CAI-NJ October 2025

October 2025 Community Trends ®

2025 CAI-NJ ANNUAL 2025 CAI-NJ ANNUAL

CONFERENCE

EXPO

&

CONFERENCE

EXPO

&

Thursday, October 16 8:00 AM - 3:00 PM New Jersey Convention & Expo Center 97 Sunfield Avenue Edison, NJ 08837 Homeowners & community managers, you can’t miss this event! Get EXPERT ADVICE from over 190 exhibitors Cash/prize giveaways Complimentary breakfast & lunch Free for homeowners & community managers Educational programs REGISTER NOW! Sponsored by 8:00 AM - 3:00 PM New Jersey Convention & Expo Center 97 Sunfield Avenue Edison, NJ 08837 Homeowners & community managers, you can’t miss this event! Get EXPERT ADVICE from over 190 exhibitors Cash/prize giveaways Complimentary breakfast & lunch Free for homeowners & community managers Educational programs REGISTER NOW! Sponsored by

www.cainj.org/conference-expo/ www.cainj.org/conference-expo/

TO DOWNLOAD AND PRINT THIS ISSUE, PLEASE CLICK THE ICON BELOW.

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

From the 2025 Conference & Expo Committee Chair...10 Conference Kick-Off Sponsor Announcement..............16 Conference Kick-Off — Register Now!.......................18 Conference & Expo — Register Now!.........................43 Homeowner & Manager Registration Form................44 Conference & Expo Schedule of Events.......................45 Managers All-Access Pass.........................................46 Why Homeowners Should Attend..............................47 Expo Map.................................................................48 Exhibitors (alphabetical)............................................49 Exhibitors (by booth number).....................................50 Conference & Expo Sponsors.....................................51

EXTRAS President’s Corner Looking Ahead

5 6 7 8

CAI-NJ Upcoming Events

Legislative Update

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

13 15 28 30 33 35 39 41

Inside Connection

24

Winter Break Party — Register Now!

Ultimate Event Recap & Photos

Online Board Leadership Development Training Program Information 2026 CAI-NJ Partnership Program Registration

Online Service Directory

52

Annual Awards — Call for Nominations

Manager Member Benefits 53 CMCA Study Group — Coffee & Cram — Save the Date 54 Drop the Mic Karaoke Night with PAC Registration 55 F.A.S.T. Adopt-A-Family 58 Business Partner Linked Record Form 61 2026 Committee Sign-ups 65 Shoot the Cover Photo Contest 67 2025 Ultimate Partner Listings 68

24 What New Jersey Community Associations Need to Know about Fannie Mae Resale Guidelines By David L. Dockery, Esq. Becker 52 Management Trends: No Place Feels Quite Like Home — No Matter Where You Hang Your Hat By Elaine Warga-Murray, MA, CMCA, AMS, PCAM E.W. Murray Consulting, LLC. & RMG

Register Now! See page 43 for 2025 CAI-NJ Conference & Expo Registration Information!

iStock/Getty Images Plus

Thursday, October 16, 2025 at the New Jersey Convention & Exposition Center, Edison, NJ

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OCTOBER 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 issue of Community Trends ® marks our annual Conference and Expo edition—a celebration of the largest gathering of common-interest commu nity members, managers, and business partners in New Jersey. For many, the Conference and Expo serves as their first introduction to CAI, and it can understandably feel overwhelming at the outset. As a board, our priority is to

ensure that members receive the greatest possible value from their involvement. With that in mind, I’d like to share a few suggestions to help members make the most of their experience. Joining CAI is an excellent step toward building both professional expertise and meaningful connections in the community association field. But simply becoming a member is only the beginning—your

“Joining CAI is an excellent step toward building both professional expertise and meaningful connections...”

experience will be what you make of it. To maximize the benefits of membership, here are a few key strategies for getting involved and making your mark. 1. Join a Committee—And be Active Committee membership is one of the most rewarding ways to contribute to CAI. Whether your interests lie in event planning, editing Community Trends ® or advocacy, committees provide a platform to share your talents and gain valu able experience. But remember, joining is just the first step. The real value comes from active participation. Attend meetings, contribute ideas, and volunteer for tasks. The more you engage, the more others will recognize your commitment and leadership. Turn to page 65 for details on joining a CAI-NJ Committee. 2. Show Up to Networking Events CAI regularly hosts events that bring together professionals, board members, and service providers from across New Jersey. These gatherings are more than just social outings—they are opportunities to expand your network, exchange ideas, and build lasting relationships. Make an effort to attend, introduce your self to new faces, and follow up afterward. The connections you form could lead to collaborations, mentorships, or even career opportunities. 3. Volunteer for Projects Special projects—such as proposing, planning, and teaching an educa tional seminar, organizing a charitable initiative, or guest writing an article for

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 42

CAI-NJ

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OCTOBER 2025

LOOKING AHEAD ANGELA KAVANAUGH | CAI-NJ CHAPTER EXECUTIVE DIRECTOR

Annual Conference & Expo Thursday, October 16, 2025 8:00 a.m. – 3:00 p.m. New Jersey Convention & Exposition Center, 97 Sunfield Avenue, Edison, NJ 08837

T his year’s Conference & Expo promises to be a day full of opportunities created specifically for you. Take advantage of all that this year’s Conference & Expo has to offer. Map Out Your Day – Are you shopping for professionals that are all experts in their fields? You will find them when you travel the tradeshow floor and visit 200 booths. All exhibitors specialize in serving common interest com munities (CICs). You can look forward to a full day of education, networking and gathering of valuable infor mation thanks to our exhibiting business partners, man agement companies, our Super Sponsor, Denali Property Management, Inc. at booth #413, and the event spon sors. Community association managers and homeowner leaders, you are welcome to join us free of charge. Network – This is the perfect time to reconnect with your colleagues and professionals that you already know as well as making new acquaintances, all under one roof. Stop by the booths, shop for services, and speak with exhibitors face-to-face to have your questions answered. Education – Become a better leader by educating yourself on issues effecting common interest communities (CICs). This year our programs will include, How Boards Can Use AI to Work Smarter, presented by Frank Cicala, The Baldwin Group, Creating Communities that Shine Inside and Out, presented by Patrick Cramer & John Hurst, By Design Landscapes, Kerri Stimpson, CMCA, AMS & Rene Testa Adams, Taylor Management Company, AAMC, AMO and Chris Welch, Design Alternatives, Collaborating to Build Stronger Communities, presented by Todd Vignola, Add Ventures Construction Services

“Are you shopping for professionals that are all experts in their fields? You will find them when you travel the tradeshow floor and visit 200 booths.” and Russ Fernandes, RS, Becht Engineering, BT, Brains, Budgets, and Balance Sheets: the Courage to Plan Ahead, presented by Tara Baldwin, CPA and Jessica Kizmann, CPA, WilkinGuttenplan, NJ-LAC Navigating New HOA Legislation in New Jersey, a one-hour session presented to you by representatives from the New Jersey chapter Legislative Action Committee (NJ-LAC), Matthew Earle, Esq., Ed San George, PCAM, David Ramsey, Esq., Terry Kessler, Esq., EBP & Greg Vinogradsky, Esq., EBP dis cussing legislative and regulatory issues affecting common interest communities in New Jersey. Be a winner! – In addition to the education and network ing, all attendees will have the opportunity to go home with $1,000 cash. Be sure to drop your ticket off at the CAI-NJ booth and throughout the day four lucky winners will be cho sen. There will be tons of other opportunities for prizes. All community association managers attending the Conference & Expo will receive a raffle ticket and four manager attend ees will be selected to receive a complimentary VIP Pass for the 2026 major CAI-NJ hosted events. Remember to drop your ticket off at the First Citizens Bank booth #205 for an opportunity to win this awesome prize. Don’t forget to

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OCTOBER 2025

pick up your Emerald Path Game Card at registration for a chance at a special New Jersey themed prize. Stop by the designated sponsor exhibitors to have your card stamped and then drop it off at the CAI-NJ booth for your chance to win! CAI-NJ Booth – Visit the CAI-NJ booth where chapter staff will be available to answer your questions regarding membership and all the benefits our chapter has to offer. Conference Kick-Off — Jump start your networking on Wednesday, October 15th at the Sheraton Edison Hotel where all exhibitors, community managers and homeowner leaders are invited to attend. Click here for further informa tion and registration. Please use this issue as your program guide for the day. It includes the tradeshow floorplan (page 48), exhibitor listing (pages 49-50) and the C&E programming schedule (page 45). I hope to see you on October 16th! For further informa tion and to register, visit, https://cainj.org/attendees/ or contact Jaclyn Olszewski at, jaclyn@cainj.org. I hope that you take advantage of this event and all the benefits that CAINJ has to offer. n

Find the Conference & Expo information on pages 43-51 of this issue!

2025-2026 Events & Education Calendar

OCTOBER

DECEMBER

Wednesday, October 15th Conference Kick-Off Sheraton Edison Thursday, October 16th Conference & Expo New Jersey Convention & Exposition Center, Edison Tuesday, October 28th Coffee & Cram - CMCA Study Group CAI-NJ Headquarters, Freehold

Thursday, December 11th Annual Meeting & Chapter Retreat

Grand Marquis, Old Bridge Thursday, December 11th Winter Break Party Grand Marquis, Old Bridge

JUNE

Tuesday, June 16th Dennis R. Casale Memorial Golf Outing Forsgate Country Club, Monroe Twp.

NOVEMBER

Thursday, November 13th Drop the Mic Karaoke Night with PAC Killarney’s Publick House, Hamilton Twp.

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

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OCTOBER 2025

LEGISLATIVE UPDATE

MATTHEW Z. EARLE, ESQ. KATES, NUSSMAN, ELLIS, FARHI & EARLE, LLP LEGISLATIVE ACTION COMMITTEE CHAIR

W elcome to the CAI-NJ Conference and Expo edition of Community Trends ® . If you are in attendance at the Expo, please stop by the Legislative Update session where members of the NJ-LAC, Terry Kessler, Esq., J. David Ramsey, Esq., Es San George, PCAM, Gregory Vinogradsky, Esq., EBP (and including yours truly) will update you regarding recent developments

in New Jersey legislation and regulations that may impact your community. Topics will include, among other things, the following critical updates: • Structural Integrity and Reserve Funding law; • Proposed rule makings regarding affordable hous ing maintenance fees; • Mulch fire safety regulation;

“If you are in attendance at the Expo, please stop by the Legislative Update session where members of the NJ-LAC...will update you regarding recent developments in New Jersey legislation...”

• Proposed homestead exemption laws and amounts of personal property exempt from execution; and, • Developer maintenance obligation regulations. I am sure that as the legislature reconvenes after their summer break, we will have additional items to add to our agenda at the Expo, as this article was written in August! Also, while you were (hopefully) enjoying your time at the beach, the members of the LAC met with the sponsor of the Homestead Exemption law to express our industry’s concerns over how same may impact community association collections. In addition, we have prepared and submitted extensive comments to the proposed affordable hous ing condominium maintenance fee regulations. As we previously expressed to you, the regulations as proposed may completely hamstring the ability of associations with affordable housing units to raise necessary funds. As the legislature goes into “lame duck” session, we expect to see major pushes for various pieces of legislation that have been under the radar. Therefore, be prepared to receive and respond to legislative alerts and calls for action! n

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

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OCTOBER 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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A Message from the 2025 Conference & Expo Committee Chair

Dear CAI-NJ Community, It has been an honor and a privilege to be the Committee Chair for the CAI NJ 2025 Conference and Expo. On behalf of the CAI-NJ Board of Directors, CAI Conference and Expo Committee, and CAI-NJ Staff, welcome to our flagship event! This year will be the largest in our recent history with 200 booths of industry professionals for community managers, community leaders, and business partners to network and explore. CAI-NJ works tirelessly to provide training and continuing education to all associated with running a community. Our goals are to support thriving com munities and provide beautiful, safe, and secure places to live. Please utilize all we have provided for you this year including continuing education, numerous raffles, prizes, $1,000 giveaways throughout the day and the business partners to assist in building our thriving communities. Teamwork makes the dream work! In closing, on behalf of myself, the Conference and Expo Committee of volunteers, and the CAI-NJ staff hope that you all enjoy the experience and let’s continue to build thriving communities!

“This year will be the largest

in our recent history with 200 booths of industry professionals...”

John Echelmeier 2025 Conference and Expo Committee Chair

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OCTOBER 2025

Protecting clients’ interests since 1929

You know Community Associations. We know Community Association Law.

CO-OP • ACTIVE ADULT • RESORT • URBAN • RURAL • SUBURBAN

Let’s talk.

David J. Byrne dbyrne@ansell.law 800-569-3886 • ansell.law

Elysa D. Bergenfeld Catherine M. Brennan Nicole D. Miller Stacey R. Patterson

Ocean Township, NJ I Princeton, NJ l Woodland Park, NJ l New York, NY l Newtown, PA

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

INSIDE CONNECTION ROBIN SURGENT | CAI-NJ DIRECTOR, MEMBERSHIP DEVELOPMENT

Defying Gravity within CAI-NJ (No Broomstick Required!)

T he definition of “limitless” is without end, limit or boundary; as cited in Oxford Languages. When it comes to making the most of your membership, I invite you to “close your eyes and leap” into this amazing organization that encourages you to get involved, give back and make lasting connections. Making the most of membership may seem like a trend this edition, but with some courage, and your industry expert brain, you’ll find that you, our members, are the heart of this organization – all heading down the same road together. You have the power to make connections within the industry by joining a committee, writing articles for our publications, speaking at our educational sessions and socially engaging with CAI-NJ. As the second largest chapter, with over 2,900 mem bers, we rely heavily on our member participation, com mittee volunteers, mediators, speakers and authors, oh my! We look to you, our industry experts, to be the resources for common interest communities (CICs), which is what makes this chapter so successful. A benefit that I implore you to take full advantage is to submit a speaking proposal to educate our members so you can interact directly with them on your industry knowledge! Some other ways to market yourself at no cost is to be the expert for this industry by submitting an article for our monthly magazine, Community Trends ® ! This is your chance to share industry knowledge, educate our readers

on trending community information, and be a continuous resource to our members online. The magazine also has a “Chapter Trending” section where you are encouraged to submit press releases and accomplishments that you want our readers to know about. The New Jersey chapter has so much to offer its mem bership. We’re a family made up of Business Partners,

“You have the power to make connections within the industry by joining a committee, writing articles for our publications, speaking at our educational sessions and socially engaging with CAI-NJ.”

Managers, Management Companies and Homeowners all coming together with one common goal: advancing excellence in the governance, management and quality of life of community associations. Because home is like no other place, the CAI-NJ team is always here for all your membership needs. We want your resources and involvement within the chapter to remain limitless so you can soar high above the rainbow where you’re making the most out of your membership. n

For more information, visit www.cainj.org — the website of CAI-NJ.

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OCTOBER 2025

CONFERENCE

SPONSORED BY SPONSORED BY

PLEASE JOIN US FOR A GREAT EVENING OF NETWORKING WITH COMMUNITY MANAGERS AND EXHIBITING BUSINESS PARTNERS WWW.CAINJ.ORG/NETWORK-EVENTS/

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Payment Methods: 1.) Check payable to CAI-NJ, mailed to: CAI-NJ Attn: Conference Kick-Off

Name/Designation 1:__________________________________ Company Name: ______________________________________ Phone: ________________________________________________ Email:_________________________________________________

500 Harding Road Freehold, NJ 07728

____ # Partner Tickets (see below) ____ # Booth Tickets (1 per booth) ____ # Regular Tickets (full price) Ultimate Partners receive 4 tickets Elite Partners receive 2 tickets Premier Partners receive 1 ticket • • •

TOTAL COST $________

2.) Pay by credit card. Email registration to events@cainj.org and you will be able to pay online in your CAI-NJ Member Portal.

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. Registrations will not be processed until all previous outstanding balances are paid in full. Cancellations must be made by October 13th, 2025 for a full refund to be provided, swaps can be made at any time.

• Each Conference Booth receives 1 discounted ticket for the reception and party ($75) Registration: By 10/1 10/2 - onsite CAI-NJ Members: $125 $150 Non-Members: $200 $225 ADDITIONAL ATTENDEE INFORMATION Name/Designations

Company (if different from above) Email (for confirmations) 2._______________________________________________________________________________________________________________ 3._______________________________________________________________________________________________________________ 4._______________________________________________________________________________________________________________ 5._______________________________________________________________________________________________________________ For more information or to register, contact events@cainj.org. Must be an exhibitor, manager or homeowner to attend. This event requires a cancellation notice of at least 72 hours in advance or a refund will not be provided.

CAI-NJ advises that for training, marketing or other purposes, this event may be recorded, videotaped and/or photographed. By attending this event, the registrant(s) consents to the use of his/her image by CAI-NJ and agrees to waive any claim for the use of his/her image, including without limitation, the appropriation of his/her image for commercial purposes or the invasion of his or her privacy.

INFO@KIPCON.COM (732) 220-0200 KIPCON.COM

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Alliance Association Banking

Innovative Solutions for Your Community Association

Local Banks Have Tellers, We Have Listeners Western Alliance Bank strives to deliver the best of all worlds: expertise grounded in the community association arena and deep banking resources, along with tech-forward solutions, including our industry-leading ConnectLive 1 interface. That’s all in addition to our customer-first philosophy that leads to superior service.

What sets us apart is that all of our operations, products and relationship managers are exclusively dedicated to the community association industry.

Benefits for Your Community Association y Banking 2 and lockbox 3 payment services provided free of maintenance fees y Community associations enjoy several online payment options, including one-time or recurring payments from a homeowner’s checking or savings accounts and payment options from credit or debit cards y Homeowner self-service portal to manage online assessment payment frequency, payment dates, contact information, email notifications and more y Community associations are paid interest on checking accounts and competitive rates on money market and CD offerings 4 y Online read-only banking access for board members to view bank accounts or statements y Personalized investment strategies for reserve funds through CDARS ® , including amounts greater than the FDIC limit of $250,000 5 y Association loans 6 available for capital improvement projects

Jamie Kay Redden, EBP Vice President New Jersey, New York, & Pennsylvania p (724) 910-6304 e jredden@westernalliancebank.com

StacyDyer Senior Managing Director, East Region p (843) 637-7181 e sdyer@westernalliancebank.com

1 ConnectLive is not affiliated with Western Alliance Bank. The ability to integrate with ConnectLive may depend on the accounting software used. Services and integration tools may differ by software. 2 Fees may be imposed for additional services. Refer to the disclosures provided at account opening and the Schedule of Fees and Charges for additional information. 3 Funds deposited through the Lockbox will follow Western Alliance Bank’s funds availability policy as outlined in the Deposit Account Agreement Disclosure. 4 Withdrawal transaction limits apply. Refer to the disclosures provided at account opening and the Schedule of Fees and Charges for additional information. 5 Placement of funds through IntraFi Network Deposits is subject to the terms, conditions, and disclosures in the service agreements, including the Deposit Placement Agreement (“DPA”). Limits apply and customer eligibility criteria may apply. Program withdrawals may be limited to six per month for funds placed in MMDAs. Although funds are placed at destination banks in amounts that do not exceed the FDIC standard maximum deposit insurance amount (“SMDIA”), a depositor’s balances at the relationship institution that places the funds may exceed the SMDIA (e.g., before settlement for a deposit or after settlement for a withdrawal) or be ineligible for FDIC insurance (if the relationship institution is not a bank). As stated in the DPA, the depositor is responsible for making any necessary arrangements to protect such balances consistent with applicable law. If the depositor is subject to restrictions on placement of its funds, the depositor is responsible for determining whether its use of IntraFi Network Deposits satisfies those restrictions. CDARS is a registered service mark of IntraFi Network LLC. 6 All offers of credit are subject to credit approval.

westernalliancebank.com

07.25 Western Alliance Bank, Member FDIC.

We Represent: Condominium Associations Home Owner Associations Co-operative Housing Corporations Main Office: 850 Carolier Lane • North Brunswick, N.J. 08902 Phone: 732-246-1221 • Fax: 732-246-1872

North Brunswick Brick Township Brigantine (Brigantine office is meeting location by appointment only) SCHEDULE A SEMINAR WITH YOUR ASSOCIATION BY CONTACTING US AT:

FirmRelations@TheAssociationLawyers.com www.TheAssociationLawyers.com

ELEVATE YOUR COMMUNITY WITH AT ARTHUR EDWARDS INC., WE'VE DEDICATED OURSELVES TO COMMUNITY ASSOCIATION MANAGEMENT FOR OVER 39 YEARS. OUR COMMITMENT ISN'T JUST IN OUR YEARS OF EXPERIENCE; IT'S IN OUR DEDICATION TO SERVING YOUR COMMUNITY WITH UNPARALLELED EXCELLENCE. ARTHUR EDWARDS, INC. ASSOCIATION MANAGEMENT FOR OVER 40 YEARS. OUR COMMITMENT ISN'T JUSTIN OUR YEARS OF EXPERIENCE; IT'S IN OUR DEDICATION TO SERVING YOUR

Experience Excellence: With over three decades in the field, our expertise speaks volumes. Team Collaboration: Our approach involves working hand-in-hand with your board, alleviating all pressures and stresses. Human-Centric Service: Tired of automated responses? A live person will always answer your calls with personalized service, every time. 24/7 Emergency Assistance: Emergencies don't wait for office hours. That's why we provide round the-clock live emergency service, ensuring peace of mind for all residents. Listening, Learning, Leading: We understand the power of listening. We value hard work and embrace each day as an opportunity to learn something new—empowering us to serve you better.

Join hands with Arthur Edwards Inc. and witness the difference experience and dedication make in community management. Serving all of NJ.

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What New Jersey Community Associations Need to Know about Fannie Mae Resale Guidelines David L. Dockery, Esq., Becker

I n June of 2025, the Federal National Mortgage Association (“Fannie Mae”) released their latest updates with regards to underwriting guidelines for condomini um, HOA, and coop resales in a helpful FAQ format. It is estimated that approximately 70% of all community asso ciation loans are guaranteed by Fannie Mae or Freddie Mac and 60% to 70% of all community association developments are more than 30 years old. Both Freddie and Fannie do not lend money directly but are guaran

deem necessary in order to guarantee a mortgage loan. Here are some of the salient highlights and summaries from Fannie Mae’s FAQs and how these issues may interplay with New Jersey law: Reserves New Jersey’s Structural Integrity Bill (S2760/A4384) signed into law in January 2024 requires, among other things, that community associations must reserve funds in accordance with its reserve study, which now must be conducted every 5 years. As part of the lender question naire process, a copy of the reserve study is requested. Fannie Mae guidelines require that the association must have a minimum annual budgeted replacement reserve allocation of 10%. This is calculated by dividing the annual budgeted replacement reserve allocation by the association’s annual budgeted assessment income. Special assessment income cannot be used in lieu of the 10% budget reserve allocation. While as of the writing of this article, to the best of the author’s knowledge, Fannie Mae is not yet looking for reserve funding compliance under state law, it is anticipat ed this on the horizon.

tors of third-party loans and purchasers of loans in the secondary mortgage mar ket. Therefore, each mort gage lender qualifies loans under its interpretation of the Fannie Mae guidelines. While there is a myriad of guidelines that loan under writers must satisfy, due to aging community associa

“Fannie Mae continues to focus on the physical condition of buildings and the reserve funding they deem necessary in order to guarantee a mortgage loan.”

tion developments, Fannie Mae continues to focus on the physical condition of buildings and the reserve funding they

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Municipal Inspections Associations that fail to pass state, county, or other mandatory jurisdic tional inspections are not eligible for

Fannie Mae guaranteed loans. Building and Mechanical Inspections

Under the recent Structural Integrity Law, certain community association buildings must be inspected on a particular schedule. While Fannie Mae does not require an inspection to be completed for any development, if one has been completed within 3 years prior to the review date, then it must be reviewed. If the lender is unable to obtain the information to make a determination as to the con dition of critical repairs, the project is not eligible for Fannie Mae. Similarly to the issue with the new law, to the best of the author’s knowledge, under writers are not looking for state law compliance, but it is likely a matter of time before it becomes part of the process. Critical Repairs In its guidelines, Fannie Mae contin ually refers to the term “critical repairs,” but many boards and managers may not know exactly what this term means. By way of example, Fannie Mae refers to critical elements needing repair, which are those resulting in, “mold, water intrusion or potentially damaging leaks, advanced physical deterioration of load bearing structures, failure of roof, unsafe balconies, foundation, or parking structure issues, that if left uncorrected, could result in critical ele ment or system failure. Routine repairs are preventive in nature or part of normal capital replacements accom CONTINUES ON PAGE 26

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RESALE GUIDELINES... from page 25.

on Fannie Mae Form 1076. Lenders may use various iterations of the form to obtain the information needed to comply with Fannie Mae guidelines. It is often asked by community associations whether the questionnaire needs to be completed. While the forms and information are tech nically not legally required to be provided, nonetheless,

plished within the project’s normal operating budget or through a special assessment and are similar to proactive maintenance repairs and a delay in the repair would not

result in critical element or system failure.” It should be further noted that Fannie Mae will not deem a project eligible that has unfunded repairs totaling more than $10,000 per unit. Fannie Mae defines “unfunded” as the association “does not have the funds in place to pay for the repairs and must postpone the remedia

lenders must obtain the necessary infor mation Fannie Mae requires for the loan to be guaranteed. While parties with an

“Fannie Mae will not deem a project eligible that has unfunded repairs

interest in the transaction such as the real estate agent, seller, buyer, or unit owner may also provide the documentation, the end result is that if a lender

totaling more than $10,000 per unit.”

tion. It is acceptable if the association imposes a special assessment or obtains a loan to fund the repairs. However, if the special assessment is related to safety, soundness, structural integrity, or habitability, all related repairs must be fully completed.” Form 1076 Questionnaire The inquiries most lenders use to obtain the foregoing information come by way of a questionnaire, modeled

is not provided with the information it needs, the associa tion will be disqualified from funding by Fannie Mae and will be placed on the ineligible project database. It can be a daunting task for an association to be requalified, which is beyond the scope of this article. However, boards and managers are cautioned in answering the lender questionnaire without guidance from their legal counsel, engineer, or other qualified profession

Architecture & Design Benchmarking Building Envelope Capital Reserve Studies Civil Engineering Concrete Restoration Energy Services EV Charging Guidelines & Feasibility Expert Witness Façade Inspections Forensics, Litigation & Insurance Claims Local Law Inspections Mechanical, Electrical, Plumbing Parking Garage Restoration Structural Engineering Transition Studies

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95 Mount Bethel Road Warren, NJ 07059

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

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al. Most of the questions cannot be answered by the association since the board and its manager are simply not qualified to answer, meaning they lack the requisite legal and engineer ing expertise. Asking an unqualified board or manager to make represen tations about the structural condition of the property, combined with fur ther misunderstandings between the association and lender may incur unnecessary and inadvertent legal liability, regardless of the condition of the building. Boards and managers are urged to consult with their legal and building professionals to properly navigate the legal and lending requirements to maintain the financial health and resale value of their community. n

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