Community Trends - June 2025

June 2025 Community Trends ®

POLISHED AND PROUD

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In This Issue

• Polished to Perfection: Enhancing Curb Appeal in Your Community • How Community Associations Can Shine in a Tough Insurance Market • Polish with Purpose: The Secret to a Proud, Pristine Deck • Fostering Proud Participation: Empowering Residents Through Committee Engagement ... and more!

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The Community Associations Institute New Jersey chapter would like to thank its 2025 Ultimate Partners below. For more information on our sponsorships, please contact CAI-NJ at 609-588-0030 or info@cainj.org.

THANK YOU FOR YOUR SUPPORT!

THE CAI-NJ COMMUNITY TRENDS ® MAGAZINE CONTENTS 14 Polished to Perfection: Enhancing Curb Appeal in Your Community By Matthew Manley, McMahon’s Jersey Shore Power Wash 14

18 How Community Associations Can Shine in a Tough Insurance Market By David Velasco, EBP, The Baldwin Group

24 Polish with Purpose: The Secret to a Proud, Pristine Deck By Debora Borzillo, EBP, Lemus Construction, Inc. 30 Fostering Proud Participation: Empowering Residents Through Committee Engagement By Patricia Polak, PS&S, LLC

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EXTRAS President’s Corner Looking Ahead

5 6 7 7 8

CAI-NJ Upcoming Events Beach Party — Save the Date

Legislative Update

Your Voice is Key with NJ-LAC and CA-PAC CAI National Conference & Happy Hour Recap

11 13 19 20 23

F.A.S.T. Olympics Registration

Highrise Site Tour - Asbury Park — Register Now!

24

Boss Lady Virtual Panel — Register Now!

2025 Dennis R. Casale Memorial Golf Outing — Dinner Only Registration

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Business Partner Skill Building Workshop: From Fear to Flourish: Sharpen Your Speaking Skills — Register Now! 29 2025 Conference & Expo — Save the Date 31 2025 Recruiter Club 33 Conference & Expo Educational Speaker Proposals 35 New Members 38 New Member Open House — Register Now! 39 PAC the Haus Registration 41 Ultimate Night Out — Save the Date 43 2025 Ultimate Partner Listings 44

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3

JUNE 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, Attorneys at Law 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 past November, I had the honor of joining CAI-NJ and our esteemed F.A.S.T. Committee at the Samuel & Josephine Plumeri Wishing Place in Monroe, New Jersey, also known as the “Make-A-Wish Castle”, to pres ent CAI-NJ’s latest charitable donation to Make-A-Wish New Jersey. This most recent contribution brought CAI-NJ’s total donations to the organization to over $100,000 since 2015. During our visit, the dedicated staff at Make-A-Wish organized a special event where we were able to witness the granting of a

wish to a young boy named Avory using CAI-NJ’s donation. This moment, together with the tour of the “Castle” and its various “Wishing Rooms,” meant for a profoundly moving day. For those unfamiliar, Make-A-Wish is a nonprofit organization that grants transfor

“...F.A.S.T. is now receiving national recognition for its contributions.”

mative wishes to children with critical illnesses, aiming to bring hope, strength, and joy during their challenging times. Founded in 1980, the organization collaborates with volunteers, donors, and medical professionals to create per sonalized experiences—ranging from meeting celebrities to traveling to dream destinations—that uplift both the child and their family. These wishes enhance emotional well-being and can contribute to the healing process. CAI-NJ’s capacity to support this cause is a direct result of the significant efforts of CAI-NJ’s F.A.S.T. Committee. While the name stands for the “Future All Star Team,” the committee members are already recognized as All Stars within CAI-NJ. Historically regarded as unsung heroes of our Chapter, it is gratifying that F.A.S.T. is now receiving national recognition for its contributions. In the past month, at CAI’s Annual Conference, CAI-NJ was awarded an Achievement Award in Public Affairs for our partnership with Make-A-Wish New Jersey. This award serves as a reminder that while CAI-NJ’s primary focus is on education and advocacy, service remains the cornerstone of all our activities. Congratulations to our F.A.S.T. Committee, all its members, past and present, and to CAI-NJ’s outstanding staff, whose support made these achievements possible. On July 9 F.A.S.T.’s premier fundraising event, the CAI-NJ Olympics, will be held at Thompson Park in Monroe Township. The event is a unique and entertain ing activity that, to me, is the most fun event on the CAI-NJ calendar each year. What other event provides the opportunity to “slime” the CAI-NJ Board Members! The goal is to continue setting records annually to maintain our partnership with Make-A-Wish New Jersey. We hope to see you out there this year. n

Contact CAI-NJ

ADDRESS CAI-NJ

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

CAI-NJ on Social Media

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

@cainewjersey

CAI-NJ

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5

JUNE 2025

LOOKING AHEAD ANGELA KAVANAUGH | CAI-NJ CHAPTER EXECUTIVE DIRECTOR

S ummer is finally here, and we kicked the season off with an amazing week attending the 2025 CAI Annual Conference & Exposition in Orlando Florida, where we had the opportunity to reconnect with Fellow CAI chapter members, as well as those members who represent ed New Jersey. Some of the many highlights of the week were the awards presented at the general session. Ronald L. Perl, Esq. was honored with the Distinguished Service Award, for his consistent commitment to advocate for community asso ciations throughout his career. CAI National commented, “His leadership has elevated CAI’s presence in legal and legislative matters, making him a trusted resource for pol icymakers, professionals, and members. Over the years, Ron held numerous leadership positions on the chapter and national levels. He’s taught community association law classes, authored numerous publications and articles, participated in amicus curiae briefs on behalf of CAI, and so much more. He has been a mentor and role model, generously sharing his knowledge and fostering a culture of collaboration. Ron’s service to CAI includes decades of volunteerism on critical committees and task forces. His dedication to education, advocacy, and promoting best practices has had a lasting impact on the industry.” Our chapter received the Achievement Award for its Make-A-Wish New Jersey Partnership with our chapter’s submission in the Public Affairs category for the philanthrop ic work of the F.A.S.T Committee (Future All Star Team). Since its inception in 2015, the F.A.S.T Committee, along with so many of our members, have participated in the F.A.S.T. events and worked to bring awareness and raise over $100,000 for Make-A-Wish New Jersey. We ended the week hosting a fun event at Tom’s Watch Bar, bringing over 50 of our members together for an opportunity to connect during these busy few days of edu cation and networking with leaders in our industry.

“Ronald L. Perl, Esq. was honored with the Distinguished Service Award, for his consistent commitment to advocate for community associations throughout his career.” Summer Events The chapter calendar is full of events that will bring us outdoors to enjoy this awesome season. • PAC the Haus – Wednesday, June 4th. Join us and meet the members of the Award-Winning Legislative Action Committee (NJ-LAC) as well as other industry profession als at this fun networking event, all supporting the hard work and dedication of the Political Action Committee (CA-PAC). Your support helps individuals who advocate for those living and working in our common interest communities throughout New Jersey. • Dennis R. Casale Memorial Golf Outing – Tuesday, June 17th. After golf in the evening, join us for dinner and a chance to go home with one of our fun door prizes at the Annual CAI-NJ Golf Outing at the Forsgate Country Club in Monroe Township. • New Member Open House – Tuesday, June 24th. If you are a new member of the New Jersey chapter of CAI, please join us at our New Member Open House at the CAI-NJ Headquarters in Freehold. Come and meet the CAI-NJ Board of Directors, staff and membership com mittee, and other members while learning how you can get the most out of your membership. • F.A.S.T Olympics – Wednesday, July 9th. Team up with your friends or make new connections, all while support ing the F.A.S.T. committee fundraising for Make-A-wish New Jersey.

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JUNE 2025

2025 Events & Education Calendar JUNE Wednesday, June 4th PAC the Haus Beach Haus Brewery, Belmar Wednesday, June 11th Boss Lady Panel Virtual Tuesday, June 17th Dennis R. Casale Memorial Golf Outing Forsgate Country Club, Monroe Twp. Tuesday, June 24th SEPTEMBER Thursday, September 11th Beach Party AUGUST Thursday, August 21st Ultimate Night Out Jersey Shore BlueClaws Stadium, Lakewood

Martell’s Tiki Bar, Pt. Pleasant OCTOBER 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

New Member Open House CAI-NJ Headquarters, Freehold JULY Wednesday, July 9th F.A.S.T. Olympics Thompson Park, Monroe Twp.

Tuesday, July 22nd High-Rise Site Tour Asbury Ocean Club, Asbury Park Thursday, July 24th Business Partner Skill Building Workshop From Fear to Flourish: Sharpen Your Speaking Skills Virtual

DECEMBER Thursday, December 11th Annual Meeting & Chapter Retreat

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

Monday, July 30th & Tuesday, June 31st Board Leadership Development Workshop CAI-NJ Headquarters, Freehold

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

THURSDAY, SEPTEMBER 12TH | 4:00PM TO 8:00PM MARTELL'S TIKI BAR, PT. PLEASANT MUST BE 21+ TO ATTEND . STAY TUNED FOR DETAILS ! WWW . CAINJ . ORG MUST BE 21+ TO ATTEND. STAY TUNED FOR DETAILS! WWW.CAINJ.ORG

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JUNE 2025

LEGISLATIVE UPDATE

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

A s you may be aware from our articles and presenta tions, there are multiple legislative efforts underway to weaken, water-down, and grant exemptions from the structural integrity and reserve funding legislation that was passed in January 2024. For the most part, the New Jersey Legislative Action Committee (NJ-LAC) and Senator Singleton have successfully resisted these efforts, yet they persist. The recent evacuation of a high-rise condominium in Clearwater Florida highlights the critical need for structural inspections and reserve funding. After significant cracks were found in a structural support pillar over sixty residents were evacuated by the authorities on an emergency basis and had to leave their belongings behind. They will not be permitted to return until engineers declare the building safe. We believe that the need for structural inspections for multi-family residential structures that are subject to cata strophic collapse (i.e. depending on the type of construc tion, not the height or number of units) is self-evident and has been amply demonstrated in the real world on multiple occasions. Any attempt by the legislature to weaken these life-safety protections will be resisted by the LAC. In addition, the need for reserve funding is also self-ev ident. Everyone knows that a contributing factor to the deterioration of these structures is a lack of funds to perform critical maintenance and repairs. In addition, the only fair and equitable way to allocate expenses for long-term

“...the only fair and equitable way to allocate expenses for long-term replacements is to save money over time from past, present, and future owners so that they all pay their fair share for the common elements...” While properly funding reserves may require an increase in dues and assessments, it is clearly much easier for own ers to absorb these costs when implemented incrementally overtime, as opposed to being specially assessed all at once to deal with a crisis. We expect that as the legislature resolves its budget and moves on to other matters, some of these opposition bills will start to move. We cannot do this without your support, and the LAC asks that if you receive a call to action to com municate with your legislators, that you do so! We cannot be successful without your help! n replacements is to save money over time from past, present, and future owners so that they all pay their fair share for the common elements, instead of those who, by happen stance, are owners at the time the music stops and the bills become due.

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

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JUNE 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

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

Anthony Farber, Esq. Robert Galano, R.C.S Nick Haralambopoulos, CPA

Chris Fernandes, EBP Donna Fiore, CMCA Kristin Guinan Jenny Hollingsworth Lisa Komitor Cathy Mango, EBP 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

Kari Prout, CMCA Ross Rutman, EBP

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 Donna Meyer, EBP — Vice Chair Joe Bonafede Jason Ciavarro, EBP Glenn Fedale, Sr., EBP Carrie Fusella, EBP Frank Gencarelli Cory Haynes Dave Kiessling, RS, EBP Sally McCray Francis McGovern, Esq. Chris Merkler Jonathan Moscou Christopher Lugara, Esq., EBP Michael Vargetto David Velasco, EBP Gregory Vinogradsky, Esq., EBP 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

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 Nat Ismaeil

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

Staff Liaisons: Jocelyn Garlock Jaclyn Olszewski F.A.S.T

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.

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 Dan Schweitzer Dharmi Shah Peter Shine, EBP Lauren Vadenais, EBP Kristy Winchock, EBP Tayler Young Board Liaisons: Holly Stimmel Jimmy Stovall

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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JUNE 2025

CAI-NJ 2025 PARTNERS

Alliance Association Bank 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. McGovern Legal Services, LLC Professional Restoration Services LLC DBA PuroClean Hoboken PS&S, LLC Rezkom Enterprises, Inc. Taylor Management Company, AAMC, AMO Technocality, Inc USI Insurance Services WilkinGuttenplan

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

Environmental Designers Irrigation, Inc. Eosso Brothers Paving First Onsite Property Restoration Fox Chase Contracting Greenbaum, Rowe, Smith & Davis LLP Hill Wallack LLP

O&S Associates, Inc. Parallel Architectural Group Pardini R. Construction Corporation Popular Association Bank Quality 1st Companies Rainbow- G&J Painting, LLC Regal Restoration USA Republic Services SERVPRO of Howell, Wall, Spring Lake, Asbury Park Stark & Stark Attorneys At Law Valley Bank Wilkin Management Group, Inc., AAMC

The Jesan Companies KPI 2 Enterprises Inc. Lemus Construction, Inc. Mackoul Risk Solutions, LLC Morris Engineering, LLC National Contractors, Inc. National Cooperative Bank

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 Prendergast Landscape Contractors, Inc. Radom & Wetter Reino Construction, Inc. Renda Roads, Inc. SERVPRO Team Fox Smartstreet Powered By BANC of California

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 Association Reserves, Inc. Core Maintenance & Construction Design Alternatives Group, LLC Down To Earth Landscaping Inc. Felsen Insurance Services, Inc.

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

2025 CAI NATIONAL CONFERENCE May 7 - 10 ORLANDO, FLORIDA

Polished to Perfection: Enhancing Curb Appeal in Your Community

By Matthew Manley, McMahon’s Jersey Shore Power Wash

“One often underestimated yet highly effective method for enhancing a property’s appearance is pressure washing.”

F irst impressions play a critical role in a prop erty’s appeal to potential buyers and ten ants. An inviting exterior, or “curb appeal”, can elevate a property’s perceived value and often reflects the professionalism and diligence of the management or association behind it. For community association boards, management com panies, and homeowner volunteers alike, routine maintenance decisions can impact more than just aesthetics, potentially contributing to safety, lon gevity, and community pride. Routine exterior cleaning methods, such as pres sure washing, can significantly improve a proper ty’s appearance and longevity when used appro priately.This cleaning technique uses high-pressure

water sprays, sometimes combined with disin fecting agents, to remove surface stains caused by mold, mildew, moss, dirt, and other debris. In addition to traditional high-pressure cleaning, a growing number of professionals now offer a method known as “soft washing.” This technique uses lower pressure paired with specialized clean ing solutions to gently but effectively clean more delicate surfaces like roofs and siding without causing damage. In climates like New Jersey, where seasonal weather variations can contribute to the build-up of organic material, pressure washing provides a deeper clean that can restore the appearance of surfaces and prolong their lifespan. Over time,

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JJ Gouin/iStock/Getty Images Plus

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JUNE 2025

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INFO@KIPCON.COM (800) 828-4118 KIPCON.COM

CURB APPEAL... from page 14.

Pressure Washing Tips for Boards & Managers ✔ Frequency Matters Schedule pressure washing annually or bienni ally, depending on climate, surface type, and property layout. ✔ Prioritize Problem Areas Focus on high-traffic and high-visibility areas like entrances, walkways, siding, decks, fenc es, pool decks, and common areas. ✔ Soft vs. High Pressure Use soft washing for delicate surfaces (e.g., siding and roofs) and high pressure for dura ble surfaces (e.g., concrete and brick). ✔ Preventative Care Saves Money Routine cleaning reduces the risk of rot, mil dew, and surface deterioration, helping avoid costly repairs later. ✔ Support Health & Safety Regular cleanings remove mold, mildew, pol len, and pollutants, improving air quality and safety for residents. ✔ Stay Code-Compliant Maintain curb appeal and help residents meet community standards and municipal codes. ✔ Work with Professionals Consult experienced providers to ensure the correct methods, pressures, and cleaning solutions are used for each surface.

unchecked mildew and grime can lead to the deterioration of wood, concrete, and other mate rials. Regular cleanings can help prevent rot, paint peeling, and surface erosion—issues that, if left unaddressed, may lead to costly repairs. From a budgetary perspective, incorporating pressure washing into a community’s regular main tenance plan is often cost-effective. By proactively addressing surface degradation, associations can reduce the need for extensive repairs and replacements. Additionally, consistent upkeep supports adherence to community standards and code compliance, especially important for associ ations managing multiple units or shared spaces. Beyond aesthetics, pressure washing also con tributes to the health and safety of residents. Removing mold, pollen, and other allergens from surfaces improves air quality around the property. This is particularly beneficial for shared commu nity areas such as pool decks, sidewalks, and athletic courts, where environmental buildup can pose both health risks and safety hazards. Determining the appropriate frequency for pres sure washing depends on several factors, includ ing the material being cleaned, the local climate, and the location of the surface. While annual or biennial cleanings are generally recommended, association boards and managers are encour aged to consult with reputable professionals to assess the specific needs of their property and develop a maintenance schedule accordingly. Ultimately, pressure washing can be a practical and impactful tool for community associations “Determining the appropriate frequency for pressure washing depends on several factors...”

JJ Gouin/iStock/Getty Images Plus

committed to maintaining attractive, well-preserved, and healthy living environments. As part of a broader maintenance strategy, it supports property value, resident satisfaction, and the polished image that many associations strive to uphold. n

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Serving Community Associations for Over 35 Years

Community Associations Attorneys:

A. Christopher Florio, Esq. cflorio@stark-stark.com

Mary W. Barrett, Esq. mbarrett@stark-stark.com

Melissa A. Volet, Esq. mvolet@stark-stark.com

Edward Berman, Esq. eberman@stark-stark.com

Transition & Construction Litigation Attorneys:

Andrew J. Podolski, Esq. apodolski@stark-stark.com

J. Randy Sawyer, Esq. rsawyer@stark-stark.com

We understand your association is comprised of individual unit owners seeking to protect the value of their homes. For that reason, we offer fee structures for your community including hourly, retainer, or hybrid arrangements. In appropriate cases, we offer representation on a full or partial contingent fee basis. Our complement of services includes the following:

• Collect Delinquent Assessments • Draft and Negotiate Service Contracts • Municipal Services Act Reimbursement • Fair Housing Compliance

• Create and Enforce Community Rules and Policies • Tax Appeals • Guidance on Board Governance • Developer/Sponsor Transition • Construction Defect Litigation • Rent Receivership

• Pursuit of Creditor Claims in Bankruptcy • Foreclosure of Assessment Liens • Land Use and Zoning Representation • Insurance Coverage Claims

www.Stark-Stark.com • 1-800-53-LEGAL • 100 American Metro Blvd., Hamilton, NJ 08619

* Results may vary depending on your particular facts and legal circumstances. Because every case is different, the descriptions of awards and cases previously handled are not meant to be a guarantee of success.

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

marketing@thefalcongroup.us www.thefalcongroup.us (800) 839-7740

95 Mount Bethel Road Warren, NJ 07059

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

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JUNE 2025

How Community Associations Can Shine in a Tough INSURANCE MARKET By David Velasco, EBP, The Baldwin Group

Y our community association is like a high school senior getting ready for the prom, but what kind of “teenager” are you? On one hand, your association could be likened to a teen who woke up at 2:00 PM on the day of the prom after stay ing up all night playing Roblox (if you don’t know what that is, ask your actual kids or grandkids—they’ll fill you in). After grabbing an old sweater with stains on it, this teen runs out the door without taking a shower, hair disheveled, wearing paja ma pants and slippers like it’s any other normal high school day. This teen jumps in a dirty car and starts calling friends to see who can possibly be the plus one for the big dance. On the other hand, your association could be likened to a teen who has carefully planned for a memorable day. A limo is coming to pick up the couple, who are decked out. Dressed to a T—makeup, hair, nails, flowers—this teen is polished and proud.

These wildly different approaches to a prom are as different as the approaches that various community asso ciations take when planning for their insurance renewal. Some wait until the last minute (the last 30 days) to wake up and get ready for the negotiation of a contract that is often the largest line item in their annual budget. Some communities choose to prepare in advance with a structured, multi-year approach to insurance planning, which can help improve outcomes in a tight market. Why It Matters The 2024 hurricane season was more active than normal (and the second most costly on record). The California wild fires are projected to approach $50 billion—a staggering 30 percent of reinsurers’ combined natural catastrophe budgets for all of 2025. CONTINUES ON PAGE 20

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100% of Proceeds Donated to

WEDNESDAY, JULY 10TH

Registration Opens at 11:00AM Games Start at 11:45AM

Thompson Park 1701 Perrineville Rd., Monroe Twp.

Limited to 32 Teams!

For Questions or to Register Contact helen@cainj.org or 609-588-0030

Payment Methods: 1. Pay by check, payable to CAI-NJ. Mail completed form and payment to:

Team Name or Spectator: ____________________________ Company Name: ___________________________________ Phone: ___________________________________________ Email: ___________________________________________ ___Team of (4) four ($160) or ___Spectator ($40) Team Information (please include name & company) 1. (Captain):_______________________________________ 2. _______________________________________________ 3. _______________________________________________ 4. _______________________________________________ TOTAL: $_________________

CAI-NJ Attn: Olympics

500 Harding Road Freehold, NJ 07728

2. Pay by credit card:

Please log in to your MEMBER PORTAL on the website at www.cainj.org to pay online. 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.

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.

“...it is evident that the January fires will impact all carriers insuring communities in the U.S.”

INSURANCE MARKET... from page 18.

Reinsurers are the insurance companies for the insurance carriers. They play a key role in stabilizing the insurance market and influencing the “appetite” of carriers offering policies for your condominium, HOA, or cooperative. They also impact the final premium that communities pay. This is particularly important because when they take a $50 billion hit, they raise rates. While the insurance market showed positive signs during the last quarter of 2024 and the early days of 2025, it is evident that the January fires will impact all carriers insuring communities in the U.S. Association boards should brace themselves for potential changes in market conditions in the second half of the year. How to Get Prepared While it is impossible to predict the future, it is important to keep an eye on what is happening. Insurance is pur chased in 12-month increments but should be negotiated with a much broader scope. Insurance carriers examine the

past five years of loss history to identify trends and poten tial issues that could impact their bottom line. Similarly, communities can look five years ahead and implement a written strategic plan to make meaningful improvements that positively impact their insurability. Below is a non-exhaustive list of measures that boards should discuss in collaboration with their attorney and insurance broker: • Launch a water heater replacement program. • Require owners to install burst-resistant (braided steel) washing machine hoses. • Install protective pans under washing machines to pre vent water damage. • Set a minimum heat requirement of 55°-60° for vacant units to prevent frozen pipes. • Mandate regular dryer vent and chimney inspections/ cleanings. CONTINUES ON PAGE 22

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HIGH-RISE SITE TOUR ASBURY OCEAN CLUB JULY 22 | 3:00 PM - 5:00 PM CLICK HERE OR SCAN THE QR CODE

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JUNE 2025

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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• Equip all units with water sensors and shut-off valves—many now offer smartphone app control. • Upgrade unsprinklered or partially sprinklered community parking garages to full sprinkler systems. • Retrofit older, unsprinklered build ings to improve insurability and secure better rates. • Conduct a reserve study or update it as needed, ensuring compliance with state requirements. • Require tenants to carry renters insurance and eliminate waivers of subrogation favoring renters. • Address maintenance issues proac tively to prevent problems before they become costly claims. INSURANCE MARKET... from page 20.

• Utilize your right of entry to manage neglected maintenance in units. • Maintain detailed records to identi fy loss patterns and recurring issues. • Document original unit interiors to streamline claims processing. • Develop and implement emergen cy preparedness procedures. • Resolve building defects, such as aging roofs, outdated electri cal panels, plumbing issues, and improper drainage. • Consider increasing property deduct ibles, even if not required by your insurer. • Evaluate claims strategy with man agement, the board, and your broker to determine when filing is beneficial. • Pass a Deductible Bylaw Amend

ment to shift deductible responsi bility to owners under specified conditions. Takeaways While your insurance renewal will never be as much fun as a high school prom, you have a choice in how you prepare for it. Remember what kind of teenager you want to be and live up to your own expectations by acting decisively on behalf of your communi ty. Implement the necessary changes to improve your insurability as soon as possible. Have a plan and follow through with it. Despite the gloom and doom of the current insurance market for condo miniums, HOAs, and cooperatives, your community can be polished and proud by becoming the best possible version of itself. n

ATTENTION ALL CAI-NJ SEMINAR ATTENDEES:

Please remember to keep your seminar completion certificates in a safe place. These certificates are distributed at the end of each CAI-NJ seminar. This is proof that you attended and completed the seminar. You may need to reference the certificate in the future and CAI-NJ does not keep track of each member’s attendance record. Community manag ers will definitely need the certificates to obtain credit for continuing educa tion towards their designations.

22

JUNE 2025

BOSS LADY Virtual Panel

LIZ COMANDO, CMCA, PCAM TAYLOR MANAGEMENT COMPANY, AAMC, AMO

NANCY HASTINGS, CMCA, AMS, PCAM ASSOCIA COMMUNITY MANAGEMENT CORP. AAMC

Guess Who’s Back? (and Still Running Things)

KRISTINA MUNSON, CMCA, AMS, PCAM RCP MANAGEMENT COMPANY, AAMC, AMO

Back by Popular Demand: You asked, and we listened!

ELAINE WARGA-MURRAY, MA, CMCA, AMS, PCAM RMG, REGENCY MANAGEMENT GROUP, INC., AAMC

Join us for the return of one of our most talked-about programs, featuring a panel of dynamic female leaders from the community association industry. These top executives will share their career journeys, memorable stories, and invaluable advice to help you grow and succeed in your own path. Don’t miss this opportunity to connect, be inspired, and gain real world insight — all from the comfort of your own space!

MODERATED BY: ERIN O’REILLY, CMCA, AMS, PCAM FIRSTSERVICE RESIDENTIAL

JUNE 11, 2025 1:00PM TO 2:00PM

CLICK HERE OR SCAN THE QR CODE TO REGISTER

1 CREDIT HOUR

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JUNE 2025

Polish with Purpose: The Secret to a Proud, Pristine Deck

“Love Your Deck and it Will Love You Back”

By Debora Borzillo, EBP, Lemus Construction, Inc.

F ace it, we love our decks. It doesn’t matter if they are big or small, wood or composite, they work hard for us. So why not show them some love? A little maintenance today can save you from costly repairs tomorrow! Now is the perfect time to get ready for all of your summer gatherings, holiday barbeques, or simply have a drink with your loved one when you get home after a hard day at work. Whether it’s battling the scorching summer sun, heavy rains, or the constant wear and tear of foot traffic, your deck takes a beating year-round. Wood can warp, fade, or even rot without proper care, turning your beautiful out door retreat into a safety hazard. But don’t worry; keeping your deck in top shape doesn’t have to be overwhelming. With a few simple steps, you can protect your investment, extend its lifespan, and keep it looking great for years. 1. Regular Inspection • Consider checking for loose boards regularly to help maintain structural integrity.

• Look for signs of rot, mold, or mildew, especially in damp areas. • Inspect the railing and stairs for stability. • Check underneath the deck for pest infestations or struc tural damage. 2. Thorough Cleaning • Sweep away leaves, dirt, and debris to prevent moisture buildup and slippery or unsightly conditions. • Use a mild detergent or a manufacturer-approved deck cleaner with a soft brush to remove grime. • Consider power washing for stubborn stains or mildew, but use low pressure to avoid damaging the wood. • Ensure the deck dries completely before applying any treatments. 3. Addressing Repairs Promptly • Replacing damaged boards early can prevent costlier issues later.

Wirestock Vahovska MariaiStock/Getty Images Plus

CONTINUES ON PAGE 26

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DECKS... from page 24.

• Reinforce loose railings and steps to prevent accidents. • Fill in small cracks or holes with wood filler before sealing. 4. Sealing and Staining • Applying a sealant or stain every one to three years may help protect your deck against moisture and UV damage. Always check the man ufacturer’s instructions for the best products to use.

“Remove furniture and planters before winter to reduce moisture buildup.”

At Felsen Insurance Services, one size DOESN’T fit all. Using our experience and expertise we work with your property manager and board to design an insurance program based upon your community needs.

• Consider choosing a water-repel lent and UV-resistant product to prevent fading and warping. 5. Composite vs. Wood Decks • Wood Decks require regular stain ing, sealing, and repairs but offer a natural aesthetic. • Composite Decks are lower main tenance, resisting moisture and rot, but may require occasional clean ing and inspections. 6. Winter and Seasonal Prep • Remove furniture and planters before winter to reduce moisture buildup. • Keep the deck clear of snow and ice using a plastic shovel or calcium chloride-based ice melt (avoid rock salt, which can damage wood).

We canvas the marketplace to find the insurance company that fits YOU best .

Felsen Insurance Services, Inc. 3155 Route 10 Suite 103 Denville, NJ 07834

(973) 361-1901 www.felsen.com

CAI-NJ advises that for training, marketing or other purposes, all events may be recorded, video taped and/or photographed. By attending a CAI NJ 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 com mercial purposes or the invasion of his or her privacy.

CONTINUES ON PAGE 28

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