CT August 2026

August 2026 Community Trends ®

FINANCIALS

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• Box of Rain: A Tribute To Denise Becker • The Bid Looked Great — Until It Didn’t: Apples-to-Apples Contract Review for Smarter HOA Decisions, Why “Comparing Apples to Apples” Can Save You and Your Community Money and Time. • Engineering Better Insurability • A Manager’s Perspective on the Community Association Budget • Understanding Special Assessments • The Balance Sheet Doesn’t Lie ...and more! TO DOWNLOAD AND PRINT THIS ISSUE, PLEASE CLICK THE ICON BELOW. In This Issue

The Community Associations Institute New Jersey chapter would like to thank its 2026 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

16 Box of Rain: A Tribute To Denise Becker By Jonathan H. Katz, Esq. Becker

16

22 The Bid Looked Great — Until It Didn’t: Apples-to Apples Contract Review for Smarter HOA Decisions, Why “Comparing Apples to Apples” Can Save You and Your Community Money and Time By Dawn Kearney, CMCA, EBP, M&T Bank 34 Engineering Better Insurability By Kristy Winchock, EIT, EBP, Morris Engineering, LLC and Eric Eggert, CIC, CIRMS, Mackoul Risk Solutions, LLC 40 A Manager’s Perspective on the

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Community Association Budget By Erin O’Reilly, CMCA, AMS, PCAM, FirstService Residential 47 Understanding Special Assessments By Mary Ellen Liberatore, Esq., Buckalew Frizzell & Crevina, LLP 50 The Balance Sheet Doesn’t Lie By Michelle Price, CMCA, AMS,

2026 Conference & Expo — October 15, 2026 Conference Kick-Off...........................41 Save the Date...................................43 Schedule of Events.............................44 Managers All-Access Pass...................45 Why Board Members Should Attend....46

Corner Property Management Company, AAMC

52 Management Trends: Understanding Community Association Financials By Ray Barnes CMCA, AMS, PCAM, Taylor Management Company, AAMC, AMO

EXTRAS President’s Corner Looking Ahead

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47

CAI-NJ Upcoming Events

Beach Party Sponsor Announcement

11 12

Beach Party — Register Now!

Legislative Update 13 Nomination Application for the CAI-NJ Board of Directors 15

Spill the Tea — Exclusive Women’s Networking Event — Register Now! Business Partner Skill Building Webinar Fall Pints with PAC — Save the Date F.A.S.T. Olympics — Register Now! Dennis R. Casale Golf Outing Recap & Photos

17 19 21 25 27 35 39 49 53 57 60 64

iStock/Getty Images Plus

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52

New Member Welcome Event 2027 CAI-NJ Committee Sign-ups F.A.S.T. School Supply Drive

Drop the Mic with PAC

New Members

2026 Ultimate Partner Listings Manager Basics — Save the Date

3

AUGUST 2026

CAI-NJ BOARD OF DIRECTORS

EXECUTIVE COMMITTEE

PRESIDENT-ELECT JOSEPH CHORBA, CPA WILKINGUTTENPLAN

PRESIDENT RYAN FLEMING, CIRMS, EBP THE BALDWIN GROUP

VICE PRESIDENT MICHAEL FLIPPIN, CMCA, AMS, PCAM INTEGRA MANAGEMENT CORP., AAMC

TREASURER CHERYL RHINE, CIC, CIRMS, EBP USI INSURANCE SERVICES

SECRETARY ERIN O’REILLY, CMCA, AMS, PCAM FIRSTSERVICE RESIDENTIAL

BOARD MEMBERS

Mary Barrett, Esq. Stark & Stark, PC Business Partner Bruce Blum Canal Walk Homeowners Association Homeowner Leader Steven Mlenak, Esq. Greenbaum, Rowe, Smith & Davis, LLP Business Partner

Kristina Munson, CMCA, AMS, PCAM RCP Management Company, AAMC, AMO Management Company John Reichart, CMCA, AMS Associa Community Association Manager

IMMEDIATE PAST PRESIDENT Steven Mlenak, Esq. Greenbaum, Rowe, Smith & Davis, LLP

GENERAL COUNSEL Jason Orlando, Esq. Orlando Murphy LLP

PRESIDENT’S CORNER Ryan Fleming, CIRMS, EBP

2026 CAI-NJ PRESIDENT THE BALDWIN GROUP

CAI-NJ TEAM

Strong Financials Are the Foundation of a Strong Community

JACLYN OLSZEWSKI, CAE CHAPTER EXECUTIVE DIRECTOR JACLYN@CAINJ.ORG ROBIN SURGENT SENIOR DIRECTOR OF CHAPTER DEVELOPMENT ROBIN@CAINJ.ORG BROOKE STOPPIELLO-NEVINS COMMUNICATIONS MANAGER

W hen people evaluate a community association, they often focus on vis ible measures of size and complexity. How many homes are there? Is there a clubhouse? Does the community have a pool, fitness center, or private roads? While these factors certainly influence operations, they tell only part of the story.

“Strong community association financials are not simply about having money in the bank.”

The true risk profile and long-term stability of a community association are determined by something far less visible: its financial health. Strong community association finan cials are not simply about having money in the bank. They reflect the board’s

BROOKE@CAINJ.ORG JOCELYN GARLOCK EDUCATION MANAGER JOCELYN@CAINJ.ORG EMILY NAJJAR, MBA

EVENTS MANAGER EMILY@CAINJ.ORG PAYTON ROTHMAN ADMINISTRATIVE MEMBERSHIP COORDINATOR PAYTON@CAINJ.ORG

commitment to responsible governance, strategic planning, and protecting prop erty values for current and future homeowners. In today’s environment of rising costs, aging infrastructure, and increasing homeowner expectations, financial

stewardship has never been more important. Looking Beyond Community Size

Contact CAI-NJ

It is easy to assume that larger communities present greater risk than smaller ones. Likewise, a community with extensive amenities may appear more chal lenging to manage than one with limited common elements. In reality, risk is influenced by far more than the number of units or the size of the clubhouse. A 50-unit community with inadequate reserves and deferred maintenance may represent significantly greater risk than a 500-unit association with healthy finan cials, a disciplined maintenance program, and a well-informed board. Similarly, a community with modest amenities can face substantial financial challenges if it lacks proper planning for future repairs and replacements. The most successful associations recognize that financial strength is not mea sured by size. It is measured by preparedness. The Importance of Operating Fund Health A healthy operating budget serves as the backbone of day-to-day community operations. It funds essential services such as landscaping, snow removal, utili ties, insurance, management, and routine maintenance. When operating funds are insufficient, associations can quickly find themselves reacting to problems rather than managing them proactively. Deferred mainte

ADDRESS: CAI-NJ

500 HARDING ROAD FREEHOLD, NJ 07728

PHONE:

609-588-0030 609-588-0040

FAX: WEB:

WWW.CAINJ.ORG INFO@CAINJ.ORG

EMAIL:

CAI-NJ on Social Media

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

@cai_newjersey

CONTINUES ON PAGE 55

@cai_nj1

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AUGUST 2026

LOOKING AHEAD JACLYN OLSZEWSKI, CAE | CAI-NJ CHAPTER EXECUTIVE DIRECTOR

I t’s hard to believe summer is already halfway over. As I sit down to write this month’s article, I find myself reflect ing on just how quickly the season has flown by and everything our chapter has accomplished together. From educational programs and networking events to profes sional development opportunities and volunteer initiatives, 2026 has already been an exciting and productive year for CAI-NJ and we’re just getting started. As we begin looking ahead to the fall, we naturally shift our focus toward planning, budgeting, and preparing for another successful year. One of the most important ways members can shape the future of our chapter is by becom ing involved in leadership. This fall, CAI-NJ will begin accepting nominations for our Board of Directors. We will have openings for both Business Partner Representatives and Homeowner Leader Representatives. Serving on the board is a rewarding opportunity to help guide the strategic direction of the chap ter, support our membership, and ensure CAI-NJ continues to provide exceptional value to our industry. If you’ve ever considered taking the next step in your volunteer journey, I encourage you to review the eligibility requirements and consider submitting your nomination. Not quite ready for the board? Joining one of our committees is another excellent way to get involved. Our committees are truly the driving force behind many of the programs, events, and initiatives that make CAI-NJ one of the strongest chapters in the country. Committee mem bers collaborate with fellow volunteers, develop leadership skills, expand their professional networks, and make a meaningful impact on our organization. To help members learn more about these opportunities, CAI NJ will host a Committee Information Webinar on September 16th Find Your Fit: 2027 Committees Uncovered Webinar. Whether you’re a longtime member looking to become more involved or someone who recently joined the chapter, this webinar will provide an overview of each com

mittee, explain expectations for participation, and answer questions about the appointment process. Our chapter offers a variety of committees designed to match different interests and professional goals: Business Partner Committee – Focuses on enhancing the experience of our business partner members through networking, education, and professional development. Conference & Expo Committee – Plans and supports our largest educational event of the year, including spon sorships, programming, and attendee engagement.

“Our chapter offers a variety of committees designed to match different interests and professional goals...”

Editorial Committee – Produces Community Trends ® by reviewing, editing, and soliciting articles that keep our members informed. Future All Star Team (F.A.S.T.) – Develops future industry leaders through networking, civic outreach, fundraising, and professional development opportunities. Homeowner Leader Committee – Creates education and programming specifically for homeowner leaders serving their communities. Manager Committee – Promotes professional com munity management through education, certifications, information sharing, and industry best practices. Membership Committee – Welcomes new members, encourages member retention, and helps strengthen the CAI-NJ community. North Jersey Regional Committee – Expands chapter engagement by planning networking and educational opportunities throughout North Jersey.

CONTINUES ON PAGE 62

6

AUGUST 2026

SCHEDULE UPCOMING EVENTS DROP THE MIC WITH PAC

6 AUG 13 AUG

Killarney’s Publick House, Hamilton

SPILL THE TEA - EXCLUSIVE WOMEN’S NETWORKING EVENT Canal Walk Homeowners Association, Somerset

BOARD LEADERSHIP DEVELOPMENT WORKSHOP

26-27 AUG

CAI-NJ Headquarters, Freehold

BUSINESS PARTNER SKILL BUILDING WORKSHOP: BUILDING YOUR PERSONAL BRAND

15 SEPT 10 SEPT 1 SEPT 16 SEPT

Live Webinar

ANNUAL BEACH PARTY Martell’s Tiki Bar, Pt. Pleasant

JOINT BEST PRACTICES ROUNDTABLE Concordia Homeowners Association, Monroe Township FIND YOUR FIT: 2027 COMMITTEES UNCOVERED Live Webinar

24 SEPT

FALL PINTS WITH PAC NETWORKING EVENT Homestead Bar & Kitchen, Morristown F.A.S.T. OLYMPICS The Sportsplex at Metuchen, Metuchen

1 OCT 14 OCT 15 OCT 10 NOV 10 DEC 10 DEC

CONFERENCE KICK-OFF Sheraton, Edison

ANNUAL CONFERENCE & EXPO New Jersey Convention & Expo Center, Edison

MANAGER BASICS

Live Webinar

ANNUAL MEETING & CHAPTER RETREAT Grand Marquis, Old Bridge

WINTER BREAK PARTY Grand Marquis, Old Bridge

REGISTER FOR THESE & OTHER EVENTS AT WWW.CAINJ.ORG ALL EVENTS SUBJECT TO CHANGE

2026 CAI-NJ COMMITTEES

BUSINESS PARTNER Dave Kiessling, RS, EBP — Chair Chris Merkler — Vice Chair Chuck Anania Zainab Awelenje Tavarious Butts, EBP Carlos Ezeta Colm Fidgeon Saher Gouda, EBP Sean Grayson Mina Hanna Randy Irwin, PG

Anthony Gjergji Kristin Guinan Jenny Hollingsworth Sal Iozzia Lisa Komitor Thomas McGowan Paul Migliore Michael Polulak, Esq. David Shahrabani

Laurie Nieliwocki Nicole Martone, CMCA, AMS, PCAM Scott Selby Mariaellen Varelis, CMCA Elaine Warga-Murray, AMS, PCAM, CMCA, MA Board Liasions: Michael Flippin, CMCA, AMS, PCAM Erin O’Reilly, CMCA, AMS, PCAM Staff Liaisons: Jocelyn Garlock Robin Surgent MEMBERSHIP Melissa Lloyd, CMCA, AMS — Chair Francisco Marcucci — Vice Chair John Azeri Tara Baldwin, CPA Elysa Bergenfeld Esq. Megan Brazil, EBP Nicholas Lazzara Maria Mikowski Colette Montanaro Andrew Newman, CMCA, AMS, PCAM Ashleigh Perrine Kathleen Radler Brent Rivenburgh, AAI Michael Ryan Lawrence Sauer, CMCA, PCAM, CPM Denise Schiera Board Liasions: Joe Chorba, CPA Kristina Munson, CMCA, AMS, PCAM Staff Liaison: Payton Rothman Robin Surgent NORTH JERSEY REGIONAL Michael Luzzi, EBP, CPIA, CIRMS — Chair Stacey Patterson, Esq. — Vice Chair Robert Arnone, CMCA, AMS JP Ascolese Brandon Bare Chris Begbie Bill Beyer Marty Conway Linda Courain, CMCA, AMS Jeffrey Logan Jay Martorelli Francis McGovern, Esq. Nika Postnikov Vincent Rapolla, AMS, PCAM Mike Stallings Gregory Vinogradsky, Esq., EBP Board Liasions: Michael Flippin, CMCA, AMS, PCAM John Reichart, CMCA, AMS Staff Liaisons: Jocelyn Garlock Robin Surgent SUMMER EVENTS Lorenzo Cullari, AICP — Chair Paul Wojciechowski — Vice Chair Tana Bucca, Esq. Glen Corson Patrick Echevarria Eric Eggert, CIRMS, CIC, EBP Fred Brody Jeff Cuevas Nikki Gist Steve Fega Ryan Fraser Jodi Gerhart Cory Haynes John Johnson, CMCA Lila Khiry Cirillo Kiran Koranteng Steven Kratchman, CRIS

Brittany Hulbert Mary Ellen Liberatore, Esq. Jessica Long Kevin Mackoul

Matthew Manners Nicole Miller, Esq. Patrick Mulhern Jose Romero Peter Shine, Jr. Jalaysia Stevenson Holly Stimmel Jimmy Stovall Cade Stratton Mark Supinski Kristy Winchock, EBP Matt Wright Board Liasions:

Nick Schiera Peter Smidt Jasmin Shelton Nick Smull Jillian Steeber Michael Sturchio Randy Vogel Melissa Volet, Esq. Ryan Weiner, CIC, AAI Board Liasions: Erin O’Reilly, CMCA, AMS, PCAM John Reichart, CMCA, AMS Staff Liaisons: Emily Najjar, MBA WINTER EVENTS Jodi Smallwood, EBP, RS — Chair Kristi Evans — Vice Chair Glen Corson Lindsay Cupples, EBP Brandi Durbin Rob Galano Annie Gonzales Nikolaos Haralambopoulos, CPA Board Liasions: Joe Chorba, CPA Ryan Fleming, CIRMS, EBP Staff Liaisons: Emily Najjar, MBA WOMEN’S LEADERSHIP Nikki Schillaci, EBP — Chair Anita Rothery — Vice Chair Briana Arvay Mary Barone, CMCA, AMS Mikel Bradley Jennifer Carr Jamie Cullen-DeVries, CMCA, AMS Alexis Dairman, Esq. Nicole Guyader Ilene Jablonski Jenny Johnson Jaclyn Kavendek Helene Kelly Jessica Kizmann, CPA Becky Mateus, CIC, CPIA, CFM, ANFI Shannon McCormick Tricia McMahon Cynthia Santos Cheryl Siegel Board Liasions: Mary Barrett, Esq. Cheryl Rhine, CIC, CIRMS, EBP Aram Karabulut, Esq. Christine Maldonado Holly Mull, EBP Vanessa Pena Kari Prout, CMCA Jessica Rauch Eileen Szelewicki, CMCA Aleks Tasic, Esq. Christina Veintimilla Randy Vogel Jill Zulin

Vanessa Lopenzina Kim Manicone, EBP Jonathan Moscou David Ross Mark Riggio

Tim Sullivan, EBP Matthew Tomczyk Ryan Trembley David Velasco, CMCA, EBP Board Liaisons: Steve Mlenak, Esq. Ryan Fleming, CIRMS, EBP

Michael Flippin, CMCA, AMS, PCAM Kristina Munson CMCA, AMS, PCAM Staff Liaison: Emily Najjar, MBA HOMEOWNER LEADER Barbara Finn — Chair Gerald Bajc Roz Brodsky Bill Cohen Kenneth Freeman Lois Gerber Cynthia Hoffman Carl Kentzel Marcia Klioze Hazel Thomas-Ryan Robert Travis, CIRMS, CPIA, EBP Board Liasion: Bruce Blum

Staff Liaisons: Jocelyn Garlock Robin Surgent

CONFERENCE & EXPO George Caso Martinez — Chair Holly Teufel, CMCA, AMS — Vice Chair Shelia Adams, CMCA, AMS

Nicole Ancona Tom Anzalone

Brian Aubrey, PCAM Martin Bahner, EBP Chris Belkot Joe Bonafede Jay Burak Jordan Burkhalter, CPA Ellen Comiski, CMCA

Staff Liaisons: Jocelyn Garlock Robin Surgent LEGISLATIVE ACTION COMMITTEE (LAC)/PAC Edward San George, PCAM — Chair Gregory Vinogradsky, Esq., EBP — Vice Chair Terry Kessler, Esq. — Secretary Mohammed Salyani, CPA, FCCA — Treasurer Liz Comando, CMCA, PCAM — PAC President Andrew Podolski, Esq. — PAC Vice President Matthew Earle, Esq. — PAC Committee James Rademacher, EBP — PAC Committee Jennifer Alexander, Esq. Gerry Bajc Rozlyn Brodsky Martin Cabaler, Esq. Mitchell Frumkin, RS Chuck Graziano Karyn Kennedy-Branco, Esq. Richard Milder Steve Mlenak, Esq. Christopher Nicosia,MM CMCA AMS PCAM Jennifer O’Brien, CMCA Lisa Rayca, CMCA, AMS Cheryl Rhine, CIC, CIRMS, EBP Jackie Thermidor, CMCA, AMS, PCAM Bob Travis, CIRMS Board Liasions: Steven Mlenak, Esq. Cheryl Rhine, CIC, CIRMS, EBP Staff Liaisons: Jaclyn Olszewski, CAE Robin Surgent MANAGER Erin Spiliotopoulos, CMCA, AMS — Chair Danyel Penix, CMCA — Vice Chair Raymond Barnes, CMCA, AMS, PCAM Brian Burd Donna Fiore, CMCA Kevin Fletcher, CMCA, AMS

Tara dos Santos John Echelmeier Tiffany Fisher Jacqueline Grant, CMCA Marc Kamhi Jamie Kazazian Jerome Quagliozzi Board Liasions: Bruce Blum Kristina Munson, CMCA, AMS, PCAM Staff Liaisons: Jocelyn Garlock Emily Najjar, MBA EDITORIAL Damon Kress, Esq. — Chair Justine DelVecchio — Vice Chair Pushpa Agrawal Matthew Earle, Esq. Gerry Guidice Michael Mezzo, CPA, MBA Steve Morris, RS, PE Casey Sky Noon Andrew Podolski, Esq. Patricia Polak Michelle Price, CMCA, AMS Kerri Stimpson, CMCA Board Liasions: Mary Barrett, Esq. Erin O’Reilly, CMCA, AMS, PCAM Staff Liaison: Brooke Stoppiello-Nevins Robin Surgent F.A.S.T Chelsea Brodmerkel, EBP — Chair Will Meola, RS — Vice Chair

Staff Liaisons: Jocelyn Garlock Robin Surgent

Marty Ehrlich Frank Fasolo Chris Fernandes, EBP Clarissa Garito

Kelly Arnold Frank Cicala Rebecca Gavin Freedom Hildreth

Jacqueline Grant, CMCA Chuck Graziano, PCAM Tejas Kadia, CMCA, AMS

9

AUGUST 2026

CAI-NJ 2026 PARTNERS

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. GAF Roofing Material Manufacturer Griffin Alexander, P.C.

Kipcon, Inc. Lemus Construction, Inc. McGovern Legal Services, LLC Professional Restoration Services LLC DBA PuroClean Hoboken PS&S, LLC Rezkom Enterprises, Inc. Stark & Stark PC Taylor Management Company, AAMC, AMO Technocality, Inc

USI Insurance Services Western Alliance Bank WilkinGuttenplan

New Jersey Natural Gas O&S Associates, Inc.

Cutolo Barros LLC Down to Earth Landscaping Inc. Environmental Designers Irrigation, Inc. EOSSO Brothers Paving Fox Chase Contracting Greenbaum, Rowe, Smith & Davis LLP Hill Wallack LLP

Accent Group Acrisure All County Exteriors

Parallel Architectural Group Pardini R. Construction Corp. Planned Companies Popular Association Banking Quality 1st Companies

Amco Pest Solutions, Inc. Becht Engineering, BT., Inc. The Baldwin Group

Buckalew Frizzell & Crevina CertaPro Painters of Central & Lower Bucks Clearview Washing Core Maintenance and Construction Cowleys Pest Services

Reino Construction Regal Restoration Republic Services Inc. T.G Basile Inc. Valley Bank Wilkin Management Group, Inc., AAMC

The Jesan Companies KPI2 Enterprises, Inc. Mackoul Risk Solutions Morris Engineering, LLC National Contractors, Inc. National Cooperative Bank

Association Advisors NJ Association Reserves, Inc. Brush and Hammer LLC DS Squared Contracting & Maintenance Services Design Alternatives Group, LLC First Citizens Bank FirstService Residential

Garden State Pavement Solutions Girodano, Halleran & Ciesla Homestead Management Services, LLC, AAMC Hueston, McNulty, P.C. L.N. Rothberg & Son, Inc. Landscape Maintenance Services, Inc. Puddle Pool Services

Radom & Wetter Rainbow G&J Painting RCP Management Company, AAMC, AMO Renda Roads SmartStreet Powered By BANC of California South Shore Construction Towne & Country Management, Inc.

Sponsored by

PLEASE JOIN US FOR OUR LARGEST NETWORKING EVENT OF THE YEAR!

Sponsored by

MUST BE 21+ MUST BE 21 + TO ATTEND TO ATTEND

THURSDAY, SEPTEMBER 10TH | 4:00PM TO 8:00PM MARTELL'S TIKI BAR, PT. PLEASANT

Before 8/14 8/14 - Onsite

Payment Methods: 1.Pay by credit card. Please login to your member account at www.cainj.org or call the CAI-NJ Office at 609-588-0030 for assistance. 2.Check payable to CAI-NJ, mailed to: CAI-NJ, Attn: Beach Party

Members

$100 $160

$125 $185

Non-Members

Ultimate Partners: 4 Tickets Elite Partners: 2 Tickets Premier Partners: 1 Ticket

500 Harding Road Freehold, NJ 07728

1. Name/ Designation:_ ______________________________ Company:____________________________________________ Email:_________________________________________________ 2. Name/ Designation: _______________________________ Company:_____________________________________________ Email:__________________________________________________ 3. Name/ Designation: _______________________________ Company:_____________________________________________ Email:__________________________________________________ 4. Name/ Designation: _______________________________ Company:_____________________________________________ Email:__________________________________________________ 5. Name/ Designation: _______________________________ Company:_____________________________________________ Email:__________________________________________________

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 September 4, 2026, for a full refund to be provided, swaps can be made at any time.

*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.

Send this completed registration form to events@cainj.org.

LEGISLATIVE UPDATE

ED SAN GEORGE, PCAM INTEGRA MANAGEMENT CORP., AAMC LEGISLATIVE ACTION COMMITTEE CHAIR

“What happened in June is condominium buildings got added to the definition of a type of building where this legislation applied.” and reactivating pending legislation. You may not know but New Jersey legislative activity is year round and not just segregated into a limited specific time for legislation to be enacted like in many other states. One very relevant legislation directly affecting common interest community associations that was introduced quietly in January 2026 but then got picked up and reviewed by Energy Committee in late March. It then got fast tracked during June and was voted upon by both houses of the government and has gone to the governor’s desk for review and signature. This all in less than 30 days from reinvigoration in June. What happened in June is condominium buildings got added to the definition of a type of building where this legislation applied. At that time, we teamed up with the NJ Builders Association, the NJ Apartment Association and NJ Realtors to oppose and ask for more time but to no avail. Since this has gone to the Governor for signature, we have intervened directly with the Governor’s Chief Counsel with further constitutional objections and analogies with Federal Regulations, notable satellite dishes on common elements. The exterior of the premises is a common ele ment. The Federal Communications Commission, when adopting the Over-the-Air Reception Devices (OTARD) rule, provided that satellite dishes could be installed only within “exclusive use areas” in a condominium. The FCC did so W ell now that the budget session is over, our legis lators have been busy introducing new legislation

because, had it permitted installations on common elements as this bill appears to do, it would have raised a takings issue and resulted in compensation claims by the owners who hold a percentage interest in those common elements. We will see if the argument may dissuade this very popu lar energy legislative imitative or we may need to craft and seek amended language in the future. NJ S 2368 Status: Passed both chambers, unanimously Title: “Garden State Balcony Solar Act”; exempts portable solar generation

devices from certain requirements, and requires certain entities to allow use and installation of portable solar gener ation devices.** John Francis McKeon, Robert G. Smith, Andrew P. Zwicker, Linda R. Greenstein, Patrick J. Diegnan Jr., Clinton Calabrese, Ellen J. Park, Robert J. Karabinchak, Singh, Balvir Brennan, Katie Bhalla, Ravi S., Rosaura Bagolie, Onyema, Chigozie U. Roy Freiman, Macurdy, Andrew, Mitchelle Drulis

Sponsors:

First Action: 01-13-2026 Latest Actions: 06-30-2026: Passed Assembly (79-0-0) Senate passed: (40-0) The act supports the use of portable solar generation devices ON BALCONIES and by exempting them from certain regulatory requirements, such as needing an inter connection agreement or being subject to net metering program mandates. A portable solar generation device is defined as: A moveable photovoltaic generation device and associated equipment that: has a maximum power output of not more than 1,200 watts; is designed to be connected to a building’s electrical system through a stan dard 120-volt alternating current outlet; is located on the

CONTINUES ON PAGE 14

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AUGUST 2026

LEGISLATIVE UPDATE... from page 13.

overall parking supply by more than 10 percent.

Related:

2026:S3740

Status:

06/18/2026 — Passed in both hous es 06/18/2026 — Substituted for S-3740 (1R). Passed in Senate and sent to Governor 28-12. Stewart (D35); Abdelaziz (D35); Wimberly (D35) Extends deadline for submission of temporary certificate of occupancy for certain qualified residential projects or mixed-use parking projects under Economic Redevelopment and Growth Grant program to June 30, 2032. 06/30/2026 — Passed in both houses 06/30/2026 — Substituted for S-3116. Passed in Senate and sent to Governor 25-15. Calabrese (D36); Carter (D22); Karabinchak (D18); Diegnan (D18); Wimberly (D35) Establishes alternative compliance stan dards for development of electric vehi cle supply equipment and Make-Ready parking spaces based on charging capacity. 2026:S3116; 2024:A6305; 2024:S4987

customer’s side of the electrical meter and is intended pri marily to offset part of the customer’s consumption; is listed or certified in accordance with UL Standard #3700; and includes a device or feature that prevents the portable solar generation device from exporting power to the elec trical distribution system during a power outage. It prohibits electric utilities from imposing additional fees or approval requirements for these devices and ensures landlords and community associations cannot prevent tenants or unit owners from installing them with some rea sonable restrictions on placement. The act also requires municipalities to allow these devices without needing permits or additional approvals, while mandating com pliance with safety standards like the National Electrical Code. Overall, it aims to encourage solar power use by simplifying the integration of solar devices in residential settings. More relevant to community associations, the legislation does still give supportive language to enable the associ ation to regulate the attachment of the solar panels and location for the associated equipment on the balcony of the unit. The legislation provides for indemnification of the community association for claims, damages, losses, or liabilities arising from personal injury or property damage caused by negligent installation, maintenance, or use by the unit owner or tenant, contractor, or agent. A collaborative effort to slow the review process down and to register objections was conducted between CAI NJ, NJ Builders Association, NJ-Apartment Association and NJ Realtors. Despite these concerns, the legislation moved very quickly and is now on the governor’s desk for a decision. We will let you know the outcome of that decision but as of this writing the decision is unknown. Also on the Governor’s Desk for review and Signature: Bill: A4375 Aca (1R) Sponsors: Calabrese (D36); Carter (D22); Diegnan (D18); Mukherji (D32) +1 Summary: Specifies electric vehicle parking space calculation is rounded up if it includes fraction of a whole number and round ed-up parking spaces cannot reduce

History:

Bill: A4525 Sponsors:

Summary:

Related:

Status:

History:

Bill: A4531 AcaSa (2R) Sponsors:

Summary:

Related:

2026:S3738

Status:

06/30/2026 — Passed in both houses

History: 06/30/2026 — Passed in Assembly and sent to Governor 58-19-0. Summary of recent initiatives and status: On June 26, MBI distributed the CAI-NJ LAC July article, “Why New Jersey’s Reserve Funding Law is Necessary,” along with a letter to all 120 members of the New Jersey State Legislature commemorating the fifth anniversary of the Surfside condominium collapse and highlighting New Jersey’s continued commitment to condominium safety and long-term financial stability through proper reserve funding. We continue to seek a sponsor for legislation regarding harassment of managers, board members, and community CONTINUES ON PAGE 59

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AUGUST 2026

At this time, Homeowner Leader and Business Partner chapter members are invited to submit their names to the Nominating Committee for consideration for nomination to the Board of Directors. Submission of this application does not guarantee nomination by the Nominating Committee to the Board of Directors. In accordance with the CAI-NJ by-laws, directors will be elected at the CAI-NJ Annual Meeting on December 10, 2026. Please completeand return this application to: CAI-NJ, Attn: Nominating Committee

500 Harding Road Freehold, NJ 07728 E-mail: jaclyn@cainj.org Fax Number: (609) 588-0040

Name: _______________________________________________________________________________ Association/Firm: ______________________________________________________________________ Address: _____________________________________________________________________________ Phone: (W)___________________________________ (C)______________________________________ Email: _______________________________________________________________________________ Business Partner Print or type your answer to each of the questions below on a separate sheet of paper. Please limit each of your answers to 50 words or less. 1. What are your personal goals as a chapter member? 2. What unique skills and abilities would you bring to the CAI-NJ Board of Directors? 3. How do you help build consensus in a group? 4. What are the biggest challenges facing CAI and the New Jersey chapter and how can you help CAI-NJ address these challenges? 5. How could you contribute to the growth and advancement of CAI-NJ? Please check your CAI membership category: Homeowner Leader

Please attach a brief biographical statement (not to exceed one page) which includes: 1. Educational background and career history 2. Involvement in other professional activities and organizations 3. Involvement in CAI (national and/or chapter level - committees, etc.) 4. Other leadership activities (i.e., community service, non-profit board positions) 5. Professional awards and recognition received

TIME REQUIREMENTS - Board members are expected to attend a monthly board meeting usually held remotely. The meetings are normally held the fourth Wednesday of each month and start at 9:30 am and conclude around noon, but the date and time are subject to change. Board members will be appointed as the board liaison to two (2) or more of our committees and are expected to attend the assigned committee meetings. It is also expected that all board members will attend as many chapter sponsored educational and networking events as possible.

Signature Date Applications must be received in the CAI-NJ office by the close of business on Friday, September 4, 2026.

Taking Control of Your Community’s Energy with Cogeneration By Casey Sky Noon, CoolSys Energy Design BOX OF RAIN: A Tribute To Denise Becker By Jonathan H. Katz, Esq., Becker

I have been involved in this chapter since 2005, and I am sorry to say that I did not know Dennis or Candice, and I only had the pleasure of meeting Wendell and Jules once or twice. But I knew Denise, and I’d like to tell you a bit about her. “Walk out of any doorway, feel your way, feel your way like the day before, Maybe you’ll find direction, around some corner where it’s been waiting to meet you” Denise’s career in community management spanned over 25 years and several positions with various management companies. She started her career as an assistant for the legend, Elaine Warga Murray, PCAM. Denise also went on to achieve her PCAM, and anyone who talked to her knew how important she thought obtaining credentials were for young managers. Over the years, Denise went on to work with Access, Signature/Premier, Homestead, and even CONTINUES ON PAGE 18

“Look out of any window, any morning, any evening, any day, Maybe the sun is shining, birds are winging or rain is falling from a heavy sky”

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I n my opinion, one of the most important things CAI-NJ does is recognize and remember those individuals who have meant so much to the chapter and our community association industry here in New Jersey. Names like Dennis Casale, Candice Bladt, Wendell Smith, Jules Frankel, and Denise Becker. Keeping names alive is so important because it preserves identity and legacy (while also honoring lives and contribu tions). It connects generations, acknowledges impact and influence, and inspires future actions and decisions. Put simply, keeping names alive is a way of saying that a life mattered. It links us to our past, shapes who we are, and influences who we become.

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BOX OF RAIN... from page 16.

tually Corner Property Management Company, LLC, AAMC. It was with Corner where, in my opinion, she flourished not only with respect to her work in community management, but also as both a leader and a mentor to younger community managers. Denise was not without her strug gles, as she would gladly tell you when she got to know you. Later in her life, she had several health-related issues; however, she did not let those issues keep her away from the things she loved – most notably her family, but also the community association world. She bounced back from vari ous setbacks, including lung cancer. I specifically remember Denise’s daugh ter, Brittany, calling me when I was on my way to a meeting and letting me know Denise’s surgery went well. Among her many other talents, Denise was a fighter.

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“Look into any eyes you find by you, you can see clear through to another day, Maybe it’s been seen before through other eyes, on other days while going home”

Before she became president of the chapter in 2017, Denise called me and asked if I would help her come up with ideas for her monthly presi dent’s columns in this magazine. We talked a lot about what she wanted to say in those columns, how much it meant to Denise to serve as chapter president, and what her thoughts

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were about the community association industry. I think she set the tone in her first column with the following, which encapsulated what she wanted to accomplish as president: Every member of CAI has the potential of being a mentor or ambassador for CAI. We have an out standing and active chapter, and, with your help, we can make 2017 even better than the years before. What can you do to be a CAI mentor/ ambassador? Bring a junior or new colleague to an educational seminar or networking event; recruit a new business partner to join our chapter; share your knowledge/experience by joining a committee or writing an article for Community Trends; sponsor an event; contribute to CA-PAC… you get the picture. Our business partners are a wealth of information in their specific fields, and I am certain each one would be very willing to assist in any problem or question you may have regarding their area of expertise. The same goes for those who need guidance and support in their career paths. Managers, there is a scholarship just waiting to help you along your path

to getting a CAI designation! If you are not sure how you can help, please feel free to reach out to me or anyone at the chapter office. You won’t regret it.

“Walk into splintered sunlight, inch your way through dead dreams to another land, Maybe you’re tired and broken, your tongue is twisted with words half spoken and thoughts unclear”

Denise passed away on Friday, August 20, 2021. At the time, she was attending the CAI National Conference in Las Vegas. She was there to accept an award for Corner Property Management, the company that meant so much to her during her time there. I was there too, as president of the CAI Keystone chapter, and on that Friday during dinner she confided in me that she skipped a few classes to go shopping for gifts for her grandchildren (who she called her “lovelies”). Nonna always had to bring something back from her travels. CONTINUES ON PAGE 20 BUSINESS PARTNER SKILL BUILDING WORKSHOP BUILDING YOUR PERSONAL BRAND PRESENTED BY

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BOX OF RAIN... from page 19.

charm. I also talked about her love for her family and for the Grateful Dead. I still think about Denise almost every day (thanks to a picture I have of me and her hanging in my office) and the many memories her daughter, Brittany, shares on Facebook. And I know others do as well. As I alluded to above, Denise’s most important contri bution to the chapter – and the community association industry – was that she was an incredible mentor to so many people: Miranda Lardieri, Melissa Lloyd, and Mary Grill, to name a few. Every time I see Mary or Miranda or Melissa at a CAI event or a board meeting, we always end up talking about Denise, what she would say about this or that, and how much we miss her. It’s been five years this month since Denise left us, and I can tell you, it does not get any easier as the days pass. So, let’s continue to tell stories and remember Denise and those other important men and women that came before her. Keep her name and those other names alive. And if you see me at an event, ask me to tell you about the Tumulty’s story I mentioned above. It’s a good one.

After we caught up at dinner, we made plans to catch a cab together to the airport the following morning before we went our separate ways. That was the last time I saw Denise.

“What do you want me to do, to do for you to see you through? A box of rain will ease the pain, and love will see you through”

Above everything, the thing I loved most about Denise are the memories outside of board meetings or CAI events. Oddly enough, many of those memories revolved around food: our many lunches at Old Man Rafferty’s in Hillsborough; her unusual infatuation with P.F. Chang’s soup; when I crashed her and Greg’s rehearsal dinner at Tumulty’s in New Brunswick, and when she took my kids to the Tiger’s Tale in Montgomery. In my last president’s column for the CAI-Keystone chap ter, I quoted Denise’s words above, and I wrote about her passion for our industry, her unmistakable kindness, and her

“And it’s just a box of rain, or a ribbon for your hair, Such a long, long time to be gone, and a short time to be there”

n

“...let’s continue to tell stories and remember Denise and those other important men and women that came before her.”

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The Bid Looked Great — Until It Didn’t:

on the exact same scope of work, or inadvertently leave out specific items, pricing comparisons become meaningless. For larger or more complex capital projects—such as façade, garage, or structural work—engaging an engineer or licensed architect to design, specify, and help oversee the project is often money well spent. Not only does this reduce the association’s liability, but it ensures contractors are pricing the same materials, quantities, and methods. For smaller projects where a design professional may not be involved, the responsibility shifts squarely to the board and management team. And let’s be honest—this happens; contractors are busy. You provided detailed specifications, but in the interest of turning around a proposal quickly, one item (or several) may be overlooked by the contractor. That makes careful review essential. Proposals should never be skimmed. Are all contractors accounting for the same square footage? The same number of coats of paint? The same Why “Comparing Apples to Apples” Can Save You and Your Community Money and Time. By Dawn Kearney, CMCA, EBP, M&T Bank Apples-to-Apples Contract Review for Smarter HOA Decisions

P icture this: Your association is planning a capital proj ect. Three bids are on the table. One is noticeably lower than the others. Board members exchange hopeful looks—Did we just find a bargain? Fast forward six months. The project is delayed. Change orders keep coming. The “low” bid is no longer low, and residents are frustrated. This scenario plays out far too often in planned com munities, and it usually starts with one simple mistake: not comparing contracts, apples to apples. Taking the time to truly understand what’s in front of you can save your associ ation significant time, money, and stress—and help avoid problems before they start. The Foundation: Clear Scope and Clear Specifications Before bids ever arrive, the most important work has already begun. A successful bid process depends on clear, detailed specifications. But, when contractors are not bidding

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CONTINUES ON PAGE 24

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apples—and that’s where problems begin. Contract Details That Matter More Than You Think Price is only one piece of the puz zle. Contracts often hide meaningful differences in the fine print that can

impact timing, cash flow, and final cost. A thorough review—30 minutes can make all the difference; The con tract should always include: • PAYMENT TERMS Does the contractor require payment every 15 days or every 30? Can the association realistically meet that schedule, especially if board signa tures are required? • RETAINAGE Retainage is the portion of payment withheld until the project and punch list are complete. While 10% is com mon, some contracts reduce that once a project reaches 50% or 75% com pletion. Knowing this upfront helps manage leverage and expectations. • WARRANTIES A materials warranty without a workmanship warranty leaves a gap. Both should be clearly stated—and comparable across bids. • INSURANCE REQUIREMENTS Confirm that liability, workers’ com pensation, and any bonding require ments meet the association’s standards. • START AND COMPLETION DATES Vague timelines can signal future delays. Specific dates (or defined dur ations) help protect the association. These elements don’t always change the bid total—but they abso lutely affect value. The cheapest bid can become the most expensive decision when con tracts aren’t truly compared apples to apples. When the Lowest Bid Isn’t the Best Bid Everyone loves a discount. There’s a certain satisfaction in thinking you

roofing materials—and the removal of the existing roof? If the answer to any of these questions isn’t clearly “yes,” then you’re not comparing apples to

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beat the system by finding the lowest price. But in capital projects, a significantly lower bid can be a warning sign. A bid far below the others may reflect missing scope, underestimated costs, or a strategy that relies on future change orders. The result? Final invoices that end up equal to, or higher than, the original “expensive” bids. Boards should be cautious, ask questions, and even ask a contractor to recheck their figures when something doesn’t add up. Sometimes, walking away from the lowest number is the most responsible financial decision an asso ciation can make. Common Red Flags That Should Stop You in Your Tracks While reviewing bids and contracts, certain red flags deserve extra scrutiny: • Incomplete bids that lack detail or clearly defined scope. • Excessive upfront payments before meaningful work begins. • Poor communication during the bidding phase—this rarely improves once the project starts.

• Hidden costs not explicitly stated but still assigned to the association. • Poor subcontractor management, frequent changes, or vague staffing plans. • Permits missing from the conversation, or worse, the suggestion that the association obtain them. These warning signs often predict future headaches. After the Contract is Signed: Communication is Everything Choosing a contractor is not the finish line, it’s the start ing point. A preconstruction meeting should address work hours, site restrictions, storage needs, change order pro cedures, and points of contact. Clear expectations protect everyone involved. Just as important is communication with residents. This is their home. Regular updates—via email, notices, or meet ings—help manage expectations and minimize frustration. Surprises are rarely appreciated, especially when construc tion impacts daily life. CONTINUES ON PAGE 26

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