December 2025 CT

December 2025 Community Trends ®

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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

13 Embrace AI: How Your Condo or HOA Board Can Work Smarter, Not Harder By Frank Cicala The Baldwin Group

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26 What is AI and How can Community Association Living Benefit Most from AI Security Advancements? By Salvatore, Ingui, EBP APC Hospitality, LLC 32 The Ethical Boundaries of Artificial Intelligence in the Community Association Industry By Andrew J. Podolski, Esq. Stark & Stark, PC 40 Do One Thing Better: Practical Ways to Use AI By Thomas Hasard, CISSP WilkinGuttenplan 44 Management Trends: Putting the “AI” in CAI — AI Use from A Community Manager’s Perspective By Ray Barnes, CMCA, AMS, PCAM Taylor Management Company, AAMC, AMO

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EXTRAS President’s Corner Looking Ahead

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CAI-NJ Upcoming Events F.A.S.T. Adopt-A-Family

Legislative Update

Winter Break Party Sponsor Announcement Winter Break Party — Register Now!

11 12 14 15

Lunch with LAC — Register Now! Conference Kick-off Recap & Photos Conference & Expo Recap & Photos 17 Drop the Mic Karaoke Night with PAC Recap & Photos 30 Board Leadership Development Workshop — Save the Date 35 Annual Awards — Call for Nominations 37 2025 Shoot the Cover Photo Contest Winners 38 Conquer + Connect Speaking Opportunities 43 Coffee & Cram CMCA Study Group — Save the Date 45 Manager Leadership Workshop — Save the Date 47 PAC the Lanes Registration 49 CA-PAC Top Golf — Save the Date 51 2026 Online Service Directory Registration 53 New Members 54 Mediator Training — Register Now! 57 Request for Educational Speaker Proposals 59 2025 Ultimate Partner Listings 60

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iStock/Getty Images Plus

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DECEMBER 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, PC 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

A s my term as President of the New Jersey Chapter of CAI comes to a close, I find myself reflecting on a year filled with growth, collaboration, and meaningful progress for our organization and the communities we serve. It has been an honor to lead such a dedicated group of professionals, volunteers, and staff, and I am deeply grateful for the trust and support you have

shown me throughout this journey. This year, our chapter continued to embody the spirit of leadership and service that defines CAI-NJ. Together, we advanced important legislative initiatives, expanded our membership, and strengthened our sponsorship base. Our marquee

“This year, our chapter continued to embody the spirit of leadership

and service that defines CAI-NJ.”

educational and networking events saw record attendance, and we established the first of its kind virtual Board Leadership Training Program, available for free to all homeowner leader members. For additional details regarding this excellent resource, please visit https://cainj.org/bld/. These achievements are a testa ment to the collective effort and commitment of everyone involved. None of these accomplishments would have been possible without the tireless work of our exceptional staff. Led by Angela Kavanaugh, our team, including Robin, Jackie, Brooke, Helen, and Jocelyn, has consistently demonstrated pro fessionalism, dedication, and a genuine passion for CAI-NJ’s mission. Their commitment is the foundation of our nationally recognized success, and I am profoundly grateful for their support and expertise. As I have often said, my greatest challenge this year was simply not getting in their way! I also want to extend my heartfelt thanks to my fellow CAI-NJ Board Members. Your wisdom, integrity, and unwavering focus on our fiduciary duties have ensured that our decisions always serve the best interests of our association. Our chapter’s strength is further amplified by our more than 200 committee vol unteers. Your enthusiasm and commitment are unmatched, and your willingness to step up for our industry is truly inspiring. At national conferences, other chap ters marvel at our volunteer engagement, and it is clear that CAI-NJ’s success is built on your dedication. Looking ahead, I am proud of the Board’s work this year and have never been more confident that CAI-NJ’s future is bright with the remarkable leadership, inno vative thinking, and unwavering commitment that define our organization. With

Contact CAI-NJ

ADDRESS CAI-NJ

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

CAI-NJ on Social Media

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

@cainewjersey

CONTINUES ON PAGE 57

CAI-NJ

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DECEMBER 2025

LOOKING AHEAD ANGELA KAVANAUGH | CAI-NJ CHAPTER EXECUTIVE DIRECTOR

T he end of the year is the ideal time to reflect on our accomplishments, what we’ve learned and how we’ve grown, allowing our experiences to motivate us as we look ahead, planning our future endeavors. Thanks to the support of our 87 partners, sponsors,198 committee volunteers, the CAI-NJ Board of Directors, and all our members, 2025 was a successful year for CAI-NJ. In total, the chapter hosted 14 networking events, and 29 educational programs offering our community association managers 27 hours of continuing education credits. This year’s membership has grown to over 3,000 members with New Jersey leading as the second largest of 64 chapters. Thank you, Steve Mlenak, Esq., for serving as the 2025 CAI New Jersey Chapter Board President. Throughout his term Steve has been a valuable resource on issues faced by the chapter and spearheaded The Online Board Leadership Development Training Program. Steve will be completing his term as a board member in 2026 as he fills the board member seat in his sixth year. Bob Travis, CIRMS, thank you for serving as a Director on the CAI-NJ Board for four years. We are extremely appreciative of your time and sharing your knowledge. Thank you both for your guidance and wisdom that have contributed to the success of our programs and all the benefits that we are able to offer to our members. Shoot the Cover Winner… Congratulations to the Shoot the Cover Contest Winner, Terry Wagner, ARM of Association Advisors of New Jersey of her beautiful photo of the autumn on Solitude Lake, as well as the second place winner, Catherine Abbott of Rio Vista Mahwah Homeowners Association, with a breathtaking photo in the community she manages and third place winner, Larry Sauer, CMCA, PCAM, CPM of Corner Property Management, LLC, AAMC of his gorgeous photo of the Belmar beach front during a sunrise. Thank you to all of you who submitted photos for this year’s contest.

“We have a whole new year ahead of us and wouldn’t it be wonderful if we could all be a little gentler with each other, a little more loving, and have a little more empathy…” — Judy Garland

Sergii Petruk/iStock/Getty Images Plus

Annual Meeting & Chapter Retreat and the Winter Break Party — On Thursday December 11, 2025, at the Grand Marquis in Old Bridge, the chapter will host the Annual Meeting & Chapter Retreat. This is a mandatory meeting for all 2026 committee members as we begin planning for the coming year. Following the meeting, will be our Annual Winter Break Party to celebrate the holiday season, networking with fellow professionals in the industry, with great food and drinks. I hope that you will join us for our final networking event of the year. Looking ahead to 2026. We’ve presently placed almost 200 CAI-NJ members on next year’s committees, and plans are in motion for a full year of in-person edu cation and networking events in addition to virtual pro grams. Please save these that we already have planned. Educational programs are also underway for 2026. Visit our website for the educational programs that are now scheduled and remember to check it periodically as dates will be added throughout the year. January 22nd — CA-PAC the Lanes at Bowlero in North Brunswick. Join us to support the New Jersey Community Association Political Action Committee (CA-PAC) and network with your colleagues. February 19th – The Wendell A. Smith Annual Awards

CONTINUES ON PAGE 62

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DECEMBER 2025

MARCH DECEMBER 2025-2026 Events & Education Calendar

Wednesday, March 18th & Thursday, March 19th Board Leadership Development Workshop CAI-NJ Headquarters, Freehold Thursday, March 26th CA-PAC Top Golf Top Golf, Edison MAY Thursday, May 14th PAC the Haus - Networking Event Beach Haus Brewery, Belmar

Thursday, December 11th Annual Meeting & Chapter Retreat

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

Thursday, January 8th Mediator Training Greenbaum, Rowe, Smith & Davis LLP, Iselin Thursday, January 22nd PAC the Lanes Bowlero, North Brunswick

JUNE

FEBRUARY

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

Tuesday, February 3rd Lunch with LAC - Legislative Update Concordia Homeowners Association, Monroe Twp. Tuesday, February 10th Coffee & Cram - CMCA Study Group CAI-NJ Headquarters, Freehold Thursday, February 19th Wendell A. Smith Annual Awards Celebration Hilton Parsippany, Parsippany Tuesday, February 25th Manager Leadership Workshop Clearbrook Community Association, Monroe Twp.

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

Once again CAI-NJ F.A.S.T. will be adopting multiple families to ensure that they get to enjoy the holiday season this year, through Interfaith Neighbors, a local Monmouth County organization. We are asking for those to support the initiative by donating via this event page by credit card or mailing checks made payable to CAI-NJ to: CAI-NJ, Attn: Adopt-A-Family, 500 Harding Rd, Freehold, NJ 07728 Adopt A Family Help CAI-NJ F.A.S.T. Spread Some Holiday Cheer! Thank you in advance for your generosity in helping us support this amazing organization and the families in our community who need our help! Questions? Contact events@cainj.org Deadline to submit donations is Friday, December 5, 2025.

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DECEMBER 2025

LEGISLATIVE UPDATE

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

S ubsequent to the elections on November 4, 2025, the legislature entered its “lame-duck” session. Typically, one would expect to see outgoing legisla tors scrambling to get their priority bills passed prior to the new administration taking power. However, considering the continuity and expansion in the Democratic majority, it may be a relatively calm lame-duck session. We are care fully monitoring legislation that is being introduced and will take appropriate action where warranted. Bills that may see movement include: • A2792/S2347 Accessory dwelling units (some of the New Jersey Legislative Action Committee (NJ-LAC)’s amendments to the bill were adopted) • A3538 — Homestead exemption (the Sponsor has agreed to exempt association debt from the homestead exemption) In addition to the foregoing, we are hopeful that the New Jersey Housing and Mortgage Finance Agency (NJHMFA) was receptive to our public comments on the affordable housing regulations and will revise same in the manner that we suggested. We believe that the final regulations will soon be promulgated. In closing, I note that this is my last article as Chairperson of the NJ-LAC. It has been an honor to serve on the com mittee, and I believe that we have made a difference. Also, all of this is made possible by the dedication and hard work of my fellow LAC members, and I thank

them for their volunteer service. In particular, I note that Dave Ramsey, Esq., Liz Comando, PCAM and Barbara Drummond, CMCA, AMS, PCAM are also departing the LAC after reaching their term limits, and their contributions have been immense. While the absence of their skill, hard work, and institutional knowledge will be felt, the LAC has impressive talent incoming.

“...all of this is made possible by the dedication and hard work of my fellow LAC members, and I

thank them for their volunteer service.”

I have been fortunate to have experienced the leader ship of Chris Li, Esq. and George Greatrex, Esq. as my predecessors, and truly appreciate the hard work, dedica tion, and depth of knowledge of Ed San George, CMCA, AMS, PCAM, who has been invaluable as Vice-Chair. Finally, I want to thank Angela Kavanaugh and the CAI-NJ Team, Michele Jaker, Trevor Mulhall, and the rest of MBI, who are the best in the business. I know that the LAC is in good hands and look forward to closely following its accomplishments in the future. n

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

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DECEMBER 2025

2025 CAI-NJ COMMITTEES

AWARDS Lindsay Cupples, EBP — Chair Christine Maldonado — Vice Chair Kim Dempsey Michael Bedziner Liz Bonafide Jeanine Clark, Esq. Drew Cowley Kristi Evans Anthony Farber, Esq. Robert Galano, R.C.S Nick Haralambopoulos, CPA Kari Prout, CMCA Jodi Smallwood, EBP, RS Eileen Szelewicki, CMCA Board Liaisons: Ryan Fleming, CIRMS, EBP Steve Mlenak, Esq. Staff Liaisons: Jocelyn Garlock Jaclyn Olszewski BUSINESS PARTNER John Prisco, Esq., EBP — Chair Joe Bonafede Jason Ciavarro, EBP Glenn Fedale, Sr., EBP Frank Gencarelli Cory Haynes Dave Kiessling, RS, EBP Michael Kraner Sally McCray Francis McGovern, Esq. Chris Merkler Jonathan Moscou Christopher Lugara, Esq., EBP Michael Vargetto David Velasco, EBP Gregory Vinogradsky, Esq., EBP Chris Welch Board Liaisons: Joe Chorba, CPA Ryan Fleming, CIRMS, EBP Staff Liaisons: Jaclyn Olszewski Robin Surgent CONFERENCE & EXPO John Echelmeier — Chair George Caso Martinez — Vice Chair Shelia Adams, CMCA, AMS Tom Anzalone Tavarious Butts, EBP Ellen Comiski, CMCA Saher Gouda, EBP Helene Kelly Heather McLean, Esq. Jerome Quagliozzi Holly Teufel, CMCA, AMS Board Liaisons: Bruce Blum Kristina Munson, CMCA, AMS, PCAM Brian Aubrey, PCAM Martin Bahner, EBP Marie Bridgeforth Jay Burak Jordan Burkhalter, CPA

EDITORIAL Casey Noon — Chair Damon Kress, Esq. — Vice Chair Pushpa Agrawal Justine DelVecchio David Dockery, Esq. Nicole Martone, CMCA, AMS, PCAM Michael Mezzo, CPA, MBA Steve Morris, PE, RS Andrew Podolski, Esq. Patricia Polak Kerri Stimpson, CMCA Board Liaisons: Mary Barrett, Esq. Erin O’Reilly, CMCA, AMS, PCAM Staff Liaison: Brooke Stoppiello-Nevins EVENTS Randy Vogel — Chair

GOLF OUTING Jasmin Shelton — Chair Sal Iozzia — Vice Chair Chris Belkot Martin Cabalar, Esq. Bill Cohen Lorenzo Cullari, AICP

MANAGER Mariaellen Varelis, CMCA — Chair Erin Spilliotopoulos, CMCA, AMS — Vice Chai r Raymond Barnes, CMCA, AMS, PCAM Jacqueline Grant, CMCA Chuck Graziano, PCAM Katherine Henriques Richard Mattalian, CMCA, AMS, PCAM Laurie Nieliwocki, CMCA, AMS Danyel Penix, CMCA Scott Shelby Elaine Warga-Murray, CMCA, AMS PCAM, MA Board Liaisons: Michael Flippin, CMCA, AMS, PCAM Erin O’Reilly, CMCA, AMS, PCAM Staff Liaisons: Jaclyn Olszewski Robin Surgent MEMBERSHIP Steve Roderick, EBP — Chair Melissa Lloyd, CMCA, AMS — Vice Chair

Todd Edelman Marty Ehrlich

Chris Fernandes, EBP Donna Fiore, CMCA Kristin Guinan Jenny Hollingsworth Lisa Komitor Kristin Marzarella-Amato Paul Migliore Tony Nardone, MBA, PCAM Matt Pfister Michael Polulak, Esq. Michael Sturchio Ryan Weiner Paul Wojciechowski Andrew Woller Board Liaisons: Cheryl Rhine, CIC, CIRMS, EBP Robert Travis, CIRMS Staff Liaisons: Jocelyn Garlock Jaclyn Olszewski HOMEOWNER LEADER Thomas Krieger — Chair Barbara Finn — Vice Chair Gerald Bajc Roz Brodsky

Nicole Ancona Arun Ayyagari Tim Bruchez Dean Catanzarite Diane Cody, CMCA, PCAM Marty Conway Frank Fasolo, IV Clarissa Garito

Tara Baldwin, CPA Andrew Batshaw Elysa Bergenfeld, Esq. Megan Brazil, EBP Jeffrey Cuevas Nikki Gist

Anthony Gjergji, Jr. Freedom Hildreth Jaclyn Kavendek Neil Lehane Maria Mikowski Bob Morrison, MBA, EBP Debbie Pasquariello, CIRMS, EBP Evelyn Quiles Jessica Rauch Laura Seeley Melissa Volet, Esq. Matt Wright Jill Zulin Board Liaison: Kristina Munson, CMCA, AMS, PCAM

Kim Manicone, EBP Francisco Marcucci Andrew Newman, CMCA, AMS, PCAM Kathleen Radler Michael Ragusa Brent Rivenburg, EBP Michael Ryan Lawrence Sauer, CMCA, PCAM, CPM

Charles Fredericks Kenneth Freeman

Denise Schiera Ryan Trembley Board Liaison: Joe Chorba, CPA Staff Liaisons: Robin Surgent

Lois Gerber Carl Kentzel

Marcia Klioze Richard Lans Hazel Thomas-Ryan Board Liaisons: Bruce Blum Robert Travis, CIRMS Staff Liaisons: Jaclyn Olszewski Robin Surgent LEGISLATIVE ACTION COMMITTEE (LAC)/PAC Matthew Z. Earle, Esq. — Chair Edward San George, PCAM — Vice Chair Jackie Thermidor, CMCA, AMS, PCAM — Secretary Mohammed Salyani, CPA — Treasurer Elizabeth Comando, CMCA, PCAM — PAC President Andrew Podolski, Esq. — PAC Vice President James Rademacher, EBP — PAC Committee Jennifer Alexander, Esq. Roslyn Brodsky Barbara Drummond, CMCA, PCAM Mitchell Frumkin, RS Karyn Kennedy-Branco, Esq. Terry Kessler, Esq. Richard Milder Christopher Nicosia, CMCA, AMS, PCAM

NORTH JERSEY REGIONAL Vincent Rapolla, AMS, PCAM — Chair Michael Luzzi, CIRMS, EBP, CPIA — Vice Chair Robert Arnone, CMCA, AMS, MRSE, CPM Brandon Bare Bill Beyer David Cerqueira, Esq. Steve Fega Jason Hirkaler Cara Landolfi, Esq. Rick Lang Stacey Patterson, Esq.

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

Eric Eggert, CIRMS, CIC, EBP — Chair Chelsea Brodmerkel, EBP — Vice Chair

Adara Azeez Jon Cairone Melanie Donnoli, EBP Rebecca Gavin Sean Kovatch Steven Kuhnert Mary Ellen Liberatore, Esq. Will Meola, RS Jessica Long Matt Manners Marian Miawad

Nika Postnikov Frank Santiago Jason Sponzilli Board Liaisons: Joe Chorba, CPA Michael Flippin, CMCA, AMS, PCAM Staff Liaisons: Jaclyn Olszewski Robin Surgent WOMEN’S LEADERSHIP Linda Courain, CMCA, AMS — Chair Nikki Schillaci, EBP — Vice Chair Briana Arvay Catherine Brennan, Esq. Jennifer Carr Jamie Cullen-DeVries, CMCA, AMS Beth Duffy, CMCA Dena Hendry Jessica Kizmann, CPA Lirelle Klein Shannon McCormick Tricia McMahon Rachel Neves, EBP Anita Rothery Board Liaisons: Mary Barrett, Esq. Cheryl Rhine, CIC, CIRMS, EBP Staff Liaisons: Jaclyn Olszewski Robin Surgent

Nicole Miller, Esq. Jen O’Brien, CMCA Jose Romero, EBP Dharmi Shah Peter Shine, EBP Holly Stimmel Jimmy Stovall Kristy Winchock, EBP Tayler Young Board Liaisons:

J. David Ramsey, Esq. Lisa Rayca, CMCA, AMS John Reichart, AMS Cheryl Rhine, CIC, CIRMS, EBP Gregory Vinogradsky, Esq. Board Liaisons:

Staff Liaisons: Jocelyn Garlock Jaclyn Olszewski

Michael Flippin, CMCA, AMS, PCAM Kristina Munson, CMCA, AMS, PCAM Staff Liaisons: Brooke Stoppiello-Nevins Robin Surgent

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

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DECEMBER 2025

CAI-NJ 2025 PARTNERS

GAF Roofing Material Manufacturer Griffin Alexander, P.C. Kipcon, Inc. McGovern Legal Services, LLC Professional Restoration Services LLC DBA PuroClean Hoboken PS&S, LLC Rezkom Enterprises, Inc. Taylor Management Company, AAMC, AMO Technocality, Inc

Anchor Pest Control Ansell.Law Apex Air Duct, Dryer Vent & Chimney Cleaning Associa Community Management Corporation, AAMC Becker BELFOR Property Restoration Brown & Brown of Lehigh Valley Corner Property Management Company, LLC, AAMC Denali Property Management, Inc. The Falcon Group FWH Associates, P.A.

USI Insurance Services Western Alliance Bank WilkinGuttenplan

Parallel Architectural Group Pardini R. Construction Corporation Prendergast Landscaping Contractors, Inc. Popular Association Banking Quality 1st Companies Rainbow- G&J Painting, LLC

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

Accent Group Acrisure LLC Adamas Building Services All County Exteriors AMCO Pest Solutions, Inc. The Baldwin Group Becht Engineering BT, Inc. Buckalew Frizzell & Crevina LLP

Regal Restoration Republic Services

The Jesan Companies KPI 2 Enterprises, Inc.

SERVPRO of Howell, Wall, Spring Lake, Asbury Park Stark & Stark PC Valley Bank Wilkin Management Group, Inc., AAMC

Lemus Construction, Inc. Mackoul Risk Solutions Morris Engineering, LLC National Contractors, Inc. National Cooperative Bank O&S Associates, Inc.

CCA, Construction Consultant Associates, LLC CertaPro Painters of Central & Lower Bucks Clearview Washing Cowleys Pest Services Cutolo Barros, LLC

Preferred Community Management Services, Inc., AAMC Radom & Wetter Reino Construction, Inc.

First Citizens Bank FirstService Residential Garden State Pavement Solutions Giordano, Halleran & Ciesla Homestead Management Services, Inc., AAMC Hueston, McNulty, P.C. Kept Companies Landscape Maintenance Services, Inc. L.N. Rothberg and Son, Inc.

Accurate Reconstruction APC Hospitality, LLC AR Management Association Advisors NJ Association Reserves, Inc. Core Maintenance & Construction Design Alternatives Group, LLC Down To Earth Landscaping Inc. Felsen Insurance Services, Inc.

Renda Roads, Inc. SERVPRO Team Fox SmartStreet Powered By BANC of California

South Shore Construction LLC Towne & Country Management

CAI-NJ 2025

Thursday, December 11, 2025 | 5:00 PM to 8:00 PM The Grand Marquis | 1550 Route 9 South, Old Bridge, NJ

Sponsored By

Register now!

CAI-NJ 2025

Presented By:

Thursday, December 11, 2025 | 5:00 PM to 8:00 PM The Grand Marquis | 1550 Route 9 South, Old Bridge, NJ

For more information or to submit registration, contact events@cainj.org.

11/13 - Onsite

Company :

Members

$175 $225

Address

:

Non-Members

Ultimate Partners receive 4 tickets. Elite Partners receive 2 tickets. Premier Partners receive 1 ticket.

Registrants:

Name (1)

:

Email

:

Name (2)

:

Email

:

Name (3)

:

Email

:

Name (4)

:

Email

:

TOTAL

:

Payment Methods: Check payable to CAI-NJ, mailed to: CAI-NJ Attn: 2025 Winter Break

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 Dec. 4, 2025 for a full refund to be provided. Swaps can be made at any time.

500 Harding Road Freehold, NJ 07728

Pay by credit card . Please login to your member account at www.cainj.org or call the CAI-NJ Office at 609-588-0030 for assistance.

*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.

Embrace AI: How Your Condo or HOA Board Can Work Smarter, Not Harder By Frank Cicala, The Baldwin Group

KaiFixed/iStock/Getty Images Plus

T he world is changing fast, and artificial intelli gence (“AI”) is becoming a bigger part of how businesses and communities operate. It’s proba bly something you know you should be using, but you’re not exactly sure how. No need to worry. We know that keeping up with new technology can feel overwhelming, especially when your plate is already full with managing a community. But AI is actually a tool that can make your role as a board member or community president easier, not harder. Rather than adding complexity, AI can simplify many of the tasks you already handle. Whether it’s improving communication, streamlining finances, or making main tenance planning more efficient, AI is here to help, not replace, your leadership. Here’s how: Make Communication Smoother and Safer Drafting community-wide messages can be stressful, especially when you want them to be clear, professional,

and aligned with your governing documents. AI tools can help refine what you’ve written so the wording is neutral, accurate, and easy to understand, reducing the likelihood of misunderstandings or avoidable complaints. This quick step can help prevent misunderstandings and even reduce the risk of triggering a Directors & Officers (“D&O”) insurance claim. Simplify Meeting Minutes and Documentation Taking meeting minutes can be a tedious process, but AI-powered transcription tools, like Otter.ai or Fireflies. ai, can listen in on board meetings and create summa ries for you. This helps ensure accuracy, saves time, and allows board members to focus on the discussion at hand rather than scrambling to take notes. Smarter Budgeting and Financial Oversight AI-powered financial tools can analyze past expenses and trends to help you create more accurate budgets CONTINUES ON PAGE 14

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DECEMBER 2025

EMBRACE AI... from page 13.

Enhance Security and Reduce Liability AI-powered security cameras and monitoring systems can detect unusual activity in real time, helping to prevent incidents before they escalate. Additionally, AI can analyze past security reports to suggest where additional measures, like better lighting or adjusted patrol schedules, may be needed. Let’s Talk About Protecting Your Community Ultimately, the value of AI lies in how it supports the people behind the decisions. Boards and community man agers bring the context, judgment, and community-specific knowledge that technology alone cannot provide. When AI is used as a partner rather than a replacement, associ ations can respond more quickly to challenges, communi cate more effectively with residents, and create smoother, more organized operations. Embracing these tools allows communities to work smarter together and create a more responsive, informed, and connected environment for everyone. The future is moving fast, let’s make sure your community keeps pace. n

and identify cost-saving opportunities. Imagine receiving insights about where you may be overpaying for mainte nance services or being able to predict upcoming expens es with greater certainty. Preventative Maintenance, Not Emergency Repairs AI-enabled systems can estimate when major components, like elevators or HVAC units may need service. This helps boards budget more accurately and plan repairs before breakdowns occur, ultimately reducing resident frustration and protecting the association from unexpected expenses.

“Ultimately, the value of AI lies in how it supports the people behind the decisions.”

IN-PERSON EVENT

LUNCH WITH LAC A Legislative Update from the New Jersey Legislative Action Committee

TIME 11:30 AM - 2:30 PM

February 3 DATE

LOCATION Concordia Community Clubhouse Monroe Township, NJ 08831

INTEGRA Management Corp., AAMC EDWARD SAN GEORGE, MPA, PCAM

Greenbaum, Rowe, Smith & Davis LLP STEVEN MLENAK, ESQ.

Hill Wallack LLP TERRY KESSLER, ESQ.

Callahan & Fusco, LLC. GREGORY VINOGRADSKY, ESQ.

REGISTER NOW! CLICK HERE OR VISIT WWW.CAINJ.ORG/EDUCATION-EVENTS/

CAI-NJ held its Conference Kick-Off on Wednesday, October 15th at the Sheraton Edison, sponsored by Denali Property Management, Inc. Guests enjoyed networking, open bar and a delicious spread of food. Thank you to all the members who joined us for this fun event!

THANK YOU SPONSORS!

SUPER SPONSOR

OPEN BAR SPONSOR Reino Paving

BUFFET/NAPKIN SPONSORS Apex Air Duct, Dryer Vent & Chimney Cleaning Reino Paving

LANYARD SPONSOR National Cooperative Bank

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DECEMBER 2025

THANK YOU SPONSORS!

CONFERENCE & EXPO SUPER SPONSOR:

NECK WALLET SPONSOR McGovern Legal Services, LLC MANAGER ALL ACCESS PASS SPONSOR First Citizens Bank GAME CARD SPONSORS Amco Pest Solutions, Inc. Denali Property Management, Inc. Garden State Pavement Solutions Hill Wallack LLP Kipcon, Inc. Taylor Management Company, AAMC, AMO Webster Bank COFFEE/TEA STATION SPONSOR Kevin Davis Insurance BREAKFAST SPONSOR Denali Property Management, Inc. LUNCH SPONSORS Ansell.Law Morris Engineering, LLC

AISLE SIGN SPONSORS McGovern Legal Services, LLC O&S Associates, Inc. SWAG BAG SPONSORS EOSSO Brothers Paving. Griffin Alexander, P.C. Parallel Architecture Group ProGreen Management Regal Restoration USA GIVEAWAY SPONSORS Bartlett Tree Experts BELFOR Property Restoration Lemus Construction

Republic Services WilkinGuttenplan EDUCATIONAL SPEAKER SPONSORS Add Ventures Construction Services The Baldwin Group Becht Engineering, BT By Design Landscapes Design Alternatives Taylor Management Company, AAMC, AMO WilkinGuttenplan

FOLLOW ME DECAL SPONSORS Denali Property Management, Inc. PS&S, LLC DECORATION SPONSOR USI Insurance Services

2025 ULTIMATE PARTNERS

THANK YOU 2025 EXHIBITORS!

2025 CONFERENCE & EXPO COMMITTEE CHAIR John Echelmeier VICE CHAIR George Caso Martinez MEMBERS Shelia Adams, CMCA, AMS Tom Anzalone Brian Aubrey, PCAM Martin Bahner, EBP Marie Bridgeforth Jay Burak Jordan Burkhalter, CPA 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

STAFF LIAISONS Jaclyn Olszewski Jocelyn Garlock

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.

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What is

,

ismagilov/iStock/Getty Images Plus

and How can Community Association Living Benefit Most from AI Security Advancements? By Salvatore Ingui, EBP, APC Hospitality, LLC

A I is artificial intelligence, a fairly old yet recently mastered technological advancement, that when utilized properly, creates a huge convenience and benefit. With roots dating back to the mid-1950’s, original AI introduction bares very little similarity to the modern era AI boom. Modern AI incorporates technology to replicate or enhance human input, involvement and performance. From the standpoint of a security director, it is in our best interest to embrace AI and train our security personnel on the value and availability of the technology when its available, then implement AI in conjunction with the human element to create a safe, secure community association living experience. AI can appear very intricate, confusing, intimidating and overwhelming for homeowners’ associations (HOAs). For purpose of this article, we will attempt to keep it simple. Until recently, we have predominantly relied upon the

human component in the form of security personnel to sat isfy safety and security needs. This concentration requires consistent, quality performance based on well-trained, experienced personnel. When this expectation falls short, vulnerabilities arise. These vulnerabilities can be costly or worse, dangerous. Presently, with the proficiency of AI, we can now bridge the gap created by deficiencies and short comings in human performance to create a well-rounded security function. AI comes in various forms. In regard to safety and secu rity, the intent of utilizing AI is to make the security function pre-emptive, thorough and more efficient while limiting the negative effects of human error or complacency. A basic, yet crucial example of safety and security is having the capability of enhancing and creating a strong perimeter for your community with the help of AI. AI technologies such as surveillance cameras, thermal, infrared and motion sensors,

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and sensor lighting help strengthen the outer perimeter of a communi ty. Access control devices such as electronic entry gates, license plate readers, fobs, keycards, keypads and security cameras with audio capabil ities monitor, allow or deny access and in turn, avoid perimeter breach es, unauthorized access or intrusion. This further strengthens the extremely important perimeter. Another simple example of AI tech nology is the utilization of a checkpoint monitoring system within the commu nity. By using a cellular telephone or RFID (Radio Frequency IDentification) transmitter or wand and checkpoint tags, this technology is utilized by security personnel and can be incorpo rated into security personnel daily tasks or function. This is also identified as

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WHAT IS AI... from page 27.

memorializing specific times these checkpoints are visited. Alarm systems are also now intro ducing AI into their hardware. In addi tion to previously mentioned features like motion sensors, even false alarms are now able to be quickly identified as false alarms, without involvement

or response from either law enforce ment or security personnel. Package delivery and handling within community association living have increased dramatically in the last ten years with the increased presence of Amazon, Uber Eats, Insta-cart and similar style delivery services. AI obvi ously plays a pivotal role in the order and delivery process, but also in the safety and security aspect of the com munity as a variety of vendors and delivery services employing unfamiliar faces are frequenting the property. The acceptance process when front “Alarm systems are also now introducing desk staff or gate staff is involved in identifying, monitoring, logging, and informing residents of heir package deliveries may also utilize AI tech nology in clearing, checking in and making notification to residents that their packages have arrived, are legitimate, safe, and are available for pick-up. The temporary storage of these packages in monitored, secured storage rooms also incorporates AI technology in the form of security cam eras and access control. These are just a few simple examples of AI, how it has gradually infiltrat ed the safety and security function, enhanced it and how it has benefited community association living. Other into their hardware.”

doing “rounds” and checking partic ular points of interest within the com munity. Software associated to this technology also provides a detailed report monitoring the rounds and

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examples such as AI involvement in cyber security advance ments are more complex. Visitor Management Systems have also integrated a bit more sophisticated and extremely efficient AI analytics in the form of Biometric Authentication (i.e., voice, facial, fingerprint, iris and retina recognition), Behavioral Analytics (i.e., loiterers, routine vs. suspicious activity, etc.), Object Detection or Recognition (i.e., human, animal, vehicle, weapon, etc.). Some of these AI technolo gies may appear to be a bit more intrusive and may create privacy concerns. They may also be costly. We would be remis to ignore the cost associated to AI offered technology. Security hardware, software, applica tions and cloud space may become rather expensive, espe cially when coupled with the expense of security personnel. HOAs very rarely have unlimited cashflow at their disposal and are often limited by budgetary constraints. Prioritizing and identifying specific AI technology that would benefit the community most should be considered. Gradually imple menting various forms of AI technology is another cost-effec tive strategy and should also be considered. Ignoring the existence of AI technology and eliminating it from consid

eration should not be the answer. Cost associated with AI technology must be considered a long-term investment. It is recommended for HOAs to weigh their options and deter mine if their return on investment outweighs the alternative of not utilizing AI. There is no price tag on a comfortable sense of safety and security, a low crime rate and a decrease of incidences in general. But, when these factors result in an enhanced image and reputation to the community along with an increase in property value, your return on investment is indirectly and positively affected. In closing, there is no debate that AI has positively influ enced the safety and security function. TThere also need not be a debate about transitioning entirely to AI and eliminating the human component. The human component is extremely integral to the success of a well-rounded secu rity operation. The effective approach is to incorporate this technology alongside the knowledge and expertise of trained security personnel. This combined strategy can enhance efficiency, strengthen overall performance, and support improved safety and security within community association living. n

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THANK YOU SPONSORS!

ENTERTAINMENT SPONSOR Rezkom Enterprises, Inc.

FOOD SPONSORS Kennedy Branco, LLC Mackoul Risk Solutions, LLC

DRINK SPONSORS ACV Property Management, LLC Greenbaum, Rowe, Smith & Davis LLP

Planned Companies Princeton Tree Care RCP Management Company, AAMC,AMO

Mazza Recycling IronRock Security

EVENT SPONSOR Apex Air Duct Cleaning & Chimney Service

Thank you to all our sponsors for making the Drop the Mic - Karaoke Night with PAC a tremendous success! Your support helped us raise additional funds to back elected representatives and senators who safeguard the interests of CAI and our common interest communities (CICs). If you couldn’t attend this fantastic event but would like to contribute to our advocacy efforts for our homes, communities, and livelihoods, please consider making a donation using the form below. The Community Associations Institute Political Action Committee (CA-PAC) welcomes contributions from individuals, professionals, contractors, and 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 Thursday, March 26 th 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 $________

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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

The Ethical Boundaries of Artificial Intelligence in the Community Association Industry By Andrew J. Podolski, Esq., Stark & Stark, PC

Tasha Art/iStock / Getty Images Plus

“The saddest aspect of life right now is that science gathers knowledge faster than society gathers wisdom.” — Isaac Asimov (1974)

Tasha Art/iStock / Getty Images Plus

A rtificial intelligence (AI) is transforming how profes sionals across nearly all industries work — includ ing those who serve common interest community associations. Attorneys, engineers, accountants and property managers are discovering new ways to use AI to increase efficiency, accuracy and responsiveness. Yet, with these benefits comes a fundamental ethical question: How much reliance is too much? When does convenience cross the line into professional misconduct? This article explores the ethical implications of AI in the community association industry, outlining appropriate and reasonable uses of the technology, as well as scenarios where overreliance can lead to ethical pitfalls. The Promise of AI: Efficiency and Insight AI tools can streamline many aspects of professional life in community associations. Used responsibly, they can enhance — but not replace — human judgment. For instance:

• Attorneys can use AI-powered legal research tools to quickly identify relevant statutes, regulations and case law, helping them advise boards more efficiently. • Engineers can apply AI for data modeling or to predict reserve and maintenance needs by analyzing patterns in building component performance and useful lives. • Accountants can use AI to automate routine reconcilia tions, detect anomalies in voluminous association records and enhance financial accuracy for associations. • Property managers can leverage AI-driven communica tion tools to schedule maintenance, answer common resident inquiries and maintain a level of organization and prioritization that would otherwise be daunting, particularly in a very large community. In each of these examples, AI can augment, not super sede, a professional’s expertise. It handles repetitive or

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

data-intensive tasks in order for profes sionals to focus on higher-level analy sis, decision-making and client service. ETHICAL BOUNDARIES... from page 32. Many professions serving commu nity associations operate under a framework of ethical obligations — confidentiality, competence, indepen dence, honesty and duty of care. AI does not erase these duties; it com plicates them, especially with respect to AI hallucinations, a phenomenon wherein AI systems generate false or misleading information that appears to be factual based on a program ming bias designed to always pro vide answers, even if incorrect, over simply responding “I don’t know” or “this information does not exist.” • For attorneys, the Rules of Profes sional Conduct of each state require competence, diligence and con fidentiality. Reliance on AI tools that generate, or store client data raises issues of data security and unauthorized disclosure. Moreover, if an attorney delegates too much substantive analysis to an AI pro gram — such as allowing it to draft legal opinions without review or based on AI hallucinated case law — they risk providing unverified or incorrect advice, violating their duty of competence. Additionally, attorneys who use AI tools to generate work products with little to no time and/or effort face a minefield of ethical consid erations when billing clients for their work. For instance, an attorney is Ethical Standards and Professional Judgment

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CAI-NJ advises that for training, marketing or other pur poses, all events may be recorded, videotaped and/or pho tographed. 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 commercial purposes or the invasion of his or her privacy.

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“Ethical boundaries are crossed when AI replaces — rather than supports — professional expertise or judgment.”

almost certainly in breach of his or her ethical obligations and likely risks stiff discipline from the court and/or bar association, if they bill excessive amounts of time for work product generated by AI platforms. Similarly, attorneys may face discipline if they mislead clients into believing a work product is generated by the lawyer when it, in reality, is AI generated (especially if done so intentionally to justify higher billing). • For engineers and architects, professional codes empha size independent judgment and responsibility for techni cal conclusions. If an engineer or architect relies on an AI model to design or assess structural integrity without verifying the data and methodology, that abdication of judgment may breach their duty to protect public safety. In the event of property damage or personal injury claims stemming from improper design, an engineer or architect who is being sued will almost certainly not be absolved from liability because of errors in an AI generated design. • For accountants, professional standards demand accuracy and due professional care. Blind reliance on AI-generated financial summaries without human review could lead to material misstatements — and ethical violations.

• For property managers, fiduciary duty and confidenti ality are paramount. Using AI communication tools that mishandle private resident information, or that generate insensitive automated responses, can erode trust and expose associations to reputational or legal risk. When AI Use Crosses the Line Ethical boundaries are crossed when AI replaces — rather than supports — professional expertise or judgment. Consider these additional examples: • A law firm uses generative AI to draft an opinion letter but fails to fact-check the citations, resulting in inaccurate legal guidance. That law firm then bills the same number

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