CAI-NJ May 2020 (w)

Community Trends ® May 2020

olga/iStock;A-Digit/Digital Vision Vectors/Getty Images

In This Issue

• The Manager Transition • Trading Up • Management Transition: What HappensWhen a Management Company Fails to Comply? • HowHave You or Your CompanyAdapted Due to the Health Crisis? • ....and more

The Community Associations Institute New Jersey chapter would like to thank its 2020 Ultimate Partners below. For more information on our sponsorships, please contact CAI-NJ at 609-588-0030 or info@cainj.org.

Becker & Poliakoff, LLP

T hank You Fo r You r Suppo r t !

CAI-NJ LEADERSHIP

BOARD OFFICERS

VICE PRESIDENT JEFFREY LOGAN GUARDIAN SERVICE INDUSTRIES, INC.

PRESIDENT ELECT LOREN LIGHTMAN, ESQ. HILL WALLACK LLP

PRESIDENT JENNIFER NEVINS, CMCA DW SMITH ASSOCIATES, LLC

TREASURER TONY NARDONE, MBA, PCAM CORNER PROPERTY MANAGEMENT, AAMC

SECRETARY MARK WETTER, ESQ. RADOM & WETTER

BOARD OF DIRECTORS Benjamin Basch American Pool Enterprises

Charles Lavine Traditions at Federal Point Condominium Association Homeowner Leader Christopher Nicosia, CMCA, AMS, PCAM

Business Partner Donna Belkot Taylor Management Company, AAMC, AMO Community Association Manager Vanessa Davenport Regency at Quailbrook Homeowners Association Homeowner Leader

Prime Management, Inc., AAMC Community Association Manager Mohammed Salyani, CPA

WilkinGuttenplan 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 Mohammed Salyani, CPA WilkinGuttenplan

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PRESIDENT’S CORNER

Jennifer Nevins, CMCA CAI-NJ 2020 PRESIDENT DW Smith Associates, LLC

CAI-NJ STAFF

JUNE M. BRETZ CHAPTER EXECUTIVE DIRECTOR JUNE@CAINJ.ORG ANGELA KAVANAUGH SENIOR OPERATIONS DIRECTOR ANGELA@CAINJ.ORG JACLYN OSKIERKO DIRECTOR, CONFERENCE & EVENTS JACLYN@CAINJ.ORG BROOKE STOPPIELLO-NEVINS COMMUNICATIONS MANAGER BROOKE@CAINJ.ORG JENNIFER FARRELL ADMINISTRATIVE COORDINATOR JENNIFER@CAINJ.ORG

“Life doesn’t get easier or more forgiving, we get stronger and more resilient.” — Steve Maraboli

I t’s hard to believe that I’m writing these comments for the May 2020 issue of Community Trends ® . The year is flying by….yet nothing seems the same. I promised to include a theme of inspiration in my monthly articles and the concept of resiliency resonates loudly right now – “Life doesn’t get easier or more forgiving, we get stronger and more resilient”. This quote was written by Steve Maraboli, and it is a reminder of our ability to adapt, even in adverse circumstances. And adapt is what we have done. I am incredibly proud of our membership — we have been able to evolve and meet the challenge of the current health crisis through a host of timely and relevant educational sessions, on-line meetings and all things “virtual.” Most importantly, we have been there for each other. A perfect example of CAI-NJ members stepping up to help one another is our upcoming virtual skill-building workshops. These intimate mini-workshops — created and hosted by business partners, for business partners — will offer members hands-on coaching and assistance for members to solve their most challenging problems. Through this program, many of our members are volunteering countless hours with one goal in mind: giving back to their CAI-NJ family. CAI-NJ is an amazing organization with amazing people. I am incredibly grateful for the shared leadership from the Board of Directors and our commit- tee chairs, the hard work and efforts made by the entire CAI-NJ staff, and the vision and focus of our Executive Director, June Bretz. Please take a few minutes to read June’s heartfelt address – Community Redefined. Stay safe and reach out if you have any questions. We are here for you! n

Contact CAI-NJ

ADDRESS CAI-NJ

500 HARDING ROAD FREEHOLD, NJ 07728 PHONE 609-588-0030 FAX 609-588-0040 WEB WWW.CAINJ.ORG EMAIL INFO@CAINJ.ORG

CAI-NJ On Social Media

www.facebook.com/ CAINJCHAPTER

@CAINJCHAPTER

Visit www.cainj.org to register for webinars, networking, information sharing programs and more!

Community Associations Institute - New Jersey Chapter

@cainewjersey

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COMMUNITY REDEFINED

day. And shopping? Everything from a cabbage to a com- puter is just a few clicks away. And while this total stay-at-home and be online lifestyle is sure to subside, the nature of community has changed fundamentally, regardless. Yes, it’s still community, only redefined. In some ways, the basics haven’t changed. Whether in 1920 or 2020, people still want homes that reflect their style, whether that style featured the latest icebox then or a touch- screen refrigerator today. Although our definition of a family has expanded since 1920, the people in a 2020 home have relationships with each other, even if the dinner bell is replaced by the dinner text and the doorbell looks at you when it rings. Other things aren’t all that different, either. “Curb appeal” was, and is, a point of pride. People want to come home to a place that’s attractive, that they can point to and smile when they say, “I live here.” On the street, gas lights gave way to electric, but either way, then and now, exterior safety is paramount. Whether today’s resident is walking to their car, or a century ago walking down the block, a good place to call home means a safe place to call home. So, what exactly has dramatically changed? While the list is long, at the top of the list is communication. For exam- ple, the way we communicate with residents has changed, and will change even more. If some of your association meetings are not already online, they will be. So, you have to ask yourself: Do you have a community portal for secure communication with your residents? How about payment

June M. Bretz , CAI-NJ Chapter Executive Director

A New World — A New Reality

W e can all agree that the concept of “community,” and the reality of community association living, has undergone a radical transformation. In 1920, it is likely you probably worked close enough to walk or just rode a trolley. On Saturday or Sunday, you visited your house of worship – just around the corner. On Monday night maybe you went to your lodge or club, and later in the week, you shopped on your community’s Main Street. Seeing friends and family was a regular happening. And when you decided to catch a movie at the local one-screen theater, you didn’t call, text, or zoom a neighbor… you visited over the fence, because they were your community. In 2020, the world is a different place. Working from home has suddenly become a necessity. We’re not encour- aged to hang over the fence to visit with neighbors, even if we had time. If you enjoy concerts or a political debate, how about watching it live-streamed on your tablet? And while you’re streaming things online, don’t forget about sports or binge watching your favorite show. Then, there’s social media. That’s where your real community is...every

NEWWAYS WE ARE HELPING YOU ACHIEVE YOUR VISION:

BE A LEADER “Engagement” is the word of the year at CAI. Beyond our education and net- working events, there are a host of ways YOU can get involved, make important decisions, give to the community, gain exposure for yourself or your business, and be a leader. Don’t know how? Or, maybe you’d like to find out about what new initia- tives are underway that YOU can get involved in? We are here for you! For a limited time, we have opened a spe- cial CAI-NJ Volunteer Help Line to assist you in taking that first step. Our helpline volunteers will ask you a few questions about your skills, interests, goals and time available — and offer ideas to match you with your perfect opportunity. Call us today at (732) 702-1315

CONNECT & LEARN More than ever we need to keep connected and continue to develop and maintain our industry relations. CAI-NJ has introduced a host of new networking and educational events, including: • F.A.S.T. Cyber Trivia Breaks - A bi-weekly trivia challenge and network- ing opportunity • Virtually Connected - A bi-weekly virtual meet-up discussing timely issues affecting our industry • Women’s Leadership Podcast Discussion, May 5 - An opportunity to hear from professionals outside our industry and discuss with the leaders of CAI-NJ • Mini Skill Building Workshops, May 22 - Professional life skills based short educational workshops. Our first workshop will be based on creating a better elevator pitch.

ADVOCACY Our communities and our businesses are more vulnerable than ever. Whether it be a concern for collection processes, or inclusion in the Paycheck Protection Program (PPP) or CARES Act, the voices of our industry need to be heard more than ever. Rest assured -- we are working for you! To find out more about what the New Jersey Legislative Action Committee (NJ-LAC) is doing on your behalf, visit our website under the Legislative tab. Also, be sure to RSVP and tune in for our upcoming Virtual LAC Update on Thursday, May 21.

systems? Is it automated? Is it secure? And then there’s online chat rooms, social media groups, and yelp reviews. So many platforms to discuss common interests...and rate our performance. There’s no doubt that residents, of every age, are increasingly tech-savvy. We’ve always known that our communities are more than places where people sleep. But today they’re workplaces, too, as well as theaters, stadiums, restaurants, and so much more. The visitors to your community come from across town and across the world, all let in through a wondrous tool called Zoom... So, the question is: where do we go from here? To say the least, Covid-19 has shaken up our industry and our communities. It has disrupted how we live, work, and do business....in every way imaginable. In the face of all this change, the number one predictor of our future success lies in one sole factor: How will we react? A New World...A New CAI-NJ Vision is especially crucial during a crisis as global as this one. Both CAI-NJ — and our members — must not only navigate the challenges of day to day survival, but also lead with vision to emerge from the crisis with a stron- ger sense of purpose and unity, more resilient, and more equipped than ever before. We therefore must ask ourselves, as an association: What will we be when this crisis lifts?

“The decisions that we make today — our response to this crisis and our steps forward — will not only affect our industry, but the American way of life.”

While the CAI-NJ

Board of Directors and I are working hard to answer this question, for now, what we know is this: • We will grow — more

members, more programs, more value

• We will increase our voice in Trenton through the NJ-LAC • We will attract more young professionals, support women in our industry, and promote inclusiveness • We will expand awareness of CAI-NJ and the issues affecting our industry And through all our efforts, we will provide even more sup- port to enhance the quality of community association living. There are 63 million people that currently reside in homeowner’s associations in America. That’s huge. And the numbers are only growing... The decisions that we make today — our response to this crisis and our steps forward — will not only affect our industry, but the American way of life. Are you up to the challenge? We are! n

Stay tuned for news about more opportunities in CAI-NJ for advertising, sponsorships, speaking engagements, networking, and more!

INFORMATION & RESOURCES FOR YOU We will continue to keep you informed and provide you with the outstanding member services you expect from CAI-NJ. Below are several resources we will contin- ue to provide to our members: • CAI-NJ web Covid-19 page (www.cainj.org/coronavirus-alert) — Information, guidelines, and tips on the health crisis and its impact on communi- ty associations • Weekly eNewsletters - striving to produce the most relevant newsletter for our members • Job Bank - our NEW members-only job posting site for hiring managers and a job search portal for opportunity seekers right on our CAI-NJ website (www.cainj.org/14286-2)

YOUNG PROFESSIONALS LEADERSHIP NETWORK All young professionals (40 and under) in the CAI-NJ chapter belong to and are an essential part of the Young Professionals Network, led by the mem- bers of the F.A.S.T. Committee. All our young professionals will receive a digital “online badge” showcasing your affilia- tion with this energized group, a quarterly newsletter, ongoing invitations to network- ing and charitable events, and a special invitation to an annual retreat.

WOMEN’S LEADERSHIP NETWORK

All women in the chapter are mem- bers of the Women’s Leadership Network (WLN), led by the Women’s Leadership Committee. Members will be kept up to date through a quarterly newsletter and be invited to participate in events, podcasts, and other exciting programs throughout the year. Women of the Women’s Leaders Network will also receive a digital “online badge” show- casing your affiliation with this rising group of professional women and a special invitation to an annual WLN annual retreat.

LEGISLATIVE UPDATE

GEORGE GREATREX, ESQ. PARTNER, HILL WALLACK LLP LEGISLATIVE ACTION COMMITTEE CHAIR

Introduction… By George Greatrex, Esq. “As we have previously reported, last summer a bill was signed into law revising the DCA’s inspection requirements for multiple dwellings in New Jersey. I think it’s fair to say these required periodic inspections cause much frustration and aggravation in our industry. Many thanks to LAC member Mike Pesce for bringing clarity to this process in his article that appears below. He provides an overview of how the new law revised the 5-year inspection program, its impact on common interest communities, and how to determine if some of the units in your association may be exempted from the inspection requirement.”

DEPARTMENT OF COMMUNITY AFFAIRS CYCLICAL INSPECTION LAW AMENDED By Michael Pesce, PCAM President, Associa Community Management Corp., AAMC

T he New Jersey Department of Community Affairs (the “DCA”) has long inspected multiple dwellings, through their Bureau of Housing Inspection (the “BHI”), all pur- suant to the Hotel and Multiple Dwelling Act (NJS 55:13A- 1 et seq), which was first adopted in 1967. This law was initially intended to address maintenance concerns in hotels and rental apartment buildings. However, it has long been settled that the law also applies to association owned prop- erties and units, with some exceptions, described below. The theory is that even though owners own their units, the state has jurisdiction over the common elements, and how owners maintain the interior of their units directly affects the safety of their neighbors. Until very recently, the law called for the BHI to inspect applicable multiple dwellings every five (5) years, with an initial inspection, and subsequent reinspections for noted violations not abated after the initial. Fines also accom- pany reinspection of unabated items. On August 5, 2019 this longstanding law was amended in a significant way. As originally introduced in 2018, this proposed amend- ment called for reinspections to occur every two (2) rather

than five (5) years, and for obvious reasons, was strongly opposed by CAI and other affected industries. Through a series of negotiations, the final result of S1150/A5041 was not only no longer objectionable, but ultimately, an improvement of the law for well-maintained associations and properties. Per the new law, multiple dwellings are now inspected in three (3) tiers, as follows: 1. For those properties with no violations at the initial inspection, or where all noted violations are abated by the first reinspection, the following cyclical inspection shall occur seven (7) years later; 2. For those properties where violations are not abated until the second or third reinspection, the following cycli- cal inspection shall occur five (5) years later (the same as at present); 3. For those properties where the initially noted violations are not abated by the third reinspection or thereafter, the following cyclical inspection shall occur two (2) years later. CONT I NU E S ON PAGE 10

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EVENTS & EDUCATION CALENDAR 2020

MAY

JULY

1 5 7

15 21 21

Annual Olympics Thompson Park, Monroe Twp.

Virtually Connected Virtual SHE Connects Podcast F.A.S.T. Cyber Trivia Break Virtual Virtually Connected Virtual Legislative Update Webinar Skill Building Workshop Webinar

Community Leadership Summit Including Networking Lunch with Golfers Forsgate Country Club, Monroe Twp. Dennis R. Casale Memorial Golf Outing Forsgate Country Club, Monroe Twp.

15 21 22

AUGUST

4-5 13 18

Board Leadership Development Workshop CAI-NJ Office, Freehold

Annual Beach Party Martell’s Tiki Bar, Pt. Pleasant Beach

Lecture Series CAI-NJ Office, Freehold

June

16

Joint Manager/Business Partner Panel Discussion Forsgate Country Club, Monroe Twp.

octobER

14 15

Conference Networking Reception The Event Center @iPA, Freehold Annual Conference & Expo The Event Center @iPA, Freehold

For more information visit www.cainj.org All Events Are Subject To Change

December

Annual Meeting and Chapter Retreat Clearbrook Community Center, Monroe Twp. 2

LEGISLATIVE UPDATE... from page 8.

and certain townhouse structures which satisfy the follow- ing construction and occupancy criteria (see NJS 5:13A- 3K(2)), as follows: (2) a building section containing not more that four dwelling units, provided the building has at least two exterior walls unattached to any adjoining building section and the dwelling units are separated exclu- sively by walls of such fire-resistant rating as comports with the “State Uniform Construction Code Act,” P.L. 1975, c.217 (C.52:27D-119 et seq.) at the time of their construction or with a rating as shall be estab- lished by the bureau in conformity with recognized standards and the building is held under a condo- minium or cooperative form of ownership, or by a mutual housing corporation, provided that if any units within such a building section are not occupied by an owner of the unit, then that unit and the common areas within that building section shall not be exempt- ed from the definition of a multiple dwelling for the purposes P.L. 1967, c.76 (C.55:13A-1 et seq). A condominium association, or a cooperative or mutual housing corporation shall provide the bureau with any information necessary to justify an exemption for a dwelling unit pursuant to this paragraph; In my experience, the construction determination requires the input and confirmation of an engineer or architect. An association seeking such an exemption is advised to apply for it before the notice of inspection is received, because once received, it is likely too late to affect that inspection. In addition, the exemption is intended only for building sections(undefined) that are owner occupied. However, for associations with low tenant populations, this exemption could avoid both inconvenience and expense. Associations receiving notice of an impending DCA inspection are well advised to speak to their management and counsel, as the timeframes for compliance are exact- ing, and noncompliance can result in substantial penalties. At the end of an inspection, the Association receives a Certificate of Inspection, oftentimes called a “green card” in practice. The original should be maintained by the Association in a safe place, while the statute calls for a copy to be posted on the property. n Mike Pesce, PCAM is President of Associa Community Management Corp., AAMC, a long-standing member of CAI-NJ, which he has provided years of service to, and is the current Secretary of our NJ-LAC.

As a result, the new law seeks to reward the best main- tained properties, by extending their inspections to every seven (7) years, while punishing poorly maintained properties with inspections every two (2) years. Those properties falling in-between shall continue to be inspected every five (5) years. Several other comments may be helpful on this inspec- tion process. First, there are fees charged by the DCA for these inspections, on a sliding scale per unit, based on the number of units (see NJS 55:13A-13(b)). These fees are not insignificant and should be budgeted for by affected associations. For example, a 100-unit association would pay a fee of $1,644, while a 500 unit property would “...the new law seeks to reward the best maintained properties, by extending their inspections to every seven (7) years, while punishing poorly maintained properties with inspections every two (2) years.” be assessed $6,444, assuming no fines or reinspections, which incur additional fees. Second, the law has long provided for the DCA to adopt standards for self reinspection by condominium associa- tions which are at least 80% owner occupied (see NJS 55:13A-13(c)). To my knowledge, no such standards have ever been established, and CAI long ago determined that assuming this inspection obligation by individual associa- tions would be a liability not worth taking. That same section, NJS 55: 13A-13(c), provides that if the inspection reveals “…..a consistent pattern of compli- ance with the maintenance standards… in at least 20% of the units in a dwelling or project,” then the inspection may cut short the reinspection and charge the fee only on the basis of the units inspected. Like the self inspection clause, I have never seen this process implemented. Finally, the law has not and does not apply to single family detached dwellings, even within an association, as they are not part of a multiple dwelling. In addition, the definition of multiple dwelling also excludes condominium

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2020 CAI-NJ COMMITTEES

AWARDS COMMITTEE Eileen Szelewicki, CMCA — Chair Michelle Gadaleta — Vice Chair

EDITORIAL COMMITTEE Robert Arnone, CMCA, AMS, CPM — Chair Michael Mezzo, CPA — Vice Chair Mary Barrett, Esq. Brian Griffin, Esq. Nicole Martone, CMCA, AMS, PCAM Steven Morris, PE, RS Robert Roop, PE Michael Ryan Carol Shenk Larry Thomas, PCAM Jaquelyn Williams

HOMEOWNER LEADER COMMITTEE Roslyn Brodsky — Chair Richard Pucciarelli — Vice Chair Lois Gerber Richard Lans Deana Luchs Judy Miao Cheryl Palent Howard Staum Robert Travis Board Liaisons: Charles Lavine Chris Nicosia, CMCA, AMS, PCAM Staff Liaison: Angela Kavanaugh LEGISLATIVE ACTION COMMITTEE (LAC)/PAC George Greatrex, Esq. — LAC Chair A. Christopher Florio, Esq. — LAC Vice Chair Liz Comando, CMCA, PCAM — PAC President Paul Raetsch — PAC Vice President

MEMBERSHIP COMMITTEE Briana Walsh — Chair Steven Mlenak, Esq. — Vice Chair Tara Baldwin, CPA Lysa Bergenfeld, Esq. Jennifer Cardak, CMCA Megan Elgard Nichole Gist Nikolaos Haralambopoulos, CPA Bill Harvey Kathleen Radler Debra Rizzi Steve Roderick Ken Shah

Neil Betoff Rich Cassilli Drew Cowley Lindsay Cupples Kim Dempsey Annie Gonzales Ellen Goodman, Esq. Lila Khiry Christine Maldonado Drew Podolski, Esq. Kari Prout Joe Tible Mary Visco Sandi Wiktor Board Liaisons:

Charles Witczak Board Liaisons: Benjamin Basch Jennifer Nevins, CMCA Staff Liaison:

Amy Shorter Mark Siwiak Board Liaisons: Charles Lavine Tony Nardone, MBA, PCAM Staff Liaison: Brooke Stoppiello-Nevins NETWORKING EVENTS COMMITTEE Gary Gleitman — Chair Freedom Hildreth — Vice Chair

Brooke Stoppiello-Nevins F.A.S.T. COMMITTEE Kristy Winchock — Chair Nicole Miller, Esq. — Vice Chair Matt Antico

Loren Lightman, Esq. Jennifer Nevins, CMCA Staff Liaison: Jaclyn Oskierko BUSINESS PARTNER COMMITTEE Ryan Fleming — Chair

Karyn Branco, Esq. Joseph Chorba, CPA Barbara Drummond, CMCA, PCAM Matthew Earle, Esq. Vincent Hager, CIRMS Sue Howe, AMS, PCAM Steve Kroll Christine Li, Esq., CCAL Jim Magid, CMCA, AMS, PCAM Thomas Martin, Esq. Glen Masullo, CMCA, PCAM Michael Pesce, PCAM J. David Ramsey, Esq. Lisa Rayca, CMCA, AMS Caroline Record, Esq. Edward San George, PCAM Board Liaisons: Vanessa Davenport Loren Lightman, Esq. Staff Liaison: June M. Bretz MANAGER COMMITTEE

Jessica Baker, Esq. Martin Cabalar, Esq. Angela Celeste Gabriella Esposito, Esq. Shelby Evans Ashley Gray, CMCA Amy Huber, Esq. Steven Kuhnert Jessica Long Kristin Marzarella Robert Radcliffe Rachel Richardson, CMCA Matthew Sengsourinh Jimmy Stovall Lauren Vadenais David Vargas Gabe Vitale Board Liaisons: Jeffrey Logan Mohammed Salyani, CPA

Thomas Asciolla Theresa Beckett Seth Frumkin Caroline Fusella Keith Giliberti Saher Gouda David Kalen

Dean Catanzarite Diane Cody, PCAM Rhett Cowley Jose Elvir Dori Gwinn, CMCA Pam Illiano Carol Nickerson, CMCA Jeffrey Paige, Esq. Debbie Pasquariello, CIC, CIRMS

Dawn Kearney Michael Luzzi Kim Manicone Jessica Marvel Jill Nappi Julie Nieves Daniel Roose David Ross Herman Shauger David Velasco Gregory Vinogradsky, Esq. Lisa Wagner

Daniel Reilly Jose Romero

Chris Rosati Peter Shine Adriana Sireci Erica Taras Melissa Volet, Esq. Board Liaisons: Charles Lavine Mark Wetter, Esq. Staff Liaison: Jaclyn Oskierko

Staff Liaisons: Jaclyn Oskierko Brooke Stoppiello-Nevins GOLF OUTING COMMITTEE Eric Eggert — Chair Tom Witkowski — Vice Chair Joseph Balzamo, CMCA Raymond Barnes, CMCA, AMS, PCAM Chris Belkot

Board Liaisons: Benjamin Basch

Kristina Munson, CMCA, AMS, PCAM — Chair Denise Becker, CMCA, AMS, PCAM — Vice Chair Mary Barone, CMCA, AMS

Jeffrey Logan Staff Liaison: Angela Kavanaugh CONFERENCE & EXPO COMMITTEE Jessica Kizmann, CPA — Chair Stacey Imber — Vice Chair Kristie Bendick, CMCA Joe Bonafede Jay Burak Nicole Camarota Ellen Comiski, CMCA Jeffrey Cuevas John Echelmeier Shaun Hynes Tanya Jimenez

WOMEN’S LEADERSHIP COMMITTEE Nancy Hastings, CMCA, AMS, PCAM — Chair Cheryl Rhine, CIC, CIRMS — Vice Chair Briana Benitez Cathy Brennan, Esq. Karen Carway-Meehan, CMCA Corina Cornett Holly Foley, CMCA Jessica Hatton Martinia Heath, CMCA, AMS Lirelle Klein Georgette Kyriacou Pamela Lawler Toni Licciardi Elina Shchervinsky Nicole Skaro Mariaellen Varelis

Jeff Cirkus, CMCA, AMS, PCAM Chuck Graziano, CPM, PCAM Dawn Mackanic, CMCA

Christopher Maus, CMCA, AMS Erin O’Reilly, CMCA, AMS, PCAM Ingrid Roe, CMCA, AMS Kerri Stimpson, CMCA, AMS Elaine Warga-Murray, CMCA, AMS, PCAM Board Liaisons: Donna Belkot Tony Nardone, MBA, PCAM Staff Liaison: Angela Kavanaugh

Scott Brandle Patti Clemente Marty Ehrlich Sal Iozzia Hank Johns Lisa Komitor Cathy Mango

Ryan Mckinney Karl Meth, Esq. Paul Migliore Mike Polulak, Esq. Ross Rutman David Shahrabani Jasmin Shelton Stephen Slotnick, CMCA Ryan Weiner Board Liaisons: Chris Nicosia, CMCA, AMS, PCAM Mark Wetter, Esq. Staff Liaison: Jaclyn Oskierko

Michael Kennedy Terry Kessler, Esq. Konrad Kurach

Patricia Ventura Board Liaisons:

Richard Lang Denise Mack Renee Miraglia Kevin Oliver Jackie Thermidor, CMCA, AMS Board Liaisons: Donna Belkot Mohammed Salyani, CPA Staff Liaisons: Angela Kavanaugh Jaclyn Oskierko

Loren Lightman, Esq. Jennifer Nevins, CMCA Staff Liaisons: Angela Kavanaugh Jaclyn Oskierko

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YOUR NJ-LAC & CA-PAC WORKING HARD PROTECTING THE INTERESTS OF COMMUNITY ASSOCIATIONS

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 back elected officials who support strengthening your community. • Your Professional Lobbyists: Your key, full-time pros engaged by CAI-NJ 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 writing your officials or signing petitions, you ensure that your voice, and our agenda, is heard. • Give – Your donations are key! Backing 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 residents and workers know that we’re fighting for them, their community and their jobs!

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!

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:______________________________________________________________________________________________________

Management Company Name: _________________________________________ (Community Association’s Only) DO NOT INCLUDE MY NAME OR COMPANY ON THE LIST OF CA-PAC CONTRIBUTORS

Please make your CORPORATE or PERSONAL CHECK payable and mail to: CA-PAC, 500 Harding Road, Freehold, NJ 07728

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 | or visit: www.cainj.org/capac

CAI-NJ 2020 PARTNERS

FWH Associates, P.A. G & C Electronics GAF Hill Wallack LLP Kipcon Inc. McGovern Legal Services, LLC mem property management, co, inc, Rezkom Enterprises, Inc. Taylor Management Company, AAMC, AMO

Ansell Grimm & Aaron, PC Associa Community Management Corp., AAMC Becker Belfor Property Restoration Brown & Brown Insurance of Lehigh Valley C & L Sweeping & Pavement Maintenance Corner Property Management, AAMC Denali Property Management, Inc. DW Smith Associates, LLC

Technocality, Inc. WilkinGuttenplan

The Falcon Group - Engineering, Architecture & Reserve Specialists

Accent Group Adamas Building Services Advanced Pavement Group Amco Pest Services, Inc. Apex Contractors, LLC Becht Engineering, BT, Inc. Buckalew Frizzell & Crevina LLP Cowley’s Termite & Pest Control Services Curcio, Mirzaian & Sirot, LLC

Griffin Alexander, P.C. Hillcrest Paving & Excavating, Inc. Jesan Construction and Maintenance JGS Insurance KPI 2 Contractors, Inc.

Preferred Community Management Services, Inc., AAMC Premier Management Associates, AAMC Professional Restoration Services Quality 1st Contracting, Inc. Rainbow G & J Painting, LLC Regal Restoration RMG, Regency Management Group, Inc., AAMC R.M. Termite & Pest Control SageWater Stark & Stark Towne & Country Management, Inc. USI Insurance Services

Lemus Construction, Inc. L.N. Rothberg & Son, Inc. Mackoul Risk Solutions, LLC

Morris Engineering, LLC National Contractors, Inc. O & S Associates, Inc. Pardini R Construction Corporation PeopleFirst Property & Casualty Services Popular Association Banking

Cutolo Barros, LLC Dior Construction FirstService Residential, AAMC

Frank Macchione Construction Paving Plus Greenbaum, Rowe, Smith & Davis, LLP

Valley National Bank Witczak Engineering

Accurate Reconstruction AR Management Company Environmental Designers Irrigation, Inc. Eosso Brothers Paving Felsen Insurance Services

Peter Waldor & Associates, Inc. Radom & Wetter Attorneys at Law Renda Roads, Inc. South Shore Construction, LLC Union Bank HOA Services

Giordano, Halleran & Ciesla, P.C. Hueston, McNulty, Attorneys at Law Landscape Maintenance Services, Inc.

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THE MANAGER TRANSITION By Terry C. Wagner, ARM, Associa - Community Management Corp., AAMC

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It happens, maybe more often than you realize —The Manager Transition. Several years ago, I made the difficult decision to leave a community I loved. It was a career move, and while I was excited about the road ahead, I was leaving with great sor- row. I am not ashamed to say, that last day as I handed over my keys to the new manager, wished her well, said my final goodbyes; I shed more than my share of tears driving away. I still have such fond memories of that community and have been blessed to continue many friendships there. Still I wonder, did I have enough time and impart enough information to truly allow that incoming manager to succeed? Let’s face it, for most managers the goal is to find the right assignment, set down roots and become part of the team for the long haul. Each community’s structure may vary, but most have a team made up of board members, committees, a manager and management company, all working to keep things running smoothly. For the manager, either on-site or portfolio, becoming part of the team means building relationships. Those relationships become gold for the manager, management company, and the community

as they develop. People collaborate better and produce better results when they are happy with their job, feel appreciated, and can look forward to going to work. A good relationship with a community does all of that for a manager. If the manager is accepted, liked or even loved, the management company is sure to enjoy a long-term con- tract. But what happens when that changes? What could and should happen when a manager, for one reason or another, must move on? Behind the scenes of the board meetings, the industry events, the educational classes; behind the budget prepa- ration, the maintenance work orders, and the pool open- ings — managers come into communities and managers leave. Whether for retirement, relocation or a career move, leaving may not be easy. While we all know the process- es and difficulties of a community association transition, do you know what the process looks like when one manager moves out and another moves in? Do you know what it should look like? If you as community members or the management com- pany are lucky, your current manager will give you plenty

CONT I NU E S ON PAGE 16

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MANAGER TRANSITION... from page 15.

and community, a chance to express expectations and set goals as this transition progresses. So, what should these parties plan to do during this period? Here are some ideas: 1. Be sure to notify the board members as soon as you know of a manager’s plan to exit. Holding that informa- tion for any length of time puts great stress on the exiting manager. He knows he is going and would like to be honest with those people who trust him. 2. Once a new manager is engaged, the board or exiting manager should be the one to announce the change to the community. 3. Let the two managers get together as soon as possible. Sometimes replacing a manager may be made easier by allowing the exiting manager to help in the interview process — she probably has some unique perspective on the type of manager that will work in that community. Her knowledge can be of great assistance at this time. 4. Exiting managers, should prepare these items and be ready to review each with the new manager:

of time to seek out just the right replacement. Even then, the process can be stress-filled. The management company worries about a smooth transition and finding the properly qualified candidate. The community hopes that someone can fill the shoes of their exiting manager, and they worry about having to start all over. In these instances, allowing the sitting manager to have some time to train the new manager is always the best option. This helps ease the concerns of all parties, gives the exiting manager a sense of accomplishment, and the in-coming manager gets a chance to have a soft-landing. The new manager will undoubtedly feel anxious; they have no idea what they are stepping into. The exiting manager may feel an actual sense of grief, of loss. They have spent time and energy building trusting relationships and walking away may be hard. They may worry about leaving their loved community in good hands. Whenever possible, allowing these two professionals to work together for a time gives both parties, as well as the management company

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a. Current budget b. Most recent reserve studies c. Rules & regulations of the community d. Community calendar; taking special note of elec- tions, annual meetings and budget dates e. A list of open action items, with descriptions of each f. All community contracts, with their expiration dates g. A full list of all contacts for the community; this should include the cell phone numbers you use to quickly reach your favorite vendor h. A list of the current sitting board members, and their contact information

i. Any pending proposals or bids j. Passwords and log-ins for any systems you use k. Keys – label all keys if possible l. Committee lists and review of what, if any, interac- tion you have with each m. A map of the community n. A snow map if you have one, and snow removal procedures o. Pool dates, and pool pass procedures 5. Exiting managers should try to plan a meet and greet with the community and the new manager. This gives residents a chance to say goodbye to the outgoing manager, meet the new manager, and feel more confident in the change. An endorsement from a liked exiting manager of the incoming manager goes a long way with residents! 6. Incoming managers, it is okay to feel overwhelmed! Take notes! Listen carefully! You may know manage- ment, but you don’t know this community — yet! The exiting manager is your best resource! CONT I NU E S ON PAGE 18

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“Exiting managers should try to plan a meet and greet with the community and the new manager.”

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MANAGER TRANSITION... from page 17.

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7. As soon as he can, the new man- ager should plan a sit down with the board president to talk about expectations. 8. Management companies should lend as much support as they can in the first few weeks, but allow the new manager the freedom to set the pace so they can gain indepen- dence to manage their way.

9. Community leaders, you must be patient! No, your new manager will not be a carbon copy of the one leaving. You will have to get used to a new personality, dif- ferent ways of doing things, and maybe even a new office flow; but remember this new manager is trying to find their way in unfamiliar surroundings while projecting confi- dence and professionalism. Manager transitions do not have to be difficult. With the proper prepara- tion, support and teamwork, all parties can come away knowing they have done their best for the community and its continued success. n “Management companies should lend as much support as they can in the first few weeks...”

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SAVE THE DATE

Board Leadership Development Workshop LEARN HOW TO BE AN EVEN MORE EFFECTIVE BOARD MEMBER 2 DAY PROGRAM TUESDAY, AUGUST 4, 2020, 9:00 A.M. - 3:00 P.M. WEDNESDAY, AUGUST 5, 2020, 9:00 A.M. - 12:00 P.M. CAI-NJ HEADQUARTERS, 500 HARDING ROAD, FREEHOLD, NJ 07728 The workshop will teach you how to become a more successful board member and how you can recruit and support new volunteers. You’ll learn the role of the board, the president and other leadership positions, and you’ll identify effective ways to work with professional managers and service providers.

THE WORKSHOP CONSISTS OF FIVE MODULES: • Module 1: Governing Documents and Roles & Responsibilities • Module 2: Communications, Meetings and Volunteerism • Module 3: Fundamentals of Financial Management • Module 4: Professional Advisors and Service Providers • Module 5: Association Rules and Conflict Resolution

COURSE MATERIALS: The workshop includes a toolbox of support materials: • The Board Member Toolkit, a best-selling book from CAI Press • The Board Member Toolkit Workbook • Brochures and publications, such as The Homeowner & The Community Association • A copy of CAI’s award-winning Common Ground™ magazine • In addition to a toolbox of support materials, each student receives a certifi- cate of completion and recognition on the CAI website

FREE for CAI-NJ Homeowner Leader Members!

Registration information coming soon! Visit www.cainj.org for details...

DennisR. Casale MemorialGolf Outing

Dinner Registration Form

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Tuesday, July 21, 2020

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DINNER ONLY REGISTRATION FORM Name 1.______________________________________ Company Name _____________________________ Address _____________________________________ City, State, Zip _______________________________ Phone _______________________________________ Fax __________________________________________ Email _______________________________________ 2. ___________________________________________ 3.___________________________________________ 4.___________________________________________ 5.___________________________________________

Dinner/Cocktail Hr. $115.00 per person Total: ________________

Mail completed form and payment to: CAI- NJ, Attn: 2020 Dennis R. Casale Memorial Golf Outing, 500 Harding Rd., Freehold, NJ 07728 Pay by credit card. Cardholder Name____________________________ CardNumber_________________________________ Exp. Date______________ Sec. Code____________ Signature ________________________________ *Cardholder acknowledges receipt of goods and/ or services in the amount of the total shown hereon and agrees to perform the obligations set forth in the cardholder’s agreement with issuer.

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By registering for a CAI-NJ event, the registrant acknowledges that they are responsible to pay the full registration fee at the time of registration. Reg- istrations will not be processed until all previous outstanding balances are paid in full. Cancellations must be made by July 17, 2020 for a refund to be provided. Swaps can be made at any time.

FOR MORE INFORMATION CONTACT JACLYN@CAINJ.ORG OR 609-588-0030

TRADING UP An Interview By Jacci Williams, Property Manager, Corner Property Management, AAMC With Michael Ryan, Vice President, Adamas Building Services

C ommunity associations are kept running like a smoothly oiled machine by the many parts which work in tandem to make it do so. The managers and com- munity leaders work with service vendors and contractors to ensure that the community remains viable and pleasing to the current and future stakeholders. The vendors and contractors build knowledge of the community that helps them meet the needs and expectations of the residents and community leadership. This knowledge is critical when an emergency arises, or a project plan is needed. In life, however, change is inevitable. Just as the sun rises and falls, we all face change in one facet or another; and in the world of community management, changes are just as inescapable and constant. Be it from one vendor to another, one process to another, or one employee to another; a community will face change; and

being able to effectively see a community through that transition is an essential skill for a property manager. The key to success is in managing that transition, and not allowing the change to manage the property. I recently spoke with Michael Ryan about this very subject matter. I wanted to find out what a property manager like myself, should expect from a building services provider when leading a building through a transition from one provider to another.

1) How often do you find yourself in the midst of a transition when it comes to either coming in behind another vendor, or switching over a building super? Michael Ryan: The process of tran- sitioning into a new account isn’t difficult but can be challenging. In

CONT I NU E S ON PAGE 24

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pending projects lists. These items are crucial to evaluate while preparing a transition plan for a new account. Also, keep in mind, maintenance transition plans should include

our industry, the process of transitioning behind another vendor is a common practice. You can prepare by conducting site inspections prior to the transition date in order to make notes and prioritize your plan of action. When switching between building Superintendents, while the process is similar, it’s more technical for obvious reasons. While you hope records and a service history for mechanical systems are available, you must go into this transition expecting to start from scratch. Being prepared and experienced enough to know what to look for, is key to getting started. 2) What are the 5 most important things you consider when putting together a transition plan for a property? Ryan: As a building services provider, the 5 most import- ant things we consider are: fire safety needs of the com- munity, employee safety needs, account cleaning protocol adjustments, mechanical system assessments, and open/

the following components: • Scheduling/management

• Coordinating staff, (if needed) • OSHA Standards/quality control • Budget management • Interface and communication with management and board throughout the process 3) What should a manager expect from a building services vendor when making a transition? Ryan: Every property manager should always be able to expect transparency throughout a transition. During a tran- sition, many changes will take place on multiple levels and areas. What will never change are the building’s policies, which should be maintained and enforced by both parties (management and building services). Routine meetings and constant communication are keys to the success of a transition. CONT I NU E S ON PAGE 26

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