CAI-NJ November 2025
November 2025 Community Trends ®
LEADERS IN THE INDUSTRY
In This Issue
• • Order in the Boardroom: A Legal and Practical Guide to Professional Meetings • Empowering Growth: Lessons from a Woman of the Year • Protecting Your Association from Fraudulent Activity • Building Excellence: Lessons in Leadership, Transparency, and Community Growth • Effective Community Management ... and more!
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The Community Associations Institute New Jersey chapter would like to thank its 2025 Ultimate Partners below. For more information on our sponsorships, please contact CAI-NJ at 609-588-0030 or info@cainj.org.
THANK YOU FOR YOUR SUPPORT!
THE CAI-NJ COMMUNITY TRENDS ® MAGAZINE CONTENTS
14 Order in the Boardroom: A Legal and Practical Guide to Professional Meetings By John S. Prisco, Esq., EBP Becker 24 Empowering Growth: Lessons from a Woman of the Year By Erin O’Reilly, CMCA, AMS, PCAM FirstService Residential 30 Protecting Your Association from Fraudulent Activity By Michael Luzzi, CIRMS, CPIA, EBP Acrisure 34 Building Excellence: Lessons in Leadership, Transparency, and Community Growth By Gerard Guidice, Board President Regency at Monroe Homeowners Association 42 Effective Community Management By Eileen Szelewicki, CMCA FirstService Residential
Congratulations to the 2025 CAI-NJ Annual Award Winners!
Outgoing Presidents’ & Directors’ Recognition Christopher M. Nicosia, CMCA, AMS, PCAM, MM
Outgoing Directors’ Recognition Tony Nardone, MBA, CMCA, AMS, PCAM President’s Award Ryan Fleming, CIRMS, EBP Business Partner of the Year
USI Insurance Services Hall of Fame Award Caroline Record, Esq., CCAL Jerome M. Fien Distinguished Service Award Liz Comando, CMCA, PCAM Friend of the Chapter Award Senator Gordon M. Johnson Candice Bladt Community Manager of the Year
EXTRAS President’s Corner Looking Ahead
Eileen Szelewicki, CMCA Author of the Year John Prisco, Esq., EBP Speakers of the Year Michael Luzzi, CIRMS, CPIA, EBP Nicole Skaro, CMCA, EBP Committee of the Year
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CAI-NJ Upcoming Events F.A.S.T. Adopt-A-Family
Legislative Update
2024 Conference & Expo Committee Committee Chair of the Year Matthew Earle, Esq. Outstanding Young Professional of the Year Jasmin Shelton Denise M. Becker Woman of the Year Erin O’Reilly, CMCA, AMS, PCAM Community Association Board of the Year Regency at Monroe Homeowners Association Top Recruiters of the Year Heather McLean, Esq. Kathleen Radler Larry Sauer, CMCA, PCAM, CPM
Your Voice is Key with NJ-LAC and CA-PAC
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Chapter Trends
Annual Meeting & Chapter Retreat — Save the Date!
Annual Beach Party Photos & Recap Winter Break Party — Register Now! F.A.S.T. Pickleball Palooza Photos & Recap Annual Awards — Call for Nominations
CAI-NJ Recruiter Club
Joint Best Practices Roundtable — Register Now! 2026 CAI-NJ Partnership Program Registration
PAC the Lanes — Save the Date!
New Members
Online Service Directory
Mediator Training 50 Drop the Mic Karaoke Night with PAC — Register Now! 51 Request for Education Speaker Proposals 55 2025 Ultimate Partner Listings 56
All of the articles in this issue are contributed by 2025 CAI-NJ Award Winners. They are all leaders in the community association industry!
Vectorig/DigitalVision Vectors/Getty Images Plus
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NOVEMBER 2025
CAI-NJ BOARD OF DIRECTORS
EXECUTIVE COMMITTEE
VICE PRESIDENT JOSEPH CHORBA, CPA WILKINGUTTENPLAN
PRESIDENT ELECT RYAN FLEMING, CIRMS, EBP THE BALDWIN GROUP
PRESIDENT STEVEN MLENAK, ESQ. GREENBAUM, ROWE, SMITH & DAVIS, LLP
SECRETARY CHERYL RHINE, CIC, CIRMS, EBP USI INSURANCE SERVICES
TREASURER MICHAEL FLIPPIN, CMCA, AMS, PCAM INTEGRA MANAGEMENT CORP., AAMC
BOARD MEMBERS
Mary Barrett, Esq. Stark & Stark, P.C. Business Partner Bruce Blum Canal Walk Homeowners Association Homeowner Leader Kristina Munson, PCAM RCP Management Company, AAMC, AMO Management Company
Erin O’Reilly, CMCA, AMS, PCAM FirstService Residential Community Association Manager Robert Travis, CIRMS Long Beach Commons Condominium Association Homeowner Leader
IMMEDIATE PAST PRESIDENT Christopher Nicosia, CMCA, AMS, PCAM RCP Management Company, AAMC, AMO
GENERAL COUNSEL Jason Orlando, Esq. Orlando Murphy LLP
PRESIDENT’S CORNER
Steven Mlenak, Esq. 2025 CAI-NJ PRESIDENT GREENBAUM, ROWE, SMITH & DAVIS, LLP
CAI-NJ TEAM
ANGELA KAVANAUGH CHAPTER EXECUTIVE DIRECTOR ANGELA@CAINJ.ORG JACLYN OLSZEWSKI DIRECTOR, CONFERENCE & EVENTS JACLYN@CAINJ.ORG ROBIN SURGENT DIRECTOR, MEMBERSHIP DEVELOPMENT ROBIN@CAINJ.ORG BROOKE STOPPIELLO-NEVINS EDITORIAL & WEBSITE MANAGER BROOKE@CAINJ.ORG JOCELYN GARLOCK PROGRAMS & EVENTS COORDINATOR JOCELYN@CAINJ.ORG HELEN KIECHLIN MARKETING & MEMBER RELATIONS COORDINATOR HELEN@CAINJ.ORG
T his month’s issue of Community Trends ® focuses on the “leaders in our commu nity.” Here in New Jersey, we have no shortage of committed board members, managers, and business partners that lead the nearly 7,000 community associ ations estimated to exist in New Jersey. They protect and advocate for our interests, advance our industry, educate and mentor the next generation of leaders, and give back hours of time to causes near and dear to our CAI hearts. CAI had a tremendous last few months thanks to many of these wonderful people. We recently launched our online Board Leadership Development course that is free of charge to all our Homeowner Leader Members, thanks to the countless hours of work spent by our CAI-NJ Board of Directors and the mem bers of our New Jersey Legislative Action Committee (NJ-LAC) and Homeowner Leader Committee. Please visit www.cainj.org/bld/ for more information on this course. Our NJ-LAC was successful in obtaining unanimous approval of S3992, a bill that clarifies some of the pain points of the new capital reserves funding bill that went into effect last year. And all our events have been tremendous success es, including our Summer Pints with PAC and Learn with LAC webinars. All of this was possible because of our tremendous staff and wonderful community leaders. Speaking of leaders, my earliest mentor in this industry was the now-retired and-likely-fishing-somewhere-off-the-coast-of-North-Carolina, Bob Griffin. Bob is a gifted attorney and a treasured member of the CAI-NJ Community. In honor of this being the “leaders in the industry” edition of Community Trends ® , and in recognition of my tenure almost being complete as President so they really can’t replace me at this point, I thought I would use this space to lightheartedly argue in support of one of Bob’s very important and extremely serious theories surrounding community associations. Why Every Association Problem Begins with the Letter “P” Running a community association is a noble calling—equal parts government, kindergarten classroom, and reality TV show. But any seasoned trustee knows that no matter how complex the issue, the root of the problem starts with the letter P. So, for your commiseration, to prove Bob’s point, here are the 35 P’s of Community Association Chaos —the problems, people, and peculiarities that plague boards from Paramus to Pennsauken. 1. Parking. Let’s start with the perennial favorite. There could be 100 spac es and 40 units, and someone will still claim there›s nowhere to park. Especially when “Jimmy with the Commercial Vehicle” insists on using three spaces for his truck, jet ski trailer, and ego.
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 Community Associations Institute - New Jersey Chapter
@cainewjersey
CONTINUES ON PAGE 48
CAI-NJ
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NOVEMBER 2025
LOOKING AHEAD ANGELA KAVANAUGH | CAI-NJ CHAPTER EXECUTIVE DIRECTOR
H ere come the holidays! Thanksgiving kicks off the season, and for many of us, it is a day of gratitude for one’s wealth of family, friends, good health, food, and everything that we are grateful for and let us not forget the big Thanksgiving Day Parade! Thank you to everyone in our CAI-NJ Family — over 3,000-chapter members, 200 committee volunteers, and 88 Partners! Our growing membership is a testament that the value found in the exceptional education, resources, and fun networking events that we offer is recognized and made possible through the hard work of our committee members and the support of our Partners. Thank you to our New Jersey Legislative Action Committee (NJ-LAC)! This amazing group of devoted volunteers monitors and works to improve legislation, educating those that make the laws and advocating for everyone living and working in common interest communities. Thank you for all that you do and for keeping our members informed about critical legislation affecting them. Thank you to the CAI-NJ Board of Directors! The New Jersey chapter is extremely fortunate to have the leadership of a board of directors that always chooses what is best for the entire membership, providing guid ance to the chapter team and allowing us to provide valu able programs and events. Thank you for your continued support. Thank you to the CAI-NJ Team! I am so appreciative of everyone on the CAI-NJ Team that strives to make each program the best it can be. They continue to create innovative programs and events, provid ing the value of a New Jersey chapter membership.
“Our growing membership ... is recognized and made possible through the hard work of our committee members and the support of our Partners.”
Thank you to our Veterans! Veterans Day — Let us not forget to thank our veterans for their service, bravery, and sacrifice, allowing us to live in peace every day, as we celebrate Veterans Day on Tuesday, November 11th. Adopt-A-Family Once again, the CAI-NJ F.A.S.T. Committee will be hosting the Adopt-A-Family program, to ensure that families in need get to enjoy the holiday season. Please remember to support this initiative. For further information please visit, https://cainj.org/network-events/ Annual Chapter Retreat and Winter Break Party on Thursday, December 11th, at the Grand Marquis Please join us as we welcome the 2026 CAI-NJ Board of Directors and the upcoming year’s committee volunteer members. All committees will come together and have the opportunity to begin planning for their year of initiatives. The Winter Break Party will follow as we kick off the holiday sea son with our friends and network to build new relationships. For further information and to register for all our upcoming programs, please visit, https://cainj.org/network-events/, for networking events, and for educational programs, visit https://cainj.org/education-events/. Pass the turkey please and spread some holiday cheer! n
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NOVEMBER 2025
FEBRUARY NOVEMBER 2025-2026 Events & Education Calendar
Thursday, November 13th Drop the Mic Karaoke Night with PAC Killarney’s Publick House, Hamilton Twp. Wednesday, November 19th Joint Best Practices Roundtable Concordia Homeowners Association, Monroe Twp.
Thursday, February 19th Wendell A. Smith Annual Awards Celebration Hilton Parsippany, Parsippany
MARCH
Thursday, March 26th CA-PAC Top Golf Top Golf, Edison MAY Thursday, May 14th PAC the Haus - Networking Event Beach Haus Brewery, Belmar
DECEMBER
Thursday, December 11th Annual Meeting & Chapter Retreat
Grand Marquis, Old Bridge Thursday, December 11th Winter Break Party Grand Marquis, Old Bridge
JUNE
JANUARY Thursday, January 8th Mediator Training Greenbaum, Rowe, Smith & Davis LLP, Iselin Thursday, January 22nd PAC the Lanes Bowlero, North Brunswik
Tuesday, June 16th Dennis R. Casale Memorial Golf Outing Forsgate Country Club, Monroe Twp.
Register for these and other events at www.cainj.org All events are subject to change .
Once again CAI-NJ F.A.S.T. will be adopting multiple families to ensure that they get to enjoy the holiday season this year, through Interfaith Neighbors, a local Monmouth County organization. We are asking for those to support the initiative by donating via this event page by credit card or mailing checks made payable to CAI-NJ to: CAI-NJ, Attn: Adopt-A-Family, 500 Harding Rd, Freehold, NJ 07728 Adopt A Family Help CAI-NJ F.A.S.T. Spread Some Holiday Cheer! Thank you in advance for your generosity in helping us support this amazing organization and the families in our community who need our help! Questions? Contact events@cainj.org Deadline to submit donations is Friday, December 5, 2025.
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NOVEMBER 2025
LEGISLATIVE UPDATE
MATTHEW Z. EARLE, ESQ. KATES, NUSSMAN, ELLIS, FARHI & EARLE, LLP LEGISLATIVE ACTION COMMITTEE CHAIR
O nce the elections are completed in early November, we will be in “lame-duck” session, where the out doing legislature and administration will scramble to pass any remaining priority legislation. This may be more or less hectic based on the outcome of the election (for example, if the Republican candidate for governor wins, we would expect more movement on bills that are priorities for Democrats). Therefore, you should be alert for legislative calls to action as we may need to jump into the fray to sup port or oppose legislation depending on what starts moving. Please note the following bills that may move: S3121/A2480 (Greenstein/Quijano) Requires certain local authorities to inspect, maintain, and repair fire hydrants in planned real estate developments. The New Jersey Legislative Action Committee (NJ-LAC) supports this bill. S2639/A3791 (Singleton/Reynolds Jackson) The “New Jersey Online Foreclosure Sale Act;” permits online foreclo sure sales for real property. The LAC supports this bill. S1746/A3538 (Moriarty/Hutchison) Establishes home stead and bank account exemptions for persons in debt; increases existing exemption amounts for household goods. The LAC has discussed this bill with the Sponsor, who has agreed to include language that the bankruptcy homestead exemption does not apply to community association fees applicable to the homestead property. A2449 (Quijano) Requires training of planned real estate development association board members & A2450 (Quijano) Requires licensure of community management entity that contracts to conduct management services for planned real estate development association. The LAC has proposed amendments creating a licensing scheme that has been accepted by the Sponsor.
A5619 (Park) Prohibits revival of certain time-barred con sumer debt litigation claims. The LAC has requested a carve-out for community association fees. A5434 (Park) “Neighborhood Protection and Housing Affordability Act”; prohibits short-term rental of transient accommodations in exclusively residential zones unless authorized by municipality. The LAC has asked for an amendment clarifying that any permitted short-term rentals are still subject to community association prohibitions.
“...you should be alert for legislative calls to action as we may need to jump into the fray to support or oppose legislation depending on what starts moving.“
S4130 (Mukherji) Concerns inspection information distri bution; provides DCA and property management entities with certain responsibility to provide and maintain contact information for owners of residential rental property and planned real estate development associations. The LAC is opposed to this legislation. S2347/A2792 (Singleton/Greenwald) Concerns develop ment of accessory dwelling units. The LAC has introduced amendments exempting most town-home style communities from this legislation. We will, of course, update everyone while in process and after the dust clears! n
Stay up-to-date on legislative issues at www.cainj.org.
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NOVEMBER 2025
2025 CAI-NJ COMMITTEES
AWARDS Lindsay Cupples, EBP — Chair Christine Maldonado — Vice Chair Kim Dempsey Michael Bedziner Liz Bonafide Jeanine Clark, Esq. Drew Cowley Kristi Evans Anthony Farber, Esq. Robert Galano, R.C.S Nick Haralambopoulos, CPA Kari Prout, CMCA Jodi Smallwood, EBP, RS Eileen Szelewicki, CMCA Board Liaisons: Ryan Fleming, CIRMS, EBP Steve Mlenak, Esq. Staff Liaisons: Jocelyn Garlock Jaclyn Olszewski BUSINESS PARTNER John Prisco, Esq., EBP — Chair Joe Bonafede Jason Ciavarro, EBP Glenn Fedale, Sr., EBP Frank Gencarelli Cory Haynes Dave Kiessling, RS, EBP Michael Kraner Sally McCray Francis McGovern, Esq. Chris Merkler Jonathan Moscou Christopher Lugara, Esq., EBP Michael Vargetto David Velasco, EBP Gregory Vinogradsky, Esq., EBP Chris Welch Board Liaisons: Joe Chorba, CPA Ryan Fleming, CIRMS, EBP Staff Liaisons: Jaclyn Olszewski Robin Surgent CONFERENCE & EXPO John Echelmeier — Chair George Caso Martinez — Vice Chair Shelia Adams, CMCA, AMS Tom Anzalone Tavarious Butts, EBP Ellen Comiski, CMCA Saher Gouda, EBP Helene Kelly Heather McLean, Esq. Jerome Quagliozzi Holly Teufel, CMCA, AMS Board Liaisons: Bruce Blum Kristina Munson, CMCA, AMS, PCAM Brian Aubrey, PCAM Martin Bahner, EBP Marie Bridgeforth Jay Burak Jordan Burkhalter, CPA
EDITORIAL Casey Noon — Chair Damon Kress, Esq. — Vice Chair Pushpa Agrawal Justine DelVecchio David Dockery, Esq. Nicole Martone, CMCA, AMS, PCAM Michael Mezzo, CPA, MBA Steve Morris, PE, RS Andrew Podolski, Esq. Patricia Polak Kerri Stimpson, CMCA Board Liaisons: Mary Barrett, Esq. Erin O’Reilly, CMCA, AMS, PCAM Staff Liaison: Brooke Stoppiello-Nevins EVENTS Randy Vogel — Chair
GOLF OUTING Jasmin Shelton — Chair Sal Iozzia — Vice Chair Chris Belkot Martin Cabalar, Esq. Bill Cohen Lorenzo Cullari, AICP
MANAGER Mariaellen Varelis, CMCA — Chair Erin Spilliotopoulos, CMCA, AMS — Vice Chai r Raymond Barnes, CMCA, AMS, PCAM Jacqueline Grant, CMCA Chuck Graziano, PCAM Katherine Henriques Richard Mattalian, CMCA, AMS, PCAM Laurie Nieliwocki, CMCA, AMS Danyel Penix, CMCA Scott Shelby Elaine Warga-Murray, CMCA, AMS PCAM, MA Board Liaisons: Michael Flippin, CMCA, AMS, PCAM Erin O’Reilly, CMCA, AMS, PCAM Staff Liaisons: Jaclyn Olszewski Robin Surgent MEMBERSHIP Steve Roderick, EBP — Chair Melissa Lloyd, CMCA, AMS — Vice Chair
Todd Edelman Marty Ehrlich
Chris Fernandes, EBP Donna Fiore, CMCA Kristin Guinan Jenny Hollingsworth Lisa Komitor Kristin Marzarella-Amato Paul Migliore Tony Nardone, MBA, PCAM Matt Pfister Michael Polulak, Esq. Michael Sturchio Ryan Weiner Paul Wojciechowski Andrew Woller Board Liaisons: Cheryl Rhine, CIC, CIRMS, EBP Robert Travis, CIRMS Staff Liaisons: Jocelyn Garlock Jaclyn Olszewski HOMEOWNER LEADER Thomas Krieger — Chair Barbara Finn — Vice Chair Gerald Bajc Roz Brodsky
Nicole Ancona Arun Ayyagari Tim Bruchez Dean Catanzarite Diane Cody, CMCA, PCAM Marty Conway Frank Fasolo, IV Clarissa Garito
Tara Baldwin, CPA Andrew Batshaw Elysa Bergenfeld, Esq. Megan Brazil, EBP Jeffrey Cuevas Nikki Gist
Anthony Gjergji, Jr. Freedom Hildreth Jaclyn Kavendek Neil Lehane Maria Mikowski Bob Morrison, MBA, EBP Debbie Pasquariello, CIRMS, EBP Evelyn Quiles Jessica Rauch Laura Seeley Melissa Volet, Esq. Matt Wright Jill Zulin Board Liaison: Kristina Munson, CMCA, AMS, PCAM
Kim Manicone, EBP Francisco Marcucci Andrew Newman, CMCA, AMS, PCAM Kathleen Radler Michael Ragusa Brent Rivenburg, EBP Michael Ryan Lawrence Sauer, CMCA, PCAM, CPM
Charles Fredericks Kenneth Freeman
Denise Schiera Ryan Trembley Board Liaison: Joe Chorba, CPA Staff Liaisons: Robin Surgent
Lois Gerber Carl Kentzel
Marcia Klioze Richard Lans Hazel Thomas-Ryan Board Liaisons: Bruce Blum Robert Travis, CIRMS Staff Liaisons: Jaclyn Olszewski Robin Surgent LEGISLATIVE ACTION COMMITTEE (LAC)/PAC Matthew Z. Earle, Esq. — Chair Edward San George, PCAM — Vice Chair Jackie Thermidor, CMCA, AMS, PCAM — Secretary Mohammed Salyani, CPA — Treasurer Elizabeth Comando, CMCA, PCAM — PAC President Andrew Podolski, Esq. — PAC Vice President James Rademacher, EBP — PAC Committee Jennifer Alexander, Esq. Roslyn Brodsky Barbara Drummond, CMCA, PCAM Mitchell Frumkin, RS Karyn Kennedy-Branco, Esq. Terry Kessler, Esq. Richard Milder Christopher Nicosia, CMCA, AMS, PCAM
NORTH JERSEY REGIONAL Vincent Rapolla, AMS, PCAM — Chair Michael Luzzi, CIRMS, EBP, CPIA — Vice Chair Robert Arnone, CMCA, AMS, MRSE, CPM Brandon Bare Bill Beyer David Cerqueira, Esq. Steve Fega Jason Hirkaler Cara Landolfi, Esq. Rick Lang Stacey Patterson, Esq.
Staff Liaisons: Jocelyn Garlock Jaclyn Olszewski F.A.S.T
Eric Eggert, CIRMS, CIC, EBP — Chair Chelsea Brodmerkel, EBP — Vice Chair
Adara Azeez Jon Cairone Melanie Donnoli, EBP Rebecca Gavin Sean Kovatch Steven Kuhnert Mary Ellen Liberatore, Esq. Will Meola, RS Jessica Long Matt Manners Marian Miawad
Nika Postnikov Frank Santiago Jason Sponzilli Board Liaisons: Joe Chorba, CPA Michael Flippin, CMCA, AMS, PCAM Staff Liaisons: Jaclyn Olszewski Robin Surgent WOMEN’S LEADERSHIP Linda Courain, CMCA, AMS — Chair Nikki Schillaci, EBP — Vice Chair Briana Arvay Catherine Brennan, Esq. Jennifer Carr Jamie Cullen-DeVries, CMCA, AMS Beth Duffy, CMCA Dena Hendry Jessica Kizmann, CPA Lirelle Klein Shannon McCormick Tricia McMahon Rachel Neves, EBP Anita Rothery Board Liaisons: Mary Barrett, Esq. Cheryl Rhine, CIC, CIRMS, EBP Staff Liaisons: Jaclyn Olszewski Robin Surgent
Nicole Miller, Esq. Jen O’Brien, CMCA Jose Romero, EBP Dharmi Shah Peter Shine, EBP Holly Stimmel Jimmy Stovall Kristy Winchock, EBP Tayler Young Board Liaisons:
J. David Ramsey, Esq. Lisa Rayca, CMCA, AMS John Reichart, AMS Cheryl Rhine, CIC, CIRMS, EBP Gregory Vinogradsky, Esq. Board Liaisons:
Staff Liaisons: Jocelyn Garlock Jaclyn Olszewski
Michael Flippin, CMCA, AMS, PCAM Kristina Munson, CMCA, AMS, PCAM Staff Liaisons: Brooke Stoppiello-Nevins Robin Surgent
Steven Mlenak, Esq. Robert Travis, CIRMS Staff Liaisons: Angela Kavanaugh Robin Surgent
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NOVEMBER 2025
CAI-NJ 2025 PARTNERS
GAF Roofing Material Manufacturer Griffin Alexander, P.C. Kipcon, Inc. McGovern Legal Services, LLC Professional Restoration Services LLC DBA PuroClean Hoboken PS&S, LLC Rezkom Enterprises, Inc. Taylor Management Company, AAMC, AMO Technocality, Inc
Anchor Pest Control Ansell.Law Apex Air Duct, Dryer Vent & Chimney Cleaning Associa Community Management Corporation, AAMC Becker BELFOR Property Restoration Brown & Brown of Lehigh Valley Corner Property Management Company, LLC, AAMC Denali Property Management, Inc. The Falcon Group FWH Associates, P.A.
USI Insurance Services Western Alliance Bank WilkinGuttenplan
Parallel Architectural Group Pardini R. Construction Corporation Prendergast Landscaping Contractors, Inc. Popular Association Banking Quality 1st Companies Rainbow- G&J Painting, LLC
Environmental Designers Irrigation, Inc. EOSSO Brothers Paving First Onsite Property Restoration Fox Chase Contracting Greenbaum, Rowe, Smith & Davis LLP Hill Wallack LLP
Accent Group Acrisure LLC Adamas Building Services All County Exteriors AMCO Pest Solutions, Inc. The Baldwin Group Becht Engineering BT, Inc. Buckalew Frizzell & Crevina LLP
Regal Restoration Republic Services
The Jesan Companies KPI 2 Enterprises, Inc.
SERVPRO of Howell, Wall, Spring Lake, Asbury Park Stark & Stark PC Valley Bank Wilkin Management Group, Inc., AAMC
Lemus Construction, Inc. Mackoul Risk Solutions Morris Engineering, LLC National Contractors, Inc. National Cooperative Bank O&S Associates, Inc.
CCA, Construction Consultant Associates, LLC CertaPro Painters of Central & Lower Bucks Clearview Washing Cowleys Pest Services Cutolo Barros, LLC
Preferred Community Management Services, Inc., AAMC Radom & Wetter Reino Construction, Inc.
First Citizens Bank FirstService Residential Garden State Pavement Solutions Giordano, Halleran & Ciesla Homestead Management Services, Inc., AAMC Hueston, McNulty, P.C. Kept Companies Landscape Maintenance Services, Inc. L.N. Rothberg and Son, Inc.
Accurate Reconstruction APC Hospitality, LLC AR Management Association Advisors NJ Association Reserves, Inc. Core Maintenance & Construction Design Alternatives Group, LLC Down To Earth Landscaping Inc. Felsen Insurance Services, Inc.
Renda Roads, Inc. SERVPRO Team Fox SmartStreet Powered By BANC of California
South Shore Construction LLC Towne & Country Management
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 support elected officials who aim to strengthen your community. • Your Professional Lobbyists: Your key, full-time pros retained by the LAC who know government’s ins and outs, advise us on who to see and when, and how to connect . WHAT CAN YOU DO?: • Take Action – Your voice is key! After meeting with elected officials and clarifying our position on pending legislation, we will alert you to the most crucial actions you can take. By calling or writing your officials, you ensure that your voice, and our agenda, is heard. • Give – Your donations are key! Supporting the PAC with your donations shows legislators that you’re serious, and that our cause counts. • Promote – Your personal influence is key! Talk about CAI-NJ’s legislative engagement in your community and business. Let fellow residents know that we’re fighting for them and their communities!
The keys only work with your support.
Make your gift to the CA-PAC today!
Yes, I’d like to support CA-PAC with a pledge!
PLEASE NOTE: Sorry, CA-PAC cannot accept credit cards. Please make your CORPORATE or PERSONAL CHECK payable and mail to: CA-PAC, 500 Harding Road, Freehold, NJ 07728
I AM A...
____ Community Association Manager. You represent a company or association who manages CAI-NJ communities.
____ Community Supporter. You represent a business that supports CAI-NJ communities with services or products.
____ Community Resident. You live in a CAI-NJ community and want to see it grow strong.
My Association/Management company is making a PAC gift of:
___ $250 ___ $500 ___ $1000 or $________
___ $100 ___ $250 ___ $500 or $________
My supporting business is making a PAC gift of:
I am personally making a PAC gift of:
___ $50 ___ $100 ___ $250 or $________
Community/Company: ________________________________________________________________________________________________ Individual Name:_____________________________________________________________________________________________________ Mailing Address:______________________________________________________________________________________________________ City, State, ZIP:______________________________________________________________________________________________________ Phone:_________________________________________________________Fax: ________________________________________________ Email:________________________________ Occupation:______________________ Employer:_____________________________________ Employer Address:___________________________________________________________________________________________________ City, State, ZIP:______________________________________________________________________________________________________
Sorry, CA-PAC cannot accept credit cards. Please make your CORPORATE or PERSONAL CHECK payable and mail to: CA-PAC, 500 Harding Road, Freehold, NJ 07728
Management Company Name: _________________________________________ (Community Association’s Only)
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. TO DONATE TO CA-PAC, SEND CONTRIBUTIONS TO : CA-PAC, 500 Harding Road, Freehold, NJ 07728
CHAPTER TRENDS
Exciting News: Welcome Francisco Marcucci to the Clearview Washing Team!
• All submissions must come from and be about: - A member of CAI-NJ (Manager, Management Company, Board Member, Business Partner or Business Partner Employee) in good standing. • Companies/Communities are permitted four (4) announcements per calendar year. • Submissions are limited to 150 words. - Members are responsible to condense the information appropriately, as CAI-NJ will not do so. Any submissions over 150 words will not be published. • Submissions may include (1) image. • Submissions should not be advertorial in nature. Please note, CAI-NJ reserves the right to edit any submissions. The chapter reserves the right to omit information as necessary. CAI-NJ has the exclusive right to refuse to publish any submissions for any reason. For questions regarding the Chapter Trends sec tion of Community Trends ® , please call 609-588 0030 or email brooke@cainj.org. Chapter Trends Editorial Guidelines
We are thrilled to announce the addition of Francisco Marcucci as our new Director of Outside Sales. With years of experience and a deep com mitment to helping communities, Francisco’s exper
tise is a perfect match for Clearview’s mission. His leadership and dedication will be invaluable as we continue to grow and expand our reach. We’re confident that Francisco’s unique blend of industry knowledge and passion for service will help us deliver even more outstanding results for our clients. n
For questions about Chapter Trends, please contact Brooke Stoppiello-Nevins at brooke@cainj.org.
SAVE THE DATE!
11 DEC 2025 GRAND MARQUIS, OLD BRIDGE 3:30 PM - 5:00 PM Annual Meeting & Chapter Retreat CAI-NJ
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NOVEMBER 2025
Order in the Boardroom:
A Legal and Practical Guide to Professional Meetings By John S. Prisco, Esq., EBP, Becker
“This erosion of decorum is more than just unpleasant; from a legal standpoint, it is a liability.”
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F
or community associations across New Jersey (and beyond), board meetings are the nexus of gover nance, but they can also be a flashpoint for conflict and turmoil. From a legal perspective, the conduct of these meetings is of critical importance. Well-run meetings see dedicated volunteers collaborate to make thoughtful, effec tive decisions that enhance and better their communities. Poorly run meetings, however, can devolve into chaos, where passionate disagreements escalate into personal attacks, procedural rules are ignored, and the association’s business grinds to a halt amidst anger and frustration, depriving the community of forward progress. In other words, things simply don’t get done. This erosion of decorum is more than just unpleasant; from a legal standpoint, it is a liability. A dysfunctional meeting environment can lead to poor decision-making, lost opportunities to obtain successful votes, and a break down in the exchange of information to the members. When professionalism is lost, so is productivity and trust. The good news is that chaotic meetings are not inevita ble. By establishing a clear framework built on preparation,
procedure, and formally adopted standards of conduct, any board can transform its meetings into the efficient, effective, and professional proceedings they are meant to be. This guide offers a comprehensive approach to main taining decorum and ensuring a board can focus on its fiduciary duty: serving and enhancing the community. The Foundation: It All Starts Before the Meeting The single most effective way to ensure a professional meeting is thorough preparation. 1. The Agenda as a Roadmap: A detailed, timed agenda is essential. A vague agenda item such as “Landscaping” is an invitation for an unfocused discussion. A clear, concise agenda item is specific and action-oriented: “Discussion and Vote: Approve Landscaping Proposal for Front Entrance Renovation (15 minutes).” This provides clear guidance as to the topic to be addressed and the time that will be dedicated to the topic. It will limit unnecessary or irrelevant questions and allow the board to efficiently and effectively move through the association’s business. 2. The Power of the Board Packet: The agenda should be accompanied by a comprehensive board packet con
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2. The Crucial Role of the Community Manager The community manager is a vital partner in maintaining order. It is imperative that the board and the manager have a clear understanding of their respective roles. The manager is the board’s professional advisor and agent, not a member of the board or a referee for interpersonal disputes. The manager’s role in a professional meeting includes: • Preparation: Compiling and distributing the agenda and board packet. • Guidance: Advising the chair on procedural matters. • Record-Keeping: Taking clear, accurate minutes that document motions and votes, forming the official record of the association’s business. • Execution: Serving as the point person for action items, freeing the board to focus on governance rather than day-to-day management. Formalizing Expectations: The Code of Conduct Hoping for civility is not a strategy, and many times, sim ply exemplifying civility also falls short. The most effective way to ensure professionalism is to formally adopt clear standards of behavior, and to follow and enforce them.
taining all relevant information the board members would need during the meeting. This includes meeting minutes, financial statements, the manager’s report, committee reports, and copies of any bids or proposals to be dis cussed. Including a procedural “cheat sheet” for board members guiding them through the motion process is a simple, yet effective way to maintain a meeting’s flow and professionalism. The Key Players: Defining Roles for Success 1. The Role of the Chair: The Conductor of the Orchestra While every member shares responsibility for decorum, the board president, as the chair, has the most critical role. The chair is not a dictator, but a facilitator. Their primary function is to guide the meeting according to the estab lished rules and ensure the board accomplishes its business efficiently and fairly. A successful chair starts and ends on time, sticks to the agenda, models a calm and respectful tone, and ensures all voices are heard.
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“The open forum is often the most challenging part of a meeting.”
This should be done through two key documents. 1. The Board Member Code of Conduct: Every board should formally adopt a Code of Conduct that every mem ber signs at the start of their term and for all subsequent terms. This docu ment removes ambiguity and sets a clear, enforceable standard. It should include, at a minimum, commitments to: • Prepare for Meetings: Review the board packet in advance. • Practice Civil Discourse: Engage in respectful debate, focusing on issues, not personalities. Avoid inter rupting and listen actively. • Respect Confidentiality: Uphold the confidentiality of executive ses sion discussions and sensitive infor mation. • Avoid Conflicts of Interest: Dis close any potential conflicts and recuse oneself from voting where appropriate. 2. The Member Code of Conduct & Meeting Rules: Professionalism extends to everyone in the room. Associations have the authority to establish reasonable rules of conduct for all members attending meet ings. These should be formally adopted and published as part of the association’s Rules and Regulations. These rules pro vide the chair with the authority to control the meeting. Key provisions include: • Pre-Meeting Sign-in: Requiring residents to sign in if they wish to speak. • Strict Time Limits: Limiting each speaker to a set amount of time
(i.e., three minutes) during the open forum. • Prohibition on Interruptions: Stat ing clearly that only one person may speak at a time. • Mandatory Civility: Explicitly pro hibiting personal attacks, slanderous remarks, and disorderly/aggressive conduct. • Consequences for Violations: Out lining the procedure for addressing violations, which may include a warning from the chair, followed by a request to leave the meeting if the disruptive behavior continues, to and including fines if necessary. Managing the Homeowner Forum The open forum is often the most challenging part of a meeting. Armed
with a formally adopted set of meet ing rules, the chair can manage this segment effectively. It is critical that the chair begins every homeowner forum by clearly stating the rules. When a resident becomes disrup tive or violates the rules, the chair can then enforce a pre-established policy rather than appearing to act arbitrarily. The board’s role during this session is primarily to listen. It is not CONTINUES ON PAGE 18
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a debate or a cross-examination. A best practice is for the board to thank the speaker for their comments and instruct the manager to note the issue for follow-up or for consideration on a future agenda. Critically, it is the duty of the board to likewise refrain from interrupting residents while they speak and to maintain a respectful and professional demeanor, particularly when tensions run high. During those moments, it is the role of the chair and board to return the discourse to a civil and respectful level, not to exacerbate or escalate the situation. Conclusion: A Foundation for Good Governance Board meetings do not have to be devoid of discourse and debate as those are foundational ingredients in all governance, community associa tions and beyond. It is in the great debates that forward progress and compromises are found, so long as they are approached with civility, pro fessionalism, and respect. Maintaining professionalism and decorum in board meetings is not a matter of luck; it is a fundamental component of good governance and requires intentional implementation. It requires commitment from every board member and is fortified by strong leadership from the chair, pro fessional support from the manager, and the adoption of clear procedures and guidelines. By implementing this framework, an association can create an environment that is not only more professional but also far more effec tive and less stressful. n
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EMPOWERING GROWTH: Lessons from a Woman of the Year By Erin O’Reilly, CMCA, AMS PCAM, FirstService Residential
“For me, education has always held an important value in my growth.”
T his past year, I was nominated and had the honor of winning the Denise M. Becker, Woman of the Year Award. Denise was a true leader within CAI, serv ing as Past President, numerous committees, and previous awards recipient. Like many of you, I found Denise to be an inspiration. To win an award named for her is as special as it gets. One of the things that resonated with me the most during my conversations with Denise was her commitment to continuing education and being a mentor to others. Being in the last quarter of the year, it’s important that we focus on creating both personal and professional goals for next year. Some questions to ask yourself are: • Where does my focus need to be in order to reach these goals? • Have I set myself up for success and are these goals realistic to achieve? • It’s important to push yourself but it’s equally as important to set parameters that can be reached and are measurable.
“Learn to be Comfortable with being Uncomfortable”
The above quote is often credited to Peter McWilliams and is some of the best advice that I have ever heard. The more comfortable we get, going through the difficult/chal lenging times, the easier it is for us to change our mindset. Whether it is through career advancement or personal growth, you are exposed to a variety of opportunities through education, networking, industry insight, and advocacy. One question should be, “How can I use my CAI mem bership more effectively? For me, education has always held an important value in my growth. CAI offers many opportunities both on a local and national level to increase your knowledge through educational accreditations, webinars, updates, articles, and roundtables. These educational opportunities review changes to the Federal, State, and Local laws, and discuss best prac tices and other areas of our industry which allow us to stay CONTINUES ON PAGE 26
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INFO@KIPCON.COM (732) 220-0200 KIPCON.COM
EMPOWERING GROWTH... from page 24.
“Personally, volunteerism has always been my passion.”
As previously shared, one Denise’s greatest traits was the desire to mentor others within this industry. Whether you are new to this industry or a vet eran, there is always an opportunity to learn and grow, helping others to
on top of any changes and other effi ciencies that exist in our industry roles.
grow as well as having a growth mindset is a great way to improve yourself and will likely create addition al opportunities for the future. Wondering how to get more involved? Networking events provide the opportunity to meet new people, gain new connections, learn about career opportunities, build on collab oration, and obtain different perspec tives. Notwithstanding personal or prior commitments, attending a few of these events throughout the year can help you meet multiple subject matter experts and develop contacts. Personally, volunteerism has always been my passion. Through both Com munity Associations Institute and other networking opportunities, I have donat ed much of my time and energy in assisting various charities throughout the years. This has led to my personal growth and exposed me to a world that I didn’t know existed. Whether working with colleagues within the industry, team members within my com pany or with my friends; I have found the entire process very rewarding. As the year 2025 finishes soon, I encourage you all to look into 2026, investing in oneself and setting smart, attainable goals which should include a few networking events. Last advice about your goals…. WRITE THEM DOWN and keep them near you at all times. During the upcoming year, allow yourself to grow, make mis takes, show yourself grace and be kind. Your destiny is up to you. n
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A COMPLETE COMMUNITY EFFORT — Protecting Your Association from Fraudulent Activity By Michael Luzzi, CIRMS, CPIA, EBP, Acrisure
W e have all received the email, text notification or phone call asking if a recent transaction is legitimate. Your heart sinks. Hopefully, it was caught with minimal disruption, funds are returned, the transaction stopped, or a new card is sent to you. Unfortunately, this is becoming all too common place and for community associations it is not always that simple. When an association has fraud or theft, the circumstances are often much more complicated. Proactive measures can be taken to reduce the threat and it is important to have the proper insurance in place when the efforts are successful. It is imperative that the association, board, manager, and management company all work together with their business partners, bank, and insurance professionals to prevent the outside threat. Implementing best business practices can prevent almost all community association crime and fraud claims according to some experts. Most insurance brokers have access to marketing information from carriers that associations can review and use for these procedures. Thousands of checks and ACH transactions are pro cessed by individual management companies on an annual basis. This puts sensitive account information into the world that can fall into the wrong hands. Checks con tain routing numbers, account numbers, signatures, check numbers, addresses, etc. ACH payments include routing
and account numbers. All of these items which are needed to make a payment, can be easily manipulated to commit fraud. It is important to know that while a management company has their own crime/fidelity insurance, almost all community associations are required to carry their own by either their management contract or governing documents. These policies are inexpensive and can protect the associ ation’s assets from outside or even inside threats. An Association’s Role: As individual unit owners, it is important that homeowners learn the safest and most secure ways to make payments. Gone are the days of electronic payments being more dangerous than hard mail. Most people do not realize that check fraud has boomed since the pandemic along with the other types of exposures. Technology advancements allow for more types of threats to emerge. Inquire with your management company as to the options provided to them. If it seems complicated, or over whelming, ask for help. A Board’s Role:
A Board has multiple responsibilities including, but not limited to, ensuring that the association has the proper level and types of insurance. Work with your profession
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