CAI-NJ Nov. 2019(w)

Community Trends ® November 2019

Aging FACILITIES

• Surface Care in Aging Facilities • Financing a Project in Today’s Economic Environment • Design: The Silent Ambassador of Your Brand • ....and more In This Issue

The Community Associations Institute New Jersey chapter would like to thank its 2019 Ultimate Partners below. For more information on our sponsorships, please contact Laura O’Connor at 609-588-0030 or laura@cainj.org.

T hank You Fo r You r Suppo r t !

THE CAI-NJ COMMUNITY TRENDS ® MAGAZINE CONTENTS

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Surface Care in Aging Facilities By Lindsay Bartlett-Cupples DriKlean-SOLID Surface Care, Inc.

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Financing a Project in Today’s Economic Environment By David Shahrabani Popular Association Banking Design: The Silent Ambassador of Your Brand By Carrie Fusella Design Alternatives, Inc.

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onlyyouqj/iStock/Getty Images Plus

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Management Trends: How Does Your Community Rate? By Erin O’Reilly, CMCA, AMS, PCAM

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Do One Thing Better: The Five P’s of Capital Improvement Essentials By Robert Arnone, CMCA, AMS, PCAM RCA Management, LLC

EXTRAS President's Corner

fernandoks/iStock/Getty Images Plus and Feodora Chiosea/iStock/Getty Images Plus

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Looking Ahead

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2020 CAI-NJ Awards Dinner Call for Nomimnations

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Legislative Update

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CA-PAC “Dollar a Door” Campaign

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ExperienceInteriors/E+/Getty Images

CAI-NJ Upcoming Events

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2020 Partnership Program Application

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2019 CAI-NJ Shoot the Cover Photo Contest

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New Members

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CAI Membership Application

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2019 Ultimate Partner Listings

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marchmeena29/iStock/Getty Images Plus

O N E DO THING BETTER The Five P’s of Capital Improvement Essentials By:RobertArnone,CMCA,AMS,CPM RCAManagement,LLC Municipalities collect taxes to pay for future capital expenses including road improvements, in- frastructure, among others. Why should the mini-government of a condo association be any different? An association’s members pitch in by understanding the importance of having a per- centage of their common fees be a toll on future repairs. PITCH IN The life span of capital structures can vary. From five plus years to over forty plus years with many capital improvements falling somewhere in between. If five capital structures have a life expectancy of twenty years, evaluate these structures three to four years before the useful life ends. Then decide which of these will require replacement sooner rather than later and those whose life can be extended. prioritize Communication is key to a successful project completion. Communicate with members, communicate with res- idents, and communicate with neighbors. Depending on the scale of the project, lives may be disrupted. An interruption in one’s daily routine will only be more disruptive if not given the opportunity to plan. The better communication the less discontent of the lives it effects. Plan 38

Cover Images: TennesseePhotographer, acilo and Terroa/iStock/Getty Images Plus and Matejay/blackestockphoto/E+/Getty Images.

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CAI-NJ LEADERSHIP BOARD OFFICERS

BOARD OF DIRECTORS Benjamin Basch American Pool Enterprises Business Partner

Donna Belkot Taylor Management Company, AAMC, AMO Community Association Manager Jean Bestafka Renaissance Homeowners Association Homeowner Leader

PRESIDENT MOHAMMED SALYANI, CPA WilkinGuttenplan

Deana Luchs Canal Walk Homeowners Association Homeowner Leader Tony Nardone, MBA, PCAM Corner Property Management Community Association Manager

VICE PRESIDENT LOREN LIGHTMAN, ESQ. HILL WALLACK LLP

PRESIDENT ELECT JENNIFER NEVINS, CMCA DW SMITH ASSOCIATES, LLC

Christopher Nicosia, CMCA, AMS, PCAM Prime Management, Inc., AAMC Community Association Manager

Lisa Vitiello, CPA Towne & Country Management, Inc. Community Association Manager

TREASURER JEFFREY LOGAN GUARDIAN SERVICE INDUSTRIES, INC.

SECRETARY MARK WETTER, ESQ. RADOM & WETTER

GENERAL COUNSEL Jason Orlando, Esq. Orlando Murphy LLP

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

IMMEDIATE PAST PRESIDENT Lisa Vitiello, CPA Towne & Country Management, Inc.

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PRESIDENT’S CORNER

CAI-NJ STAFF

Mohammed Salyani, CPA CAI-NJ 2019 PRESIDENT WilkinGuttenplan

LARRY P. THOMAS, PCAM CHAPTER EXECUTIVE DIRECTOR LARRY@CAINJ.ORG ANGELA KAVANAUGH DIRECTOR, CONFERENCE & PROGRAMS ANGELA@CAINJ.ORG JACLYN OSKIERKO DIRECTOR, EVENTS & EDITORIAL JACLYN@CAINJ.ORG CHELSEA DONNIGAN MANAGER, MEMBERSHIP & MARKETING CHELSEA@CAINJ.ORG BROOKE STOPPIELLO-NEVINS MANAGER, GRAPHIC DESIGN & MEMBER SERVICES

Change is Inevitable

A nd here I was thinking that I have about two months left, what much can happen. Boy was I wrong! Just after I wrote my article for the Conference and Expo issue of Community Trends ® , we lost one of our fellow board members, Bruce Kuntz. Bruce was the newest member to the Board and during

the short time I knew him I came to greatly respect Bruce. He took his time learning about the Board and he is one of the very few Homeowner Leaders, that I know of, who sat for the M100 just to gain a better understanding of property management. I was thoroughly impressed. A few weeks later we lost Jack McGrath

“...I want to thank the Conference and Expo committee, Angela and the rest of the staff...”

BROOKE@CAINJ.ORG JENNIFER FARRELL ADMINISTRATIVE COORDINATOR JENNIFER@CAINJ.ORG

Contact CAI-NJ

under almost identical circumstances to Bruce. I do not have enough space here to write all about the time and effort Jack put into the chapter. He loved the indus- try, the chapter and the people involved. When I attended his wake and met his family, the moment I mentioned that I was the president of the chapter, the look in his children’s eyes said it all. Jack will be sorely missed. To top it all we were informed of Larry Thomas’ leaving to pursue another oppor- tunity. In the five years that Larry has been with the chapter, he has worked very hard and we have the results to prove it. We thank Larry for his services and wish him well in his future endeavors. My fellow executive committee members and I have received several excellent applications and I am sure we will be able to find an Executive Director to continue Larry’s good work. We will keep you posted. Moving on, I want to thank the Conference and Expo committee, Angela and the rest of the staff for another very successful conference. It was amazing and everyone had a great time. Kudos to all of them. It is going to be tough to top this one, but I am sure they are up to the task. As always, we have some excellent articles in this issue. Recently I have been seeing more and more associations take loans for large underfunded projects. David Shahrabani’s article on financing a project is both timely and very informative. If you feel your flooring and finishes need some TLC then Lindsay Bartlett- Cupples’ article on caring for aged surfaces is for you. It gives some ideas on

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

Community Associations Institute - New Jersey Chapter

CONT I NU E S ON PAGE 50

@cainewjersey

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LOOKING AHEAD LARRY THOMAS, PCAM | CAI-NJ CHAPTER EXECUTIVE DIRECTOR

S omeone told me that when summer is over, things slow down. Definitely not true at CAI-NJ! I will use this article to update our members on some of the things currently happening at the chapter. First off, a few changes here at the office. As you know by now, Chelsea Donnigan has joined the CAI team as Manager of Membership and Marketing. Chelsea is a welcome addition to our office and has caught on very quickly. Brooke and her husband Matt had their first child, Harrison Matthew Nevins. All three are doing well and Brooke is due back sometime in December. Angela celebrat- ed the birth of her second granddaughter, On October 5th, Angela’s daughter welcomed Giuliana Grace (8 lbs. 9 ozs.) into the world. So you can see, we have a lot going on here at the office. On to chapter updates. We set a record for committee sign ups for 2020, we had over 175 applications, whereas we usually get around 140 applications. With the addition of the “Woman’s Leadership” committee, we were able to place everyone that applied on a committee. It’s very refreshing to see such an interest in our members taking an active role in our chapter. I can say without hesitation that every one of our committees did an excellent job this year. It’s a very important function of our chapter and as a side benefit allows for our members to create business relationships and personal friend- ships that extend way beyond their committee interactions. Our F.A.S.T. committee held a new event this year to celebrate and acknowledge the always successful F.A.S.T. Olympics. F.A.S.T. organized a breakfast to present this year’s donation to our local Make-a-Wish chapter. Over 150 attended the event which was held at the Make-a- Wish castle in Monroe Township. It was a fantastic event and I can tell you that those that attended and did the tour of the castle left with tears in their eyes and a new appre- ciation for all that Make-a-Wish does. Our Membership Committee is reaching new record membership numbers every month. As of September 31,

“It’s very refreshing to see such an interest in our members taking an active role in our chapter. I can say without hesitation that every one of our committees did an excellent job this year.” 2019, we are at 2,325 members. This is up 435 from last year at this time. More and more of our communities, managers and business partners are seeing the value of what we can provide and are joining at a record pace. The Membership Committee also created the “Ambassador Program”. These “Ambassadors” are present at all of our functions and can provide information to new members as well as our older members who are new to some of our events. Look for the blue button and if you have any Our PAC had a very successful Day at the Races event this year and raised over $8,000. PAC has one more event to schedule since their “Nine and Nosh” golf outing was cancelled twice due to bad weather. Please read George Greatrex’s article this month that provides a very thorough overview of proposed bills S-2425 and A-3851. Our LAC is always looking our for our members and col- lectively spends hundreds of hours discussing proposed legislation and meeting with our elected officials to make sure these proposed bills are crafted in the best interest of all of our community associations. It is with heartfelt sadness that I have to mention the passing of two very important CAI-NJ colleagues. Bruce Kunz was a fairly new member to CAI, but in the short time that he was involved with us, he made a huge CONT I NU E S ON PAGE 42 questions or would like to be introduced to other chapter members, they will be happy to help.

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New Nomination & Voting Format!

CALL FOR NOMINATIONS NOW OPEN!

The New Jersey chapter of Community Associations Institute celebrates excellence in the industry during the Annual Awards Celebration. Please read the instructions carefully below for the *NEW* nomination and voting process. GENERAL RULES: 1. Nominees must be a CAI-NJ member in good standing. [Contact the CAI-NJ office to confirm]. 2. Only CAI-NJ members in good standing will be permitted to submit a nomination. 3. All nominations must be received by CAI-NJ no later than Sunday, December 1, 2019. FIRST STEP [due by December 1st] Submit your nominations for the following categories on the CAI-NJ website [www.cainj.org]. • Candice Bladt Community Manager of The Year SECOND STEP [Online Voting December 16th through January 6th] All nominees who meet the requirements will be voted on by the enitre CAI-NJ membership during the allotted time window above. The Nominees will be required to provide a brief bio for voting purposes [Nominees who do not provide the bio prior to the online voting window will not be elligible to be voted on]. Members will vote on the above categories as well as “Committee of the Year” and “Committe Chair of the Year”. Voting will be available on the CAI-NJ website and all members will be notifeied via email that voting is open. WINNER SELECTIONS Nominees will be judged based on overall number of votes. Winners will be announced and recieve their awards at the Awards Celebration on Thursday, February 20, 2020 at The Event Center @iPA, located at 110 Schanck Road., Freehold, NJ 07728. We recommend that all nominees are present at the event, as winners will not be notified prior to the event. • Community Association Board of the Year [Over 1,000 Units] • Community Association Board of the Year [ Under 1,000 Units] • Outstanding Young Professional of the Year

Questions? Contact CAI-NJ at info@cainj.org or 609.588.0030

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LEGISLATIVE UPDATE

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

Y ou have likely heard of a bill that recently and over- whelmingly passed the New Jersey State Senate by a vote of 34-2. The bill (S-2425) is known as the NJ Uniform Common Interest Ownership Act. Its Assembly companion bill (A-3851) will be soon discussed and voted on in that chamber. There have been some rumors coming out of sections of Ocean County that if passed, the bill could lead to the end of our age-restricted 55 and over communities in New Jersey. These rumors are absolutely false. The NJ-LAC has carefully examined these bills and found that they would NOT allow Trenton or the federal government to remove the age restriction that our senior communities now enjoy. We have met with the bills’ sponsors and various community groups in the Ocean County area to try to clarify any falsehoods that some folks are intent on spreading around. Here is an article that was printed in the September 19, 2019 issue of the Asbury Park Press authored by me that addresses some of these rumors and untruths. (Reprinted from the September 19, 2019 issue of the Asbury Press) Recent letters to the editor have stated the writers’ opposition to a pending bill in the New Jersey Legislature (S2425/A3851) addressing common interest communi- ties —The New Jersey Common Interest Ownership Act, or NJCIOA. The concerns expressed about this legislation have often been non-specific or unable to point to any provision of the bill to support the author’s point and, most importantly, are false. Their apparent purpose is to spread fear within New Jersey’s senior age-restricted communities. Statements have been made alleging NJCIOA “allows Trenton to meddle in the operations of age-restricted com- munities,” or “it allows the taxation of HOA owners for the value of its common property,” or “it does away with age-restricted communities as discriminatory,” or “it pre- vents an HOA from imposing rental restrictions.” A review of the bill proves each of these allegations to be false.

The NJCIOA was drafted by the New Jersey Law Revision Commission, which is charged by law with reviewing, consolidating and simplifying New Jersey statu- tory law. NJCIOA seeks to initiate a process to consolidate the several different laws applicable to all types of common interest communities (homeowners associations, condomini- ums, and cooperatives), as a means of streamlining and making more efficient the day-to-day operations of these communities for the benefit of their residents. In following the recommendations of the LRC’s report, the NJCIOA establishes a new law to address the applicability of association law in general, and, more specifically, the taxation of common property, local ordinance applicability, the impacts of taking of property by the government, and the coordination between NJCIOA and other statutes. The bill also addresses the creation, alteration and termi- nation of common interest communities, fills the gaps left by many governing documents concerning delineation of unit boundaries and common elements, the content of the dec- laration and bylaws, lender rights, and the consolidation and termination of common interest communities. The NJCIOA does not permit the state to “meddle” in the affairs of private homeowner associations, as alleged. It does not permit taxation of common property or adding the value of common property to individual owner’s prop- erty. In fact, it specifically prohibits it. The bill’s reference to New Jersey’s Law Against Discrimination does not affect the ability of New Jersey’s senior communities to continue to be age-restricted. The LAD, which has banned discrim- ination based on age and has existed since 1977, was amended in 2003 to explicitly exclude valid age-restricted communities from the age-discrimination provisions of LAD. The reference to the LAD in NJCIOA has no impact on any association in New Jersey that complies with the federal Fair Housing Act’s provisions concerning 55-plus communities. Obviously, the LAD has never been used to prohibit age-re- stricted communities that are valid under the Fair Housing Act,

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“There have been some rumors...that...the bill could lead to the end of our age-restricted 55 and over communities in New Jersey.” nor does this legislation do so. And the bill specifically authorizes an HOA to include leasing restrictions in its govern- ing documents. The bill passed in the Senate 34-2. The bill’s Senate sponsor, Troy Singleton, D-Burlington, has stated in his own letters to the editor that he would never have sponsored a bill that negatively impacts residents in New Jersey’s many common interest communities, particu- larly our senior citizens. Likewise, the New Jersey Chapter of Community Associations Institute (CAI‑NJ), the members of which manage and serve these communities, would never support a bill that would harm any of the nearly 1.5 million residents who live and work in the nearly 7,000 common interest communities in New Jersey. With more than 2,000 members dedicated to building better commu- nities, CAI-NJ develops and provides information, education and resources to volunteer association board mem- bers, community managers and other professionals who support the commu- nity association housing model. CAI’s mission is to inspire professional- ism, effective leadership and responsible citizenship — ideals reflected in home- owners associations and condominium communities that are preferred places to call home. CAI-NJ supports this bill and its laudable goals. We would not do so if it would do the harm that these false rumors say it would. n

2019 CAI-NJ COMMITTEES

AWARDS COMMITTEE Gabby Grimes — Chair Eileen Szelewicki, CMCA — Vice Chair Neil Betoff

F.A.S.T. COMMITTEE Gabe Vitale — Chair Ashley Gray, CMCA — Vice Chair Matthew Antico

LEGISLATIVE ACTION COMMITTEE (LAC) George Greatrex, Esq. — Chair A. Christopher Florio, Esq. — Vice Chair

Joseph Chorba, CPA — Treasurer Michael Pesce, PCAM — Secretary Lisa Rayca, CMCA, AMS — CAI-PADELVAL, So. Jersey Liaison Elizabeth Comando, CMCA, PCAM Barbara Drummond, CMCA, PCAM

Jennifer Carr Rich Cassilli Drew Cowley Michelle Gadaleta Lila Khiry Steve Lang

Jessica Baker Angela Celeste Jamie Cullen, CMCA Eric Eggert Shelby Evans Brian Griffin Jessica Hatton Shaun Hynes Vincent Kazmierski Lila Khiry Steven Kuhnert Jessica Long

Matthew Earle, Esq. Vincent Hager, CIRMS Sue Howe, AMS, PCAM Karyn Kennedy-Branco, Esq. Steve Kroll Christine Li, Esq., CCAL James Magid, CMCA, PCAM, LSM Thomas Martin, Esq. Glen Masullo, CMCA, PCAM Paul Raetsch

Christine Maldonado Vanessa Nixon, Esq. Drew Podolski, Esq. Kari Prout Mary Visco Sandi Wiktor Board Liaisons: Jennifer Nevins, CMCA Lisa Vitiello, CPA Staff Liaison: Jaclyn Oskierko BUSINESS PARTNER COMMITTEE Amy Shorter — Chair Jessica Vail — Vice Chair Theresa Beckett Robert Flanagan, Esq. Ryan Fleming Frank Gencarelli Toni Licciardi Michael Luzzi Kim Manicone Patricia Ventura Gregory Vinogradsky, Esq. Lisa Wagner Board Liaisons: Jeffrey Logan Jennifer Nevins, CMCA Staff Liaison: Angela Kavanaugh CONFERENCE & EXPO COMMITTEE Jay Burak — Chair Jessica Kizmann, CPA — Vice Chair Kristie Bendick, CMCA Saher Gouda David Kalen Dawn Kearney

Kristin Marzarella Tara Melick, CPA Nicole Miller, Esq. Rachel Richardson, CMCA Lauren Vadenais David Vargas

J. David Ramsey, Esq., CCAL Caroline Record, Esq., CCAL Edward San George, PCAM Board Liaisons: Jean Bestafka Loren Lightman, Esq. Staff Liaison: Larry Thomas, PCAM MANAGER COMMITTEE Erin O’Reilly, CMCA, AMS, PCAM — Chair Kristina Munson, CMCA, AMS, PCAM — Vice Chair Denise Becker, CMCA, AMS, PCAM Jeff Cirkus, CMCA, AMS, PCAM Dawn Mackanic, CMCA Kerri Stimpson, AMS Elaine Warga-Murray, CMCA, AMS, PCAM Michelle Williams, CMCA, AMS Board Liaisons: Tony Nardone, MBA, PCAM Chris Nicosia, CMCA, AMS, PCAM Staff Liaison: Angela Kavanaugh MEMBERSHIP COMMITTEE Nikolaos Haralambopoulos, CPA — Chair Briana Walsh — Vice Chair Michael Barch Lysa Bergenfeld, Esq. Jennifer Cardak Nichole Gist Jennifer Lynch, CIC Tara Melick, CPA Steven Mlenak, Esq. Peter Throndson Board Liaisons: Loren Lightman, Esq. Mark Wetter, Esq. Staff Liaisons: Chelsea Donnigan Brooke Stoppiello-Nevins NETWORKING EVENTS COMMITTEE Pam Illiano — Chair Gary Gleitman — Vice Chair Kathleen Radler Steve Roderick Ken Shah

Kristy Winchock Board Liaisons: Benjamin Basch

Jeffrey Logan Staff Liaison: Jaclyn Oskierko GOLF OUTING COMMITTEE Paul Migliore — Chair Eric Eggert — Vice Chair Chris Belkot Scott Brandle Martin Cabalar, Esq. Patti Clemente Marty Ehrlich Keith Giliberti, PE, RS Fred Hodge, Jr. Hank Johns Lisa Komitor Georgette Kyriacou Cathy Mango Mike Polulak, Esq. Ross Rutman David Shahrabani Jasmin Shelton Christopher Tensen, CMCA, AMS Ryan Weiner

Joe Bonafede Jeanine Clark Ellen Comiski Jeffrey Cuevas John Echelmeier Stacey Imber Tanya Jimenez Terry Kessler, Esq. Konrad Kurach Valerie Luckenbach Denise Mack

Tom Witkowski Board Liaisons: Chris Nicosia, CMCA, AMS, PCAM Mark Wetter, Esq. Staff Liaison: Jaclyn Oskierko HOMEOWNER LEADER COMMITTEE Cheryl Palent — Chair Roslyn Brodsky — Vice Chair Lois Gerber Charles Lavine

Jessica Marvel Karl Meth, Esq. Kevin Oliver Cheryl Rhine, CIC, CIRMS

Richard Pucciarelli Board Liaisons: Jean Bestafka Deana Luchs Staff Liaison: Angela Kavanaugh

Harriet Schwarzber, CMCA, AMS Jackie Thermidor, CMCA, AMS Board Liaisons: Donna Belkot Mohammed Salyani, CPA Staff Liaison: Angela Kavanaugh EDITORIAL COMMITTEE Mary Barrett, Esq. — Chair Robert Arnone, CMCA, AMS — Vice Chair Hilary Harding Jonathan Katz, Esq. Richard Linderman, Esq. Michael Mezzo, CPA, MBA Steven Morris, RS Robert Roop Kari Valentine, CMCA, AMS Ray Venturino Board Liaisons: Deana Luchs Lisa Vitiello, CPA Staff Liaison: Jaclyn Oskierko

Dean Catanzarite Diane Cody, PCAM Rhett Cowley Jose Elvir Seth Frumkin Freedom Hildreth Carol Nickerson, CMCA Julie Nole Debbie Pasquariello, CIC, CIRMS

Daniel Reilly Chris Rosati Kristine Schmocker Dan Turi Melissa Volet, Esq. Board Liaisons: Benjamin Basch Donna Belkot Staff Liaison: Jaclyn Oskierko

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CA-PAC WORKS HARD PROTECTING THE INTERESTS OF COMMUNITY ASSOCIATIONS

SUPPORT CA-PAC “A Dollar a Door”! The Community Association – Political Action Committee (CA-PAC) is a volunteer committee consisting of homeowners, professionals and managers who serve New Jersey’s community associations. CA-PAC was created to give our members a stronger voice in Trenton by supporting candidates who support key issues important to CAI-NJ members. Please do your part and support our 2019 “Dollar a Door” campaign. Donate $1 per door or at least $250.00 per year for communities and $25.00 for individuals. 2019 A Dollar a Door Community Associations • Cedar Village at East Brunswick • Clearbrook Community Association • Executive House Condominium Association • Horizons at Woods Landing • Riviera at East Windsor Homeowners Association • Rossmoor Community Association • The Ponds • Union Gap Village Association • Wanaque Reserve Condominium Association • Wyckham Manor Association, Inc.

TO DONATE TO CA-PAC, SEND CONTRIBUTIONS TO: CA-PAC, 500 Harding Road, Freehold, NJ 07728 | or visit: www.cainj.org/capac TO DONATE TO CA- , ONTRIBUTIONS TO: CA-PAC, 5 0 Harding Road, Freehold, NJ 07 | r i it: . i j. rg/capac

YES, I’D LIKE TO SUPPORT CA-PAC WITH A PLEDGE!

COMMUNITY ASSOCIATION DOLLAR PER DOOR __________________ X ____________________ $_________ Number of Doors A Dollar or More Total Pledge PROFESSIONAL PLEDGE __________________ X ____________________ $_________ Number of Doors A Dollar or More Total Pledge FLAT RATE PLEDGES Business Partner ............................................... $250-$500 $_________ Management Company ..............................................$500 $_________ Other ....................................................................................... $_________

Community/Company: ________________________________________________________________________________________________

Individual Name:_____________________________________________________________________________________________________

MailingAddress:______________________________________________________________________________________________________

City, State, ZIP:______________________________________________________________________________________________________

Phone:_________________________________________________________Fax: ________________________________________________

Email:________________________________ Occupation:______________________ Employer:_____________________________________

Employer Address:___________________________________________________________________________________________________

City, State, ZIP:______________________________________________________________________________________________________

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) DO NOT INCLUDE MY NAME OR COMPANY ON THE LIST OF CA-PAC CONTRIBUTORS

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.

CA-PAC WORKS HARD PROTECTING THE INTERESTS OF COMMUNITY ASSOCIATIONS

Municipal Bonding Requirements – (A1425, S3233) - Last year, the legislature passed a law removing developers’ requirements to post performance and maintenance guarantees on construction not ultimately dedicated to the municipality. While intended only to apply to shopping centers, CA-PAC is concerned that our communities could be swept into the exemptions, and will be working to correct the oversight. Delinquencies and Expedited Foreclosures – (A2085, S1243) – We continue to attempt to work with the banks to maintain vacant units and assume responsibili- ty for maintenance fees while pushing for rent receiverships as an option. Municipal Services / Fire Hydrant Maintenance - (A1745) – CA-PAC is advocating for expansion of the municipal services provided to your community. Our top priority for now is passage of legislation that would ensure that your local municipal utility authority keep your neighborhood safe by properly maintaining fire hydrants, and we hope to make the cost of such maintenance fair by banning the practice of charging our associations more than their host municipalities. Electric Charging Stations - (A1030) - There is National and State legislation concerning the installation of electric charging stations for existing and future common interest communities. CA–PAC will be there to make sure you have say over when, where, and if to include these stations in your communities. DCA Inspections - (S1150) - This bill would reduce inspections from every 5 years to every 2 years. Solar Panel Installations – (A2469) - Recent legislation proposes controls for regulation and installation of solar panels in your community. Insurance Deductibles – (A2439) - Recent legislation proposes to prevent an association’s ability to transfer the responsibility for a damage claim’s deductible to homeowners in condominium associations. Snow Contractor Indemnification – (S665) - This legislation would require snow contractors to be indemnified for any damage or injuries as a result of their snow removal/ice control operations.

TO DONATE TO CA-PAC, SEND CONTRIBUTIONS TO: CA-PAC, 500 Harding Road, Freehold, NJ 07728 | or visit: www.cainj.org/capac

CAI-NJ 2019 PARTNERS

Ultimate PARTNER Community Associations Institute New Jersey Chapter

2019

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Pardini R Construction Corporation Popular Association Banking Quality 1st Contracting, Inc. R.M. Termite & Pest Control Radom & Wetter Attorneys at Law Rainbow G & J Painting, LLC Republic Services Stark & Stark Towne & Country Management, Inc. USI Insurance Services

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Shivers, Gosnay & Greatrex, LLC South Shore Construction, LLC Suburban Consulting Engineers, Inc. Union Bank HOA Services

2019-2020

EVENTS & EDUCATION CALENDAR

November

DECEMBER 4 FEBRUARY

5

Lecture Series - Pending National & State Legislation & the Physical & Financial Effects on our Community Associations CAI-NJ, Freehold Coffee & Cram : CMCA Study Group CAI-NJ, Freehold

Annual Meeting and Chapter Retreat Clearbrook Community Association, Monroe Twp.

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20 APRIL

Annual Awards Celebration The Event Center @iPA, Freehold

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Spring Break Party The Grand Marquis, Old Bridge

June

23

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

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SURFACE CARE

in Aging Facilities

By Lindsay Bartlett-Cupples, Solutionist — DriKlean-SOLID Surface Care, Inc.

F looring and architectural finishes in an aging facility might look like they need to be replaced but may only need repair and restoration to bring the surfaces back to life. From stone to terrazzo and concrete, avoiding replacement is good for the envi- ronment and your bottom line. STONE Stone will never go out of style, and if properly maintained, this surface will last the life of the facility. Marble, granite, travertine and limestone have been used for centuries on vertical and horizontal surfaces, due to its attractive appearance and durability.

Stone surfaces require different care based on mate- rial, traffic patterns and usage. Over the years, wear and performance issues may be visible if different types of stone, with different maintenance needs, were installed side-by-side. For example, it is not a good idea to pair marble and granite or marble and terraz- zo together for several reasons, including variations of density and hardness and care requirements. Choosing stone from the same family or stone with similar maintenance needs, such as marble and lime- stone, combined with a tailored routine surface care plan, will help ensure your stone floors last for centu- ries. In an aging facility, property and facility manag-

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mem property management's Effective Best Practices Collections for Associations

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Collection Process VS. Legal Process If your goal is to litigate and foreclose, then an attorney is the right choice. We works to recover all collection fees from the delinquent unit owner, subsequent purchaser or foreclosing bank on behalf of the association. • Our proprietary technology allows us to understand the position of each delinquent unit • All fees are paid by the delinquent owner and NOT the community association • Our fees are deferred and at OUR risk • We don’t bury the delinquent owners in outrageous fees • We provide your manager and Board of Directors with easy to understand monthly reports Community Associations are often burdened by owners not paying their maintenance fees on time, and we believe this is simply unfair. The consequenc- es are higher maintenance fees, reduction of services, and a waste of manage- ment time and resources. Our job is to discover the delinquency quickly and resolve it at a minimum cost to the delinquent owner and no cost or risk to the association and the good paying owners. How is Axela’s /mem property management's Collection Process Different With Axela/mem property management's Easy Collect™ program we take a proactive approach to collections. It starts by identifying a delinquency right away and jumping to action, starting with a demand letter, and escalating to outbound calls and legal action, if neces-sary.

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SURFACE CARE... from page 14.

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ers don’t always have the luxury of a redesign, so paying special attention to the maintenance needs of each type of stone is critical for aesthetics and the stone’s life cycle. TERRAZZO Terrazzo originates from Italian craftsmen who learned to mix marble scraps, discarded material and mortar to make new floors. This surface has come in and out of popularity over the years, but one thing is certain: no one considers terrazzo to be a short-term commitment. Terrazzo installed decades ago often yellows and is harder to maintain than today’s modern epoxy terrazzo. Coatings have been a popular choice to help maintain terrazzo, but as layers of coatings are applied, the floor can start to look dirty and is harder to keep clean. If an aging facility has layers of coatings, they can be removed and replaced with a maintenance plan that includes mechanical polishing. When caring for any type of terraz- zo, there are many factors to take into consideration – environment, traffic patterns, usage and proper tools to name a few. For mechanical polish- ing, there is a fine line between grind- ing, honing and polishing. While they may sound like the same process, there are important differences. It is common to see terrazzo cut through to the subfloor in high traffic areas due to poor “over” maintenance using improper tools and methods. The result is usually patching or replacing the damaged area. Patching and

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pick the right tools for your next project. With community association lending expertise like ours, you’ll get the job done right.

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“Concrete is a popular choice in aging facilities because it can be poured over floors that formerly had tile and grout carpet and other surfaces.”

SURFACE CARE... from page 16.

is maintenance-free, resulting in dis- satisfaction over appearance, perfor- mance and maintenance issues that inherently arise post-installation. There is no such thing as a maintenance-free surfaces. If floors are walked on, rolled on or simply in existence, they will need to be maintained to ensure a long life. Concrete requires regular mainte- nance and care just as your stone, carpet or wood surfaces. Highly polished concrete will expe- rience appearance loss over time. Janitorial staff often do not have the best tools to care for the aggregation of wear and tear in high traffic areas. The frequent restoration model of care results in high costs and facility dis- ruption. Instead, to maintain polished concrete, invest in proactive main-

replacing terrazzo is never a good look because the color and finish rare- ly match and are highly visible. Although most maintenance equip- ment and supplies are available to the public, a specialized craftsman under- stands the physics of the job and how to combine the right tools, frequency and methods for the best possible result. Do your due diligence when hiring a consultant or maintenance provider. Interview, check references and have them perform a test area to demonstrate their capabilities and expertise. CONCRETE For decades, asset management has been sold the myth that concrete

tenance plan performed by skilled specialist. Concrete is a popular choice in aging facilities because it can be poured over floors that formerly had tile and grout carpet and other sur- faces. Before taking up existing floor- ing and replacing with concrete, be aware of common challenges such as uniformity of color, transition heights and unknown conditions under struc- CONT I NU E S ON PAGE 54

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WE HAVE NJ COVERED The Falcon Group is a unique, full-service Engineering, Architectural & Reserve Specialists firm that primarily focuses on Community Associations. Specialties ranging from site and drainage, building facades and roofing, energy improvements, capital reserve studies, and transition reports. Falcon’s mission is to ensure each of our clients are provided with the highest level of individualized service.

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2020 PARTNERSHIP PROGRAM

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About The program The 2020 Community Associations Institute New Jersey chapter Partnership Program offers our Business Partner and Management Company members exclusive perks and additional branding opportunities. You must be either a current CAI-NJ Business Partner or Management Company member to qualify for the 2020 Partnership Program. 3 different levels The 2020 Partnership Program offers 3 different exclusive levels of participation: Premier, Elite, and Ultimate levels. Each level was designed to offer specific benefits. Why participate? The Partnership Program provides cost effective, guaranteed exposure including enhanced advertising placements, increased brand recognition and special acknowledgment on signage at events and CAI-NJ publications. Your company will receive cost effective, prominent exposure in NewJersey’s community association industry, exclusive to 2020 Partnership Program participants.

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Company: _______________________________________________________________________________________ Primary Contact: _____________________________________Email: ________________________________________ Billing Contact (If Different From Primary) : __________________________Email: ________________________________ Address: _______________________________________________________________________________________ City: ___________________________________________State: _____________________ZIP:___________________ Phone:__________________________ Alternate Phone:_________________________ Fax: ___________________ 2019 PARTNERSHIP PROGRAM RATE: PREMIER $3,500 ELITE $6,500 ULTIMATE $10,000*(2019 Ultimate Partners only.) *I am interested in upgrading to ULTIMATE PARTNERSHIP if space becomes available. (Must have been a 2019 Premier or Elite Partner to qualify.) BILLING PREFERENCE: (CHECK ONE) Annually Semi-annually (CREDIT CARD ONLY) PAYMENT: (CHECK ONE) 1. PAY BY CHECK: Check Enclosed for FULL PAYMENT (MADE PAYABLE TO CAI-NJ) Cardholder Name: _______________________________________________________________________________ Credit Card Number: _____________________________________________________________________________ Exp. Date: ______________________ Security Code:____________ Billing Zip Code: _________________________ Cardholder 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. For semi-annual payments, cardholder grants permission for the above to be charged half of partnership total on or before the deadline of January 10, 2020 and remaining balance to be charged on June 1, 2020. If second payment is not received by close of business on June 1, 2020, all benefits associated with the partnership will be immediately terminated. TERMS & CONDITIONS: I affirm that I am authorized to make the above Partnership commitment on my company’s behalf. I have read and understand the benefits associated with this Partnership and agree to pay in accordance with my selected billing preference and payment option listed above. Partnership refunds or cancellations cannot be made after the contract is signed as potential partners may be turned away as a result of your acceptance. I understand that this form becomes a contract when signed. Name: _________________________________________________________________________________________ Signature (Authorizing Officer): ________________________________________________________________ _______ Mail completed form with check to: CAI-NJ, Attn: Partnership Program 500 Harding Road Freehold, NJ 07728 2. PAY BY CREDIT CARD: Please fill out credit card info and fax completed form to (609) 588.0040.

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Financing a Project in Today’s Economic Environment By David Shahrabani, Popular Association Banking

fernandoks/iStock/Getty Images Plus and Feodora Chiosea/iStock/Getty Images Plus

“...the decision to go forward with a project completely, in a scaled down manner, or not at all rests with the association.”

I. Introduction The current economic climate is healthy but has shown signs recently of possible headwinds in the future. Current economic data is good with low unemployment and record highs in the stock market, but all-time lows in interest rates and an inverted yield curve worry economists of a

possible upcoming recession as this demonstrates a flight to safety. Under these circumstances, associations are seeking professional services to guide them through these fiscal conditions. Paying for property repairs or improvements is an import- ant decision. As the economy moves ahead, the upkeep of CONT I NU E S ON PAGE 24

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FINANCING... from page 22.

the association becomes as important as ever for the unit owners, the board, and the management company. Ultimately, the decision to go for- ward with a project completely, in a scaled down manner, or not at all rests with the association. The project can be paid for in three basic fashions, either by utilizing established reserves, assessing the unit owners up front, or securing a bank loan. This article will address securing a bank loan. A bank loan offers the following advantages: • The potential slide of property values may be slowed or eliminat- ed when the association improves the appearance of property and eliminates any structural integrity problems; • Needed repairs or improvements can be completed quicker, as total funds become available faster; and • The financial impact on unit owners can be reduced, as unit owners can pay their share of the loan over time. Approaching a bank can either be through a board member or, in most cases, the management company or the on-site manager. Initially the bank will ask for: • The scope of the project; • The professionals that have been consulted such as engineers, con- tractors, attorneys or CPA’s; and • The loan structure being sought, such as a Line of Credit, a Term Loan or a combination of both.

Who canYOUR Association count on today for guidance in Transition and Construction Defect Litigation?

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Hueston McNulty, P.C. Defense and General Counsel Serving New Jersey, New York & Pennsylvania N Value–Experience–Quality We provide our Association clients with qual- ity and value.We strive to solve the problem– resolve the issue–and make life easier for our Associations and their property managers. Samuel J. McNulty, Esq. smcnulty@huestonmcnulty.com /www.huestonmcnulty.com Tel: 973-377-0200 / Fax: 973-377-6328 Florham Park - Sparta - Toms River - Philadelphia - Manhattan

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