April 2023

Please enjoy this issue of Community Trends®, all about 'Succession' in the community association industry.

April 2023 Community Trends



Firni/Stock/GettyImages Plus

In This Issue

• Succession Planning for CommunityAssociation Boards • Six Things I’d Tell MyYounger Self — Six IndustryVeterans Give Advice to Their Past Self ....and more

The Community Associations Institute New Jersey chapter would like to thank its 2023 Ultimate Partners below. For more information on our sponsorships, please contact CAI-NJ at 609-588-0030 or info@cainj.org.



16 Succession Planning for Community Association Boards By Damon M. Kress, Esq. McGovern Legal Services, LLC 26 Things I’d Tell My Younger Self — Six Industry Veterans Give Advice to Their Past Self Compiled By Andrew Podolski, Esq. Stark & Stark Attorneys at Law 36 Management Trends: Succession in the Community Association Property Management Industry By Vincent Rapolla, AMS, PCAM Corner Property Management, LLC, AAMC



EXTRAS President’s Corner Looking Ahead

5 6 7 8

CAI-NJ Upcoming Events

Legislative Update Inside Connection

10 13 15 21 33 34 37 39 41 42 43 44 47 49 51 55 60

Your Voice is Key with NJ-LAC & CA-PAC

Chapter Trends

2023 Awards Celebration Recap & Photos 2023 Conquer + Connect Registration Form 2023 Conquer + Connect Schedule of Events


F.A.S.T. Olympics — Save the Date Community Manager Resources

Webinar Wednesdays

New Members

Register Now! See page 33 for registration and details. Wednesday, April 19, 2023 at The Imperia, Somerset, NJ Presentedbythe CAI-NJWomen’sLeadershipCommittee 2023 CONQUER+CONNECT WEDNESDAY, APRIL 19, 2023 | 8:00AM TO 4:00PM THE IMPERIA, 1714 EASTON AVE, SOMERSET, NJ 08873 Join us as we celebrate and learn from the women in our industry as we host a full day of programs that support, encourage & help define what leadership means to you. All members are strongly encouraged to participate! SPONSORED BY

CAI Membership Application

CAI-NJ Family Day at Laurita Winery — Save the Date 2023 CAI-NJ Conference & Expo — Save the Date Conference & Expo Education Proposals 2023 Dennis R. Casale Memorial Golf Outing — Dinner Only Registration PAC the Rooftop Networking Event Registration

2023 Ultimate Partner Listings

All Registrations Include: A full day pass to all education programs, swag bag and giveaways, entry ticket for door prizes, directory listing of all regsitered attendees at program, breakfast & lunch, access to vendor tables, and five (5) hours of continuing education credits, pending approval.

Payment Methods: 1. Pay by check, payable to CAI-NJ. Mail completed form and payment to: CAI-NJ, Attn: Conquer + Connect 500 Harding Road, Freehold, NJ 07728 2. Pay by credit card: Cardholder Name: _____________________________________ Card Number:_________________________________________

A P R I L 2 0 2 3 Name/Designation: 1. __________________________________ Company: ___________________________________________ Address: ____________________________________________ City, State, Zip:________________________________________ Phone: ______________________________________________ Email:________________________________________________ ______ Tickets (per person) $_________ Total Cost









Mary Barrett, Esq. Stark & Stark Attorneys at Law Business Partner

Charles Lavine Traditions at Federal Point Condominium Association Homeowner Leader Carol Nickerson, CMCA FirstService Residential, AAMC Community Association Manager Robert Travis, CIRMS Long Beach Commons Condominium Association Homeowner Leader

Benjamin Basch, EBP Ground Support Services Business Partner Joseph Chorba, CPA

WilkinGutenplan Business Partner

GENERAL COUNSEL Jason Orlando, Esq. Orlando Murphy LLP

GENERAL COUNSEL EMERITUS Wendell A. Smith, Esq., CCAL Greenbaum, Rowe, Smith & Davis, LLP

IMMEDIATE PAST PRESIDENT Jeffrey Logan Guardian Service Industries, Inc.


A P R I L 2 0 2 3



This month I wrote a letter to my Younger Self. Dear Younger Self, I know that stepping outside of your comfort zone can be daunting, but it’s important to push yourself to do so in order to grow both personally and pro fessionally. In your industry, it’s especially important to make connections with people outside of your immediate circle to broaden your perspective and learn about new opportunities. Meeting new people can be intimidating, but it’s important to remember that everyone is just a person, with their own fears and insecurities. You never know who you might meet that could become a valuable connection or friend. Here are a few reasons why it’s important to step outside of your comfort zone and meet new people in your industry: 1. Learn about new opportunities: Meeting people outside of your immediate circle may open doors to new opportunities that you may not have been aware of. You might learn about a job opening, a new project, or a new skill that could benefit your career. 2. Gain a fresh perspective: When you surround yourself with the same peo ple, it’s easy to get stuck in a certain way of thinking. Meeting people with different backgrounds and experiences can help you see things in a new light and gain a fresh perspective on your work. 3. Expand your network: Building a strong network is crucial in any industry. When you meet new people, you’re expanding your network and creating more opportunities for yourself in the future. 4. Build confidence: Stepping outside of your comfort zone may be scary, but it can also be empowering. When you push yourself to meet new people, you’re building confidence in yourself and your abilities. So how can you start meeting new people in your industry? Here are a few tips: 1. Attend industry events: Look for events in your industry and attend them. This could be a conference, a networking event, or even a happy hour. This is a great way to meet new people who are passionate about the same things as you. 2. Use social media: Social media is a powerful tool for connecting with people in your industry. Follow people who inspire you, engage with their content, and reach out to them to start a conversation.



Contact CAI-NJ



CAI-NJ on Social Media

www.facebook.com/ CAINJCHAPTER Community Associations Institute - New Jersey Chapter





A P R I L 2 0 2 3


L ast month’s issue of Community Trends ® highlighted the importance and cultivation of LEADERSHIP. This month’s articles will explore how to ensure that strong lead ership is in place once the current leaders are no longer available to fill their roles, as well as keeping your vital staff positions covered by having a succession plan and being prepared when that time occurs. Why a succession plan is a necessity. Whether you are a business owner or community association board leader, it is recommended to create a plan to ensure control of the transition and continuity of all positions with individuals that will be prepared to assume leadership roles. Preparation is more important than selecting the person(s) as that individual may no longer be with your company or sit on the community association board when the time comes. Ensuring that there is always someone to jump in and fill any given role, including but not limited to the role of the leader, will guarantee that the company or community association board will survive the loss of an individual. It’s a contingency plan and should be updat ed regularly as staff and roles change. A good succession plan should also include retention and recruiting of team members. Encourage input from your team on where they see themselves within your company and which positions interest them. When a team member enjoys what they are doing, they will most often own what they do and perform better at it. This is a huge part of good company culture. Develop the talents of the current staff. Simple steps – As an ongoing process, cross training for all team positions will ensure that there will be coverage of vital roles if a team member is no longer available to perform their duties and responsibilities. In addition, create a plan that will safeguard for emergency replacements. 1. Identify all team positions with complete roll descriptions. 2. Create Standard Operating Procedures (SOPs) on all tasks, an emergency training manual. 3. Evaluate the current team as potential for promotion.

4. Evaluate whether additional staff is needed. 5. Identify needed training. 6. Develop a succession plan. 7. Periodically re-evaluate your options.

Please read, Succession in the Community Association Property Management Industry by Vincent Rapolla, AMS, PCAM, on page 36 Succession Planning for Community Association Board by Damon M. Kress, Esq. on page 16 and Things I’d Tell My Younger Self – Six Industry Veterans

“Ensuring that there is always someone to jump in and fill any given role...will guarantee that the company or community association board will survive the loss of an individual.”

Give Advice to their Past Self compiled by Andrew Podolski, Esq. on page 26 for informative tips to help cre ate your succession plan. As well as a detailed article from our Director, Conference & Events, Jaclyn Oskierko on the

NEW CAI-NJ Mentorship Program on page 10. What can you look forward to at the New Jersey chapter this Spring?

• Homeowner Leader Best Practices RoundtableDiscussion on Tuesday, April 4th, hosted at Regency at Monroe dis cussing trending topics of interest to community association boards. For information and registration, on this FREE event for members, click here. • 2023 Conquer + Connect on Wednesday, April 19th at the Imperia in Somerset. The Women’s Leadership Committee will present a full day of education and networking, qualifying for 5 CECs, designed for all



A P R I L 2 0 2 3

CALENDAR 2023 Events & Education




F.A.S.T. Olympics Thompson Park, Monroe Twp. 12

Homeowner Leader Best Practices Roundtable Discussion Regency at Monroe, Monroe Twp.

12 19

Wednesday Webinar Virtual


Conquer + Connect Imperia, Somerset


Ultimate Night Out Jersey Shore BlueClaws Stadium, Lakewood



2 10

LAC Virtual Roundtable Discussion Virtual PAC the Rooftop - Networking Event Asbury Festhalle & Biergarten, Asbury Park

14 28

Beach Party Martell’s Tiki Bar, Pt. Pleasant

F.A.S.T. Kickball Tournament Mercer County Park, Princeton Junction




Dennis R. Casale Memorial Golf Outing Forsgate Country Club, Monroe Twp.

7 18 19

Family Day at Laurita Winery Laurita Winery, New Egypt

Pre-Conference Networking Reception The Event Center @iPA, Freehold

Conference & Expo The Event Center @iPA, Freehold

Register for these and other events at www.cainj.org All events are subject to change .


5 5

Annual Meeting & Chapter Retreat The Grand Marquis, Old Bridge

Winter Break Party The Grand Marquis, Old Bridge



A ssembly Bill A5239 was introduced by Assembly Joe Danielson, District 17 (Middlesex and Somerset) on February 27, 2023. The bill is an existential threat to the proper functioning of common interest commu nities (CICs) and has now become one of our top priorities to defeat. The bill has several horrific features including, without limitation: 1. It requires that elections be conducted and overseen by three association members who are to be randomly selected at least 120 days in advance of the election. These random unelected owners would function inde pendently of the board and would be authorized to expend association funds in connection with the election in whatever manner they deem fit. This three person randomly selected election committee would have sole jurisdiction to resolve and report any claims of vote tam pering or fraud in the election. The aforementioned scheme would, for obvious reasons, be a recipe for disaster and would cede control from the elected board to unelected, random owners who may not have any appropriate qualifications, and who may be wholly unsuited to the role. 2. It provides that a meeting to remove a director can be called through a petition of only 10% of Association members, and that the recall vote shall be successful if the majority of a quorum, not a majority of all owners. This provision would enable small minorities of owners to force expensive and unnecessary recall votes. In addi tion, it would permit duly elected directors to potentially be removed by a small minority of owners.

3. The bill would require the approval of a majority of all owners in good standing to authorize any spending over $100,000 except in cases of emergency or when said expenditures are required by law (with a number of additional ridiculous requirements). It would also require that any maintenance fee increase in excess of the Consumer Price Index to be approved by a majority of all unit owners in good standing.

“If enacted, this provision would cause much CIC business to grind to a complete halt...”

If enacted, this provision would cause much CIC business to grind to a complete halt, especially in larger CICs that routinely make significant expenditures to perform repairs, make payroll, and deal with other expenses. Of course, this provision would also raise the specter of necessary and critical repairs not being performed and would likely lead to more building and balcony collapses and other terrible consequences. While the bill purports to be in support of principles of democratic fairness, its absurd election committee require ment would have the opposite result. In addition, it would bog CICs, especially larger associations, down with end less, expensive votes. We will make every effort to defeat this legislation. We urge you to contact your elected representatives to express your opposition to it. n

Stay up-to-date on legislative issues at www.cainj.org.


A P R I L 2 0 2 3


AWARDS COMMITTEE Annie Gonzales — Chair Lila Khiry Cirillo — Vice Chair Jeanine Clark, Esq. Drew Cowley Lindsay Cupples, EBP


GOLF OUTING COMMITTEE Fred Hodge, Jr., EBP — Chair Keith Giliberti, PE, RS, EBP — Vice Chair Harold Berlowe, CMCA Chris Belkot Lorenzo Cullari, AICP Sal Iozzia Hank Johns, EBP Lisa Komitor Cathy Mango, EBP Karl Meth, Esq. Paul Migliore

MANAGER COMMITTEE Mary Barone, CMCA, AMS — Chair Chuck Graziano, PCAM — Vice Chair Erin Cautero, CMCA, AMS Tom Curry, CMCA, AMS, PCAM Michael Flippin, CMCA, AMS, PCAM Anthony Gjergji, Jr. Richard Mattalian, CMCA, AMS, PCAM Erin O’Reilly, CMCA, AMS, PCAM Vincent Rapolla, AMS Mariaellen Varelis Elaine Warga-Murray, CMCA, AMS, PCAM Michelle Williams, CMCA, AMS Board Liaisons Kristina Munson, CMCA, AMS, PCAM Carol Nickerson, CMCA Staff Liaisons: Jaclyn Oskierko Robin Surgent MEMBERSHIP COMMITTEE Tara Baldwin, CPA — Chair Megan Elgard, EBP — Vice Chair Michael Barch Lysa Bergenfeld, Esq. Nichole Gist Antoinette Hutchinson

Drew Podolski, Esq. — Vice Chair Robert Arnone, MSRE, CMCA, AMS

Don Cabrera, CMCA David Dockery, Esq. Jonathan Katz, Esq. Michael Mezzo, CPA, MBA

Kim Dempsey Jeffrey Logan Christine Maldonado Michael Millar Vanessa Pena Kari Prout, CMCA

Steven Morris. RS Casey Sky Noon Robert Roop Board Liaisons Mary Barrett, Esq. Carol Nickerson, CMCA Staff Liaison: Brooke Stoppiello-Nevins EVENTS COMMITTEE Debbie Pasquariello, CIC, CIRMS, EBP — Chair Diane Cody, CMCA, PCAM — Vice Chair Ray Barnes, CMCA, AMS, PCAM Tim Bruchez

Nicole Skaro, CMCA, EBP Eileen Szelewicki, CMCA Mary Visco Sandi Wiktor Board Liaisons Tony Nardone, MBA, PCAM Christopher Nicosia, CMCA, AMS, PCAM Staff Liaisons: Jaclyn Oskierko Jennifer Farrell BUSINESS PARTNER Gregory Vinogradsky, Esq., EBP — Chair Mike Luzzi, CPIA, EBP — Vice Chair Theresa Beckett, EBP Jack Benson Jordan Burkhalter, CPA

Mike Polulak, Esq. Ross Rutman, EBP David Shahrabani, EBP

Jasmin Shelton Jodi Smallwood Michael Sturchio Ryan Weiner Charles Witczak, III, PE, PP, PLS Tom Witkowski Paul Wojciechowski Board Liaisons Steven Mlenak, Esq. Tony Nardone, MBA, PCAM

Dean Catanzarite Justine DelVecchio

Frank Fasolo, IV Freedom Hildreth Pam Illiano Stacey Koehl, CMCA, AMS Laura McIntyre, EBP Daniel Reilly Rachel Rutman Christina Mirra Sohnen Randy Vogel Melissa Volet, Esq. Jill Zulin Board Liaisons Joseph Chorba, CPA F.A.S.T. COMMITTEE Steven Kuhnert — Chair Jessica Long — Vice Chair JP Ascolese Adara Azeez Chelsea Brodmerkel Jonathan Cairone Alexis Dairman Eric Eggert, CIC, CIRMS Shelby Evans, CPA, EBP Kristi Evans Rebecca Gavin Mary Ellen Liberatore Will Meola Marian Miawad, Esq. Nicole Miller, Esq. Charles Lavine Staff Liaisons: Jaclyn Oskierko Jennifer Farrell

Staff Liaisons: Jaclyn Oskierko Jennifer Farrell HOMEOWNER LEADER COMMITTEE Richard Lans — Chair Lois Gerber — Vice Chair Bruce Blum Roslyn Brodsky Barbara Finn, CMCA

Kim Manicone Renee Martin Mark Mojares Kathleen Radler Brent Rivenburgh, EBP Steve Roderick, EBP Michael Ryan Ken Shah Rick Sobczak Ryan Trembley Michael Willner, Esq. Board Liaisons Joseph Chorba, CPA

Ron Fermano Carrie Fusella Dave Kiessling Richard Lang, EBP Toni Licciardi Chris Merkler Donna Meyer, EBP Ben Mitrou John Prisco, Esq. Sal Sciallo Perry Stavridis Jessica Vail, EBP David VelascoM EBP Michael Vennitti, EBP Board Liaisons Benjamin Basch, EBP Ryan Fleming, EBP

Charles Fredericks Kenneth Freeman Salvatore Gurriero

Keira Hauck Carl Kentzel Cheryl Palent

Charles Lavine Staff Liaison: Robin Surgent WOMEN’S LEADERSHP COMMITTEE Lirelle Klein — Chair Jamie Cullen, CMCA — Vice Chair Amani Abdellah, Esq.

Board Liaisons Charles Lavine Robert Travis, CIRMS

Staff Liaisons: Jaclyn Oskierko Robin Surgent LEGISLATIVE ACTION COMMITTEE (LAC)/PAC Matthew Z. Earle, Esq. — Chair Edward San George, PCAM — Vice Chair Jackie Thermidor, CMCA, AMS, PCAM — Secretary Mohammed Salyani, CPA — Treasurer Elizabeth Comando, CMCA, PCAM — PAC President Andrew Podolski, Esq. — PAC Vice President James Rademacher, EBP — PAC Committee Jennifer Alexander, Esq. Roslyn Brodsky Barbara Drummond, CMCA, PCAM

Staff Liaisons: Jaclyn Oskierko Robin Surgent

Caryn Brahn Jennifer Carr Linda Courain, CMCA, AMS Ellen Goodman, Esq. Martinia Heath, CMCA, AMS Svetlana Malinsky, CMCA Kristin Marzarella Gail McDermid, CMCA, AMS, PCAM Rachel Neves Jennifer Nevins, CMCA, EBP Jen O’Brien Cheryl Rhine, CIC, CIRMS, EBP Nikki Schillaci, EBP Lisa Vitiello, CPA Board Liaisons Mary Barrett, Esq. Kristina Munson, CMCA, AMS, PCAM

CONFERENCE & EXPO Saher Gouda, EBP — Chair Shelia Adams, CMCA — Vice Chair Joe Bonafede Jay Burak Nicole Camarota, CMCA, AMS George Caso Martinez Angela Celeste Ellen Comiski, CMCA Marty Conway John Echelmeier Jessica Kizmann, CPA Danita Susi Holly Teufel, CMCA, AMS Board Liaisons Ryan Fleming, EBP Christopher Nicosia, CMCA, AMS, PCAM

Jose Romero Dharmi Shah Peter Shine, EBP Ilija Trajkoski

Mitchell Frumkin, RS Vincent Hager, CIRMS Karyn Kennedy-Branco, Esq. Terry Kessler, Esq. J. David Ramsey, Esq. Lisa Rayca, CMCA, AMS John Reichart Alexander Scheffer, CMCA Board Liaisons: Richard Milder Cheryl Palent

Lauren Vadenais, EBP Kristy Winchock, EBP Board Liaisons Benjamin Basch, EBP Kristina Munson, CMCA, AMS, PCAM Staff Liaisons: Brooke Stoppiello-Nevins Robin Surgent

Staff Liaisons: Jaclyn Oskierko Robin Surgent

Staff Liaisons: Jaclyn Oskierko Jennifer Farrell

Steven Mlenak, Esq. Robert Travis, CIRMS Staff Liaisons: Angela Kavanaugh Robin Surgent


A P R I L 2 0 2 3


Mentorship Matters

S uccession Planning is a term that we hear often today, and one that companies should be consider ing as they plan for the future of their organizations. With boomers transitioning from their leadership roles into retirement over the next decade or so, it has never been so important that guidance is given, and preparations are made for the new class of common interest community pro fessionals. Through mentorships, we can bridge the gap between generations and ensure the future of the industry is well preserved. The New Jersey chapter of Community Associations Institute, along with the Women’s Leadership Committee, have been working together for more than three years to design a Mentorship Program for community managers and service providers within the association. The chapter is thrilled to officially have launched the program for 2023, with a group of fifteen seasoned professionals eager to support the program as mentors. The chapter is working to obtain more mentee applicants who are just as eager to learn from those in this industry. Interested candidates should visit https://cainj.org/mentorship-program/ for more infor mation and to submit an application. Mentors An effective mentor is enthusiastic to share their expertise and guide their mentees to learn and grow both person ally and professionally. They are well-respected leaders and have valuable insight into the needs of their industry and can see the bigger picture. Mentors are patient and should have a genuine desire to listen and provide quality feedback. They guide their mentees to set goals and deter

“Mentees should be goal-oriented individuals who are looking to develop and maintain an action plan to achieve their career goals.” professional to determine them. Mentees are lifelong learners seeking to take ownership of their future and work through any barriers that may be obstructing their develop ment. Mentees should leave their pride at the door when working with a mentor; it is the role of the mentor to push the mentee to be the absolute best version of themselves, which can certainly be a humbling experience. “Building Better Communities” is not only the CAI motto, but also an aspiration that this industry strives to achieve. Programs such as this are imperative to creating a strong future for the industry and will prepare the next generation of leader to fill the very large shoes of their predecessors. n mine the path they will need to take to accomplish them. In return, mentors can find personal fulfillment through their contributions and satisfaction that they are helping influence future leaders. Mentees Mentees should be goal-oriented individuals who are looking to develop and maintain an action plan to achieve their career goals. They may or may not know what those goals are yet but are eager to work with an experienced


A P R I L 2 0 2 3

A RTHUR E DWARDS I NC . Experts in Community Association Management with over 35 years of Experience Serving NJ, NY, PA  People with expertise, resources and commitment  People who work as hard as you to get results  People who know every day is an opportunity to learn something new Talk to us… 201-722-9600 Together we can achieve success! info@arthuredwardsinc.com www.arthuredwardsinc.com We've learned the success of a community is easier when you have:  People you can rely on  People who listen

Corporate Headquarters 210 Broadway ♦ Hillsdale NJ 07642

Northwest Regional, NJ


25 Route 23

425 Fayette Street #309 Conshohocken, PA 19428

Franklin, NJ 07416


Alliance Association Bank Ansell Grimm & Aaron, PC Associa Community Management Corp., AAMC Becker BELFOR Property Restoration Brown & Brown Insurance of Lehigh Valley Corner Property Management, LLC, AAMC

GAF Hill Wallack LLP Kipcon Inc. McGovern Legal Services, LLC PS&S, LLC PuroClean of Hoboken, Jersey City, Fort Lee Rezkom Enterprises, Inc. Sweeping Corp. of America (SCA) Taylor Management Company, AAMC, AMO Technocality, Inc. USI Insurance Services WilkinGuttenplan

Denali Property Management, Inc. The Falcon Group - Engineering, Architecture & Reserve Specialists FWH Associates, P.A.

Accent Group Access Property Management, AAMC, AMO Adamas Building Services All County Exteriors Amco Pest Solutions, Inc. Anchor Pest Control Becht Engineering BT, Inc. Buckalew Frizzell & Crevina LLP Capital One Bank, N.A. New Jersey Clearview Washing, LLC Cowleys Pest Services Curcio Mirzaian Sirot, LLC Cutolo Barros, LLC Dior Construction, Roofing, and Siding

Environmental Designers Irrigation, Inc FirstService Residential, AAMC FloodCo USA Greenbaum, Rowe, Smith & Davis LLP Griffin Alexander, P.C. Guardian Service Industries, Inc. Innovative Pressure Cleaning, LLC The Jesan Companies JGS Insurance, a Baldwin Risk Partner KPI2 Enterprises, Inc. Lemus Construction, Inc. Mackoul Risk Solutions, LLC

Preferred Community Management Services, Inc., AAMC Radom & Wetter Renda Roads, Inc. Snowscapes South Shore Construction, LLC STAR Building Services Two Men Property Services Group, Inc. Popular Association Banking Quality 1st Contracting, Inc. Rainbow - G & J Painting, LLC Regal Restoration USA Republic Services of New Jersey, LLC SageWater Servpro of Howell/Wall Stark & Stark Attorneys at Law Valley Bank Wilkin Management Group, Inc. Witczak Engineering One Call Roofing & Siding O & S Associates, Inc. Parallel Architectural Group Pardini R. Construction Corporation PeopleFirst Property & Casualty Services

Morris Engineering, LLC National Contractors, Inc. National Cooperative Bank

Garden State Pavement Solutions Giordano, Halleran & Ciesla Hueston McNulty, P.C. L.N. Rothberg & Son, Inc. Landscape Maintenance Services, Inc. Mizza Pest Control

Accurate Reconstruction APC Hospitality, LLC AR Management Company Association Advisors NJ CCA, Construction Consulting Associates, LLC Felsen Insurance Services, Inc. First Onsite

MyPropertyBilling.com Pacific Western Bank


Walk the halls of our capitol in Trenton and you see a lot of doors… doors to legislator’s offices… doors to committee rooms… doors to the Assembly and Senate chambers. It takes a lot to get through those doors. You’re not just invited in. You need a key. With a key you’re taken seriously. With a key, you get things done. THAT’S WHY CAI-NJ CARRIES THREE KEYS: • Your Legislative Action Committee (NJ-LAC): Your key eyes, ears, legs and voice in the legislative process. • Your Political Action Committee (CA-PAC): Your key contributions to support elected officials who aim to strengthen your community. • Your Professional Lobbyists: Your key, full-time pros retained by the LAC who know government’s ins and outs, advise us on who to see and when, and how to connect . WHAT CAN YOU DO?: • Take Action – Your voice is key! After meeting with elected officials and clarifying our position on pending legislation, we will alert you to the most crucial actions you can take. By calling or writing your officials, you ensure that your voice, and our agenda, is heard. • Give – Your donations are key! Supporting the PAC with your donations shows legislators that you’re serious, and that our cause counts. • Promote – Your personal influence is key! Talk about CAI-NJ’s legislative engagement in your community and business. Let fellow residents know that we’re fighting for them and their communities!

The keys only work with your support.

Make your gift to the CA-PAC today!

Yes, I’d like to support CA-PAC with a pledge!

PLEASE NOTE: Sorry, CA-PAC cannot accept credit cards. Please make your CORPORATE or PERSONAL CHECK payable and mail to: CA-PAC, 500 Harding Road, Freehold, NJ 07728

I AM A...

____ Community Association Manager. You represent a company or association who manages CAI-NJ communities.

____ Community Supporter. You represent a business that supports CAI-NJ communities with services or products.

____ Community Resident. You live in a CAI-NJ community and want to see it grow strong.

My Association/Management company is making a PAC gift of:

___ $250 ___ $500 ___ $1000 or $________

___ $100 ___ $250 ___ $500 or $________

My supporting business is making a PAC gift of:

I am personally making a PAC gift of:

___ $50 ___ $100 ___ $250 or $________

Community/Company: ________________________________________________________________________________________________ Individual Name:_____________________________________________________________________________________________________ MailingAddress:______________________________________________________________________________________________________ City, State, ZIP:______________________________________________________________________________________________________ Phone:_________________________________________________________Fax: ________________________________________________ Email:________________________________ Occupation:______________________ Employer:_____________________________________ Employer Address:___________________________________________________________________________________________________ City, State, ZIP:______________________________________________________________________________________________________

Sorry, CA-PAC cannot accept credit cards. Please make your CORPORATE or PERSONAL CHECK payable and mail to: CA-PAC, 500 Harding Road, Freehold, NJ 07728

Management Company Name: _________________________________________ (Community Association’s Only)


The New Jersey Election Law Enforcement Commission requires us to collect and report the name, mailing address, occupation and name of the employer of contributors whose contribution exceeds $300 in a calendar year. Contributions to CA-PAC are not deductible for federal income tax purposes. Contributions are not limited to suggested amounts. CA-PAC will not favor nor disadvantage anyone based upon the amounts or failure to make PAC Contributions. Voluntary political contributions are subject to limitations of ELEC regulations. CA-PAC contributions are not considered payment of CAI dues. TO DONATE TO CA-PAC, SEND CONTRIBUTIONS TO : CA-PAC, 500 Harding Road, Freehold, NJ 07728

CHAPTER TRENDS Corner Property Management, LLC, AAMC Welcomes Lawrence N. Sauer, CPM, CMCA, PCAM to Their Team as Director of Client Services Larry has been a respected leader in the Real Estate Management profession with over 35 years of specialized

award for 2022 by the Chapter #1 Board of Directors. He currently serves as a board member of IREM Chapter #1. Tony Nardone MBA, PCAM, President of Corner Property Management, LLC, AAMC and the entire CPM team welcomes Larry! Structural Workshop Moves and Expands Lehigh Valley Office Structural Workshop is proud to announce the opening and relocation of their Lehigh Valley office, now located at 1 South 3rd Street, 7th Floor in Easton, PA. This expansion is a signif icant milestone for the company and demonstrates their com

experience in the formation, consulting and managing of community associa tions. He is passionate about this indus try, focusing his efforts on continuing education and training that he shares with managers as well as boards. Larryholds thedesignations ofCertified Community Manager of Associations

mitment to providing excep tional engineering services to the Eastern Pennsylvania and Western New Jersey region. “This new office location is a testament to our continued growth and success” said

(CMCA) and Professional Community Association Manager (PCAM) from the Community Association Institute (CAI). He is a former board member and Past President of the New Jersey Chapter of Community Association Instituted (CAI). In addition, he holds the designation of Certified Property Manager (CPM) from the Institute of Real Estate Management (IREM) and served as the 2012- 2013 President of New Jersey Chapter #1. He was recently awarded the Certified Property Manager of the year

Joe DiPompeo, President of Structural Workshop. “We are thrilled to expand our presence in the community and look for ward to serving our clients from this new downtown space.” n

Chapter Trends Editorial Guidelines

• All submissions must come from and be about: - A member of CAI-NJ (Manager, Management Company, Board Member, Business Partner or Business Partner Employee) in good standing. • Companies/Communities are permitted four (4) announcements per calendar year. • Submissions are limited to 150 words. - Members are responsible to condense the information appropriately, as CAI-NJ will not do so. Any submissions over 150 words will not be published.

• Submissions may include (1) image. • Submissions should not be advertorial in nature. Please note, CAI-NJ reserves the right to edit any submissions. The chapter reserves the right to omit information as necessary. CAI-NJ has the exclusive right to refuse to publish any submissions for any reason. For questions regarding the Chapter Trends section of Community Trends ® , please contact brooke@cainj.org or 609-588-0030.


A P R I L 2 0 2 3


FOR COMMUNITY ASSOCIATION BOARDS By Damon M. Kress, Esq. McGovern Legal Services, LLC

Cimmerian/E+/Getty Images Plus

I n many ways, community associations are just like other businesses. They have facilities to administer and services to provide, on a fixed budget, and although associations are not trying to make a profit from their oper ations, they are not trying to lose money either. But there is a critical distinction between community associations and most other businesses, and that is the political nature of their volunteer leadership. Depending on how the board of trustees is structured in the community’s bylaws, it is possible for the composition of the board to change significantly, if not completely, during any election cycle. If the transition of control does not go smoothly, it is possible the organi zation will suffer from a period of confusion and inaction, causing diminished services to the residents. Below are a few proactive steps any community association can take to ensure the organization is prepared to continue operating no matter the results of the most recent election.

Stagger the Election of Your Board of Trustees:

It is less common these days to see communities where all of the seats on the board of trustees are up for election every year, but they are still out there. Those antiquated communities fail to appreciate the community association’s most valuable asset, its existing members’ “institutional intelligence.” Although people might not agree with the board’s prior decisions, those decisions were always made “for a reason.” Those reasons provide critical context for the prior decisions and understand ing that context will help the newly elected board members avoid spending time and resources performing the same investigation the previous board already completed. In those rare instances where the election of board mem bers is not already staggered, it is generally easy to correct this shortcoming in the bylaws through a “Radburn-style” amendment. As we all know, Radburn amendments elim CONT I NU E S ON PAGE 18


A P R I L 2 0 2 3

Your requests are welcome...

Attention Management Companies

Community Trends


February 2022


Tired of swapping properties & managers? #managebettertogether

ronniechua/iStock/Getty Images Plus

In This Issue

• What’s the PlanWhen it Hits the Fan: Natural Disaster Preparedness and Coverage • Façade Leaks and Repairs • WinterWorries: All About Ice Damming • Do One Thing Better — Storm Preparedness ....and more


Quick Cash Flexible Transitions Profit Sharing Programs Exit Strategies Turn Key Buyouts

Back Office Support Advanced Technologies Improved Client Services Reduced Overhead

Readers of Community Trends ® can ask the Editorial Committee of the magazine for their feedback about any issue facing the community association industry. The committee is made up of legal, insurance, engineering and property management professionals with a wealth of information and experience specific to community associations. Contact Brooke Stoppiello-Nevins: Phone: (609) 588-0030 Email: brooke@cainj.org

Learn More! www.denalipm.com/partnerwithus/ 888-315-7773


A P R I L 2 0 2 3

SUCCESSION PLANNING... from page 16.

“...implement a plan for constantly preserving the association’s electronic communications. In 2023 digital communication is ubiquitous.”

inate the main obstacle to what should be a routine pro cedural amendment, membership apathy. The amendment passes automatically as long as ten (10%) of the members do not reject the amendment. This relatively easy amend ment can help ensure that the board of the future enjoys the benefit of the knowledge gained by the board of the past. Engage Professional Management: Another key strategy for retaining institutional intelligence is to hire professional management. Small associations, especially small communities of single-family homes with little to no common elements, sometimes gravitate toward “self-management” as a way to decrease the operating budget and lower everyone maintenance fees. However, for these communities, “self-management” generally means relying on volunteer labor from one or two members of the community, and hoping their neighbors have the skills and diligence that is required to run the association, and prop erly maintain the association’s books and records.

Unfortunately, the community may not learn whether the volunteers performed their services well until those essential people move, pass away, or simply lose inter est in providing the required services for free. Moreover, even if the community suspects that their neighbors are not doing the best of jobs as manager, they may not feel comfortable confronting their neighbor about it, especially when the neighbor is supposedly performing those services for free. But significant gaps can occur in the association’s business records if those volunteers did not keep clear records of the association’s affairs. Those gaps may make it impossible to collect unpaid assess ments from residents, or even mask more serious issues like the theft of association funds.

Architectural Services Building Envelope Capital Reserve Studies Civil Engineering Concrete Restoration Expert Witness Façade Inspections Forensics, Litigation & Insurance Claims

MEP & Energy Services Structural Engineering Transition Engineering Studies

95 Mount Bethel Road Warren, NJ 07059

66 York Street, 4th Floor Jersey City, NJ 07302

www.thefalcongroup.us info@thefalcongroup.us (800) 839-7740


A P R I L 2 0 2 3

The best way to avoid these risks is by engaging a professional management company to administer the com munity. That way the board can negotiate and agree upon the services the manager will provide. More importantly though, the residents should feel comfortable holding the manager accountable if they do not perform as agreed because they are paying for it. The conversation will still be uncomfortable, but at least the manager is no longer your neighbor. Preserve Email: One final suggestion for ensuring that a community is prepared to function no matter the result of the most recent election is to implement a plan for constantly preserving the association’s electronic communications. In 2023 digital communication is ubiquitous. I will not even try to address the impact and legal implications of messaging tools, like WhatsApp or text messaging other than to say that all board decisions must be made at open meetings, and those decisions must be recorded and preserved for the association’s records.

However, at the most basic level, all people today com municate via email and the association should take steps to preserve that essential form of communication. One way to help ensure that all email communications between the association and its members, its residents, its managing agent, and among its board members are preserved for future reference is to create a single email address where all email communications are sent or copied. That way the communications are all preserved regardless of whether: a board member resigns, or loses the election; the asso ciation changes management, or; a resident or member moves away. It is equally important that the email address is the association’s property, and not the community manag er’s property, or some board member’s property, to ensure that the association retains control over the account regard less of who comes, or who goes. Don’t Worry About Trying To Do Everything, Just Do Something: I am sure we can all agree that the communication world is evolving faster than any of us can imagine. As CONT I NU E S ON PAGE 20

Extraordinary Services. Exceptional People. Preferred Community Management Services


• 24 Hour Emergency Service • Work Order Tracking • Vendor Management • Leadership Guidance • Training For Board Members

Our Services:


We Customize A Management Program Tailored To Your Community


35 Clyde Road Ste 102 Somerset, NJ 08873 732.873.1258

Over 30 Years Experience


2430 Butler Street Ste 164 Easton, PA 18402 484.291.1330

Glen A. Masullo, CMCA, PCAM

Email: info@ pcmsus.com • Web: www.pcmsus.com


A P R I L 2 0 2 3

SUCCESSION PLANNING... from page 19.

the administrator of any organization, it is easy to get overwhelmed by all the new methods for communicating. Just don’t let anxiety over your inability to address all the changes we face every day prevent your association from taking at least one step toward ensuring that your community is ready

“That way the communications are all preserved regardless of whether: a board member resigns, or loses the election; the association changes management, or; a resident or member moves away.”

Talk to us about your community association needs. We can help.

Popular Association Banking exclusively serves the community association industry. We offer: 1 • Financing for building repairs and capital improvements. • Competitive fixed rates with terms up to 15 years. • Excess FDIC insurance coverage limits available with IntraFi® Network Deposits SM (formerly ICS® and CDARS®). 2

for the uncertainty the future presents. Above are just a few basis steps any board can consider helping ensure that the community is ready for some of the common changes associations experience during operations. The issues discussed above might not be relevant for your community, but something else probably is. You don’t need to address every issue that might be out there, but everyone in your com munity will benefit if you address just one. Make it a goal this year to identi fy one such issue and try implementing something to correct it. You might not get it right the first time, but you won’t ever get it right unless you try. n

Contact our Mid-Atlantic Relationship Officer today! David Shahrabani, V.P. 917.656.1156 Toll-free: 800.233.7164 DShahrabani@popular.com


1. Subject to credit approval. 2. Network Deposits is a service mark, and IntraFi, CDARS, and ICS are registered service marks of IntraFi Network LLC. Copyright © 2022 Popular Bank. Member FDIC.


A P R I L 2 0 2 3

THANK YOU Sponsors! Signature Event Sponsor

Access Property Management, Inc., AAMC, AMO Amco Pest Solutions, Inc. BELFOR Property Restoration CIT a Division of First Citizens Bank Cooper Roofing Cowleys Pest Services Denali Property Management, Inc. The Falcon Group - Engineering, Architecture & Reserve Specialists First Onsite

FWH Associates, P.A. Griffin Alexander PC Hill Wallack LLP Kates, Nussman, Ellis, Farhi & Earle, LLP Mackoul Risk Solutions, LLC McGovern Legal Services, LLC mem property management co., inc. Mezzacca & Kwasnik, LLC PS&S, LLC RCP Management Company, AAMC, AMO

Regal Restoration USA Rezkom Enterprises, Inc.

Servpro Team Harvey STAR Building Services Taylor Management Company, AAMC, AMO USI Insurance Services

Congratulations Award Winners



HALL OF FAME Accepting on behalf of A. Christopher Florio, Esq.



BUSINESS PARTNER OF THE YEAR PuroClean of Hoboken, Jersey City, Fort Lee


Congratulations Award Winners



COMMITTEE OF THE YEAR 2022 Women's Leadership Committee


COMMUNITY BOARD OF THE YEAR (UNDER 1,000 UNITS) Seabreeze at Lacey Community Association Inc.


AUTHOR OF THE YEAR David Dockery, Esq.

SPEAKERS OF THE YEAR Accepting on behalf of Andrew Podolski, Esq.

THINGS I’D TELL MY YOUNGER SELF Six Industry Veterans Give

Advice to Their Past Self Compiled By Andrew Podolski, Esq., Stark & Stark Attorneys at Law

leremy/iStock/ilo/Digital Vision Vectors/Getty Images Plus

T he theme for this month’s issue of Community Trends ® is Succession, with a focus on the next generation of leaders in the common interest community industry. Consistent with this theme, we asked five experienced lead ers in the property management industry the same question: If you could travel back in time to meet with your younger self as you were just starting your career in property manage ment, what advice would you give yourself? The answers we received are informative and compelling – newer managers will be wise to internalize this advice and follow it closely as they proceed in their career. Kristina Munson, CMCA, AMS, PCAM, CPM President and Managing Partner, RCP Management Company, AAMC, AMO 1) Make the most of your CAI-NJ membership. Take all the classes — at least one per year — in addition to other education seminars hosted by industry partners. Get your

professional certifications. Participate in networking events and don’t be afraid to be the new kid on the block. The relationships that are cultivated at networking events will stay with you throughout your career and are a valuable resource as you are learning. It only gets more difficult and clients are more demanding each year, so always stay a step ahead to be a trusted advisor to the commu nities you serve. 2) Don’t take it personally. clients are not necessarily your friends. It is important to care about the communities and residents that we serve, but they do not determine your worth. When an owner isn’t satisfied with a Board decision or rule, you are the first line of defense and you need to be able to absorb some emotional outbursts without internalizing the event as “your” fault. Don’t hold a grudge or carry past events around with you — let it go and move on!



A P R I L 2 0 2 3

YOUNGER SELF... from page 26.

3) Set Boundaries. Establish expecta tions for boards and residents that you work with that will set a clear boundary between professional and personal, and acceptable and unacceptable behavior. Too many managers are expected to put up with abusive behavior because somehow that has become part of the job. People will treat you the way that you allow them to. If you allow abusive behavior, that will likely encourage more abu sive behavior in the future. If you calmly and clearly establish bound aries and expectations for accept able behaviors, you will establish a professional relationship built on mutual respect. Harold Berlowe Director of Sales & Project Management, Denali Property Management, Inc. If I could go back in time and speak to the younger me just starting out in property management, some sage advice I would offer from my years of experience in the business would be that a professional property manag er is a small business consultant--not an administrative assistant or secretary. Therefore, the best way to provide pro fessional property management services- -and save yourself a whole lot of wasted time and aggravation--is to guide your boards through their decision-making processes with an understanding of their “business” from a high-level view.

At Felsen Insurance Services, one size DOESN’T fit all. Using our experience and expertise we work with your property manager and board to design an insurance program based upon your community needs.

We canvas the marketplace to f ind the insurance company that f i ts YOU best .

Felsen Insurance Services, Inc. 3155 Route 10 Suite 103 Denville, NJ 07834

(973) 361-1901 www.felsen.com

Visit the website of CAI-NJ www.cainj.org



A P R I L 2 0 2 3

Made with FlippingBook Annual report maker