December 2023 CT

December 2023 Community Trends

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The Community Associations Institute New Jersey chapter would like to thank its 2023 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 Reflections on 2023 from Industry Leaders Compiled by Andrew J. Podolski, Esq. Stark & Stark, Attorneys at Law 30 Our Communities’ Challenges in 16

a High Inflation Environment By Robert Arnone, MSRE, AMS, CPM RCA Management, LLC 36 Reflecting on the Community Association Events that Shaped Our Neighborhoods in 2023 By Casey Sky Noon CoolSys Energy Design 42 Inflation: Where Do We Go from Here? By Michael Mezzo, CPA, MBA WilkinGuttenplan 48 Management Trends — Stuck in the Middle

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By Anthony Gjergji, CPM, MBA East Coast - Ideal Management

EXTRAS President’s Corner Looking Ahead

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CAI-NJ Upcoming Events

Legislative Update

Pints with PAC Recap & Photos

10 13 14

2024 Annual Awards Celebration Registration

F.A.S.T. — A Year in Review

Conquer + Connect — Save the Date 17 Pre-Conference Networking Reception Recap & Photos 19 Conference & Expo Recap & Photos 21 Winter Break Party Registration 35 2024 Annual Awards — Call for Nominations 37 Manager Leadership Workshop Registration 47 PAC Top Golf — Save the Date 48 2023 Shoot the Cover Photo Contest Winners 50 Conquer + Connect Education Speaking Proposals Form 51 Coffee & Cram — CMCA Study Group Registration 53 2024 CAI-NJ Conference & Expo — Save the Date 55 2024 CAI-NJ Online Directory 57 New Members 60 Board Leadership Development Workshop 61 Request for 2024 Education Proposals 63 2023 Ultimate Partner Listings 68

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DECEMBER 2023

CAI-NJ BOARD OF DIRECTORS EXECUTIVE COMMITTEE

VICE PRESIDENT STEVEN MLENAK, ESQ. GREENBAUM, ROWE, SMITH & DAVIS, LLP

PRESIDENT ELECT CHRISTOPHER NICOSIA, CMCA, AMS, PCAM RCP MANAGEMENT COMPANY, AAMC, AMO

PRESIDENT TONY NARDONE, MBA, PCAM CORNER PROPERTY MANAGEMENT, LLC, AAMC

TREASURER RYAN FLEMING, EBP JGS INSURANCE, A BALDWIN RISK PARTNER

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

BOARD MEMBERS

Mary Barrett, Esq. Stark & Stark Attorneys at Law Business Partner

Charles Lavine Homeowner Leader Carol Nickerson, CMCA

Benjamin Basch, EBP Ground Support Services Business Partner Joseph Chorba, CPA

FirstService Residential, AAMC Community Association Manager Robert Travis, CIRMS Long Beach Commons Condominium Association Homeowner Leader

WilkinGutenplan Business Partner

GENERAL COUNSEL Jason Orlando, Esq. Orlando Murphy LLP

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

IMMEDIATE PAST PRESIDENT Jeffrey Logan Guardian Service Industries, Inc.

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DECEMBER 2023

PRESIDENT’S CORNER Tony Nardone, MBA, PCAM 2023 CAI-NJ PRESIDENT CORNER PROPERTY MANAGEMENT, LLC, AAMC

CAI-NJ TEAM

A s the year draws to a close, it’s a fitting time to reflect on the journey we’ve undertaken as members of Community Associations Institute (CAI). Serving as the president of our local chapter has been a privilege and a responsibility that has allowed me to witness the resilience, dedication, and spirit of our members. In this year-end wrap-up, let’s explore the milestones, challenges, and lessons learned throughout the past twelve months. Celebrating Achievements One of the highlights of the year was the successful execution of various CAI‑NJ events and educational programs. From informative seminars on the

ANGELA KAVANAUGH CHAPTER EXECUTIVE DIRECTOR ANGELA@CAINJ.ORG JACLYN OSKIERKO DIRECTOR, CONFERENCE & EVENTS JACLYN@CAINJ.ORG ROBIN SURGENT DIRECTOR, MEMBERSHIP DEVELOPMENT ROBIN@CAINJ.ORG BROOKE STOPPIELLO-NEVINS COMMUNICATIONS MANAGER

latest legislative updates impacting com munity associations to engaging social gatherings that fostered a sense of unity, our chapter worked diligently to provide valuable experiences for our members. We continued with our comprehensive communication strategy that included regular newsletters and social media updates ensuring that our members were

“The increased engagement and participation reflected the growing strength of our chapter.”

BROOKE@CAINJ.ORG JENNIFER FARRELL PROGRAM MANAGER JENNIFER@CAINJ.ORG

Contact CAI-NJ

ADDRESS CAI-NJ

well-informed about upcoming events, industry news, and opportunities for involvement. The increased engagement and participation reflected the growing strength of our chapter. Collaboration and Outreach Collaboration has been at the forefront of our efforts this year. We strength ened partnerships with our partners, government agencies, and other community organizations to create a network of support for our members. By fostering relationships with these entities, we enhanced our ability to address common challenges and find mutually beneficial solutions. Navigating Challenges No year is without its challenges, and 2023 was no exception. From the ongoing global pandemic to legislative changes impacting community associ ations, we faced hurdles that required adaptability and resilience. The safety and well-being of our community members remained a top priority, leading CONTINUES ON PAGE 62

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

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CAI-NJ

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DECEMBER 2023

LOOKING AHEAD ANGELA KAVANAUGH | CAI-NJ CHAPTER EXECUTIVE DIRECTOR

Upcoming 2023 events • Winter Break Party at the Grand Marquis in Old Bridge on Tuesday, December 5th – The full day of events will begin with the Annual Meeting and Chapter Retreat followed by the Winter Break Party. Join us in celebration and kick off the holiday season at the final networking event for 2023. For more information and registration, visit, https://cainj.org/winter-break-party/ •2023 Adopt-A-Family. The CAI-NJ F.A.S.T. will once again adopt multiple families to ensure that they will enjoy the holiday season. The deadline for dona tions is December 4, 2023. You may also visit our Snaps with Santa area at the Winter Break Party to make an in-person donation and receive a holiday mug and enjoy a signature holiday beverage. Please support this important initiative by donating. For further informa tion, https://www.cai-nj.org/event-5408062 •Final 2023 Wednesday Webinar will be live on Wednesday, December 6th. Managers, this will be your final opportunity to earn 2 continued credits for the year. Presenting will be Ansell Grimm & Aaron P.C., on Short Term Rentals-Safety, Liability & Other Challenges Presented by Non-Owner Occupants, Corner Property Management Inc., AAMC on the ABC’s of Board Meeting Agendas and USI Insurance Services on Demystifying Coverages and Claims for Community Associations. For more information and to register, visit, https://www.cai-nj.org/event-5051477 Looking Ahead to 2024 Annual Conference & Expo I want to share the exciting news that we have moved the Annual Conference & Expo to a new location allowing for more education and exhibitor space than we have ever had before! Please mark your calendars for October 16 & 17 at the New Jersey Exposition Center in Edison, New Jersey. The Pre-

What a full year it has been. Hopefully all of you reached your finish line strong and the new year will allow you to welcome a new and exciting challenge. T hanks to the support of our Partners, Sponsors, Committee Volunteers, Board of Directors, and all our members this was a successful year for CAI-NJ. In total the chapter hosted 14 networking events and 30 educational programs offering community association managers 42 hours of continuing education credits. All the networking events had record-breaking attendance thanks to the CAI-NJ staff and committees. This year, membership has grown to over 2,700 with New Jersey still leading as the second largest of 63 chapters. Finishing up 2023 Shoot the Cover Winner… Congratulations to the Shoot the Cover Contest winner, Ilona Shabovta, for her photo of the historic carpet mill from 1840 that sits on the Great Notch Water Falls in Little Falls, New Jersey, as well as the second and third place winners, Terry Wagner, ARM and Robert Thomas. Please turn to page 50 to view these beautiful photos. Thank you to all of you that submitted photos for this year’s contest. Advocacy Summit — On November 2nd, 9 New Jersey chapter members joined more than 120 advocates from 25 states at the 2023 Advocacy Summit for a success ful day in Washington D.C. The CAI Government and Public Affairs staff assisted the advocates as they had the opportu nity to attend more than 110 meetings with 67 representa tives and 46 senators, to discuss legislative priorities which may potentially have a major impact on those living and working in common interest communities (CICs). Please visit, https://advocacy.caionline.org/2023-advocacy-summit/ for details on the legislation.

CONTINUES ON PAGE 59

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DECEMBER 2023

CALENDAR 2023 - 2024 Events & Education

DECEMBER

JUNE

5 5 6

12 18

Annual Meeting & Chapter Retreat The Grand Marquis, Old Bridge

Community Conversations Live Virtual

Winter Break Party The Grand Marquis, Old Bridge

Dennis R. Casale Memorial Golf Outing Forsgate Country Club, Monroe

Wednesday Webinar Virtual

AUGUST

7 15

JANUARY

Community Conversations Live Virtual

31

Manager Leadership Workshop Clearbrook Community Association, Monroe Twp.

Ultimate Event - Jersey Shore BlueClaws ShoreTown Ballpark, Lakewood

FEBRUARY

OCTOBER

6 6 22

Community Conversations Live Virtual

16 17

Conference Kick-Off Location TBD, Edison

CMCA Study Group - Coffee & Cram CAI-NJ Headquarters, Freehold

Annual Conference & Expo New Jersey Convention & Exposition Center, Edison

Annual Awards Celebration The Event Center @iPA, Freehold

NOVEMBER

6

MARCH Proactive Protection Against Fraud & Theft Location TBD Board Leadership Development Workshop CAI-NJ Headquarters, Freehold

Community Conversations Live Virtualt

14 19 20 21

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

CA-PAC Top Golf Top Golf, Edison

APRIL

16

Conquer + Connect The Imperia, Somerset

LEGISLATIVE UPDATE

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

T here are not a lot of legislative updates, as the legis lature has not been in session since the beginning of summer. However, as we previously noted we expect things to “heat up” in the post-election lame duck section. Therefore, you will likely see some alerts and calls to action from us, and your assistance is appreciated! While the legislature has been quiet, the state agencies have not. One particular item that should be brought to your attention is new fire code regulations that will ban the use of combustible mulch within 18 inches of combustible structures. In August, the Department of Community Affairs (DCA) proposed fire code revisions that, among other things, included prohibitions on mulch. While the regula tions have not yet been adopted, the comment period has closed and, based on discussions with people at the DCA and local fire officials, we predict that the mulch regulations will be included as part of the final rule making. New section 305.6 of the fire code will prohibit the use of combustible landscape materials, such as wood based mulch, within 18 inches of any building, structure, deck, porch, balcony, or smoking area. Excepted from the 18-inch prohibition are non-combustible building materials, such as concrete, so long as the non-combustible portion of the structure is at least 3 feet above grade. In addition, live plant materials are also prohibited within 18 inches of a combustible structure or beneath a combusti ble overhang that has less than 6 feet of clearance. Fire resistant mulch, such as sand or stone, can still be used.

New section 305.7 of the fire code provides that the mulch restrictions become effective 12 months after the adoption of the regulations, and also requires that all pre-existing combustible materials be removed within the 12-month phase in period. Accordingly, while we cannot guarantee that the regula tions will be adopted, nor can we say with certainty when “New section 305.6...will prohibit the use of combustible landscape materials, such as wood-based mulch, within 18 inches of any building, structure, deck, porch, balcony, or smoking area.” they will be adopted, associations should take the likeli hood of these regulations coming into effect within the next year or so into account when adopting their landscaping budgets and plans. While these regulations will not be popular with home owners, fire officials I have spoken to have expressed full throated support for them due to an increasing prevalence of mulch fires. In addition, fire officials have noted that mulch fires carry particular dangers due to the fact that they can burn underneath the top layer of mulch and spread undetected, posing an enhanced life-safety threat. n

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

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DECEMBER 2023

2023 CAI-NJ COMMITTEES

AWARDS COMMITTEE Annie Gonzales — Chair Lila Khiry Cirillo — Vice Chair Jeanine Clark, Esq. Drew Cowley Lindsay Cupples, EBP

EDITORIAL COMMITTEE Nicole Martone, CMCA, AMS, PCAM — Chair

GOLF OUTING COMMITTEE Fred Hodge, Jr., EBP — Chair Keith Giliberti, PE, RS, EBP — Vice Chair Harold Berlowe, CMCA Chris Belkot Lorenzo Cullari, AICP Sal Iozzia Hank Johns, EBP Lisa Komitor Cathy Mango, EBP Karl Meth, Esq. Paul Migliore

MANAGER COMMITTEE Mary Barone, CMCA, AMS — Chair Chuck Graziano, PCAM — Vice Chair Erin Cautero, CMCA, AMS Tom Curry, CMCA, AMS, PCAM Michael Flippin, CMCA, AMS, PCAM Anthony Gjergji, Jr. Richard Mattalian, CMCA, AMS, PCAM Erin O’Reilly, CMCA, AMS, PCAM Vincent Rapolla, AMS Mariaellen Varelis Elaine Warga-Murray, CMCA, AMS, PCAM Michelle Williams, CMCA, AMS Board Liaisons Kristina Munson, CMCA, AMS, PCAM Carol Nickerson, CMCA Staff Liaisons: Jaclyn Oskierko Robin Surgent MEMBERSHIP COMMITTEE Tara Baldwin, CPA — Chair Megan Elgard, EBP — Vice Chair Michael Barch Lysa Bergenfeld, Esq. Nichole Gist Antoinette Hutchinson Melissa Lloyd, CMCA, AMS

Drew Podolski, Esq. — Vice Chair Robert Arnone, MSRE, CMCA, AMS

Don Cabrera, CMCA David Dockery, Esq. Jonathan Katz, Esq. Damon Kress, Esq. Michael Mezzo, CPA, MBA

Kim Dempsey Jeffrey Logan Christine Maldonado Michael Millar Vanessa Pena Kari Prout, CMCA

Steven Morris. RS Casey Sky Noon Robert Roop Board Liaisons Mary Barrett, Esq. Carol Nickerson, CMCA Staff Liaison: Brooke Stoppiello-Nevins EVENTS COMMITTEE Debbie Pasquariello, CIC, CIRMS, EBP — Chair Diane Cody, CMCA, PCAM — Vice Chair Ray Barnes, CMCA, AMS, PCAM Tim Bruchez

Nicole Skaro, CMCA, EBP Eileen Szelewicki, CMCA Mary Visco Sandi Wiktor Board Liaisons Tony Nardone, MBA, PCAM Christopher Nicosia, CMCA, AMS, PCAM Staff Liaisons: Jaclyn Oskierko Jennifer Farrell BUSINESS PARTNER Gregory Vinogradsky, Esq., EBP — Chair Mike Luzzi, CPIA, EBP — Vice Chair Theresa Beckett, EBP Jack Benson Jordan Burkhalter, CPA

Mike Polulak, Esq. Ross Rutman, EBP David Shahrabani, EBP

Jasmin Shelton Jodi Smallwood Michael Sturchio Ryan Weiner Charles Witczak, III, PE, PP, PLS Tom Witkowski Paul Wojciechowski Board Liaisons Steven Mlenak, Esq. Tony Nardone, MBA, PCAM

Dean Catanzarite Justine DelVecchio

Staff Liaisons: Jaclyn Oskierko Jennifer Farrell HOMEOWNER LEADER COMMITTEE Richard Lans — Chair Lois Gerber — Vice Chair Bruce Blum Roslyn Brodsky Barbara Finn, CMCA

Frank Fasolo, IV Freedom Hildreth Pam Illiano Stacey Koehl, CMCA, AMS Laura McIntyre, EBP Daniel Reilly Rachel Rutman Christina Mirra Sohnen Randy Vogel Melissa Volet, Esq. Jill Zulin Board Liaisons Joseph Chorba, CPA F.A.S.T. COMMITTEE Steven Kuhnert — Chair Jessica Long — Vice Chair JP Ascolese Adara Azeez Chelsea Brodmerkel Jonathan Cairone Alexis Dairman Eric Eggert, CIC, CIRMS Shelby Evans, CPA, EBP Kristi Evans Rebecca Gavin Mary Ellen Liberatore Will Meola Marian Miawad, Esq. Nicole Miller, Esq. Charles Lavine Staff Liaisons: Jaclyn Oskierko Jennifer Farrell

Kim Manicone Mark Mojares Kathleen Radler Brent Rivenburgh, EBP Steve Roderick, EBP Michael Ryan Ken Shah Rick Sobczak Ryan Trembley Michael Willner, Esq. Board Liaisons Joseph Chorba, CPA

Ron Fermano Carrie Fusella Dave Kiessling Richard Lang, EBP Toni Licciardi Chris Merkler Donna Meyer, EBP Ben Mitrou John Prisco, Esq. Sal Sciallo Jessica Vail, EBP David Velasco, EBP Michael Vennitti, EBP Board Liaisons Benjamin Basch, EBP Ryan Fleming, EBP

Charles Fredericks Kenneth Freeman Salvatore Gurriero

Keira Hauck Carl Kentzel Cheryl Palent

Charles Lavine Staff Liaison: Robin Surgent WOMEN’S LEADERSHP COMMITTEE Lirelle Klein — Chair Jamie Cullen, CMCA — Vice Chair Amani Abdellah, Esq. Jennifer Carr

Board Liaisons Charles Lavine Robert Travis, CIRMS

Staff Liaisons: Jaclyn Oskierko 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

Staff Liaisons: Jaclyn Oskierko Robin Surgent

CONFERENCE & EXPO Saher Gouda, EBP — Chair Shelia Adams, CMCA — Vice Chair Joe Bonafede Jay Burak Nicole Camarota, CMCA, AMS George Caso Martinez Angela Celeste Ellen Comiski, CMCA Marty Conway John Echelmeier Jessica Kizmann, CPA Danita Susi Holly Teufel, CMCA, AMS Board Liaisons Ryan Fleming, EBP Christopher Nicosia, CMCA, AMS, PCAM

Linda Courain, CMCA, AMS Svetlana Malinsky, CMCA Kristin Marzarella Gail McDermid, CMCA, AMS, PCAM Rachel Neves Jennifer Nevins, CMCA, EBP Jen O’Brien Cheryl Rhine, CIC, CIRMS, EBP Nikki Schillaci, EBP Lisa Vitiello, CPA Board Liaisons Mary Barrett, Esq. Kristina Munson, CMCA, AMS, PCAM

Jose Romero Dharmi Shah Peter Shine, EBP

Mitchell Frumkin, RS Vincent Hager, CIRMS Karyn Kennedy-Branco, Esq. Terry Kessler, Esq. J. David Ramsey, Esq. Lisa Rayca, CMCA, AMS John Reichart Alexander Scheffer, CMCA Board Liaisons: Richard Milder Cheryl Palent

Lauren Vadenais, EBP Kristy Winchock, EBP Board Liaisons Benjamin Basch, EBP Kristina Munson, CMCA, AMS, PCAM Staff Liaisons: Brooke Stoppiello-Nevins Robin Surgent

Staff Liaisons: Jaclyn Oskierko Robin Surgent

Staff Liaisons: Jaclyn Oskierko Jennifer Farrell

Steven Mlenak, Esq. Robert Travis, CIRMS Staff Liaisons: Angela Kavanaugh Robin Surgent

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DECEMBER 2023

PINTS WITH PAC HAPPY HOUR

TUESDAY, NOVEMBER 14, 2023 CHICKIE’S & PETE’S BORDENTOWN

THANK YOU SPONSORS!

SENATOR SPONSORSHIP Senator Troy Singleton

FOOD SPONSORS ACV Property Management, LLC Adamas Building Services

DRINK SPONSORS FirstService Residential, AAMC Princeton Tree Care Stark & Stark Attorneys at Law

EVENT SPONSORS Access Property Management, LLC, AAMC Associa Community Management Corp., AAMC mem property management co., inc.

Thank you to all of our sponsors for making the Pints with PAC Happy Hour a huge success! With your help, we were able to raise additional funds to support elected representatives and senators that protect the best interests of CAI and our common interest communities. If you missed this fantastic event and would like to support our advocacy mission for our homes, communities, and livelihood, please consider donating by utilizing the form below. PAC accepts donations from individuals, professionals, contractors and from fundraising events. CA-PAC MAKING A DIFFERENCE IN YOUR COMMUNITY!

Stay tuned for details on our next event, the CA-PAC Top Golf event on March 21 st in Edison!

-Liz Comando, CMCA, PCAM CA-PAC President

Sorry, CA-PAC cannot accept credit cards. Please make your CORPORATE or PERSONAL CHECK payable to: CA-PAC, 500 Harding Road, Freehold, NJ 07728

I WANT TO SUPPORT COMMON INTEREST COMMUNITIES... My Association/Management company is making a PAC gift of:

___ $250 ___ $500 ___ $1000 or $________ ___ $100 ___ $250 ___ $500 or $________ ___ $50 ___ $100 ___ $250 or $________

My supporting business is making a PAC gift of:

I am personally making a PAC gift of:

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. Community/Company: _____________________________________________________________________________________________________________ Individual Name: _________________________________________________________________________________________________________________ Mailing Address: __________________________________________________________________________________________________________________ City, State, ZIP: ___________________________________________________________________________________________________________________ Phone: _________________________________________________Email:_____________________________________________________________________ Employer Address (if applicable): ____________________________________________________________________________________________________ City, State, ZIP: ___________________________________________________________________________________________________________________ Management Company Name: _____________________________________________ (Community Associations Only) DO NOT INCLUDE MY NAME OR COMPANY ON THE LIST OF CA-PAC CONTRIBUTORS 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

CAI-NJ 2023 PARTNERS

Alliance Association Bank Ansell Grimm & Aaron, PC Associa Community Management Corp., AAMC Becker BELFOR Property Restoration Brown & Brown Insurance of Lehigh Valley Corner Property Management, LLC, AAMC

GAF Hill Wallack LLP Kipcon Inc. McGovern Legal Services, LLC PS&S, LLC Professional Restoration Services, LLC DBA PuroClean of Hoboken Rezkom Enterprises, Inc. Sweeping Corp. of America (SCA) Taylor Management Company, AAMC, AMO Technocality, Inc. USI Insurance Services WilkinGuttenplan

Denali Property Management, Inc. The Falcon Group - Engineering, Architecture & Reserve Specialists FWH Associates, P.A.

Accent Group Access Property Management, AAMC, AMO Adamas Building Services All County Exteriors Amco Pest Solutions, Inc. Anchor Pest Control Becht Engineering BT, Inc. Buckalew Frizzell & Crevina LLP Capital One Bank, N.A. New Jersey Clearview Washing, LLC Cowleys Pest Services Curcio Mirzaian Sirot, LLC Cutolo Barros, LLC Dior Construction, Roofing, and Siding

Environmental Designers Irrigation, Inc FirstService Residential, AAMC FloodCo USA Greenbaum, Rowe, Smith & Davis LLP Griffin Alexander, P.C. Guardian Service Industries, Inc. Innovative Pressure Cleaning The Jesan Companies JGS Insurance, a Baldwin Risk Partner KPI2 Enterprises, Inc. Lemus Construction, Inc. Mackoul Risk Solutions, LLC

Preferred Community Management Services, Inc., AAMC Radom & Wetter Renda Roads, Inc. Snowscapes South Shore Construction, LLC STAR Building Services Two Men Property Services Group, Inc. Popular Association Banking Quality 1st Contracting, Inc. Rainbow - G & J Painting, LLC Regal Restoration USA Republic Services of New Jersey, LLC SageWater Servpro of Howell/Wall Stark & Stark Attorneys at Law Valley Bank Wilkin Management Group, Inc. Witczak Engineering One Call Roofing & Siding O & S Associates, Inc. Parallel Architectural Group Pardini R. Construction Corporation PeopleFirst Property & Casualty Services

Morris Engineering, LLC National Contractors, Inc. National Cooperative Bank

Garden State Pavement Solutions Giordano, Halleran & Ciesla Hueston McNulty, P.C. L.N. Rothberg & Son, Inc. Landscape Maintenance Services, Inc. Mizza Pest Control

Accurate Reconstruction APC Hospitality, LLC AR Management Company Association Advisors NJ CCA, Construction Consulting Associates, LLC Felsen Insurance Services, Inc. First Onsite

MyPropertyBilling.com Pacific Western Bank

22 ELEBRATION A WARDS NNUAL A 2024 Cai-nj THE EVENT CENTER IPA FREEHOLD C @ THursday February

Sponsored by

Black Tie Optional

Registration Form

Payment Methods: 1.) Check payable to CAI-NJ, mailed to: CAI-NJ, Attn: Awards Celebration

Name/Designation: 1. ____________________________________ Company: ______________________________________________ Address: _______________________________________________ City, State, Zip: __________________________________________ Phone: ________________Email: ____________________________ ______ Tickets (per person). See below for pricing: Note: Ultimate Partners receive 4 tickets. Elite Partners receive 2 tickets. Premier Partners receive 1 ticket. _______ $160/MEMBER ________ $220/NON-MEMBER _______ # of partnership tickets Please list the name, company, designation and emails of additional registrations. 2. Name:_________________________________________________________________ Company: ______________________________________________________________ Email:__________________________________________________________________ 3. Name:_________________________________________________________________ Company: ______________________________________________________________ Email:___________________________________________________________________ 4. Name:_________________________________________________________________ Company: ______________________________________________________________ Email:__________________________________________________________________

500 Harding Road Freehold, NJ 07728

2.) Pay by credit card. Please call the CAI-NJ Office at 609-588-0030 to process your credit card.

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 February 16, 2024 for a full refund to be provided, swaps can be made at any time.

PLEASE NOTE: By registering for this CAI-NJ event, all registrants are agreeing to our COVID Release Waiver.

TOTAL: $ _________________

For questions or to submit registration, contact events@cainj.org, fax (609) 588-0040, phone (609) 588-0030.

*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.

F.A.S.T. — A Year in Review STEVEN KUHNERT 2023 F.A.S.T. COMMITTEE CHAIR

A s another year comes to a close and I hand the reigns of Chair of the Future All Star Team (F.A.S.T.) Committee to Jessica Long, it feels great to look back on all that the committee accomplished this year. From amazing events bringing together companies and individu als from across the state to supporting local organizations, F.A.S.T. spent the year doing what it does best, creating fun while helping people. Olympics & Board Challenge Once again, a CAI-NJ favorite, the Olympics, was held at Thompson Park in Monroe on July 12th. Under scorch ing conditions spirits remained high and the event was a fun-filled day of friendly competition exhibiting some well known as well as committee invented back yard games. Each year F.A.S.T. spends hours organizing this event. Games are picked, designed, and eliminated to keep only the most entertaining and competitive in for the next year.

This year’s new games included corn hole, human ring toss, and knock em’ down, while old favorites like Rez Ball, Pool Noodle Javelin and Flip Cup remained. Make-A-Wish New Jersey once again attended the event to speak about the organization that we are so proud to support. With 120 competitors and numerous spectators in attendance, we extend our gratitude to the 12 judges who managed timing the games and all the sponsors involved. Kudos to Cowleys Pest Services for securing first place, fol lowed by McGovern Legal Services, LLC in second place, and FWH Associates, PA in third place. The funds raised for Make-A-Wish New Jersey at this event totaled over $11,500. A special mention goes to Kristina Munson, CMCA, AMS, PCAM, of the CAI-NJ Board of Directors who was the lucky Slimee for the Board Challenge that brought in over $5,000 alone. Kickball Tournament What started during Covid has become a staple event as the Kickball Tournament returned to Mercer Country Park. We had 8 teams who competed on September 28th with over 120 in attendance. A chilly overcast day did not stop attendees from bringing their competitive side as we saw the closest overall competition of the last 3 years. I had the

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DECEMBER 2023

Make-A-Wish Check Presentation Breakfast & Castle Tour

pleasure of being an umpire and I enjoyed seeing teams leave it all out on the field. Congratulations to the Orange Team for clinching the 2023 Championship with a superb display in the final vs Team Turquoise. Also, congrats to our winner of the Santa Run, JP Ascolese of the Orange Team. A total of over $6,000 was raised from this event which was added to the growing total donated for Make-A-Wish New Jersey! F.A.S.T. would like to thank all of the sponsors, participants, judges and spectators, who made this day a huge success. Teacher Supply Drive At the Beach Party on September 14th, the committee held its Annual Teacher Supply Dive for the Paul Robeson Elementary School in Trenton. We collected many packag es and backpacks full of supplies from our members. Thank you for helping us support local educators! Golf Outing Additional funds to support Make-A-Wish New Jersey were raised through selling mulligans at the Annual Dennis R. Casale Golf Outing at Forsgate Country Club. A special thank you to the F.A.S.T. Committee members, Kristi Evans and Rebecca Gavin for your help at the event, graciously occupying the hardest hole on each course to offer mul ligans to raise the first $500 in 2023 for Make-A-Wish New Jersey!

On November 16th, the F.A.S.T. Committee hosted a breakfast and tour at the Make-A-Wish New Jersey Castle in Monroe Township, during which CAI-NJ presented a check in the amount of over $17,000 to Make-A-Wish New Jersey. During the check presentation, Make-A-Wish informed us that that the funds raised will grant wishes for two critically ill children. Make-A Wish New Jersey is cel ebrating its 40th year and recently hit its 12,000th wish granted! We were privileged to watch a video of Judah, from Salem Country, who received that landmark wish. Judah suffers from Beta thalassemia – a genetic blood disorder and is transfusion dependent. Judah asked for a tractor to help his family on their farm. After a terrific breakfast buffet, attendees were able to tour the Castle. On the tour we learned about the history of Make-A-Wish, experienced how they bring such positive energy and happiness to these terrible situations, and saw

CONTINUES ON PAGE 70

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DECEMBER 2023

Reflections on 2023 from Industry Leaders Compiled by Andrew J. Podolski, Esq., Stark & Stark, Attorneys at Law As 2023 draws to a close, we asked leaders from various disciplines within the common interest community industry to look back over the last year and share key observations and takeaways. Below are some important, year-end reflections relating to community management, engineering, construction, accounting and law.

John Reichart, CMCA, AMS Regional Director, High-Rise Division FirstService Residential, AAMC

ed with respect to engineering and architecture projects. With instant access to artificial intelligence, drones and other information technologies, we found many clients approached projects with greater than normal involvement and expectations. Active board engagement is a good thing and helps to promote successful design projects.”

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“2023 has been the year of a newly-realized, post COVID normal for property managers both in New Jersey and across the country. The years 2020 to 2022 were a blur and rollercoaster ride of what were intended to be tem porary rules, temporary spending, temporary staffing, etc. The focus on the temporary was a major theme of that time. In 2023, we found ourselves trying to determine and guide our boards on what temporary measures should be released and what should be made permanent. Although change is often a challenge in our industry, our managers helped boards navigate this challenge.”

John Echelmeier Senior Estimator BELFOR Property Restoration

“One thing I have observed in the construction industry this past year is that the availability of building materials and products has gotten better, although pricing is still high. Another observation is that I cannot emphasize how important it is for community association clients to have an ongoing relationship with an engineer and architect so that when there is an urgent need for a time sensitive project, such as emergency restoration following a flood, fire or other catastrophic event, the association does not lose pre cious time in getting the work underway.”

Daniel Rush, P.E., P.P., R.S. Principal, Community Association Division FWH Associates, P.A.

“Looking back at 2023, it was apparent that community association boards became more informed and educat

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DECEMBER 2023

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DECEMBER 2023

REFLECTIONS ON 2023... from page 16.

Gregory Vinogradsky, Esq., EBP Partner Callahan & Fusco, LLC

Mohammed F. Salyani, CPA, FCCA (UK) Principal WilkinGuttenplan “In terms of reflections on 2023, two things come to mind: The first is the impact of inflation on expenses. This year we are seeing material increases in expenses and a lot of our clients are having to deal with this while preparing their 2024 budgets. They are also seeing material increases in their reserve funding requirements as the new studies are showing higher costs. The second is the increase in interest rates impacting income earned by the associations. As rates have risen, associations investing in Certificates of Deposits and other interest-earning investments are earning much more income.Accordingly, associations are seeing a corre sponding increase in tax as higher interest income results in higher taxable income.”

“My major takeaway from 2023 is that the work is unfinished. There remains a judicial vacancy crisis that has brought many cases to a screeching halt and there are new laws and regulations that have both helped and hurt our clients. While we sort through some of the uncertainty and continue our advocacy, we will need to rely on our peers more than ever to make sure the industry’s future is strong.” We hope the insights from these professionals inspire each of us to reflect on both the challenges and accomplishments from this past year to guide our focus and plans for 2024 and beyond. We wish all of our friends and colleagues in the CAI-NJ community and beyond a happy and prosperous New Year! n

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DECEMBER 2023

CAI-NJ held its Pre-Conference Networking Reception on Wednesday, October 18th at the Encore Event Center at iPlay America in Freehold, sponsored by Hill Wallack LLP. Guests enjoyed open bar, a delicious spread of food and several games in the bar area. There was also TOP GOLF available for those that sponsored the simulator bays. Thank you to all the members who joined us for this fun event!

THANK YOU SPONSORS!

SUPER SPONSOR

OPEN BAR SPONSOR FWH Associates, P.A. TOP GOLF BAY SPONSORS BELFOR Property Restoration

BEER KOOZIE SPONSOR Apex Air Duct, Dryer Vent & Chimney Cleaning

BUFFET/NAPKIN SPONSORS Ground Support Services O&S Assoicates, Inc. Springtree Construction, LLC

Planned Companies Trident Environmental

To view all of the photos from this event please visit https://cainj.org/envira/2023-pre-conference or hover your phone camera over the QR code and click!

THANK YOU SPONSORS!

CONFERENCE & EXPO SUPER SPONSOR:

NECK WALLET SPONSOR McGovern Legal Services, LLC MANAGER ALL ACCESS PASS SPONSOR First Citizens Bank CONCERT TOUR GAME SPONSORS

PEN SPONSOR Quality 1st Contracting, Inc. BREAKFAST SPONSORS First Onsite FirstService Residential, AAMC LUNCH SPONSORS Morris Engineering, LLC DECORATION SPONSORS USI Insurance Services Vote HOA Now GIVE-AWAY SPONSORS APC Hospitality, LLC

Alliance Association Bank Amco Pest Solutions, Inc. Ansell Grimm & Aaron, PC Associa Community Management Corp. of New Jersey, AAMC Association Advisors NJ First Onsite Hill Wallack LLP Kipcon, Inc. Lemus Construction, Inc. Taylor Management Company, AAMC, AMO

BELFOR Property Restoration Progreen Management, LLC Professional Restoration Services, LLC DBA PuroClean of Hoboken, Jersey City, Fort Lee

SWAG BAG SPONSORS Alliance Association Bank

Technocality, Inc. WilkinGuttenplan

BITS Consulting, LLC Griffin Alexander, P.C. Preferred Community Management Services, Inc., AAMC Regal Restoration USA AISLE SIGN SPONSORS

EDUCATIONAL SPEAKER SPONSORS Greenbaum, Rowe, Smith & Davis LLP RCP Management Comany, AAMC, AMO USI Insurance Services Reserve Advisors

Ballots by BITS Hill Wallack LLP McGovern Legal Services, LLC

2023 ULTIMATE PARTNERS

2023 CONFERENCE & EXPO COMMITTEE CHAIR Saher Gouda, EBP VICE CHAIR Shelia Adams, CMCA, AMS MEMBERS Joe Bonafede Jay Burak Nicole Camarota, CMCA, AMS George Caso Martinez Angela Celeste Ellen Comiski, CMCA Marty Conway John Echelmeier Jessica Kizmann, CPA Danita Susi Holly Teufel, CMCA, AMS BOARD LIAISONS Ryan Fleming, EBP Chris Nicosia, CMCA, AMS, PCAM

STAFF LIAISON Jaclyn Oskierko Jennifer Farrell

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.

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Our Communities’ Challenges in a High Inflation Environment By Robert Arnone, MSRE, AMS, CPM RCA Management, LLC

T he average 30-year fixed mortgage rate in the sec ond week of October 2023 was around 7.57%. The last time it was this high was 23 years ago, dating back to the year 2000. The average home ownership is 13 years, according to First American Data & Analytics and Redfin. With these statistics in mind, most people in our communities financed their homes at much lower rates than what is available today. In the 1990’s, there were peaks and troughs, with interest rates as high as the 10.5% range to as low as just below 7%. Over the past ten years, rates have reached sub 3%. In fact, before the rise of interest rates, which started in early 2022, interest rates over the past ten years averaged below 4.5%. A quick calculation excluding all other costs, the difference in monthly mortgage payments from 4.5% to 7.5% on a $400,000 home, is more than $400 a month or almost $5,000 a year. Why do interest rates rise? The interest rates are tied to the Federal Reserve’s lending rate. The Federal Reserve will increase interest rates in a high inflationary environment to reduce the consumer’s purchas ing power. If the consumer purchases fewer goods, the mer chants selling these baskets of products will have to slow

down price increases or reduce the cost of those goods. The net result is lowering inflation. Our community members are experiencing numerous changes with the current inflationary environment. This arti cle not only aims to help community leaders consider how rising interest rates are shaping our communities, but also to consider a developing trend that began before the rise of interest rates. People either don’t feel the need to move or the option of staying where they live outweigh moving to a new home. Recent statistics vary, but for the most part, the consensus is that people are living in their homes for an average of 13 years. Compare that to the early 2000s, when the average length of home ownership was less than half or approximately six years. If you’re a regular visitor to the monthly issues of Community Trends ® , you have read arti cles about the importance of reserve studies. The actual association board conversations don’t always follow what the professionals recommend. With reserve studies gener ally beginning with capital structures with useful lives of five years or more or the projected life before replacement, it was natural for community owners to think, “why should I CONTINUES ON PAGE 32

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DECEMBER 2023

HIGH INFLATION... from page 30.

2021, 6.5% in 2022, and currently annualized in 2023 at 3.75%. If there is a silver lining in the inflation data, the annualized rate for 2023 since May has been sub 4%. While the statistics are unavailable for New Jersey, Bloomberg News reported in October that New York City residents are paying increases in maintenance fees to their co-ops and condominiums at almost three times the inflation rate. As an owner you must ask your board or property manager what went wrong to know why this is the case. Were there not sufficient increases annually in the past to prepare for these increased costs? Preparing a budget takes hours upon hours of reviewing the numbers and doing adequate research. Among others, what are your local utilities pro jecting as an increase? What wage increases are needed to give those who maintain the properties, so that they don’t jump ship? Hiring and maintaining

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contribute?” With most owners leav ing the community in a few years, even the most ardent supporters of putting money in reserves in the early 2000s had to be thinking; “I will never see this money spent”. That argument is no longer valid. The saying save something for a rainy day can be traced to the mid-1500s, in an Italian play by A. F. Grazzini called La Spiritata. John Lyly adapted the play into English and renamed it The Bugbears: “Would he have me keep nothing against a rainy day?” Most people who buy in their communities today will not only buy an umbrella but will be around for several rainy days when they need to use it. According to the US inflation cal culator, the annualized inflation rate went from 1.45% in 2020 to 7% in

“Our community members are experiencing numerous changes with the current inflationary environment..."

quality staff is an expensive proposition. What is the industry trend on insurance increases? Reach out to those who help maintain your properties, like your pool or elevator technician, to ask them what parts you foresee having to replace in the next year. Thousands of dollars begin to add up. Here is an excellent start to question how condominiums or co-ops got into this situation. Before presenting a plan to address the concerns with increases in costs of operating and capital reserves, let’s look at the income side of the ledger. 214% is the increase in foreclosures in the State of New Jersey in the 1st half of 2022, according to ATTOM, a real estate data company. While the data suggests attributing most of these foreclosures to lifting the Covid restrictions, it is still astonishing. New Jersey leads the nation in foreclo sures. In Q3 2023, foreclosures are up 30.38% from Q2 2023 and year over year, a 42.67% increase from 2022 year to date. In recent history, according to Statista, 2021

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DECEMBER 2023