Founded in St. Augustine in 1961, we serve clients across Florida.

As an independent insurance agency, we work solely in the interest of our clients. Our focus is on quality, value, and suitability for our insureds.

Service and performance are the foundation of our business. Our team has developed a reputation for delighting our clients with outstanding service. We

welcome the opportunity to serve you!

To learn more about Herbie Wiles Insurance and how we can help you, call us at 800-997-1961 or visit us at www.herbiewiles.com.

Hinterland Group

Diamond Level Winner—Construction, Engineering & Building Services

(Winner 2026 and one previous RCA win)

Aging pipes don't wait for board approval. When infrastructure fails, communities face costly emergency repairs,

helping communities stay ahead of it all since 2006.

A team that knows your property. Assigned technicians who understand your services and your expectations.

Familiar faces, every time. Dedicated account managers and property support specialists that are on-site in your community.

Support that stays local. Our contact centers are staffed by fulltime, locally based employees. No outsourcing, no handoffs.

Ongoing education on your terms. On-demand training and resources to help you get the most from your technology – now and as your needs evolve.

Our focus is on reliability –building local teams and lasting partnerships that support your community every day.

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sewer, and stormwater infrastructure, we specialize in no-dig trenchless solutions that keep your community running without the mess and expense of traditional digand-replace methods.

Our services include the following:

• Trenchless Pipeline Rehabilitation (CIPP)

• Manhole Restoration and Coating

• Lift Station Services

• Stormwater Management

• Sewer Lateral Lining

• PRIME Preventive Maintenance Plans

Our PRIME program gives boards a proactive

approach—identifying problems before they become emergencies and extending the life of your systems for less disruption, lower costs, and reliable results that protect your community's investment.

For more information about Hinterland Group, call 561-640-3503, email infrastrucerepair@hinterlandgroup.com, or visit www.hinterlandgroup.com.

Hoover Pressure Cleaning

Diamond Level Winner—Property Services (Winner 2026 and two previous RCA wins)

Thank you to everyone who voted for us! Established in 1996, Hoover Pressure

Cleaning is a locally owned and operated company serving Manatee, Sarasota, and Charlotte Counties. Specializing in roof and exterior pressure washing, Roof-a-Cide, and paver sealing with Deco Products, we cater to residential and commercial clients. Fully licensed, insured, and covered by workers’ compensation, we prioritize integrity, professionalism, and reliability. Known as “The Plant Friendly People,” we genuinely care for your home and valuables. Our services cover roofs, exteriors, pool cages, decks, and driveways using

appropriate pressure levels and environmentally conscious methods. We ensure effective cleaning without compromising plant life. Choose Hoover Pressure Cleaning for exceptional service and the preservation of your most significant investments—your homes and communities. From the roof to the street, with Hoover your cleaning will be complete.

For more information about Hoover Pressure Cleaning, call 941-697-6886 or visit www.hooverpressure.com

Hotwire Communications

Diamond Level Winner—Technology and Communications

(Winner 2026 and nine previous RCA wins)

Founded in 2002 and headquartered in Fort Lauderdale, Hotwire Communications is a leading tele-

communications provider specializing in fiber-based, community-wide technology solutions. With a focus on serving multi-unit and multi-dwelling communities like condominiums, municipalities, and senior-living communities, Hotwire has positioned itself as a trailblazer in the industry.

Hotwire was the first ISP in Florida to deploy an all-fiber network, introducing Fiber-to-the-Home technology and setting a new standard in connectivity. In 2006 the company further expanded its innovation by launching internet protocol television (IPTV) services, followed by the rollout of gigabit-speed internet in 2014, underscoring its commitment to pushing boundaries and exceeding customer expectations.

Today Hotwire Communications serves more than half a million customers nationwide and is consistently

6 YEARS. 1 STANDARD.

ENGINEER OF RECORD

OWNER’S REP

CONSTRUCTION MONITORING

INSURANCE RECOVERY

recognized for its exceptional service. This year Hotwire earned the title of Fastest Gaming ISP from PCMag in the South Atlantic region and was recognized by Cablefax for its Outstanding Broadband Innovation. The company has also received multiple Stevie Awards for outstanding customer service, while key executives have earned accolades for their exceptional leadership and contributions to the telecom industry.

With a focus on innovation and customer satisfaction, Hotwire Communications continues to provide reliable, high-performing telecommunications solutions.

For more information visit hotwirecommunications.com

Howard J. Miller Consulting Engineers

Diamond—Construction, Engineering, and Building Services

(Winner 2026 and seven previous RCA wins)

Howard J Miller Consulting Engineers, Inc., is Southeast Florida’s trusted leader in condominium structural inspections, serving associations for over 30 years. Our expert engineers and inspectors guide communities through complex Florida Building Code requirements, handling milestone and recertification processes with local building departments from Miami-Dade to Vero Beach. We offer comprehensive inspections, from balconies and railings to roofing and concrete columns, ensuring projects stay within scope and budget.

“Miller Engineering” provides trusted oversight for restorations, navigating necessary concrete repairs. Our commitment to quality and professionalism has earned the confidence of managers and contractors, ensuring optimal building conditions.

Visit www.howardjmiller.net for more information or call our Office Manager, RoseMarie, at 561-392-2326 to schedule an engineering consultation.

J.R. Frazer Inc.

Diamond Level Winner—Financial Services (Winner 2026 and eight previous RCA wins)

J. R. Frazer Inc. specializes in providing quality SIRS, reserve studies, and property and flood cost valuations for condominiums and HOA communities throughout the Southeast and Central Florida areas. We feel our reserve studies provide a good road map

for associations to help manage their short- and long-term assets that need replacement. With more than 30 years of experience in the industry, we have found that reserve studies are helpful not only in planning current budget numbers but also in helping associations avoid future assessments.

We provide a free phone consultation and a free Zoom call before and/or after our reports are completed. Learning and understanding the goals of your association assure us that we can provide a quality report that will work well for association members, property managers, and the association’s accountant.

For more information on J.R. Frazer, please call 800-298-0683 or visit our website at www.JRfrazer.com.

Karins Engineering

Diamond Level Winner—Construction, Engineering, and Building Services (Winner 2026 and seven previous RCA wins)

For over 26 years, Karins Engineering has served as a trusted partner to owners and associations throughout Florida, delivering costeffective restoration engineering solutions. Our depth of experience enables us to create strategies that strengthen property longevity and safeguard your investment. Whether you require a condition assessment, milestone inspection, or capital reserve study, we provide comprehensive services to preserve and extend the life of your property. We specialize in structural integrity reserve studies (SIRS), offering a clear roadmap for planning future repair and maintenance costs. Our team provides knowledgeable guidance on maintenance planning, replacement projects, and reserve funding recommendations, empowering you to make decisions. With Karins, you gain a dependable partner dedicated to protecting your property’s value and ensuring it remains structurally sound. Let us support your next engineering project with confidence.

Reach out to our new Miami office or our Fort Lauderdale office at 954-551-5936. You can also visit Karins.com to connect with our other locations.

Kaye Bender Rembaum

Diamond Level Winner—Legal Services (Winner 2026 and 12 previous RCA wins)

Kaye Bender Rembaum, a 12-time Diamond Level Readers’ Choice Award winner from FLCAJ, is a full-service law firm dedicated to the representation of community associations throughout Florida. With offices in Broward, Palm Beach, Hillsborough, Seminole (Orlando-area), and MiamiDade Counties (Miami by appointment), the Firm provides its clients with an unparalleled level of personalized and professional services that are prompt, effective, and understandable, regardless of the size of the community and taking into consideration their individual needs and financial concerns.

KBR’s team of seasoned attorneys assists their clients in all matters of association representation, including the collection of assessments, contract drafting and negotiation, updating of governing documents, covenant enforcement, complex litigation, and construction defect claims. Their attorneys remain active statewide, with roles on committees that work to improve community association legislation and knowledge outreach, while keeping their clients up to date on new developments in community association law and how they may be personally affected.

Kaye Bender Rembaum is also a well-known provider of free legal education, which often includes CE credit for managers and state certifications for board members.

For more information about Kaye Bender Rembaum, call 800-974-0680, email info@KBRLegal.com, or visit kbrlegal.com.

Keystone Engineering & Consulting Inc.

Diamond Level Winner—Concrete (including Balconies & Railings); Construction, Engineering, and Building Services

(Winner 2026 and six previous RCA Wins)

Keystone Engineering, founded in 2003, has offices in Cocoa Beach and Daytona Beach. The team of experienced engineers and project inspectors serves coastal communities from Saint Augustine to Fort Pierce, with the Roofing Division covering the same area and beyond into Central

Florida. With over 150 years of combined experience, they guide clients through informed decisions on exterior building and roofing maintenance. Keystone provides cost-effective solutions for identifying structural repair needs associated with long-term chloride exposure and offering preventive measures and aesthetic improvements to enhance property value while preserving the original character.

Services

• Independent Owner Representation

• Structural Condition and Milestone Inspections

• Roof Evaluations

• Specifications for Competitive Bidding

• Contractor Vetting

• Project/Construction Oversight

Structural Expertise

• Reinforced Concrete Structures

• Conventional Cast-in-Place Concrete Structures

• Post-Tensioned Structures

• Precast/Prestressed Concrete Structures

• Protective Coatings for Balconies and Walkways

• Exterior Painting/Waterproofing

• Windows and Sliding Glass Doors

• Railings

Roofing Expertise

• Low Slope

▫ Modified Bitumen

▫ Single Ply

▫ Polyurethane Foam

▫ Mechanical Equipment Support

• Steep Slope

▫ Shingles

▫ Corrosion Resistant Metal

Florida Registered Professional Engineer and Special Inspector # 60965. Post Tensioning Institute

Certified Level 2 Unbonded PT Inspector and Repair Specialist # 00022426.

For more information about Keystone Engineering & Consulting, Inc., scan the QR code above or call 321-454-7300

Kings III Emergency Communications

Diamond Level Winner—Elevators, Safety and Security, and Technology and Communications (Winner 2026 and eight previous RCA wins)

Kings III Emergency Communications has been a leader in emergency phone solutions for over three decades, providing reliable, code-compliant systems for elevators, poolside areas, stairwells, and parking facilities. Our all-inclusive solution includes equipment, installation, maintenance, and 24/7 dedicated response for one low price. With over three decades of experience and over 145,000 phones monitored nationwide, Kings III is the original elevator telephone line cost eliminator in Florida. Our in-house elevator code experts hold key

www.sjhoa.com • (904) 461-5556

Association Management • Vacation & Long-term Rentals

COMPREHENSIVE MANAGEMENT: Offering complete association management and accounting services for condominium, homeowner and property owner communities.

TRANSPARENT IN-HOUSE ACCOUNTING: Real-time financial transparency through an easy-to-understand online portal and detailed monthly financial reports.

RESPONSIVENESS: Homeowners and board members receive a reply within 24 hours to address their questions or concerns promptly. With the added support of our 24/7 live answering service, assistance is always just a call away, no matter the time of day.

certifications and have a large presence on governing regulation committees, so we’re able to guide you through timely concerns, such as replacing your landlines or meeting newly adopted video and two-way messaging codes in your elevator, providing a customized solution that’s compliant and reliable.

Florida has adopted ASME 2019, which can bring about significant changes for your elevator phones. The new code includes requirements regarding how the person answering an entrapment call communicates with those in the elevator for all new builds and any elevators that are being modernized. The summary is as follows:

Authorized personnel must be able to communicate with trapped passengers who cannot verbally communicate or hear.

Monitoring parties must be able to notify those in the elevator that help is on the way.

Kings III’s best-in-class solution and in-house code

CONTINUOUS IMPROVEMENT: We adapt to evolving community needs by using modern technology to streamline operations, improve communication, and offer user-friendly portals. By integrating the latest Florida legislative updates, we ensure compliance and keep communities informed and protected in a dynamic regulatory landscape.

Experience unmatched service with Sovereign & Jacobs Property Management Companies, LLC, specialists in tailored solutions for empowered communities.

WHY SETTLE FOR LESS? Your Community Deserves the Best! With 20 years of experience, Sovereign & Jacobs specializes in delivering personalized management solutions. Contact us now to explore how we can be your partner in success! 7-TIME READERS' CHOICE AWARD DIAMOND WINNER!

experts are here to help you seamlessly navigate these updated requirements.

Learn more about Kings III by calling 833-206-0804, or visit go.kingsiii.com/vms-solution

KW PROPERTY MANAGEMENT & CONSULTING

Diamond Level Winner—Management Companies (Winner 2026 and nine previous RCA wins)

As the leading property management company in Florida, KW PROPERTY MANAGEMENT & CONSULTING (KWPMC) offers more than just services; we provide an experience that elevates the quality of life for your community. Serving about 300 homeowner associations and condominium boards across the state, we support nearly 100,000 residences with best-in-class property management, food-andbeverage service, project management, water restoration, and developer consulting.

With a dedicated team of more than 3,000

employees, KWPMC is driven by a mission to make every resident feel at home.

Through a blend of hospitality and personal care, supported by technologydriven solutions, your community will experience seamless operations, outstanding financial reporting, and the highest standards of service. Our focus on operational precision, financial controls, and flexible solutions ensures your needs are met efficiently and effectively.

At KWPMC you are not just another client—you are a valued partner. Our lasting relationships with associations and boards are built on a shared commitment to excellence and transparency. In 2024 KWPMC earned numerous awards and recognitions, including as the Daily Business Review’s Best Property Management Firm in its annual “Best of” honor,

Association Banking

Electronic Signature Cards

Comprehensive & Automated Accounts

Receivable Processing

Bank Integrations with Association Management So ware

Comprehensive Lending Solutions

Dedicated Association Banking Team

Access

More

EXPERIENCE YOU CAN TRUST

the South Florida Business Journal’s Largest HOA Management Companies and Largest Private Employers in South Florida annual recognitions, and as a finalist in the 2024 Miami-Dade Favorites and Naples Official Community’s Choice Awards.

We Don’t Just Manage, We Enhance

For more information on KW PROPERTY MANAGEMENT & CONSULTING, call 305-476-9188 or visit www.kwpmc.com.

Landex Resorts International Diamond Level Winner— Management Companies (Winner 2026 and seven previous RCA wins)

Thank you for recognizing us in the Reader’s Choice awards for outstanding management. Based on the west coast of Florida since 1981, Landex has been providing services to associations from central to south Florida. For years Landex has enjoyed many professional relationships within the industry. We are proud members of many area Chambers of Commerce, the Better Business Bureau, American Resort Development Association, Community Associations Institute, Realtor Associations, and the Florida Community Association Journal to name a

few. Our team collectively manages over $10 billion in insurable assets for over 4,000 residential, commercial, timeshare, and vacation plan association clients in our portfolio. In addition, our team produces over $3 million in rental revenue annually for our owners through their vacation rental program.

The president and CEO, Ruth Anglickis, has worked with the owner of Landex for over 67 years. She has been instrumental in the development and management of the associations in Landex’s portfolio. She brings a multifaceted business sense to the company, offering first-class public relations, and works to uphold the corporate image. Ruth finds purpose in helping people and associations we manage enjoy a new quality of life.

Vice President, Robyn Rocco, has been with the firm for 18 years. As COO she oversees all the day-to-day operations, administrative employees, and portfolio account managers. Robyn is a licensed CAM and real estate agent. She has an associate degree in business and bachelor’s degree in interior design and has been instrumental in awarding Landex associations with green initiative programs and green lodging certifications.

Landex is happy to announce that Leonardo Lucena, an 11-year veteran general manager at a timeshare property managed by the firm, has recently been named as their newest regional manager, overseeing their east coast operations. Leonardo has a bachelor’s degree in business administration and real estate and brings a wealth of knowledge and experience in the market. Landex looks forward to growing the company and serving more associations.

For more information about Landex, call 239-369-5848 or 561-562-8490 or visit www.landexresorts.com.

Lang Management

Diamond Level Winner—Management Companies (Winner 2026 and nine previous RCA wins)

Enhancing the Florida lifestyle by providing exceptional property management services for over 45 years

For over 45 years LANG has been an industry leader in providing comprehensive association property management solutions. Our longevity reflects a proven track record of stability, performance, and trusted partnerships with association boards.

LANG is distinguished by a team of highly experienced, long-tenured professionals who bring deep industry knowledge and consistency to every community we serve. We complement this experience with

state-of-the-art technology that gives our clients a competitive edge. Advanced management platforms provide real-time financial reporting, secure digital document access, streamlined maintenance workflows, and enhanced communication between boards, residents, and vendors.

LANG adapts to your needs by providing customized services, which can include property management or accounting services only. Our full-service customizable capabilities include the following:

• Full corporate and regional support for your community

• Financial management and detailed reporting

• Maintenance coordination and vendor oversight

• Administrative and board support

• Statutory compliance guidance and governance assistance

• Clear, responsive resident communication

With a proven track record of exceeding expectations, LANG-managed communities experience unsurpassed customer support and satisfaction. LANG can make a positive difference in your community.

For more information on Lang Management, call 561-750-8800 or visit www.langmgmt.com

LCM Engineering

Diamond Level Winner—Construction, Engineering, and Building Services (Winner 2026 and seven previous RCA wins)

LCM Engineering

PLLC has provided consulting engineering services for more than 30 years. Our expertise in structural engineering services, milestone inspections and reports, transition studies, property and construction management, emergency national disaster services, and insurance claims has earned us a strong reputation. LCM also provides drawings, bid documents, schedules of values, new construction, and remodeling. Our specialties include structural repairs and restoration, building

envelope analysis, water intrusion, stucco, roofing, door and window replacements, moisture control, waterproofing, corrosion control, hurricane damage, storm restoration, and more.

Working closely with property managers, boards, and owners, LCM is able to ensure the work follows specifications, clients are informed on what to expect, and the best method to achieve what is needed or required is used to complete the job. Tree Tietsort, president and owner, and LCM staff are on call and available to provide solutions and complete your project. LCM embodies the importance that “Experience Matters.”

For more information on LCM Engineering, call 239-5900263, email info@lcm.com, or visit www.LCM.com

Leland Management

Diamond Level Winner—Management Companies (Winner 2026 and 12 previous RCA wins)

Celebrating 27 years of award-winning service, Leland Management is the industryleading, full-service association management firm specializing in managing Florida condominium and homeowner associations. With 12 offices statewide,

Outdated emergency systems leave your community vulnerable—we're here with solutions. Kings III delivers cutting-edge technology with options that meets evolving elevator codes with two-way messaging and video capabilities. Our turnkey cellular technology eliminates unreliable landlines and simplifies compliance. Beyond equipment, we provide 24/7 monitoring by trained professionals who ensure every resident feels secure. Reduce risk, minimize liability, and enhance safety with emergency communications designed for today's challenges—and tomorrow's.

we are proud to partner with more than 400 associations exclusively in the state of Florida.

Our team of professionals takes great pride in delivering the best-quality service to the communities we serve. We have over 100 licensed community association managers who average more than seven years of experience, and many carry advanced professional designations. To bring it all together, we have honed an effective system for sharing this expertise both within the company and in our communities.

Our superior accounting strategies, dedication to lifestyle, and always-local resident support call center are just a few of the standards you can expect from a partnership with Leland, but we don’t just talk the talk. Evidence of Leland’s

walk can be seen in consistently being named Central Florida’s Top Workplace and the Orlando Business Journal’s Best Place to Work by our team year after year.

Although we are large enough to have all the resources necessary to meet the needs of any association, Leland remains a local, family-owned and -managed firm to better meet the individual needs of each community. We understand that building solid, lasting relationships is of utmost importance to delivering the best quality of service and the continued success of our company.

For more information, call 888-255-8577 or visit www.LelandManagement.com.

LJ Services Group

Diamond Level Winner—Management Companies (Winner 2026 and four previous RCA wins)

More than just managing…

We are a licensed community association management company dedicated to providing unique community and customized services. We have been in the business since 2000 and have managed several different sizes of communities. We dedicate

ourselves to maintaining property values as well as services, and we promise to help associations save money wherever possible.

As a previous board member and a condominium owner, the owner of this company is aware of what is needed and wanted by the owners and dedicates herself to promote this within the business and among her employees to better serve the communities we manage. We provide administrative, financial, property management, property maintenance, and web site support.

For more information, call 305-864-2790 or visit www.ljservicesgroup.com.

M&M Property Management LLC

Diamond Level Winner—Management Companies (Winner 2026 and 12 previous RCA wins)

As M&M enters our 19th year, we are truly honored that not only have we been nominated for a Readers’ Choice Award, but we have achieved the highest Diamond

Level award. We ask our board members and staff to vote if they feel we have done the job above and beyond expectations. We do not advertise it because the intent is for those we serve and feel we deserve it to cast their vote, so thank you to those who voted. This year, like all years, we have been rewarded as a Readers’ Choice Award winner.

Our goal is to serve our communities by promoting financial stability, properly maintaining the common areas, and addressing the residents’ needs.

M&M started with one community and an idea that has grown to more than 30 staff members and 50-plus communities throughout Broward and Palm Beach Counties. Communities come to M&M for a variety of reasons, and our goal is to improve each community in all aspects, not only in the short term but in the long term. We continue to service our original communities 19 years later with many of the other communities we serve exceeding 16 years, and we achieve this goal in partnership with our boards of directors and residents. We take great pride knowing our communities have M&M professionally manage their home as together we are a family.

M&M continues to provide exceptional service, and our

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POISONOUS CANE TOADS

hundreds of Google reviews (4.7 rating) are a testament to the service and value we provide to the community. Thank you!

For more information on M&M Property Management, call 954-582-4400 or visit www.mmpm.us.

Management & Associates

Diamond Level Winner—Management Companies (Winner 2026 and two previous RCA wins)

Dominick Scannavino Founder, President

With over 30 years of experience in condominium and homeowners’ association management, Management and Associates is a trusted name in community management services. Based in Oldsmar, FL, our team of about three dozen manages over 100 communities in the tri-county area. We’ve managed over 25,000 units in the U.S. and abroad,

Jaime L. Ballard Vice President

known for our client-focused approach. Incorporated in 1985, we assist community and HOA boards in daily operations. We interact directly with clients to better meet their needs, providing support to community boards and residents while building longterm relationships. We use advanced technology to make our services accessible, aiming to ensure residents and board members feel comfortable and confident in our services. We thrive on old-fashioned service and maintain open communication. Your goals for your home and community matter to us, and we are here to listen.

For more information about Management & Associates, call 813-433-2000, email info@mgmt-assoc.com, or visit www.mgmt-assoc.com

MAY Management

Diamond Level Winner—Management Companies (Winner 2026 and eight previous RCA wins)

MAY

Management Services Inc., founded in 1988, is renowned for providing firstrate association management services throughout Northeast Florida. Initially centered in Ponte Vedra Beach, MAY has expanded rapidly with bases of operation in St. Johns and the five surrounding counties to meet the demands of serving premier communities in the area.

MAY’s expertise with respect to association financials (e.g., budgeting, billing, expense control, and collections) and continued investments into internal accounting

systems have allowed the company to rapidly expand without sacrificing client support, helping MAY become the leading management firm in the area. MAY has expanded its service offerings to include providing continuing education courses for association board and committee members and establishing some of the first association architectural control programs in the market.

In 2021 Catie Marks entered the fold and joined MAY’s executive team as president. A lifetime of preparation suited her well, and she hit the ground running. The women-led team is not only passionate about the services they provide but understands the responsibilities and level of trust their clients bestow upon MAY. The entire MAY team feeds off of this and is committed to remaining one of the top firms in the business.

MAY celebrates its 38th year in 2026 and continues to expand. The firm remains steadfast in its commitment to providing premier association management services and unparalleled experiences for both board members and residents alike.

For more information on MAY Management, call 904-461-9708 or visit www.maymgt.com

•

•

• Bookkeeping, Covenant Enforcement, State Compliance, Meeting Attendance

• Community Website

• Leading Technologies to Provide Residents and Boards Full Access to Information and Online Services

• Expert Bookkeeping Only Services

•

Munyan Painting Services

Diamond Level Winner—Painting and Waterproofing (Winner 2026 and four previous RCA wins) Repair. Restore. Renew.

Munyan Painting Services is Florida’s go-to choice for reliable painting, restoration, and roofing contractor work. We’ve been serving your Florida communities since 1951. We are proud of the countless successful projects our general contractors have completed and the many satisfied customers we’ve served over the years in Tampa, Orlando, West Palm Beach, Miami, Clearwater, and Fort Myers. We’ve gone from coast to coast across Florida.

We specialize in painting, restoration, roofing, liquid-applied roof coating, waterproofing, electrostatic painting, and more. We’ve been in business a long time, but we always strive to improve the services we provide. After all, our success depends on your satisfaction and trust. We’ve implemented thorough processes for projects and client services to meet your expectations.

We also offer excellent customer service through our Munyan client care center and direct lines of on-site communication that always ensure quality. You can trust us fully because we’re insured and bonded, and we have an A+ rating.

We’re a recipient of the Sunshine State Safety Recognition Award created by OSHA and administered by USF to commend Florida’s employers and employees in all industries who proactively and routinely engage in job safety.

For a free estimate on painting, restoration, and roofing services, call Munyan Painting at 877-442-5062 or visit munyanpainting.com

PeytonBolin PL

Diamond Level Winner—Legal Services (Winner 2026 and 12 previous RCA wins)

PeytonBolin PL is a real estate and community association law firm that is approachable, reliable, and effective. The firm’s founder, Jane Bolin, was a licensed CAM and the owner of a community association management company prior to her legal career.

This point of view has shaped how the firm’s attorneys support and represent

condominiums and HOAs throughout the state of Florida. The firm’s managing partners, Joe Giannell and Mauri Peyton, are real estate board certified by the Florida Bar.

The PeytonBolin team gets to the root of issues and creates good governance structures to help managers, boards, and unit owners alike. From amendments to developer turnover, vendor management to violation enforcement, contract disputes to water leaks, our firm is poised to support your association in all areas.

For more information on PeytonBolin PL, call 877-7398662, email info@peytonbolin.com, or visit www.peytonbolin.com

Plastridge Insurance Services

Diamond Level Winner—Financial Services; Insurance and Insurance Adjusters

(Winner 2026 and five previous RCA wins)

our team licensed and approved consultants to teach CAM (community association manager) continuing education classes.

For more information on Plastridge Insurance, call 561-276-5221 or visit www.plastridge.com/hoa-condos/.

Poliakoff Backer

Diamond Level Winner—Legal Services (Winner 2026 and nine previous RCA wins)

For more than 30 years, attorneys of Poliakoff Backer, three of whom are Florida Bar boardcertified specialists in condominium

and planned development law, have provided legal services to hundreds of South Florida community associations.

For more information on Poliakoff  Backer, call 800-251-3562, email kbacker@pbattorneys.com, or visit www.pbattorneys.com.

Popular Association Banking

Diamond Level Winner—Financial Services (Winner 2026 and 10 previous RCA wins)

Plastridge Insurance Services is honored to have won the Diamond Level Readers’ Choice Award from FLCAJ . For over 107 years we have served the South Florida community, and our condominium and HOA association division has provided risk management and insurance programs for over 1,200 community associations throughout Florida. Our specialized Plastridge team assists clients in mitigating risk by analysis, design, marketing, and placement of casualty and alternative risk financing programs specific to property managers, builders, homeowners’ associations, and their boards of directors. We are proud to have on

Popular Association Banking (PAB) continues to be a nationwide leader in providing financial products and services to community associations. PAB offers financing 1 for needed capital improvement projects, featuring personalized service, flexible loan structures, and competitive fixed rates. Our dedicated experts work with you to customize the most beneficial solutions to meet your association’s financial needs.

Plus, as a full-service bank we offer a diverse array of depository products, including access to multimillion-dollar FDIC insurance coverage for your deposits with ICS® and CDARS®2. Lockbox and treasury management services are also available. Our goal is to make banking easy, so your association can run smoothly, and you can focus on making your community a great place to live.

For more information, please call us at 800-233-7164 or visit www.popularassociationbanking.com

1 Subject to credit approval.

2 Terms and conditions apply. CDARS and ICS are registered service marks of IntraFi Network LLC.

© 2026 Popular Bank. Member FDIC.

Promar Building Services

Diamond Level Winner—Painting and Waterproofing (Winner 2026 and six previous RCA wins)

Promar Building Services LLC (Promar) is a locally owned, licensed, insured, and bonded certified general contractor. We have specialized experience since 1998 working on low-rise and high-rise buildings, parking garages, and recreational decks. We specialize in exterior painting, waterproofing, stucco repairs, and deck and walkway coatings as well as concrete restoration of balconies, catwalks, decks, and parking garages.

Promar’s primary goal is providing excellent customer service in addition to offering quality workmanship to our clients. Our focus is to develop long-lasting relationships with our clients, allowing us to provide services that they need today and to be the first company they think of for any of their future needs.

We have maintained our primary goal by hiring highly skilled employees and listening to our clients’ needs.

We want to stand above the rest as well as earn the respect of all our clients.

For more information about Promar Building Services, call the company president, Alfredo Amador, at 561-5984549, email AAmador@PromarBuilding.com, or visit www.promarbuilding.com.

Seacrest Services

Diamond Level Winner—Financial Services, Landscaping, and Management Companies (Winner 2026 and seven previous RCA wins)

Founded in 1968, Seacrest Services Inc. has delivered premium community management solutions since 1975, earning a reputation for professionalism, stability, and exceptional customer satisfaction. Through thoughtful, strategic growth, Seacrest has expanded its distinctive approach to community management and landscape maintenance across Palm Beach, Martin, and Broward Counties—while maintaining an unwavering commitment to excellence for more than five decades.

Seacrest’s long-standing client partnerships are strengthened by the experience and longevity of its team, providing community associations with confidence in consistent, knowledgeable leadership. The company offers comprehensive community management, professional accounting and financial services, 24/7 live community support, and integrated landscaping and property maintenance—each service customized to meet the unique needs of every community.

An eight-time Diamond Level Readers’ Choice Award recipient for both property management and landscape services, Seacrest proudly thanks its clients for their continued trust and confidence.

For more information on Seacrest Services, contact us at 1-888-828-6464 or visit us at www.seacrestservices.com.

Seacrest Southwest Property Management

Diamond Level Winner—Management Companies (Winner 2026 and two previous RCA wins)

The Seacrest Southwest Property Management mission is to guide and propel Southwest Florida communities

toward a thriving and successful future. This journey involves harnessing technological advancements, providing efficient management and oversight for our partner communities, and serving as a reliable professional resource for board members.

At Seacrest Southwest Property Management, we believe in providing a total quality management approach toward management and services to our customers. Defining the desired results, identifying the appropriate means, and implementing systems of measurement while continuously seeking improvement all become underlying foundations of this approach.

We set ourselves apart through resolute 24/7 customer service and hospitality, robust accounting and reporting capabilities, a steadfast focus on total quality management, tailor-made solutions, cuttingedge technology integration, and our family-owned, locally driven decision-making. These aspects collectively solidify our position as leaders in the industry.

Through dedicated performance and a commitment to excellence for over 40 years, Seacrest Southwest Property Management stands as the premier leader in full-service community association management in Southwest Florida.

For more information on Seacrest Southwest Property Management, contact us at 239-261-3440 or visit us at www.SWPropMgt.com

Securitas USA

Diamond Level Winner—Safety and Security

(Winner 2026 and five previous RCA wins)

Securitas, the leader in protective services, elevates security with an unrivaled focus on clients and officers, the transformation of service delivery, and continuous solution innovation. Our forward-thinking approach leverages advanced technology to track, monitor, and respond to vulnerabilities, preventing them from posing a threat to your assets.

We organize our expansive array of services into six pillars: on-site guarding, mobile guarding, remote guarding, electronic security, fire and safety, and

corporate risk management. As one of the largest providers of private protective services across the globe, we are uniquely qualified to provide a customizable suite of solutions that perfectly fits your needs.

At the forefront of our toolkit is our industry-leading guard management and reporting tool, SecuritasVision.

SecuritasVision allows clients to monitor the performance of their security program in real time. It also allows us to track assets, communicate with officers at a moment’s notice, and analyze trends while developing proactive procedures based on verifiable data. This user-friendly software keeps us ahead of the curve when guarding facilities and communities, enabling us to prevent emergencies and assess risks before they become threats.

Protect what matters most by contacting Vic Plagany (Central Florida) at 407-793-6438 or email Michael.Plagany@ securitasinc.com or reach Oleg Kostanets (Southwest Florida) at 239-994-9311 or Oleg.Kostanets@Securitasinc.com.

Sentry Management

Diamond Level Winner—Management Companies (Winner 2026 and 12 previous RCA wins)

At Sentry Management our purpose is to nurture communities we are all proud to call home. Our reliable services and team-based approach put our communities first, consistently enhancing property values by supporting the board’s endeavors and improving residents’ lifestyles.

Over the last five decades, we have grown to become one of the nation’s largest full-service management companies, but we’ve never forgotten that our roots are always local and that our

Independent owner

representation

Structural condition

inspections

Roof evaluations

Specifications for competitive bidding

Project/construction

oversight

Reinforced concrete structures

Conventional cast-in-place

concrete structures

Post-tensioned structures

Precast/prestressed concrete

structures

Protective coatings for balconies and walkways

Exterior painting/waterproofing

Windows and sliding glass doors

Railings

Modified Bitumen

Single Ply

Polyurethane Foam

Mechanical Equipment

Support

Shingles

Corrosion Resistant Metal

community always comes first.

In every community we serve, Sentry Management makes six clear promises to ensure we deliver on what matters most to board members: providing reliable communication, facilitating great meetings, being present in the community, delivering on-time and accurate financial reports, offering streamlined vendor coordination, and providing simplified technology solutions.

Headquartered in Florida with 14 offices in the Sunshine State alone, Sentry Management’s team of over 1,100 experienced professionals embraces the honor of serving our communities every day. We empower our community managers with comprehensive training, dedicated support teams, and constantly evolving technology. Sentry even boasts a robust learning and development program, Communities College, which provides highquality in-house onboarding and ongoing training for Sentry employees and our board members.

Underscoring our commitment to company culture and employee engagement, USA Today named Sentry Management a National Top Workplace in 2024 and 2025, and the Orlando Sentinel has named Sentry Management a Central Florida Top Workplace for the past three years running.

We care deeply for the communities we serve and inspire our Sentry team members to further support them through our philanthropic program, “Giving Smiles.” Sentry also donates to local charitable organizations, raising over $100,000 per year through fundraising events. Sentry Management has also been named one of Central Florida’s Top 25 Most Philanthropic companies by the Orlando Business Journal for the past six years.

For more information on community association management services, locations, and careers at Sentry Management, call 407-788-6700 or visit www.sentrymgt.com.

SOLitude Lake Management

Diamond Level Winner—Lakes, Pools, and Outdoor and Property Services (Winner 2026 and seven previous RCA wins)

At SOLitude Lake Management we believe clean, beautiful lakes promote good health, happiness, and meaningful experiences. Of course, everyone wants a beautiful lake; but achieving clean water is hard, which is why SOLitude uses science-backed solutions to take care of algae, weeds, shoreline

erosion, and other water quality issues so you can avoid the frustrations and your community can enjoy their water.

Prioritizing the health of community waterbodies raises property values and increases the desirability of residential areas. Well-managed water resources also instill a sense of peace and connectedness among residents.

Our team of lake management professionals partners with communities throughout Florida to implement sustainable, eco-friendly lake management solutions like water quality testing, fountains and aeration, buffer management, nutrient mitigation, lake mapping, sediment removal, and algae management to maximize enjoyment and nurture community well-being.

For more information, contact SOLitude Lake Management at 855-534-3545 or visit www.solitudelakemanagement.com

Southern Chute

Diamond Level Winner—Property Services (Winner 2026 and 10 previous RCA wins)

We’ve done it again! Thanks to our loyal customers we are Diamond Winners once more, which goes to show the commitment to quality by our new owners, TAS FL LTD! The standards that were set 25 years ago by Chet, Sandy, and Joanna Ribner continue. Our amazing team is made up of many of the same faces and voices that you are familiar with, led by PJ and Jodi in the office and Will and Barry supervising the technicians. We thank our entire team that work for Southern Chute. Whether you need a routine chute cleaning, odor control, dryer riser lint removal, or a complicated trash chute repair or replacement, Southern Chute is dedicated to integrity, professional service, and excellence. Choose the company that has been a Diamond Award winner for the last nine years and in business for a quarter of a century! We are also expanding into compactor maintenance and services and supplying them.

For more information on Southern Chute, call 954-475-9191 or visit SouthernChute.com or www.TrashChuteParts.com.

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Leland Management

The Management Company You Don't Have to Manage

BEST PLACES TO WORK SURVEY RESULTS

95% OF EMPLOYEES FEEL SENIOR LEADERS VALUE PEOPLE AS THE MOST IMPORTANT RESOURCE

95% OF EMPLOYEES FEEL THE COMPANY CULTURE SUPPORTS HEALTH AND WELLBEING

96% OF EMPLOYEES TRUST SENIOR LEADERS TO LEAD THE COMPANY TO FUTURE SUCCESS

97% OF EMPLOYEES FEEL THEY HAVE THE MATERIALS AND EQUIPMENT NEEDED TO PERFORM THEIR JOBS

97% OF EMPLOYEES FEEL EVERYONE IS TREATED FAIRLY REGARDLESS OF RACE, GENDER, DISABILITY, OR OTHER DIFFERENCES

97% OF EMPLOYEES FEEL THEY ARE TREATED WITH RESPECT

94.6% OF TEAM MEMBERS COMPLETED THE SURVEY… THAT’S 475 TEAM MEMBERS PROVIDING FEEDBACK!

The "Leland Team" is once again honored to receive the Diamond Level Readers' Choice Award from the Florida Community Association Journal. We are delighted to know that our service continues to inspire confidence from our clients and FLCAJ readers.

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Sovereign & Jacobs Property Management Companies

Diamond Level Winner—Management Companies (Winner 2026 and six previous RCA wins)

Association

Management—We are honored to be recognized by our community members as a Diamond Level

Readers’ Choice Award winner seven years in a row! Our team excels at helping homeowners create solutions for the unique situations that arise. We understand board members fill a timeconsuming and often thankless volunteer position. This is where S&J shines—we do all the heavy lifting to ensure our board members are the decision makers of the association, not the laborers.

Rentals—We also invite you to explore our comprehensive rental services. Whether you’re seeking a weekend retreat or a prolonged stay, our diverse portfolio caters to your every need. Immerse yourself in the coastal charm of St. Augustine and the pristine beaches that surround it.

Ready for an exceptional retreat? Visit our website at www.sjhoa.com or call 904-461-5556 today.

St. Moritz Security Services

Diamond Level Winner—Safety and Security (Winner 2026 and three previous RCA wins)

6,000 dedicated professionals, St. Moritz has risen to become one of the top 10 security officer providers in the United States, renowned for delivering unparalleled protection to high-end residential communities nationwide. This continued recognition from the Florida Community Association Journal readers further cements St. Moritz’s reputation as a juggernaut in the security industry. The top award serves as a testament to their enduring standards of professionalism, reliability, and performance. Being named “best of the best” year after year is no easy feat, but for St. Moritz, it reflects their unwavering pursuit of excellence and their commitment to creating safe and secure environments for their clients. As they rightfully celebrate this latest achievement, St. Moritz Security Services solidifies its position as the benchmark of their industry—an enduring legacy that shows no signs of slowing down.

For more information about St. Moritz Security Services, call 239-537-1711 or visit www.smssi.com

Stone Building Solutions

Diamond Level Winner—Construction, Engineering and Building Services and Property Services (Winner 2026 and five previous RCA wins)

St. Moritz Security Services has once again reaffirmed its winning formula by earning the prestigious Diamond-level award for three consecutive years, as voted by the readers of the Florida Community Association Journal . This remarkable accomplishment underscores the company’s steadfast dedication to excellence in security and access control, a legacy built over 44 years of exceptional service. With a workforce of over

6 Years. One Standard. Built for Condominiums. For the past decade, we’ve made an unpopular decision: We stayed in condominiums—no commercial detours, no government gravy, and no “we do a bit of everything.”

Why? Because condominiums are hard—political, emotional, regulated, and litigious. They are the hardest buildings to serve well both structurally and financially.

When milestone inspections and SIRS became law, Stone didn’t react—we scaled. We have over 1,550 condominiums under contract.

We were selected as one of only five firms to testify before the Florida Senate on condominium safety & compliance.

We've received six consecutive FLCAJ Diamond

Level awards; first for Claims, now for Construction, Engineering & Building Services.

We didn’t just study the chaos or write reports. We mastered the system at volume. That experience brought us back to our core: construction monitoring, owner’s representation, and engineer of record. Stone’s home field.

We bring an insurance-claims mindset to construction engineering: identify risk early, control costs honestly, document and over-communicate everything.

We protect budgets without antagonizing contractors, and shorten timelines without cutting corners, so boards are never guessing.

Most firms stop at reports. We stay through construction. And because we understand reserves, insurance, and funding anxiety, we deploy the Stone trifecta: engineering, financial clarity, and construction oversight—in one coordinated system.

Florida knew Stone for compliance. Now it knows us for execution.

One call. One Stone. One total condominium solution. For more information about Stone Building Solutions, email info@stonebldg.com, call 800-892-1116, or visit stonebldg.com

Summit Broadband

Diamond Level Winner—Technology and Communications (Winner 2026 and one previous RCA win)

FOCUSED ON Fiber. Florida. You.

Florida’s Fiber Future Starts Here

We are humbled and proud to be recognized as a Diamond Level Readers’ Choice Award winner. This marks our second year being nominated and awarded in the top category, and we are grateful for the continued support of our readers and community.

Summit Broadband is a Florida-based, fiber-optic telecommunications provider dedicated to enhancing lives through cutting-edge connectivity. For more than 30 years, we have delivered fast, reliable internet, TV, and phone services to homes and businesses, while supporting enterprise and wholesale customers with Ethernet and dark-fiber Transport solutions.

With over 6,000 route miles of fiber and deep investments in Florida’s infrastructure, we proudly serve more than 300 residential communities statewide. Our Floridaonly focus means our employees live and work here, providing personalized, responsive service tailored to the unique needs of Florida families and businesses. As a local provider and a leader in modernizing Florida’s telecommunications infrastructure, Summit Broadband stays agile— solving challenges quickly, driving innovations, and delivering solutions that truly work—while fostering better connections not only through technology but between people, families, businesses, and communities.

At Summit Broadband, service comes first. Our customers are more than clients—they are our neighbors. We listen, respond, and deliver reliable, intuitive solutions that simplify telecommunications and help Florida grow today while building a stronger, more connected tomorrow.

For more information about Summit Broadband, email bulk@summitbb.com or visit summitbb.com/communities.

Swaysland Professional Engineering Consultants

Diamond Level Winner—Construction, Engineering, and Building Services (Winner 2026 and 10 previous RCA wins) Swaysland Professional Engineering Consultants Inc. was established in 1990 to assist property managers, owners, contractors, and lenders in the solution of a wide variety of building and construction problems. We are licensed professional engineers and special/threshold inspectors in the state of Florida. Our typical project role includes performing inspections of existing building systems, assessing current conditions, estimating remaining service life, preparing repair plans and specifications, conducting the bid process, and performing site observations of the repair work in progress. We have extensive experience in concrete restoration, waterproofing, roofing, painting, structural strengthening, building recertifications, and milestone inspections.

Certainly, not all projects go according to the original

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plan, particularly when working on existing buildings. We possess the people and technical skills necessary to keep the construction team (owner, property manager, contractor, and engineer) working together towards the common goal of a successful project. We have completed thousands of successful projects and look forward to working with you on your next project.

Swaysland Professional Engineering Consultants Inc. was established in 1990 to assist property managers, owners, contractors, and lenders in the solution of a wide variety of building and construction problems. We are licensed professional engineers and special/threshold inspectors in the state of Florida. Our typical project role includes performing inspections of existing building systems, assessing current conditions, estimating remaining service life, and preparing repair plans and specifications.

For more information about Swaysland Professional Engineering Consultants, call 954-473-0043 or visit www.swaysland.com

The ERRO Group

Diamond Level Winner—Financial Services (Winner 2026 and one previous RCA win)

Diamond Level winner of the 2026 Florida Community Association Journal Readers’ Choice Awards and extend our gratitude to our valued clients and the FLCAJ for their trust and recognition.

For more information or to request a proposal from The ERRO Group, email info@theerrogroup.com or visit www.theerrogroup.com.

Towers Property Management

Diamond Level Winner—Management Companies (Winner 2026 and 12 previous RCA wins)

Towers Property Management is owned by Benjamin Isip, CMCA, AMS, and president; and Emily Towers Isip, CMCA, AMS, and vice president. They serve associations in Orange, Seminole, and Osceola Counties.

Towers Property Management provides full-service management for homeowners’ associations, condominiums, and townhome communities. For the self-managed community they offer consulting and bookkeeping services. Their mission is to provide association clients with professional, personal customer service; experience and access to resources; and the support needed to help them reach their strategic goals. Towers’ goal is to provide personal service beyond expectations in a climate of excellence and quality.

The ERRO Group is a trusted leader in community association accounting services. With 21 years of combined experience in the community association accounting sector, The ERRO Group specializes in delivering tailored services to meet the unique needs of every community association. Our firm empowers boards and property managers with expert support, helping communities thrive through reliable accounting and reporting services.

We are proud to be a

For more information on Towers Property Management, call 407-730-9872 or visit www.towerspropertymgmt.com

Trident Management

Diamond Level Winner—Management Companies (Winner 2026 and one previous RCA win)

Trident Management, a Reader’s Choice Diamond Level winner, proudly marks over a decade of delivering high-quality community association management. Specializing in on-site and portfolio services for condominium, cooperative, and

homeowners’ associations, Trident is known for its personalized approach, operational discipline, and long-term focus.

Serving communities throughout South Florida and the Florida Panhandle, Trident operates where the sun shines. The firm uses regionally focused teams to ensure responsive coverage, strong local vendor relationships, and dependable in-person support. This structure allows Trident to scale thoughtfully while maintaining a high-touch, relationship-driven service model.

As a CAI-active, AAMC-accredited, independently owned firm, Trident employs CMCA, AMS, and PCAM credentialed professionals and remains deeply engaged in industry education and leadership. By combining modern technology with strong internal controls and a people-first philosophy, Trident delivers transparent communication, financial oversight, proactive maintenance coordination, and responsive resident support.

Trident’s reputation for integrity, reliability, and service excellence reflects the trust of the communities it serves and its mission to raise the standard of community association management.

For more information, call 305-535-7599, email info@ tridentfl.com, or visit  www.tridentfl.com.

Truist Association Services

Diamond Level Winner—Financial Services (Winner 2026 and 10 previous RCA wins)

Your property management and association financial specialists

Let Truist Association Services handle all your association’s financial needs—from payment coupon books and statements to accurate payment processing and reporting. In addition, our Web Vault service allows you to manage your association services from one safe, centralized location. Homeowners have six ways to pay including ACH and online. We also offer association loans and credit lines for association repairs, renovations, or insurance premium financing. With 40 years of association industry experience, we offer products and services you can trust.

Member FDIC; All loans and credit lines are subject to credit approval.

Call us toll free at 888-722-6669 or visit Truist.com/AssociationServices.

Varnum LLP

Diamond Level Winner—Legal Services (Winner 2026)

Varnum LLP is a market-leading law firm for condominium and homeowners’ associations across Southwest Florida, anchored by our rapidly growing Naples office. We counsel scores of COAs and HOAs throughout the region on the full spectrum of issues that boards and property managers face, including corporate governance, covenant drafting and amendments, insurance, risk management, reserves, collections, covenant enforcement, vendor contracts, and dispute resolution.

Our team is deeply attuned to the nuances of Florida law, especially the frequent shifts in legislation and the complexity of existing statutes affecting community associations. We help boards understand what has changed, what changes mean for their fiduciary duties, and how to implement practical solutions for their communities. In addition to day-to-day counseling, we regularly provide seminars and training for board members and property managers on emerging topics, changing laws, and certification requirements.

Backed by more than 190 attorneys in six offices, Varnum offers the depth of a full-service business law firm with the accessibility of a local, Naples-based team. In addition to community association law, our firm’s capabilities span corporate law, data privacy, estate planning, immigration, labor and employment, litigation, real estate, and more, enabling us to support associations and their owners on a wide range of legal needs.

To learn more or discuss your association’s needs, please contact Steven Adamczyk, Chair, COA/HOA Practice, by email at sjadamczyk@varnumlaw.com or call 239-241-7384.

Velocity Engineering Services LLC

Diamond Level Winner—Construction, Engineering, and Building Services (Winner 2026 and eight previous RCA wins)

Velocity Engineering Services is grateful to be awarded the Diamond Level Readers’ Choice Award. We want to thank everyone for all your votes, and we appreciate the relationships we have built with all of you. Our success wouldn’t be possible without our valued supporters.

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SPECIALIZING IN:

• Structural Concrete Restoration (Example - Balconies, Catwalks, Pool Decks, Beams and Columns)

• Parking Garage Repairs

• Stucco and Crack Repairs

• Waterproofing and Deck Coatings

• Exterior/Interior Painting of High Rise and Low-Rise buildings

• and much more!!

For making us the Reader’s Choice for the 4th year in a row!

At Blue Stream Fiber, we’re honored to bring you—our local friends and neighbors—the very best internet, phone, and TV available. With 45+ years partnering with Florida communities, we have developed a personalized approach worthy of your highest ratings and a 100% renewal rate from our communities last year.

Thank you again for your support— it’s our honor to be Florida’s highest-rated provider.

Continued from page 110

Founded in 2013, Velocity is celebrating 13 years in business during 2026! We continue to provide concierge engineering services for clientele who value quality work and exceptional customer service. Velocity offers a wide range of consulting services for HOA and condominium associations including milestone inspections, structural integrity reserve studies, turnover and traditional reserve studies, reroofing, repainting, repair and restoration, foundation and sinkhole consulting, and more!

Velocity’s founder and president, Mr. Christopher J. Pacitto, P.E., has served as a board member on HOA and condominium associations. This experience gives Velocity an understanding of association operations that is unmatched by other engineering firms.

For more information on Velocity Engineering, call 239-689-1474 or visit www.velocityengineering.net.

Waterfront Services Inc.

Diamond Level Winner—Concrete (including Balconies & Railings)

(Winner 2026 and one previous RCA win)

WSI is a full-service general contractor dedicated to project excellence. Our team leverages cutting-edge technologies to provide innovative solutions and exceptional value. We pride ourselves on personalized service, emphasizing communication and accessibility. Throughout the project life cycle we collaborate with property managers, HOAs, building owners, engineers, and architects to ensure seamless execution and outstanding results.

Concrete Restoration and Structural Repairs—We provide tailored solutions for each project, from minor repairs to full-scale restorations, with a focus on structural integrity.

Painting, Waterproofing, and Caulking—Our meticulous preparation and quality products ensure a durable, professional finish that extends a structure’s useful life.

Plaza and Pool Decks, Pools, and Fountains—We repair and restore concrete plazas and pool decks, fountains, decorative stone, and tiling.

Balconies and Railings—We install modern and visually appealing railing systems that meet the strictest safety standards.

Doors and Windows—Our expert installations enhance building aesthetics and energy efficiency.

For more information about Waterfront Services Inc., call 561-721-2902, email info@wsifl.net, or visit  www.wsifl.net

congratulations to our 2026

DIAMOND LEVELAWARD Winners!

Allied Property Management Group

Platinum Level Winner—Management Companies (Winner 2026 and seven previous RCA wins)

In our 22nd year of business, Allied Property Management Group has been serving condominiums, co-ops, and HOAs in the South Florida market. The company is continually on the cutting edge of introducing new industry-leading technology and providing a transparent experience for both boards and homeowners. It also offers access to time-saving and convenient online tools and account information. AlliedPMG is a full-service property management company providing portfolio as well as on-site managers, full bookkeeping services, technology solutions, maintenance staff, and all compliance and administrative functions.

As a boutique-styled company, AlliedPMG provides services throughout Palm Beach, Broward, Miami-Dade, and Martin Counties and continues to strive to provide top-tier service, guidance, and advice to clients through a direct involvement ownership approach.

For more information on Allied Property Management Group, call 866-795-8121, option #2 or visit www.alliedpmg.com/quote.

Antimidators Inc.

Platinum Level Winner—Pest Control (Winner 2026 and seven previous RCA wins)

We understand the level of service required and provide rapid responses to improve the quality of life for residents by partnering with building managers and property management firms to solve problems and limit callbacks.

Antimidators specializes in the control and management of all Florida pests, including general household pests, armadillos, bats, birds, bees, cane toads, ducks, iguanas, mosquitoes, rabbits, rodents, trap and seal, woodpecker hole repair and deter, and more! We are family-owned and a Florida Certified Women/Minority (WMBE) firm.

For more information on Antimidators Inc., call 239-986-0470, email info@antimidators.com, or visit www.antimidators.com

Cane Catcher®

Platinum Level Winner—Pest Control (Winner 2026 and four previous RCA wins)

Protect Your Communities’ Beloved Pets!

Poisonous to domestic pets, cane toads are an invasive species that is rapidly increasing its range in Florida. Cane Catcher® provides property managers with a solution for communities that are being invaded. We work with your preferred pest provider to install and monitor our trapping system to control the cane toad population community-wide.

Ideal for Community Cane Toad Control

Antimidators Inc.® specializes in pest control and wildlife management for community properties throughout Central and Southwest Florida. Our integrated pest management (IPM) approach provides control methods that incorporate sanitation, exclusion, modification or elimination of habitats, biological control, and the selective use of pesticides.

Each female cane toad lays approximately 30,000 eggs per season, allowing them to quickly establish an unwanted presence in communities. Cane Catcher can effectively reduce community cane toad populations up to 90 percent! The patent-pending design makes it easy to use with a touchless disposal feature.

Cane Catcher certified vendor partners that offer monitoring and disposal service are available on our website at www.CaneCatcher.com or email info@canecatcher.com.

Enumerate

Platinum Level Winner—Financial Services; Technology and Communications (Winner 2026 and eight previous wins as TOPS Software)

Enumerate is honored to receive the Platinum Readers’ Choice Award from Florida Community Association Journal in

both the Financial Services and Technology and Communications categories.

Enumerate is a best-in-class provider of end-to-end community management software and payments solutions for HOAs, condominium associations, selfmanaged communities, and property management companies. Our integrated, AI-enhanced platform unifies accounting, AP and AR payments, and resident engagement—reducing manual work and improving financial clarity for thousands of communities and millions of homes nationwide.

Through Enumerate Financial Services we also provide specialized accounting and bookkeeping support. Backed by decades of industry experience, our dedicated experts help streamline back-office operations and relieve the stress of financial management, so teams can operate with confidence.

Together, Enumerate’s software and services empower community leaders to work more efficiently, serve residents better, and build stronger communities.

Learn more at www.enumerate.com, and contact us at hello@goenumerate.com or call 954-526-0267.

Flake It Now

Platinum Level Winner—Painting and Waterproofing; Property Services (Winner 2026 and one previous RCA win)

Flake It Now is Southwest Florida’s trusted provider of premium epoxy flake flooring solutions, specializing in residential and commercial projects. As a fully insured, familyowned business, we transform garages, driveways, lanais, pool decks, and more with durable, UV-resistant coatings built to last. With over 100 customizable flake color options—including custom blends—we tailor every project to match your style and needs. Our expert installations use industrial-grade materials for long-lasting beauty and easy maintenance. Proudly

voted Best of North Port and Best of Florida for epoxy flooring two years in a row, Flake It Now is A-Rated with the Better Business Bureau and honored as 2025 Business of the Year by the North Port Chamber of Commerce. Contact us today for a free same-day or next-day estimate and experience the Flake It Now difference.

For more information about Flake It Now, call us today at 941-769-0421, email flakeitnow@gmail.com, or visit flakeitnow.com

Hafer Certified Public Accountants and Consultants

Platinum Level Winner—Financial Services (Winner 2026 and three previous RCA wins)

At Hafer Certified Public Accountants and Consultants, we provide accounting, tax, and financial management services for community associations, including condominiums, cooperatives, homeowners’ associations, property management firms, and developers as well as many other different types of entities. We have four offices conveniently located in Florida—Naples, Miami, Orlando, and our main office in Palm Beach. Our services include audits, reviews, compilations, tax planning and preparation, loss analysis, internal control analysis, and advisory and special projects analysis (agreed upon procedures). We also provide tax services for individuals, partnerships (LLCs and LLPs), and corporations, including income tax planning, preparation and reporting, estate and gift taxes, fiduciary tax returns, and taxes on benefit plans.

Nicole Johnson is a partner at Hafer Certified Public Accountants and Consultants.

For more information, call Nicole’s cell at 561-6852962, call the office at 561-655-8700, email NJohnson@haferco.com, or visit www.hafercpas.com.

IQ Fiber

Platinum Level Winner—Technology and Communications (Winner 2026)

IQ Fiber is proud to be recognized as a Platinum Readers’ Choice Award winner. This recognition reflects the trust of the Florida communities and customers IQ Fiber serves every day and the company’s commitment to putting people first.

Based in Jacksonville, IQ Fiber delivers 100 percent fiber-optic internet to homes, communities, and businesses across Florida. Its network offers the fastest upload and download speeds available, 99.99 percent reliability, and consistent wall-to-wall Wi-Fi coverage. With the IQ Fiber stress-free guarantee, customers never deal with contracts, hidden fees, or data caps, and Wi-Fi equipment is always included.

What truly sets IQ Fiber apart is its commitment to its communities and its customers. Friendly, Floridabased support teams and technicians take the time to listen, answer questions, and make sure every connection is set up for success.

IQ Fiber is focused on providing reliable service and support that Florida communities can count on.

For more information about IQ Fiber, visit www.iqfiber.com or call 800-495-4775.

Kistemaker Business Law Group

Platinum Level Winner—Legal Services (Winner 2026 and one previous RCA win)

Experienced Globally. Serving Locally. Erum S. Kistemaker, managing attorney and shareholder is licensed to practice in Florida, New York, England, and Wales. Kistemaker Business Law Group is a womanowned boutique law firm that launched in 2007. Our areas of practice include condo/HOA law and litigation, real estate law and litigation business law and litigation, and construction law and litigation, and landlord and tenant law and litigation. This focus gives us the unique ability to provide a highly qualified niche of services to our clients. Our award-winning firm works with clients on a personal level to meaningfully address their legal situations. Additionally, Attorney Kistemaker is

consistently a key presenter at events hosted as a partnership by the Florida DBPR Division of Condominiums, Timeshares and Mobile Homes’ Education Section, and the Condominium and Planned Development Committee of the Real Property, Probate and Trust Law Section of the Florida Bar Education Section, of which she serves as co-chair.

For more information contact managing attorney Erum S. Kistemaker at DaytonaBusinessLawyers.com, visit 120 E. Granada Blvd., Ormond Beach, FL, 32176, or call 386-310-7997.

Miami Management

Platinum Level Winner—Management Companies (Winner 2026 and three previous RCA wins)

Miami Management Inc. is honored to be recognized as a Reader’s Choice Award winner, reflecting our commitment to excellence in property management. As a fully licensed and insured, full-service company, we are equipped to manage every aspect of residential, condominium, high-rise, and commercial properties.

Our specialized teams bring expertise and innovation to each community we serve, staying current with evolving laws, procedures, and governing documents to ensure compliance and efficiency. We understand that every community has unique needs, which is why we offer customized management plans.

Miami Management provides comprehensive services such as management reporting, vendor negotiation and supervision, community inspections, rule enforcement, accounting, budget planning, monthly financial reporting, estoppels, maintenance, janitorial services, front desk and gatehouse staffing, landscaping, and more.

We thank our clients and readers for their trust.

To learn more, contact Kristina Dumornay at 954-8456102 and email at Kdumornay@miamimanagement.com or visit www.miamimanagement.com

Signature Property Management

Platinum Level Winner—Management Companies (Winner 2026 and one previous RCA win)

At Signature Property Management, we believe in doing business the old-fashioned way—we take the time to truly know our clients and their communities, because we don’t just work here—we live here.

With deep roots in St. Lucie, Martin, Indian River, and Palm Beach Counties, SPM offers more than just local expertise—we bring a deep commitment to the neighborhoods we serve. Our proximity means quicker response times, stronger communication, and a team that’s always nearby and ready to help.

The talented professionals at SPM take on the complex, time-consuming work of association management, allowing community volunteers to focus on what truly matters: being neighbors first. Preserving that sense of connection and community is what we value most—and what we’re here to support.

For more information, call 772-219-4474 or visit www.signaturepropertymgmt.com.

Sunbelt Gated Access Systems

Platinum Level Winner—Safety and Security (Winner 2026)

For more than 50 years Sunbelt Gated Access Systems has been a trusted name in security, access, and perimeter solutions. What began decades ago as a small operation servicing time clock systems grew organically as technology advanced and customer needs evolved. That early focus on precision and reliability laid the groundwork for Sunbelt’s transition into access control, automated gates, and fencing systems—long before they became industry standards. Today, Sunbelt is recognized for delivering high-quality aluminum and steel gates and fencing, with a strong emphasis on custom aluminum fabrication. Their expertise extends to ornamental and security fencing, automatic gate operators, gated entry and exit systems, access control integration, surveillance cameras,

bollards, parking controls, and traffic safety solutions. The company also provides custom railings, storefront awnings, metal signage, emergency red and blue light phones, bike racks, park benches, concrete grinding, and small-scale striping—allowing clients to rely on one trusted partner for comprehensive site solutions.

Serving residential, commercial, industrial, rural, municipal, HOA, and multi-family properties, Sunbelt Gated Access Systems is known for dependable workmanship, codecompliant installations, and long-term system performance. Their longevity is a reflection of earned trust, consistent service, and a commitment to protecting the communities they serve, making Sunbelt a standout choice year after year.

For more information, call 904-354-7060 or visit sunbeltsys.com.

Tap2Open

Platinum Level Winner—Safety and Security (Winner 2026 and four previous RCA wins)

Tap2Open is a smartphone app to control access for gated communities. Residents can send invitations via email or text message. Guests can let themselves in when they arrive without waiting in line for the guard or using a call box. They simply click on a link in the message, and it opens the gate. It works on doors, too. Best of all, guests don’t have to install an app. Residents can also use their smartphones to open the gates like a remote!

Guests can only open the gate during the time period(s) specified in the invitation. The system logs every entry and will send the resident a notification when the guest arrives. All administration is done through an easy-to-use browser interface. This can work stand-alone or with existing systems like RFID scanners, guards, remotes, or bar code readers. We also have a module for guards and a keypad option for people without smartphones. It’s also an intelligent replacement for call boxes.

Waiting in line at the guard station or call box is a major inconvenience and a complete waste of time for your guests. Eliminate the wait at the gate!

For more information on Tap2Open, call 561-740OPEN (6736) or visit about.tap2open.com.

U.S. Century Bank

Platinum Level Winner—Financial Services (Winner 2026 and eight previous RCA wins)

Established in 2022, U.S. Century Bank is one of the largest community banks headquartered in the Miami metro area and in the state of Florida, with $2.8 billion in assets and a five-star rating by BauerFinancial, the nation’s leading independent bank rating firm. U.S. Century Bank offers customers a wide range of financial products and services, including personal, business, Jurist Advantage, MD Advantage, global banking, and association banking, through a network of 10 banking centers and industry-leading digital banking platforms.

U.S. Century Bank is the one-stop shop for homeowners’ associations and property managers, providing from lockbox and coupons to online payments and term loans with fixed rates that align with your community’s budget. Let us be your financial partner.

For more information about U.S. Century Bank’s HOA services and products, call 305-715-5181 or visit www.uscentury.com. We look forward to working with you.

TenantEvaluation

Gold Level Winner—Safety and Security (Winner 2026 and six previous RCA wins)

Founded in 2007, TenantEvaluation was created by condominium management and IT professionals with one clear purpose: simplify resident applications while helping communities operate more securely and efficiently. Our easy-to-use platform allows HOAs and condo-

minium associations to manage resident applications, verification, and compliance in one secure system— without complex technology or added workload.

TenantEvaluation is free for associations and is designed to generate revenue for the community while prioritizing data security and regulatory compliance. We collect the application fee directly from the applicant, deduct the required screening services, and return the remaining funds to the association each month.

Backed by a knowledgeable and responsive customer support team, we ensure every community and applicant feels supported at every step.

For more information about TenantEvaluation, call 305-692-7900, email sales@tenantevaluation.com, or visit www.tenantevaluation.ai

TNW Corporation

Gold Level Winner—Financial Services (Winner 2026)

Payment Books Community associations need a reliable way to communicate with all members of the association. In this digital age of communication, not all members are as technically savvy as other members. The sure way to reach all members with important communications is the printed word on paper. This ensures that all members will have easily understandable communication regarding assessment payments, budgets, board of director elections, and other important notifications, including those that require approval by members. Printed payment books, envelopes for first notice of annual meeting, board of director election envelopes, and notices for voting on other matters are a sure method of reaching all members. TNW Corporation in Destin, FL, has been providing these products reliably for clients for over 25 years.

Please visit our website at www.sos-products.com or call Tom’s cell at 850-585-1400. n

congratulations to our 2026 Platinum and gold RCA Winners!

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Structural Integrity Reserve Studies Under Florida Law

When Pooled Funding Meets the “One-Way Door” Problem

BY PATRICIA STAEBLER, RS, SRA

C

OMPLIANCE DEADLINES AND WIDESPREAD CONFUSION

Florida’s structural integrity reserve study (SIRS) requirement represents one of the most consequential changes to condominium financial planning in decades. Adopted in the aftermath of the Surfside tragedy, the legislation imposed mandatory, nonwaivable reserve funding for certain structural components of condominium buildings three stories or higher.

The original statutory deadline required associations to complete a SIRS and implement compliant funding by December 31, 2024. In 2024 the Florida legislature extended that deadline to December 31, 2025, primarily to give associations additional time to coordinate milestone inspections, engineering input, and financial planning.

While the extension provided temporary relief, it also created significant confusion. Many associations delayed not only the preparation of the reserve study but also the financial restructuring that the law implicitly requires. In practice this confusion has resulted in a wide range of implementation errors—some subtle, others severe—particularly in how reserve funds are allocated between SIRS (nonwaivable) and waivable components.

For boards and community association managers, these allocation decisions are not academic. They directly affect cash flow planning, special assessment risk, and long-term financial flexibility. This article presents a real-world example that highlights a recurring issue encountered in Florida associations: incorrect allocation of existing reserve funds under pooled funding, and the challenges of correcting those errors once funds have been designated as SIRS.

Patricia Staebler, RS, SRA, is the founder of Staebler Consulting, a Florida-based firm specializing in structural integrity reserve studies (SIRS), reserve studies, insurance appraisals, 50 percent FEMA appraisals, and milestone and turnover reports for condominium and homeowners’ associations. With a background in civil engineering and cost estimation, and decades of valuation experience, she focuses on defensible reserve methodologies, asset allocation, and risk mitigation. Patricia frequently writes and lectures on reserve funding practices and the intersection of engineering, finance, and fiduciary responsibility. For more information, visit www.staeblerconsulting.com or call 941-705-0123.

POOLED FUNDING REMAINS THE PRACTICAL STANDARD

Although Florida law allows for both pooled funding and component (straight-line) funding, most associations continue to rely on pooled funding for a simple reason: cost and practicality. For most associations component funding is simply not economically feasible.

Pooled funding therefore remains the dominant and practical method across Florida. However, pooled funding under SIRS is not the same as pooled funding before SIRS. While funds may still be pooled for cash management purposes, they must now be clearly allocated and tracked between two legally distinct reserve categories.

TWO POOLS THAT MAY NOT BE INTERMINGLED

Florida’s SIRS framework effectively creates two legally distinct reserve pools:

1. SIRS (Nonwaivable) Reserves

These reserves relate to statutorily defined structural components. The calculated annual assessment cannot be waived or reduced by owner vote.

2. Waivable Reserves

These include traditional reserve components such as site improve-

ments, pool and sport facilities, clubhouses, and other common elements that may be waived or funded at less than the fully calculated level.

While the law does not mandate separate bank accounts, it does require that SIRS and waivable reserves not be intermingled. This distinction is legal and financial—not merely cosmetic. Whether held in one account or multiple accounts, associations must be able to clearly identify how much money belongs to each pool.

This requirement becomes especially critical when allocating the following:

• Existing reserve balances (the “beginning balance”), and

• Ongoing annual reserve contributions.

For boards and managers, failure to establish this clarity early can result in long-term budgeting constraints and increased governance risk.

WHEN THE SPLIT GOES WRONG

In numerous professional engagements, associations attempted to comply with SIRS by allocating their existing reserve balances using arbitrary percentages rather than cost-based analysis.

The reasons for these incorrect splits were often structural—

• An engineer was hired to prepare the SIRS while a different firm prepared the waivable reserve study, or

• An engineer prepared the SIRS and excluded waivable components

question: How much money belongs in each reserve pool? In many cases boards responded by assigning all or most existing reserves to SIRS and restarting waivable reserves from scratch. Common examples included the following:

• 60% to SIRS / 40% to waivable

• 50% / 50%

• 100% / 0%

• Other “conservative” boardselected splits unsupported by reserve data

In one representative case, a complete inventory of reserve components showed that 42 percent of total reserve cost related to SIRS components, while 58 percent related to waivable components (see table at top of page 132). Despite this, the associ-

The table illustrates how both the beginning reserve balance, and the annual contribution can be proportionally allocated between SIRS and waivable reserves based on their respective share of total reserve assets.

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This approach is especially problematic when the waivable category contains major components such as elevators, railings, large asphalt surfaces, clubhouses, pools, and sport facilities.

The result was predictable:

• SIRS appeared well funded

• Waivable reserves were materially underfunded

• Financial flexibility for nonstructural projects was impaired

For boards and managers, this imbalance often leads to deferred maintenance, increased likelihood of special assessments, and tension between statutory compliance and operational needs.

THE “ONE-WAY DOOR” PROBLEM

A critical—and often overlooked—feature of the SIRS framework is what we refer to as the one-way door. Once reserve funds are designated as (SIRS) nonwaivable, structurally protected, and subject to statutory restrictions, they cannot simply be reclassified back into waivable reserves at the board’s discretion. In practical terms, money can flow into SIRS, but it generally cannot flow out without legal and accounting implications. This means that an incorrect initial allocation can lock an association into an unfavorable financial position for years. This is not merely an accounting issue—it is a governance and compliance issue.

WHY, IN CASES LIKE THIS, THE STUDY MUST BE REDONE

In cases involving incorrect allocation, adjusting percentages retroactively or “tweaking” the split is not recommended.

Instead, the only defensible approach is to rebuild the reserve structure from the ground up.

The following is the corrective methodology involved:

1. Developing a complete, all-inclusive reserve study

All reserve components—both SIRS and waivable—were identified to establish the true total reserve universe.

2. Separating components by statutory classification

Components were clearly categorized as SIRS or waivable based on statutory definitions and engineering input.

3. Calculating proportional cost weights

The percentage of total reserve cost attributable to SIRS versus waivable components was determined objectively.

4. Allocating beginning balance and annual contributions proportionally Both existing reserve funds and future contributions were allocated using the same cost-weighted logic.

This approach ensured internal consistency, eliminated arbitrary decision-making, and produced two clearly defined reserve pools that complied with Florida law—without resorting to costly component funding.

PROFESSIONAL RESPONSIBILITY AND PROPER GUARDRAILS

Reserve specialists are not attorneys and do not provide legal advice. However, they do have a professional responsibility to do the following:

• Identify incorrect reserve allocations

• Explain the financial consequences of those errors

• Clarify statutory constraints

• Recommend consultation with qualified legal counsel and CPAs

Because of the one-way nature of SIRS funding, associations should not reallocate funds unilaterally. Boards are best served by seeking legal and accounting guidance to determine appropriate corrective steps.

Ignoring the issue—or accepting an incorrect allocation simply because it appears conservative—can expose associations to greater longterm financial and governance risk.

CONCLUSION: SIRS COMPLIANCE IS MORE THAN A REPORT

The structural integrity reserve study is not merely a technical document—it is a financial framework with lasting consequences. Completing a SIRS without properly allocating reserve assets undermines the intent of the law and places associations at risk.

Pooled funding remains a practical and affordable method for Florida associations, but it must be implemented with precision. Arbitrary splits and failure to recognize the one-way nature of SIRS funding can all lead to costly mistakes.

The lessons are clear: accuracy at the outset matters. When reserve allocations are done correctly, associations gain clarity, compliance, and financial stability. When done incorrectly, the cost of correction is far higher—both financially and administratively. n

by iStockphoto.com/csfotoimages

They Never Left

BY CONNIE LORENZ

Twenty years ago, almost to the date in June 2006, I submitted an article to FLCAJ titled “The Gypsies Are Coming” that a client and I had come across. I had a lot of compliments and requests for copies of that article and realized that Floridians were constantly being exposed to these types of contractors not only in the asphalt industry but in every service industry we use!

Recently, as in December 2025, I was overseeing a project in Tampa when I received a phone call from a community in the central Florida area that was currently in the middle of a milling and paving project. The manager reached out to me as she had felt things were not right with this contractor and wanted my opinion on some things that were going on with her project.

By God’s grace, I had been to her property before she was a manager, so I was able to pull up my old report from a few years back and familiarize myself with her community again. At the time I had recommended that the board begin budgeting for a milling and paving project as their current asphalt maintenance program had reached its maximum performance. I offered my services to design a bid specification for their community as well as a price to oversee the project if they were interested in assistance.

I do include a generic bid specification in my reports whenever I see that I cannot provide my asphalt maintenance services for them. I figure that at least it will get them on the right foot for their project whether

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they use me or not. I never heard back from them and assumed they took my advice and were moving forward with the game plan I suggested by obtaining proposals to mill and pave and start saving. Because they were a smaller community, I never expected to hear back from them.

The manager told me that they had paid money in advance for this particular contractor. She had researched them and found they had over two hundred 5-star reviews on Google, and they were very impressive

during their presentation to the board. One slip-up they noticed was that the proposal wording changed when it went into the actual contract. It was a simple change of a couple of words in one small portion of the bid specification; no one thought twice about it, and the board signed and accepted the contract as presented and paid their deposit.

The contractor showed up and started the project but not at the capacity they had expected. The bid request was to mill before paving, and the proposal acknowledged that they would be milling before paving, but the contract stated otherwise. I sent over pictures of my current project to show her the equipment and results of milling as well as what tack looked like, or at least should look like, and we quickly discovered there were some major issues with their contractor and project.

When I researched the contractor, I found a few things right away— that the owner was recently arrested in Volusia County for three counts of impersonating a contractor. When reviewing the community’s signed contract, this same person was now listed as the “engineer oversight manager” along with a different individual listed as the CFO and field operations manager.

My suspicions were immediately alerted with all of the typos on the first page of each document they provided me. Every single page had some type of error, in the form of spelling and order of phone numbers to them accidentally leaving off the title of the information to enter when using a form document from the internet. The signs were there, but they were not nearly as obvious to the board of directors or property manager as they were to me.

I told the manager to immediately file a claim with their insurance

company as all paving projects come with a one-year warranty. When the manager called the insurance company, she found out that the contractor was not insured by that company; and not only did they not insure them, but this contractor was also a known problem and was uninsurable as they paid their initial deposit for their coverage and then cancelled the policy and got their money back a week later! They had insurance coverage just long enough to provide a certificate to the client. There was no insurance!

Upon completing my research, I sent over the mugshot of the person who was arrested in Volusia County, and the property manager confirmed that it was, in fact, her contractor on site. And not only was it her contractor, but a new development had also occurred when the contractor stated he was

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pulling off the project as it was too difficult to work with the residents in the work zone. Expecting the board to panic at their decision, they informed them that for an additional $50,000-plus fee, they would continue the project. Otherwise, they were going to pull off their crew and equipment and lien the property.

I told the property manager that they would not be able to file a lien on their project because they were most likely not a licensed contractor. The work they had completed on the project was so bad that my heart hurt for them. They were unfamiliar with inverted drain lines, and the community was already having drainage issues. When the contractor didn’t mill out the old asphalt and didn’t understand how to pitch the invert line for drainage, they decided to build up berms, or basically speedbumps, along every roadway that connected to the roadway they were paving. Though the contractor evidently thought they were doing the community a favor, because of a freak rainstorm during the project, the association soon discovered their “alterations” were not only NOT helping the community with their drainage problems but were now forcing the water flow under the modular homes and causing the areas under the residents’ homes to wash away! The water coming from the secondary roadways was now flooding as well due to the berms they constructed, which were now preventing the water from flowing to the drains. They sent me a video one of the residents filmed during the rainstorm, and I couldn’t believe how much water was now backing up!

Getting back to my research to see if they had any leg to stand on, I soon found that the two hundred 5-star Google reviews were for a company with the same name as their contractor. However, it was for a contractor out of Ohio and not Florida. The legitimate contractor was an excellent contractor that did not work in Florida but had a wonderful reputation in their area for doing excellent work in milling and paving but also snow removal… there was a clue.

The correspondence from the initial proposal to the contract was conducted over five weeks. The community received their first proposal on October 7th, 2025; updated version of it was submitted on October 8th, 2025; and the signed contract was accepted on December 4th, 2025, with a requested deposit of $44,422 upon signing. Oddly, the first two proposals were under one name, and the contract was under a different name…similar but different. It stated a progress payment of the same amount of $44,422 was due when the “first progress payment has been fully allocated,” which was requested almost immediately, and the remaining $59,230 was due upon completion. Mind you, this did not include the additional requested fee of $50,000-plus for them not to pull off their crews and equipment and finish the project.

Because I was on another project, I was not able to get to their community and assist them during their project. I did offer to come and complete an evaluation for them of their project along with some information they could use if they were going to pursue it in a court of law. The contractor had violated

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almost every single provision in the signed agreement, and the community had to start somewhere. I knew that the temperatures they were having were too cold for the contractor to pave, especially in the capacity they were in. Their equipment was not the best nor did they appear to have experience using it based on the end results.

I never heard back from them, nor did I go out to visit their property to see what the contractor did. I did offer the community my pictures from my visit in April 2025 that showed the conditions of the roadways prior to the contractor starting their project. I reviewed the other contractors that bid on the project to show them where they got caught up in the fancy wording rather than the warning signs that were there. However, these warning signs were more for a trained eye and not that of a manager or board member, especially if no one had any experience.

If there is any advice I can offer to communities that are getting ready to complete a milling and paving project, I strongly recommend that they consider hiring someone like me to not only help design their bid specifications for their community project but also to oversee the project from start to finish. Finding the contractor is sometimes the easiest part of the project while getting them to do the work they proposed is where the mistakes happen and communities can be taken advantage of.

Always go to Sunbiz.org and research the company you are thinking about hiring. Take it one step further and research the owners by completing a search of their names as the owners to see

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how many other businesses they have owned. A sure sign of a deceptive business is that they own multiple companies in the same field that show the past businesses were dissolved or failed to file or are inactive. Research that company’s name on Google to see if there are any reviews. The reviews the community found were legitimate, just for the wrong company.

Typos happen, and as a former secretary, I get it! However, when simple things like [insert business name here] show up, or for that matter, any type of fill-in section, that is a sign they are using a template off the internet. Repeated paragraphs that show up over and over are another sign that they were cutting and pasting information off of a contract they found online as well.

Making promises that sound too good to be true when all the other contractors are saying it can’t be done is also a sign. We tend to get board members who want what they want when they want it, and that demand sometimes blinds them to the obvious, especially when money is involved! This board of directors did their due diligence. However, they got caught up in the song and dance rather than the obvious signs of deception from this contractor. In their defense, the other two bidders submitted one- and two-page proposals with minimal information and clauses, and the winning bidder submitted a 10-page proposal with a song and dance making promises the board wanted to see—oh, and they were also the middle bidder….$1,000 less than the highest and $4,000

higher than the lowest—just enough to offer comfort to the board that everyone was on the same page.

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The Wait Is Over: A New Era of Budget Certainty for Florida Community Associations is Here

BY

COMMUNITY ASSOCIATION INSURANCE AGENCY, INC. info@budgetbliss.com

Florida community associations operate in an increasingly complex financial environment. Rising costs, market volatility, statutory reserve requirements, and owner delinquency have made one thing clear: adopting an association budget is only half the battle—ensuring it is fully funded is the real challenge.

That’s why we are proud to introduce Budget Bliss Insurance, a new and first-of-its-kind solution that marks a fundamental shift in how community associations operate and protects the budgets adopted by their boards of directors.

BUDGET ADOPTION IS NOT THE PROBLEM—UNCERTAINTY IS… Boards and managers work diligently to adopt responsible budgets based on the best information available. Yet even well-constructed budgets can be undermined by factors outside a board’s control, such as the following:

• Owner delinquencies

• Unexpected cost increases

• Cash flow disruptions

• Shortfalls that force special assessments or deferred obligations

When funding gaps arise, paying owners often bear the burden, effectively subsidizing non-paying owners and absorbing financial risk they did not create. Budget Bliss Insurance was created to solve exactly that problem.

Budget Bliss Insurance does not create, dictate, or determine the amount of a budget. The budget remains fully within the authority of the board of directors. Instead, Budget Bliss provides certainty and protection for the budget the board adopts by ensuring that it is funded as intended.

In short, it transforms a budget from a plan into a protected financial commitment.

WHAT MAKES BUDGET BLISS UNIQUE?

Budget Bliss is an insurance policy, not a financial product or budgeting service. It is specifically designed to protect Florida community associations from budget funding shortfalls. Key benefits include the following:

• Budget Certainty—Associations’ budgets are protected by the Budget Bliss Policy, which guarantees that the association will receive the funds budgeted to meet all financial obligations.

• Protection Against Owner Delinquencies—Paying owners are protected from having to carry the financial burden created by nonpaying owners. In short, “We Pay When Owners Don’t.”

• Reduced Risk of Special Assessments—Associations gain greater stability and continuity, even when cash flow is temporarily disrupted.

• Stronger Fiduciary Protection for Boards—Board members can demonstrate prudent financial stewardship by protecting the association from foreseeable funding risks. In addition, volunteer board members no longer have to act as debt collectors and can focus solely on the operations of the association.

• Preservation of Owner Equity and Fairness—Financial responsibility is no longer shifted unfairly onto compliant owners. In addition, nonpaying owners are afforded fairness in bringing their accounts current.

BACKED BY FINANCIAL STRENGTH YOU CAN TRUST

Budget Bliss Insurance is underwritten by insurance carriers rated

Planning for the future is complicated. Your reserve study shouldn’t be.

We help associations maintain physical and financial health through education, ongoing support, and reserve studies tailored to your community’s unique priorities. Contact us at reserveadvisors.com or (800) 980-9881.

(Excellent) by AM Best, providing associations with the confidence that protection is backed by strong, stable insurers. This is not theoretical coverage; it is real insurance protection supported by reputable carriers with proven financial strength.

DESIGNED FOR COMMUNITY ASSOCIATIONS

Budget Bliss Insurance was developed specifically for community associations, addressing the following realities:

• Delinquency risk

• Increasing operational and insurance costs

• Heightened regulatory and fiduciary expectations

• The need for predictability in an unpredictable environment

A SMARTER, MORE EQUITABLE APPROACH

Adopting a budget without protecting its funding exposes associations, and their owners, to unnecessary financial and other types of risk. Budget Bliss Insurance represents a new era of financial certainty.

CERTAINTY FOR BOARDS

Peace of mind for volunteer board members, paying owners, and fairness for those neighbors who have fallen behind.

STABILITY FOR ASSOCIATIONS

The wait is over. Florida community associations finally have a way to protect the budgets they adopt and move forward with confidence.

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ADOPTING A BUDGET WITHOUT PROTECTING ITS

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Key AI Tools for Board Management: How Community Leaders Can Work Smarter, Not Harder

BY JOSE EGUEZ

Artificial Intelligence (AI) is no longer a futuristic concept reserved for “techies” and research labs. Today AI is becoming a practical tool for community association managers (CAMs) and HOA board members who are navigating growing operational complexity, higher resident expectations, and increased pressure to operate efficiently and transparently.

As communities expand and regulations evolve, board members are expected to make informed decisions quickly while maintaining strong communication and fiduciary oversight. When adopted responsibly, AI can support these goals by reducing administrative burden, improving accuracy, and freeing time for strategic leadership without replacing the human judgment that effective governance requires.

UNDERSTANDING AI AND ITS ROLE IN COMMUNITY MANAGEMENT

At its core AI refers to machines designed to simulate human intelligence, including learning, problem-solving, and decision-making. While AI has existed for decades, recent advances in generative AI have made these capabilities accessible to everyday business operations.

Traditional AI focuses on analyzing existing data to detect patterns or automate decisions, such as fraud detection, predictive analytics, or recommendation engines. Generative AI goes a step further by creating new content such as drafting text, summarizing documents, generating reports, or producing images based on learned patterns.

For HOA boards, generative AI should be viewed as a productivity assistant rather than a replacement for professional expertise. It helps streamline repetitive tasks while keeping accountability and final decision-making firmly in human hands.

JOSE EGUEZ, SR. SALES ENGINEER, FIBERNOW

Jose has over 15 years of experience in telecom sales engineering, combining deep technical expertise with a strong focus on customer education and engagement. His career includes senior roles at leading providers such as Comcast, Claro Enterprise Solutions, and Hotwire Communications, where he most recently served as national director of sales engineering. Now part of the Fibernow team, Jose joined during a pivotal time of growth and rebranding, supported by a strategic partnership with DigitalBridge. As sales engineer for the bulk services division, he plays a key role in delivering technical guidance and strategic support to community associations and industry partners. Passionate about making complex technology accessible, Jose is now stepping into the role of certified CEU instructor to further educate and empower industry professionals. For more information, call 645-240-5102 or email jeguez@fibernow.com.

KEY AREAS WHERE AI CAN SUPPORT HOA BOARDS

1. Administrative Efficiency

Administrative responsibilities often consume a significant portion of board and management time. AI tools can assist with organizing and retrieving governing documents, bylaws, and historical meeting minutes, allowing leaders to quickly locate relevant information.

AI-powered transcription tools can also convert board meetings into accurate summaries and draft meeting minutes, reducing manual effort while improving consistency and recordkeeping.

The following are key benefits:

• Time savings

• Improved transparency

• Reduced administrative workload.

2. Resident Communication

Clear, consistent communication is one of the most important and challenging responsibilities for community leaders. AI can assist by drafting newsletters, announcements, and responses to frequently asked questions, helping ensure messaging remains professional and aligned.

Some associations are also exploring AI-driven chatbots that provide residents with 24/7 access to answers for common inquiries, improving responsiveness while allowing staff to focus on more complex issues.

The following are key benefits:

• Faster response times

• Improved resident satisfaction

• Reduced workload for management teams

3. Maintenance and Operations

AI can analyze historical maintenance data to identify trends and predict potential equipment failures before they become emergencies. Predictive maintenance tools can help boards plan proactive repairs, reduce downtime, and extend the life of community assets.

AI can also support energy optimization by identifying usage patterns and highlighting opportunities to reduce utility costs in shared facilities.

Key benefits are as follows:

• Cost reduction

• Proactive problem-solving

• Better resource allocation

4. Financial Oversight and Planning

Financial stewardship is a core responsibility of HOA boards. AI can support budgeting and reserve planning by modeling future expenses, forecasting reserve needs, and

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Covenant enforcement

Covenant amendments

Contract review/negotiation

Collection of assessments

Meeting package preparation

Attendance at meetings

Legal counsel on all day-to-day operational decisions

Review and negotiation of loan/line of credit documents

General litigation And more!

TURNOVER & CONSTRUCTION DEFECT SERVICES:

Turnover meetings

Review of turnover documents

Assisting in the selection and hiring of turnover auditors, engineers and other consultants

7

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Chapter 558 inspections and procedures

Negotiating repair protocols

All aspects of state/federal litigation for construction warranty claims, from settlement negotiations through

WHILE AI DOES NOT REPLACE LEGAL COUNSEL, IT CAN SERVE AS AN EARLY WARNING SYSTEM THAT HELPS BOARDS STAY ORGANIZED AND PROACTIVE.

flagging unusual spending patterns for further review. These tools enhance visibility and insight but should always be paired with human oversight and professional financial guidance.

Key benefits are as follows:

• Informed decision-making

• Improved risk mitigation

• Data-driven strategic planning

5. Compliance and Risk Management

Staying compliant with legal and regulatory requirements is increasingly complex. AI can assist by tracking compliance deadlines, reviewing contracts, translating legal language into plain terms, and flagging potential risks.

While AI does not replace legal counsel, it can serve as an early warning system that helps boards stay organized and proactive.

The following are key benefits:

• Reduced legal risk

• Improved understanding of complex documents

• Timely adherence to requirements

KEY AI PLATFORMS

RELEVANT TO COMMUNITY ASSOCIATIONS

Several AI platforms are commonly used by professionals today.

• ChatGPT (OpenAI)—A versatile conversational assistant useful for drafting communications, summarizing content, and brainstorming ideas

• Gemini (Google)—A multimodal AI platform integrated with Google Workspace, well suited for document analysis and collaboration

• Claude—Known for its strength in organizing complex information and analyzing uploaded files

• Grok—Offers real-time insights with a distinctive conversational approach

• Meta AI—Integrated into social and creative platforms, supporting content creation and engagement

Selecting the right tool depends on the association’s specific needs, workflows, and data governance policies.

RESPONSIBLE AI ADOPTION

With opportunity comes responsibility. HOA boards must approach AI thoughtfully and establish clear guidelines for its use.

Key considerations include protecting resident data, understanding potential bias or inaccuracies in AI outputs, addressing copy-

right and content ownership concerns, and ensuring human oversight at every step. AI should support decision-making, not replace fiduciary responsibility or professional judgment.

PRACTICAL STEPS TO GET STARTED

Successful AI adoption does not require sweeping changes. Boards can begin by identifying tasks where AI may improve efficiency or accuracy, launching small pilot projects, and training staff and board members on responsible use.

Education is essential to ensuring AI is implemented ethically and effectively.

CONTINUING EDUCATION OPPORTUNITY

AI is evolving rapidly, and ongoing education is critical. Community leaders who want a deeper understanding of how to apply AI responsibly in association management are encouraged to explore continuing education opportunities.

Fibernow’s CEU course “AI 101: Introduction to AI Generative Tools for CAMs and HOA Board Members” provides practical guidance, realworld examples, and ethical considerations tailored specifically to community associations. This course is led by our Sr. Sales Engineer, Jose Eguez, who also shares live and practical examples during the session.

To learn more about where you can take the course, contact us at marketing@fibernow.com n

Board Members, Be Proactive Maintain Your Buildings’ Exterior Systems

BY GABRIELLA BIANCHINI

F

or those returning after time away—the exterior structural maintenance of their high-rise condominium buildings is not just about aesthetics; it’s about safety, compliance, and long-term financial planning.

High-rise condominiums—especially those in coastal areas like MiamiDade, Broward, and Palm Beach Counties—face unique environmental and regulatory challenges. With salt air, high humidity, hurricane exposure, and legal mandates shaping maintenance needs, boards must be vigilant about exterior structural health to protect residents, property values, and legal compliance.

These environmental and structural stressors on the coastal buildings are subject to accelerated rust and degradation of metal reinforcements (e.g., rebar in concrete). Cracking and spalling (concrete breaking away) are common in saltexposed structures.

These factors mean that routine visual and engineered inspections aren’t optional— they’re critical for safety and durability. Florida law now requires standardized structural inspections, conducted by licensed architects or engineers for condominium buildings three-plus stories tall.

These are sometimes referred to as “milestone inspections” and aim to catch structural deterioration early.

In addition to inspections, associations must perform a Structural Integrity Reserve Study (SIRS).

The following are the top structural exterior elements board members should focus on:

1. Building Facade & Envelope

2. Balconies & Elevated Elements

3. Waterproofing & Drainage

4. Structural Load-Bearing Systems

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dents, preserves property values, and avoids costly remediation or legal liabilities down the road.

With increased legal mandates like milestone inspections and SIRS, and aggressive coastal environmental stresses, board members must be proactive in evaluating, maintaining, and funding their buildings’ exterior systems. n

Making Electronic Payments Work for Your Community Association

BY TRACI SMITH

I

DENTIFYING THE ISSUE: WHY ELECTRONIC PAYMENTS MATTER

In today’s world, electronic payments have become the standard way most people handle money. They are used to pay utility bills, shop online, send money to friends, and even cover rent or mortgage. Because of this natural shift, it’s no surprise that homeowners’ associations, condominium associations, and boards of directors are also moving toward digital transactions. But while the convenience is undeniable, boards and CAMs must also consider how to adopt these systems in a way that protects both the community’s finances and its peace of mind.

Because of these shifts and the new technology that continues to emerge, the process of moving entirely to electronic payments can feel overwhelming. Many

HOA and COA volunteer leaders are not financial professionals, and the idea of moving away from paper checks and manual processes can feel like stepping into unfamiliar territory. While electronic payments are faster, more transparent, and more convenient, they also raise questions about security and control and whether residents will embrace the change. Implementing a proper rollout, supported by clear communication and education, is critical to helping residents feel more confident and prepared.

You might ask yourself why any board or association should dedicate so much attention to this matter. The answer is that the way a community handles money directly influences its financial stability. A wellmanaged electronic payment system can reduce late or lost

TRACI SMITH, SVP, DIRECTOR OF TREASURY SALES AND STRATEGIC PARTNERSHIPS, COGENT BANK

Traci Smith has been integral to Cogent Bank’s team for more than seven years and currently serves as senior vice president, director of treasury sales and strategic partnerships.

Traci plays a crucial role in Cogent Bank’s association banking division, providing integrated banking services tailored for property management companies. Her efforts offer top-notch services to homeowners’ and condominium associations, enhancing community satisfaction and operational efficiency.

Beyond Cogent Bank Traci invests her time and talent to help shape the female leaders of tomorrow through her work with ATHENA NextGen, a nonprofit Traci cofounded, promoting women’s business initiatives and leadership skills.

For more information, email tsmith@cogentbank.net or visit cogentbank.com/.

payments, simplify bookkeeping, eliminate manual errors, and provide more accurate records for board reviews and audits. This can also free up time for leaders to focus on improving the community rather than chasing down payments. However, without the right safety measures and financial partners, electronic systems can expose a community to risks such as fraud, mismanagement, and other vulnerabilities. This is why boards are encouraged to embrace modern tools that simplify processes while protecting finances by using the right financial partner.

A PLAN OF ATTACK: BEST PRACTICES FOR ELECTRONIC PAYMENTS

Boards and associations can minimize concerns around electronic payments by approaching implementation with the same rigor applied to other governance responsibilities. Establishing secure, well-documented systems, instituting robust safeguards, and communicating proactively with both homeowners and fellow board members not only mitigates risk but also reinforces confidence in the process. When managed strategically, electronic payments evolve from a potential source of uncertainty into a best-practice standard that strengthens operational efficiency and financial oversight. This can be done in partnership with your bank based on the accounting and management software that your association uses.

The first and most important practice is relying on a financial institution that specializes in HOA and community association banking. These specialized banks understand the unique financial needs of associations, from managing reserve funds to handling assessment payments, and are better equipped to provide tailored services, fraud protections, and customer support when they are needed most. In addition, your bank will need to understand your specific accounting software to see what integrations and automations are available.

Once you’ve secured the proper financial partner, prioritizing security from the start is essential. Electronic transactions involve sensitive financial data; that means boards should be careful when choosing new platforms and systems. Multi-factor authentication should be required for anyone accessing accounts, and fraud protection services can add

WHEN MANAGED STRATEGICALLY, ELECTRONIC PAYMENTS EVOLVE FROM A POTENTIAL SOURCE OF UNCERTAINTY INTO A BEST-PRACTICE STANDARD THAT STRENGTHENS OPERATIONAL EFFICIENCY AND FINANCIAL OVERSIGHT.

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another layer of defense. What boards should avoid is running payments through personal accounts or free tools that can expose an association’s information. While apps such as Venmo or PayPal may be convenient, they do not provide the audit trails, insurance protections, or legal safeguards that associations require. Also, the association may need proper ACH or other authorization forms for their files in the event of an audit.

Another critical best practice is ensuring clarity in board roles. Leadership turnover is common in associations, yet electronic payment systems do not always update seamlessly when new

volunteers take on responsibilities. To maintain financial continuity, boards should implement a structured process for regularly updating authorized signers across bank accounts and payment platforms. Clearly defining who has authority to approve, review, and release funds enhances transparency and accountability. Many boards also find that requiring dual authorization for larger disbursements not only mitigates risk but also strengthens confidence among stakeholders. In addition, an association may want to consider items like positive pay, ACH positive pay, and debit block that can help protect its funds. Without these safeguards a single individual may inadvertently gain disproportionate control, introducing vulnerabilities that can create significant challenges down the line.

A helpful reminder is that even the most sophisticated digital system can fail in times of emergency. Power outages, natural disasters, or internet failures can halt operations without warning, creating serious financial vulnerabilities. To safeguard against these situations, it is wise to maintain a secure record of account credentials in case the primary manager or treasurer is unavailable. Knowing your online login credentials and having access away from the office is encouraged. Establishing an emergency line of credit, with clearly documented protocols for those who may request a draw and how the process is executed, provides an additional layer of resilience.

Boards must recognize that homeowner comfort is as critical to successful electronic payment adoption as system security. For many residents, especially those accustomed to traditional methods, switching to electronic payments can feel daunting. Boards can ease this transition by offering a range of options, such as recurring transfers, credit card payments, or a traditional lockbox option for those who still prefer mailing a check. Providing clear instructions and easy-to-follow guides for setting up recurring payments helps residents feel more confident. When accessibility and education are prioritized, adoption is smoother and financial operations become more reliable.

TURNING BEST PRACTICES INTO ACTION

Adopting best practices is only effective when they are consistently applied. Boards that take a deliberate approach to their financial systems and policies reduce risk while creating a stronger framework for longterm stability and accountability.

When evaluating financial partners, boards should look beyond basic features and ask the following focused questions:

• Does the bank offer payment platforms designed specifically for HOAs and COAs?

• What fraud protections are in place?

• How well does the system integrate with the association’s accounting software?

Financial institutions that specialize in community association banking are better positioned to provide tailored tools, knowledgeable support, and reliable guidance, particularly during unexpected situations.

Community banks, such as Cogent Bank, can be especially valuable partners as they understand local needs and have a vested interest in the communities they serve. Cogent pairs deep financial expertise with a concierge-style approach that helps businesses, professionals, and fami-

lies navigate complex financial goals. Beyond traditional offerings, through its Association Banking services Cogent provides integrated payment platforms, accounting software compatibility, treasury management tools, and FDIC-insured deposit solutions designed to streamline financial operations for community associations—making them a strong example of why choosing the right financial partner is a critical best practice.

Clear, documented policies are essential. These should outline account access, approval and review processes, procedures for board transitions, and emergency response protocols. Well-defined policies ensure continuity, promote transparency, and help future boards maintain strong financial oversight.

Equally important is communication with homeowners. Electronic payment rollouts should be supported by clear education through FAQs, guides, newsletters, and meeting announcements. When residents understand the benefits and safeguards in place, adoption is more likely.

Finally, electronic payment systems require regular review. Annual evaluations help ensure the system remains secure, effective, and aligned with the community’s evolving needs. By treating electronic payments as a dynamic, evolving part of the association’s operations, boards can continue to refine their approach and meet these goals. n

Double Down—A Two-Pronged Approach to Stronger Association Financials

BY RICHARD HUNTER AND GEORGE D. ROOT, III, ESQ.

Florida community associations, and in particular condominium associations, are facing a very real affordability crisis. This is due in large part to rising accounts receivable and the need for increased budgets due to the immediate pressure to repair or replace common areas either due to age, statutory mandates, or recent casualty damage. Legislative changes over the last several legislative sessions have certainly driven some of the rising costs to community associations. Many of the changes were long overdue as some community associations were kicking the can down the road and were not fiscally responsible. Historically, many community associations succumbed to internal pressure to keep assessments artificially low.

The first step in tackling accounts receivable and collection issues is for community associations to work with their general counsel and adopt a collection policy using a board’s rulemaking authority. The governing documents usually dictate when assessments are late, and the period is usually between 10 and 30 days. The governing documents will also state whether and how much interest can be charged and whether late fees can be charged subject to statutory caps. Once an assessment is late, an association has to send out a 30-day notice of late assessment (NOLA), followed by a 45-day notice of intent to lien (ITL). Once the property has a lien, the association has to send a second 45-day intent to foreclose letter (ITF). It is important that associations begin the collection process as early as they are allowed to as there is typically a minimum of 150 days before an assessment lien foreclosure can be initiated.

Bad debt write-offs are decreased and mitigated the sooner the collection process is employed. Community associa -

RICHARD HUNTER, PRINCIPAL ADJUSTER, HUNTER CLAIMS

Richard Hunter is a principal adjuster with Hunter Claims. If you or the board of your association would like a professional analysis of your coverage or a pre-storm evaluation of your property, call 813-774-7634 or send an email to richard@hunterclaims.com today.

GEORGE D. ROOT,

III,

ESQ., ATTORNEY, STOCKHAM LAW GROUP

George Root is an attorney in the Tampa office of Stockham Law Group, P.A. He focuses his practice on providing general counsel and litigation services for community associations throughout Florida.

tions want to avoid driving owners into bankruptcy and first mortgage foreclosure. As such, a willingness to make some soft cost concessions or extend reasonable short-term payment plans further mitigates the risk of bad debt write-offs. Lowering the accounts receivable will help improve the financial health of the community association. Many association attorneys advance the fees and costs of collection activities, which will provide more cash flow for community associations and help prevent increasing bad debt write-offs.

Proper budgeting now can provide financial relief in the future. Florida Statute, §718.112(2)(f)(2)(a) dictates that a condominium budget must include reserve accounts for capital expenditures and deferred maintenance. These accounts must include, but are not limited to, roof replacement, building painting, and pavement resurfacing regardless of the amount of deferred maintenance expense or replacement cost, and any other item that has a deferred maintenance expense or replacement cost that exceeds

$25,000 or the inflation-adjusted amount determined by the division…In a budget adopted by an association that is required to obtain a structural integrity reserve study, reserves must be maintained for the items identified in paragraph (g) for which the association is responsible pursuant to the declaration of condominium, and the reserve amount for such items must be based on the findings and recommendations of the association’s most recent structural integrity reserve study…an association must reserve the amount of deferred maintenance expense, if any, which is recommended by the structural integrity reserve study for such items. The association may adjust replacement reserve assessments annually to take into account an inflation adjustment and any changes in estimates or extension of the useful life of a reserve item caused by deferred maintenance.

Here are some of the other key considerations from this statute:

• The members of a unitowner-controlled association may determine, by a majority vote of the total voting interests of the association, to provide no reserves or less reserves than required.

• The members of a unitowner-controlled associa -

tion that must obtain a structural integrity reserve study (SIRS) may not determine to provide no reserves or less reserves than required.

• SIRS may be funded by regular assessments, special assessments, lines of credit, or loans. A special assessment, a line of credit, or a loan requires the approval of a majority vote of the total voting interests of the association.

• A unit-owner-controlled association that must have a SIRS may secure a line of credit or a loan to fund capital expenses required by a milestone inspection or a structural integrity reserve study. The line of credit or loan must be sufficient to fund the cumulative amount of any previously waived or unfunded portions of the reserve funding and the most recent SIRS. Funding from the line of credit or loan must be immediately available for access by the board to fund required repair, maintenance, or replacement expenses without further approval by the members of the association. A special assessment, a line of credit, or a loan and related details must be included in the annual financial statement.

• For a budget adopted on or before December 31, 2028, if the association has completed a milestone inspection within the previous two calendar years, the board, upon the approval of a majority of the total voting interests of the association, may temporarily pause for a period of no more than two consecutive annual budgets reserve fund contributions or reduce the amount of reserve funding for the purpose of funding repairs recommended by the milestone inspection. An association that has paused reserve contributions must have a SIRS performed before the continuation of reserve contributions.

Members of a unit-owner-controlled association that must obtain a SIRS may not vote to use reserve funds, or any interest accruing thereon, for any other purpose other than the replacement or deferred maintenance costs of the SIRS components. What does this mean for your community association? A well-funded budget and reserves means that you will address maintenance head on and replace common areas when needed. Having common areas that are well maintained will help plateau or decrease insurance premiums and will help level off the need to take out special assessments or drastically increase future budgets. One of the ancillary benefits of a well-maintained common area with documented inspections, repairs, and replacement is that it will make dealing with casualty claims easier and mitigate risk. Many engineers, public adjusters, and other professionals are willing to and should periodically inspect your common areas to identify areas of concern and to confirm your maintenance requirements are being met.

In summation, tamping down accounts receivable and properly budgeting will eventually increase the financial health of a community association. n

Friday, April 10

Friday, April 17

Tuesday, April 28

Thursday, April 16

Tuesday, April 21

Community Community

Florida Community Association Professionals (FCAP) primarily publishes the Florida Community Association Journal, the leading resource for Florida community association managers, service providers, and board members. Through our publication, we provide education, industry insights, and resources to support the professionals who serve Florida's community associations. Contact us at 800-443-3422, info@fcapgroup.com , or www.fcapgroup.com for more information.

EMOTIONAL INTELLIGENCE: THE HEARTBEAT OF COMMUNITY LEADERSHIP

By Marcy Kravit, VP

HOA Regional Account Executive, smartstreet (powered by Banc of California)

Author, Common Sense Community Management and Common Sense Community Leadership—newly released

Marcy L. Kravit

“When you have empathy, you are a leader.” — Satya Nadella Leadership in community associations is often misunderstood. Too many equate it with titles, procedures, or the ability to control a meeting. In reality, true leadership is defined by the capacity to connect. At the center of that capacity lies emotional intelligence (EQ): the inner skillset that helps leaders notice their own emotions, attune to the feelings of others, and respond with balance rather than impulse.

While clarity ensures information flow, and composure sustains conflict resolution, emotional intelligence powers both. It transforms authority into trust and governance into community.

THE COST OF A MISSED CONNECTION

Picture this—a resident, visibly unsettled, finally musters the courage to speak during a board meeting. Her concern has weighed on her for weeks. Perhaps it’s about a landscaping project or feeling excluded from decisions. Speaking up in front of peers and authority figures is never easy. Yet before she can finish, the board president interrupts: “We’ve heard this before. Let’s move on.”

The room stiffens. The resident’s courage collapses into embarrassment. Other residents exchange glances, wondering if it’s even worth speaking up themselves. The manager senses the shift—a simple dismissal has

altered the emotional climate of the entire meeting. Trust, fragile and hard-earned, begins to fracture. This scene is not unique. Versions of it play out in communities every day. Leaders who underestimate the emotional weight of interactions often discover that the consequences are far more damaging than a single awkward exchange. The ripple effects of missed connection include the following:

• Decisions lose depth. When emotions are brushed aside, leaders respond only to surface issues. Frustration festers beneath the surface, resurfacing later as bigger conflicts.

• Individuals feel invisible. Residents who gather the courage to speak but feel dismissed conclude their voice does not matter. Once silenced, they disengage entirely.

• Trust erodes into resentment. What could have been an opportunity for collaboration becomes another reason for withdrawal.

The long-term cost is steep. Gallup’s State of the American Workplace found that organizations with low engagement, often tied directly to leaders’ inability to listen and respond empathetically, experience up to 20 percent lower productivity and 37 percent higher absenteeism. Within community governance, those numbers translate into apathetic residents, dwindling volunteers, and combative meetings where progress stalls.

THE EQ TRIFECTA

Emotional intelligence is not a single trait but a set of interlocking capacities that guide leaders in real time. Three stand out as essential.

Element Description

Self-Awareness

Recognize your own tone, triggers, and habitual responses. Leaders who pause before reacting prevent unnecessary escalation.

Empathy Listen actively and strive to understand others. This is

not about agreement but about connection.

Adaptability Stay flexible and adjust your approach based on the needs of those around you.

Daniel Goleman’s groundbreaking research highlighted these three aspects as the strongest predictors of leadership effectiveness.

Later studies confirmed that organizations led by emotionally intelligent leaders consistently outperform those that rely on technical expertise alone.

In community governance, this trifecta is not theoretical. It is the difference between meetings that alienate and meetings that inspire.

CASE STUDIES IN ACTION

1. Turning Conflict into Collaboration

A condominium board divided over a costly roof replacement project faced tense meetings. Instead of pushing through a vote, the president paused and invited each resident to share concerns. The session took longer, but residents left feeling heard.

Why it worked—Empathy addressed both practical and emotional layers. Inclusive dialogue built trust.

2. Rebuilding Trust Through Transparency

In a large HOA residents felt alienated by “closed-door” decision-making. A new chair introduced monthly listening sessions with no agenda followed by email summaries.

Why it worked—Adaptability shifted the board from rigid procedure to resident-centered dialogue. Trust was rebuilt through openness.

3. From Efficiency to Engagement

A board president prided himself on “getting things done quickly.” Meetings were efficient but cold. After feedback, he began starting each meeting with a two-minute community check-in.

Why it worked—Self-awareness and vulnerability humanized leadership. Participation increased and tensions decreased—not because the agenda changed but because the tone did.

PRACTICAL STRATEGIES FOR BOARDS

Emotional intelligence grows stronger when leaders turn ideas into habits. Here are ten strategies boards can apply immediately:

2. Employ the Pause Principle—Train yourself to pause before responding.

3. Normalize Feedback—Create trusted channels for anonymous and open input.

4. Conduct a Tone Audit—Review communications for respect and clarity.

5. Practice Empathy Mapping—Ask yourself, “What might this person be feeling, fearing, or needing?”

6. Use Reflective Language—Mirror back what you hear to validate emotions.

7. Rotate Facilitation Roles—Share leadership to empower diverse voices.

8. Model Emotional Regulation—Stay composed under stress; emotions are contagious.

9. Celebrate Emotional Wins—Recognize moments of connection, not just project completions.

10. Keep Practicing Small Gestures—Simple acts like thankyou notes build trust deposits.

These strategies weave empathy, self-awareness, and adaptability into the culture of governance, making meetings calmer, decisions wiser, and communities more connected.

TOOLS FOR REFLECTION

Boards can make emotional intelligence visible, measurable, and repeatable through the following simple tools:

• EQ Reality Check—Rate your board on listening, regulation, empathy, feedback, and respect.

• Meeting Tone Checklist—Evaluate whether meetings were respectful, inclusive, calm, collaborative, and transparent.

• Thought Starters—Spark reflection with prompts like, “What does empathy look like in a heated discussion?”

• Personal EQ Action Plan—Each member commits to one strength, one trigger to manage, and one new practice.

• Pause and Reframe Exercise—Reflect on how a reframed response could have shifted a disagreement.

CLOSING INSIGHT

Emotional intelligence is the quiet force that shapes how leaders show up when it matters most. It is not an accessory to governance; it is its heartbeat.

I recall working with a board president during a heated budget debate. Rather than rushing to secure a vote, the board president paused, acknowledged the tension in the room, and invited each member to share concerns and hopes. The atmosphere shifted. Stress gave way to understanding, and disagreement turned into creativity. What could have been another fractured meeting became a turning point.

Community leadership is not about rules and outcomes alone. It is about people.

When boards lead with emotional intelligence, they cultivate loyalty, shared vision, and a sense of belonging that no budget line item can buy. n Element Description

1. Start with a Check-In—Begin meetings with personal highlights or concerns.

BECAUSE YOU ASKED

By Betsy Barbieux, CAM, CFCAM, CMCA

Betsy, I’ve lost count of all the affidavits we are supposed to keep as condominium official records. Do you have a list?

— Bob

Bob, Here is what I have been able to gather.

Florida Statute Chapter 718, also known as the Condominium Act, requires several affidavits and sworn statements to be maintained as part of a condominium association’s official records. These documents provide proof that the association has complied with statutory requirements, particularly regarding notice, financial reporting, and the handling of official records.

AFFIDAVITS AND SWORN STATEMENTS

• Affidavit of Notice for Meetings— An affidavit must be executed by the person who provides notice of a meeting to unit owners. This is required for meetings where a nonemergency special assessment or an amendment to rules regarding unit use will be considered. The affidavit serves as evidence that the required 14-day notice was given.

• Proof of Notice Affidavit for Annual Meetings and Elections— This affidavit confirms that proper and timely notice of the annual meeting and election was delivered to unit owners as required by law.

• Sworn Statement for Financial Report Delivery— This is a sworn statement from the board of directors confirming that the annual financial report was delivered to unit owners within the time frame specified by the statute.

• Structural Integrity Reserve Study (SIRS) Sworn Statement— Each board member of a condominium association is required to sign a sworn statement acknowledging they have received and read the most recent structural integrity reserve study.

• Affidavits for Liens and Foreclosures— In the event a condominium association places a lien on a unit for unpaid assessments, sworn affidavits are required to prove that the delinquency

notices were properly mailed to the unit owner.

• Sworn Statements Regarding Developer’s Interest— In some cases, a developer or their attorney may be required to submit a signed, sworn statement describing the developer’s ownership, contractual, or leasehold interest in the land where the condominium is to be developed.

• Affidavits for Declaration Amendments— When making formal changes to a condominium’s declaration, signed certifications or affidavits may be required to document the amendment process.

— Betsy

Betsy,

I thought I would keep you informed on the voting ballot saga. Our ballots came out, and my candidate information sheet was not in the envelopes. The board later emailed it to everyone.

I did remind them that the candidates on the ballots must be in alphabetical order by surname, and this is the way they came out—in two short columns with my name at the bottom. Now to me a straight line down of names was implied in the statute, but our board chose to make two columns. It is interesting that all the candidates in the second row are incumbents.

And when there is a trust, do you mail the ballots, etc. to the designated voter or to the trust?

— Gene Gene,

The Second Notice of Election, ballots, envelopes, and candidate information sheets are to be mailed to the owners’ official mailing addresses on the association’s records. It is not mailed to the designated voter.

The outer return envelope should be signed by the designated voter on the association’s records. If the trust, partnership, corporation, etc. does not have one on file, the ballot is to be disregarded.

The FAC (Florida Administrative Code) rule does not specify if the candidates’ names are to be in a straight line or columns—only that they are alphabetical by surname and no indication as to who is an incumbent.

Betsy

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REMBAUM'S ASSOCIATION ROUNDUP

Why Timing and Experience Matter Lessons from a Recent Appellate Case

BY JEFFREY A. REMBAUM, ESQ.

Arecent appellate case, Whitehall at Bal Harbour Condominium Ass’n, Inc. v. Raviv, case No. 3D24-2031 (3d DCA, Jan 21, 2026), is a great reminder that in litigation, silence is not golden and can lead to a courtroom disaster. Legal disputes often turn on complex facts, nuanced statutes, and competing interpretations of precedent. But sometimes, the decisive factor is far simpler, such as whether a party raised its legal argument(s) at the right time.

This recent decision is a textbook example of how failing to timely assert a procedural objection can effectively forfeit it, and how that forfeiture can shape the outcome of an entire appeal, leading to a windfall victory for the other side. This case is much more than just a condominium dispute. It is a cautionary tale about litigation strategy, procedural diligence, and the indispensable value of retaining skilled litigation counsel.

The underlying dispute began as a typical conflict between a condominium

association (Whitehall) and a unit owner (Raviv). Raviv brought claims for negligence, injunctive relief, and breach of contract. The parties eventually agreed that Raviv was the prevailing party on the injunction claim (Count II), and that she was entitled to attorney’s fees and costs for that count.

Crucially, Raviv moved shortly thereafter for the trial court to determine the amount of attorney’s fees and costs and to enter a judgment awarding them to her. Importantly, Whitehall did not object to the entry of a judgment at that time but only to the amount of fees and costs. Whitehall participated fully in a five-hour long evidentiary hearing, negotiated the awardable attorney’s fees and costs, and allowed the process to move forward without raising any procedural challenges.

Only after the trial court

JEFFREY REMBAUM, PARTNER, KAYE BENDER REMBAUM

Attorney Jeffrey Rembaum has considerable experience representing countless community associations that include condominium, homeowner, commercial, and cooperative associations throughout Florida. He is a board-certified specialist in condominium and planned development law and is a Florida Supreme Court circuit civil mediator. Every year since 2012 Mr. Rembaum has been inducted into the Florida Super Lawyers. He was twice awarded as a member of Florida Trend’s Legal Elite. Kaye Bender Rembaum P.L. is devoted to the representation of community and commercial associations throughout Florida with offices in Palm Beach, Broward, Hillsborough, and Orange Counties (and Miami-Dade by appointment). For more information, visit kbrlegal.com

entered a final judgment on the award of attorney’s fees and costs did Whitehall, for the first time, argue that the judgment was “premature” because other counts of the complaint remained pending. The trial court fully rejected that argument. Whitehall appealed. Ultimately the Third District Court of Appeal affirmed the trial court’s final order in Raviv’s favor.

The appellate court’s reasoning was relatively straightforward. Whitehall waived its objection by failing to raise it when it mattered most. Florida law is clear that parties must timely object to procedural irregularities or else such challenges can be considered fully waived. In

THIS CASE ALSO

EXEMPLIFIES THE NEED FOR COMPETENT REPRESENTATION AND UNDERSCORES A TRUTH THAT EXPERIENCED LITIGATORS KNOW WELL: PROCEDURAL MISSTEPS CAN BE JUST AS DAMAGING AS SUBSTANTIVE ONES. GOOD LITIGATION COUNSEL CAN DO MORE THAN JUST ARGUE THE MERITS.

fact, Florida law is quite clear that parties must timely object to procedural irregularities. The 3rd DCA reiterated this and referred to its own prior precedent that by failing to timely object to an outcome, now believed to be irregular, the party waives their objection by acquiescence. Whitehall had every opportunity to object before or during the five-hour evidentiary hearing. It did not. Instead, it waited until after the judgment was entered, which was far too late.

The appellate court also emphasized that trial judges are not required to entertain new

arguments raised for the first time in a motion for rehearing and made clear that a trial court does not abuse its discretion by rejecting arguments that “could have, but weren’t, raised” earlier. Thus, the appellate court found no abuse of discretion, and the trial court’s award of attorney fees and costs as to Count ll remained intact.

Whitehall had attempted to frame the judgment as “void,” which would have opened the door to relief under relevant Rules of Florida Procedure. But, the appellate court rejected that characterization. A judgment is “void” only when the court lacks subject matter jurisdiction, personal jurisdiction, or due process (meaning proper notice and an opportunity to be heard). None of those defects existed here. At most, Whitehall alleged a procedural irregularity, which—if it were error at all—would make the judgment voidable, not void. Voidable judgments must be challenged timely, and Whitehall did not do so.

This case also exemplifies the need for competent representation and underscores a truth that experienced litigators know well: procedural missteps can be just as damaging as substantive ones. Good litigation counsel can do more than just argue the merits. They can do the following:

• anticipate procedural pitfalls

• preserve objections

• ensure the record is properly developed

• raise issues at the correct time

• act to prevent waiver of critical arguments.

Whitehall’s attorneys may have had strong views about the timing of the fee judgment; but by failing to raise the issue until after the judgment was entered, they effectively forfeited the argument. Courts expect parties to speak up when they believe something is procedurally improper. Waiting until after an adverse ruling is almost always too late.

A lawyer’s role is not only to argue the case but also to protect the client from avoidable procedural pitfalls. Thus, community associations are well advised to choose counsel who understands both the substantive and procedural law and the overall trial strategy.

The Whitehall case is a reminder that litigation is as much about procedure as it is about substance. Even a valid argument can be lost if not raised at the right time. The lesson is clear: choosing competent legal representation to ensure that the association’s rights are protected at every stage is a great investment! In fact, often community associations will retain our law firm to assist insurance defense counsel selected by the association’s insurer to help avoid these types of outcomes. Along this line of thought, not too long ago I overheard a hallway discussion where it was questioned why two attorneys were assigned to assist a client with a litigation matter when, after all, it was argued, one attorney could handle it? The response was that while I suppose one attorney could do so, having that additional set of eyes and additional experience of the other attorney can be absolutely invaluable. Just like everything else, at the end of the day, you get what you pay for. n

Restricting Rentals in Condominiums and Homeowners’ Associations

BY YELINE GOIN, ESQ.

One of the questions I am frequently asked by my community association clients is whether they can restrict rentals by either (1) requiring a minimum lease term, (2) prohibiting rentals for a certain period of time after an owner purchases (for example, one year), (3) setting a maximum number of units/homes that can be rented in the community, and/or (4) requiring the owners to obtain association approval for all rentals and tenants.

HISTORY OF RENTAL RESTRICTIONS IN CONTEXT OF COMMUNITY ASSOCIATIONS

Florida’s courts previously ruled in the condominium context that leasing was a “vested right” and that amendments could not take away those rights from existing owners. However, that rationale was ultimately overturned by the Florida Supreme Court in Woodside Village Condominium Association, Inc. v. Jahren, 806 So.2d 452 (Fla. 2002). The Supreme Court’s decision was in the condominium context, and the Court stated that courts “have consistently recognized that restrictions contained within a declaration of condominium should be clothed with a very strong presumption of validity when challenged.”

With respect to amendments

YELINE GOIN, SHAREHOLDER, BECKER

Yeline Goin, a shareholder with Becker, concentrates her practice on the law of community associations, primarily representing condominium, cooperative, and homeowners’ associations. She is one of only 190 attorneys statewide who is a board-certified specialist in condominium and planned development law. Ms. Goin previously served as the Executive Director of our Community Association Leadership Lobby, or CALL, which represents the interests of the firm’s 4,000-plus community association clients by monitoring and responding to legislation emerging from Tallahassee, which can significantly impact common ownership housing communities.

For more information, call 407-875-0955, email ygoin@beckerlawyers.com, or visit www.beckerlawyers.com.

to the covenants and restrictions of a “homeowners’ association” (HOA), there has been some debate in the law as to the standard of review. In a recent case, Riviera-Fort Myers Master Association, Inc. v. GFH, et al., 313 So. 3d 760 (Fla 2nd DCA 2020), the Second District Court of Appeals considered seven amendments to the community’s master declaration. One of these amendments set forth numerous restrictions and conditions on leases of the residential units in a certain section of the community known as the “Liner Buildings,” which were mixed-use buildings containing residential apartments and commercial spaces. Among other things, the amendment imposed a minimum lease term of 30 days. The court ruled that the restrictions were reasonable limitations on use.

Another important case to note is Santa Monica Beach P.O.A. v. Acord,

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219 So. 3d 311 (Fla. 1st DCA 2017), in which the court reasoned that a rental, even rentals for a profit, in and of itself does not transform a home’s use from residential to either business or commercial. The court stated that in determining whether short-term vacation rentals are residential uses of the property, the critical issue is whether the renters are using the property for ordinary living purposes such as sleeping and eating, not the duration of the rental.

FLORIDA LEGISLATURE STEPS IN

After the Woodside case, the Florida Legislature passed Section 718.110(13), Florida Statutes, for condominium associations, and Section 720.306(1) (h), Florida Statutes, for homeowners’ associations.

CONDOMINIUM ASSOCIATIONS

Section 718.110(13), Florida Statutes, was created in 2004. Originally the statute stated that any amendment “restricting unit owners’ rights relating to the rental of units” applied only to unit owners who consented to the amendment and unit owners who purchased after the effective date of the amendment. However, the statute was amended and currently provides that an amendment “prohibiting unit owners from renting their units or altering the duration of the rental term or specifying or limiting the number of times unit owners are entitled to rent their units during a specified period applies only to unit owners who consent to the amendment and unit owners who acquire title to their units after the effective date of that amendment.”

Therefore, in the condominium context, a condominium association could arguably adopt an amendment requiring all leases to be approved by the association and enforce the amendment against all owners regardless of when the owner purchased the unit. However, if the amendment (1) prohibits owners from renting their units; (2) alters the duration of the rental term; or (3) specifies or limits the number of times that owners are entitled to rent their units during a specified period, the amendment can only be applied to future owners and those owners who vote in favor of the amendment. This would include an amendment prohibiting rentals during the first year of ownership and an amendment setting a maximum number of units that can be rented in the condominium.

HOMEOWNERS’ ASSOCIATIONS

The Homeowners’ Association Act was amended during the 2021 legislative session to address a homeowners’ association’s authority to adopt amendments to its governing documents pertaining to rentals. The new law, Section 720.307(1)(h), Florida Statutes, became effective on July 1, 2021. In summary, any amendment to a governing document enacted after July 1, 2021, that prohibits or regulates rental agreements applies only to a parcel owner who acquires title to the parcel after the effective date of the amendment, or to a parcel owner who consents, individually or through a representative, to the amendment. Notwithstanding, an HOA may amend its governing documents to prohibit or regulate rental

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agreements for a term of less than six months and may prohibit the rental of a parcel for more than three times in a calendar year, and such amendment shall apply to all parcel owners.

Therefore, if an HOA adopts, for example, an amendment requiring all leases to be at least 12 months or prohibiting owners from renting during the first year of ownership, the amendments would only be effective against future owners or owners who vote in favor of the amendment. However, an amendment to an HOA governing document that requires, for example, all leases to be for a minimum of six months, or that prohibits rentals more than three times

in a calendar year, may be enforced against all owners, regardless of whether they vote in favor or against the amendment and regardless of when the owner purchased in the community.

Note that the HOA statute is broader than the condominium statute. The HOA statute restricts amendments that “prohibit or regulate rental agreements.” The condominium statute is only concerned with amendments that prohibit rentals, alter the rental term, or limit the number of times that an owner can rent. It does not address amendments that “regulate” rentals as does the HOA statute.

SUMMARY AND CONCLUSION

If your association is considering restricting rentals, it is important to consult with the association’s attorney to obtain legal advice regarding the vote required to adopt the amendment and the association’s authority to enforce the amendment. Setting aside the issues involved in amending the governing documents, rental violations sometimes are not easy to detect or confirm. The association may wish to consider some kind of registration or approval requirement in conjunction with setting minimum lease terms. Also, some owners may have guests in their absence, which are sometimes hard to distinguish from short-term rentals, and additional restrictions related to guest usage may also be beneficial. n

Considerations for Negotiations of Retainage in Construction Contracts

BY DYLAN E. GOLDBERG

Retainage in construction projects is the concept of the owner withholding a certain percentage of the payment earned by the contractor. It is used to incentivize contractors to satisfactorily complete all work under the construction contract.

Under Florida law, the maximum retainage withheld in progress payments for public sector projects is capped at five percent, but there is no cap on the percentage of retainage for private sector projects. The industry standard percentage of retainage withheld from each progress payment is typically ten percent for private construction projects.

In negotiations for retainage rates and terms, contractors will typically seek to have such items as their fee, general conditions, insurance and bond costs,

material purchases and storage, and permit fees excluded from any retainage payment withholdings. Withholding retainage on such items is often argued by contractors to present unfair requirements that force them to finance the construction costs.

New trends have developed for contractors to request that owners release 50 percent of the retainage halfway through the project and reduce the retainage on all remaining payments at that point to five percent.

Another recent trend is for contractors to request the release of retainage for subcontractors who satisfactorily complete their scope of work during the course of a construction project. This enables subcontractors to be paid in full upon the satisfactory completion of their work and prevents recording claims of

DYLAN GOLDBERG, ATTORNEY, SIEGFRIED RIVERA

Dylan Goldberg is an attorney with the South Florida law firm of Siegfried Rivera who focuses on construction law. He is based at the firm’s Coral Gables offices and is a regular contributor to its Newsroom blog at www.SiegfriedRivera.com/blog. The firm also maintains offices in Broward and Palm Beach Counties, and its 48 attorneys focus on community association, construction, real estate, and insurance law. For more information, visit www.SiegfriedRivera.com, email DGoldberg@SiegfriedRivera.com, or call 305-442-3334.

lien. Typical early-release subcontractors may include those responsible for demolition, shell, roofing, drywall, and stucco.

For all other payments, retainage is released either at substantial or final completion of the work. However, owners will usually hold back 150 percent of the reasonable costs to complete any punch list items.

Retainage funds are not usually required to be held in separate escrow accounts in Florida, unless such stipulations are agreed upon by the parties, and the standard American Institute of Architects agreements include provisions addressing retainage requirements. By working with highly qualified and experienced construction attorneys, property owners and general contractors can negotiate and execute effective retainage terms and conditions. n

The Future Is Difficult to See

BY MICHAEL J. GELFAND, ESQ.

C

LAIMS: SUFFERING JUDGMENTS FOR MILLIONS OF DOLLARS THOUGH YOU DID NOTHING, OR SOMEONE DID TRY—WHEN NEXT DOOR’S CRIMINAL CONDUCT BECOMES YOUR LIABILITY!

Crystal balls and Ouija boards have fallen out of favor; yet, everyone seeks to foresee the future. Why? Community association leaders seek to stay ahead, avoid injuries, and keep out trouble, if not off the front page of the local newspaper!

The problem with seeking to keep out of trouble is that despite technological advances and the boasts of artificial intelligence, the future is as difficult to foresee as it was eons ago. Not that it is surprising to

community association volunteers, but there is no end to second guessing and the bemoaning cry from those who never volunteered, “How come no one saw trouble coming?”

Recently, not one but two separate Florida appellate court panels faced questions of foreseeability. The context for both was a civil court claim for money damages. The damages were alleged to flow from a criminal attack. The novel aspect was earlier criminal conduct that was in the neighborhood but not at the property where the attacks occurred.

Historically a Florida landowner, including Florida community associations, did not owe a duty to protect against unforeseeable criminal conduct on or off its property. Are there exceptions to this rule? If so, how are they applied?

CASE NO. 1

In the first appellate case, a landlord was found liable for money damages as a result of the landlord’s negligence when its tenant while on the land-

MICHAEL J. GELFAND, ESQ., SENIOR PARTNER, GELFAND & ARPE, P.A.

Michael J. Gelfand, Esq., the senior partner of Gelfand & Arpe, P.A., emphasizes a community association law practice, counseling associations and owners how to set legitimate goals and effectively achieve those goals. Gelfand is a dual Florida Bar board-certified lawyer in condominium and planned development law and in real estate law, a certified circuit and county civil court mediator, a homeowners’ association mediator, an arbitrator, and parliamentarian. He is a past chair of the Real Property Division of the Florida Bar’s Real Property, Probate & Trust Law Section, and a Fellow of the American College of Real Estate Lawyers. Contact him at ga@gelfandarpe.com or 561-655-6224.

lord’s property was attacked by a third party. The facts in Dama Holdings LLC v. Guelmes, 50 Fla. L. Weekly D 2585 (Fla. 3d DCA, December 3, 2025), indicate that Guelmes rented a home owned by Dama. While Guelmes was cleaning his car in his driveway, an assailant grabbed Guelmes’s chain around his neck. After Guelmes refused to hand over the chain, the assailant shot Guelmes four times.

Guelmes sued Dama for failure to maintain the premises in a reasonably safe condition. Dama argued it had no duty to protect Guelmes from criminal conduct by a third party. The evidence showed that in the five years before the attack, there were eight assaults, 19 batteries, and more than 80 thefts or burglaries in the area, indicating that the landlord’s property was a “very, very high crime area.” Dama acknowledged general awareness of crimes which occurred within a five-mile radius of the subject property but not of specifics.

The jury found Dama negligent and awarded Guelmes $4 million. The trial court denied Dama’s motion for a directed verdict and motion

for judgment, finding that “Defendant owed Plaintiff a duty of care because the attack on Mr. Guelmes was reasonably foreseeable based on evidence adduced at trial that demonstrated Defendant’s actual and constructive knowledge of same, similar, and lesser property and person crimes that occurred on the Defendant’s properties for years before the incident.”

The Florida appellate court agreed with the trial court, noting that the question of whether a crime was foreseeable was proper for a jury to decide. A key fact was created by evidence that many similar crimes had occurred in the area several years before the attack on Guelmes. The court explained that although a landowner does not generally owe a duty to protect against unforeseeable criminal conduct on its property, an exception exists when the landowner has knowledge of prior crimes against other people which goes to the issue of foreseeability.

CASE NO. 2

In the second appellate case, Bartley Investments, LTD v. Menendez, 50 Fla. L. Weekly D 2676 (Fla. 2d DCA, December 19, 2025), a landowner was found liable for money damages, even though the attack did not occur on the landowner’s property. In Bartley, the owner of 16 townhomes in a homeowners’ association community, the “landowner,” was found to be negligent when another owner in the same community was attacked at her home.

The appellate court recited that the assailant broke into Menendez’s

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Stacy Dyer

Senior Managing Director, East Region (843)637-7181 sdyer@westernalliancebank.com

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fenced courtyard, beat her, and tried to rape her before a nearby person called the police. Evidence presented indicated that the assailant was a homeless man who frequented one of Bartley’s townhomes. There was evidence that the townhome was occupied by persons involved with using and selling drugs. Bartley’s 16 townhomes were managed by a property manager for Bartley.

Menendez sued Bartley, the homeowners’ association, and the property manager for negligence. Before the crime the association sent Bartley a notice of violation regarding tenants using and selling drugs, and then the association sued Bartley. The association’s lawsuit against Bartley became moot after the tenants were eventually

removed. Menendez settled with the association and property manager for $4 million!

The case was still open after the association and manager’s settlement and proceeded to trial against landowner Bartley. Menendez alleged Bartley had a duty to prevent a known dangerous condition from existing at its townhome, claiming that Bartley rented its townhome to drug dealers and failed to warn other residents of the known danger and failed to take action to protect the other residents in the community. Bartley argued in defense that there was no foreseeable zone of risk for potential harm to others in the community because earlier allegations of drug use were not the same type of risk as is sexual assault. The jury’s verdict was for Menendez and awarded her $3.5 million.

The Florida appellate court affirmed the jury verdict, finding that Bartley had a duty to prevent a known dangerous condition from flourishing when it had the means to evict the residents. It was up to the jury to determine whether it was reasonably foreseeable that Bartley’s inaction by failing to fix a known dangerous condition proximately caused Menendez’s injuries.

Both cases with millions of dollars of judgments illustrate the importance for a Florida community association and its management company to take reasonable action to prevent further harm, both for property owned or maintained, and for adjacent property. Enforcement action should be sooner rather than later! Sitting on your hands and not moving swiftly can be a very costly mistake.

NEW YEAR/NEW LAWS/ NEW HEADACHES

Before you stop to catch your breath, confirm your understanding of the new laws—not just those effective this summer but also those effective at the start of the new year. For example, all Florida community associations should ensure that their officers and directors have completed necessary education courses and that proper proof of attendance is provided to the association, and that their initial notice of late assessment is in proper form and properly implemented; Florida condominium associations with as few as 25 units must now have a website compliant with the new law; and, Florida homeowners’ associations should have completed implementation of changes adopted in 2024. This is just to name a few of the many changes. n

A Specific Phenomenon: The Disrupter

BY BETSY BARBIEUX, CAM, CFCAM, CMCA

In Florida community associations, the board of directors serves as the executive engine, the leadership group. When functioning correctly, this group operates on principles of fiduciary duty, transparency, and collective civility. However, many associations eventually encounter a specific phenomenon: the “disrupter.”

A disrupter is not merely a director with a dissenting opinion—healthy debate is vital for governance. Instead, a disrupter is an individual whose primary impact is the erosion of board harmony and the destabilization of community operations. Recognizing the different types of disrupters is the first step toward safeguarding a community’s governance.

THE PLATFORMER

For the disrupter, a seat on the board is rarely about quiet service or mundane oversight. Instead, they often seek positions on the board to gain attention. While most volunteers dread the spotlight of a contentious meeting, the disrupter thrives in it. They view the board meeting as a stage rather than a workspace. This egodriven motivation means their contributions are often performative, designed to bolster their personal brand as a “rebel” or a “truth-teller” rather than to solve the complex logistical problems of the association.

THE NAYSAYER

Progress requires consensus, but the disrupter finds power in

BETSY BARBIEUX, CAM, CFCAM, CMCA, FLORIDA CAM SCHOOLS

Betsy Barbieux, CAM, CFCAM, CMCA, guides managers, board members, and service providers in handling daily operations of their communities while dealing with different communication styles, difficult personalities, and conflict. Effective communication and efficient management are her goals. Since 1999 Betsy has educated thousands of managers, directors, and service providers. She is your trainer for life! Betsy is the author of Boardmanship, a columnist in the Florida Community Association Journal, and a former member of the Regulatory Council for Community Association Managers. Subscribe to CAM MattersTM at www.youtube.com/c/cammatters. For more information, contact Betsy@ FloridaCAMSchools.com, call 352-326-8365, or visit www.FloridaCAMSchools.com.

obstruction. They frequently vote “no” in business meetings, often regardless of the merit of the motion. By consistently opposing the majority, they position themselves as the perpetual outsider. This “no” vote is rarely accompanied by a viable alternative solution; rather, it serves to create a record of dissent that they can later use to distance themselves from any challenges the board faces. This reflexive opposition can paralyze essential projects, from roof replacements to insurance renewals, simply because the disrupter equates obstruction with oversight.

COMMON SENSE COMMUNITY LEADERSHIP

Guide to Building Trust, Resolving Conflict, and Leading with Heart

Marcy Kravit

Recommended Reading For Community Association Leaders

Practical

www.marcykravit.com

THE PHANTOM CONSTITUENCY

One of the most common rhetorical tools in the disrupter’s arsenal is the use of the “phantom constituency.” They frequently say, “People are saying…” or “Everyone in the neighborhood is upset about…” without ever providing names, specific numbers, or written grievances. By citing an anonymous, dissatisfied collective group of owners, the disrupter believes this gives their personal opinions weight. This tactic is designed to make other board members feel out of touch with the community. It creates an atmosphere of paranoia, suggesting a groundswell of anger that may not actually exist beyond the disrupter’s own circle.

THE RECRUITER

A disrupter is rarely content to work alone; they require an audience to validate their narrative. They seek to gather followers for their current cause, often by preying on the anxieties of homeowners. Whether the issue is a modest dues increase or a change in landscaping vendors, the disrupter frames the situation as a scandal. They use social media, “underground” email lists, and sidewalk conversations to recruit a small but vocal group of supporters. This creates an “us versus them” mentality that splits the community into factions, making it nearly impossible for the board to move forward on any initiative without facing organized hostility.

THE TWO-FACED DIPLOMAT

Perhaps the most damaging trait of the disrupter is his or her duplicity. In other words, he is two-faced. He assures the manager and other board members of his support while undermining them behind the scenes. In the board meeting, the disrupter may appear cooperative or even apologetic. However, once the meeting adjourns, he may send inflammatory emails to owners or disparage the professional manager’s competence to neighbors. This behavior destroys the foundational trust required for a board to function. When a manager feels he or she is being sabotaged by the very people she serves, the association risks losing professional talent and faces increased liability.

THE MANIPULATOR

Integrity in governance relies on a shared set of facts. The disrupter, however, operates in a gray area. They use “facts” loosely to support their case. This might involve taking a single line from the declaration of covenants, misquoting State statutes, or presenting a “bid” from a friend’s company as a definitive market price. By the time the rest of the board or the manager can correct the record with documented evidence, the disrupter has already moved on to the next “fact,” leaving a trail of confusion and misinformation that is difficult to erase from the community’s collective memory.

THE COST OF DISRUPTION = DISUNITY

When these traits converge, the result is inevitable: All equals disunity.

The impact of a disrupter extends far beyond hurt feelings. Disunity has tangible consequences for a community association, such as the following:

• Wasted Resources— Meetings that should last one hour stretch into four.

• Board Burnout—Capable, level-headed volunteers often resign to avoid the drama, leaving the board even more vulnerable to the disrupter’s influence.

• Decreased Property Values—A community known for “board wars” and litigation becomes less attractive to potential buyers and lenders.

• Operational Stagnation— Necessary maintenance and long-term planning are deferred because the board is too exhausted by internal strife to make decisions.

NAVIGATING THE DISRUPTER

Managing a disrupter requires the board to adhere strictly to professional standards. This includes adopting a formal Code of Conduct, utilizing Robert’s Rules of Order for Small Boards to maintain decorum, and ensuring all communications are documented. The board needs a strong chairperson. Be sure all board members are sitting around a table, so they are looking at each other, not owners in attendance. Learn to use motions to move the business along should it get stalled. Do not engage in “he said, she said” but instead focus on data and facts. Rely on the expertise of your manager and your legal counsel. Ultimately, the goal is to return the focus where it belongs: on the quiet, efficient, and unified management of the community’s shared assets. n

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Gelfand & Arpe, P.A. 1555 Palm Beach Lakes Boulevard, Suite 1220 West Palm Beach, Florida 33401 561-655-6224 www.gelfandarpe.com

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Tripp Scott Law Firm 110 SE 6 Street Fort Lauderdale, Florida 33301 954-525-7500 www.trippscott.com

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Allied Property Group Inc.

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