February 2025 CT

February 2025 Community Trends ®

HIGH-RISE COMMUNITIES

littleny/iStock/Getty Iages Plus

• High-Rise Site Tour • Embracing Central Plant C02 Heat Pumps: A Sustainable Solution for Community Association Buildings • High-Rise, High-Delinquencies? Collection Strategies for New Jersey High-Rise Condominiums • Don’t Miss Out! Hidden Savings on Energy Efficiency Upgrades • Maintenance Resolutions in Aging Communities ... and more! In This Issue

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

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

THANK YOU FOR YOUR SUPPORT!

THE CAI-NJ COMMUNITY TRENDS ® MAGAZINE CONTENTS 18 High-Rise Site Tour By Vincent Rapolla, AMS, PCAM Taylor Management Company, AAMC, AMO 20 Embracing Central Plant C02 Heat Pumps: A Sustainable Solution for Community Association Buildings By Ben Rosenzweig, PE and Casey Sky Noon CoolSys Energy Design, LLC 26 High-Rise, High-Delinquencies? Collection Strategies for New Jersey High-Rise Condominiums By Marian Miawad, Esq. and Glenford W. Warmington, Esq. Becker 30 Don’t Miss Out! Hidden Savings on Energy Efficiency Upgrades By Michael Mezzo, CPA, MBA WilkinGuttenplan 36 Maintenance Resolutions in Aging Communities 18 20

By Andrew Newman, CMCA, AMS, PCAM INTEGRA Management Corp., AAMC and Damon M. Kress, Esq. McGovern Legal Services, LLC 40 Management Trends: Chillers, Roof Drains and Footings, Oh My! By Elaine Warga-Murray, MA, CMCA, AMS, PCAM E. W. Murray Consulting, LLC

26

EXTRAS President’s Corner Looking Ahead

30

5 6 7 8

CAI-NJ Upcoming Events

Legislative Update

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

11 13 13 14 19 21 29 35 41 42

Chapter Trends

Board Leadership Development Workshop Jules Frankel Manager Assistance Program Annual Awards Celebration Registration Request for Educational Speaking Proposals

36

Conquer + Connect Registration

CA-PAC Top Golf Fundraiser Registration Coffee & Cram — CMCA Study Group

New Members

Write for Community Trends ® 43 Lecture Series — Navigating NJ’s New Condo Inspection Law: Legal, Structural and Financial Insights 45 2025 Online Directory Advertising Form 47 2025 Ultimate Partner Listings 48

40

iStock/Getty Images Plus

3

FEBRUARY 2025

CAI-NJ BOARD OF DIRECTORS

EXECUTIVE COMMITTEE

VICE PRESIDENT JOSEPH CHORBA, CPA WILKINGUTTENPLAN

PRESIDENT ELECT RYAN FLEMING, CIRMS, EBP THE BALDWIN GROUP

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

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

TREASURER MICHAEL FLIPPIN, CMCA, AMS, PCAM INTEGRA MANAGEMENT CORP., AAMC

BOARD MEMBERS

Mary Barrett, Esq. Stark & Stark, Attorneys at Law Business Partner Bruce Blum Canal Walk Homeowners Association Homeowner Leader Charles Lavine Traditions at Federal Point Condominium 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

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

PRESIDENT’S CORNER

Steven Mlenak, Esq. 2025 CAI-NJ PRESIDENT GREENBAUM, ROWE, SMITH & DAVIS, LLP

CAI-NJ TEAM

ANGELA KAVANAUGH CHAPTER EXECUTIVE DIRECTOR ANGELA@CAINJ.ORG JACLYN OLSZEWSKI DIRECTOR, CONFERENCE & EVENTS JACLYN@CAINJ.ORG ROBIN SURGENT DIRECTOR, MEMBERSHIP DEVELOPMENT ROBIN@CAINJ.ORG BROOKE STOPPIELLO-NEVINS EDITORIAL & WEBSITE MANAGER BROOKE@CAINJ.ORG JOCELYN GARLOCK PROGRAMS & EVENTS COORDINATOR JOCELYN@CAINJ.ORG HELEN KIECHLIN MARKETING & MEMBER RELATIONS COORDINATOR HELEN@CAINJ.ORG

This month, we look at high-rise communities and the unique issues that a-“rise” in those communities. Yeah…sorry about that. W hile the laws and regulations are no different in high-rise communities than in any other condominium association, with a few exceptions, there are a host of issues that are either unique to high-rise communi ties or at least more prevalent within them. This month’s issue will examine many of these issues including Casey Sky Noon’s article on Embracing Central Plant CO2 Heat Pumps: A Sustainable Solution for Community Association Buildings, Marian Miawad, Esq. & Glenford W. Warmington, Esq.’s article on High-Rise, High Delinquencies? – Collection Strategies for New Jersey High-Rise Condominiums, Michael Mezzo, CPA, MBA’s article on Don’t Miss Out! Hidden Savings on Energy Efficiency Upgrades, Damon Kress, Esq. & Andrew Newman, CMCA, AMS, PCAM’s article on Maintenance Resolutions in Aging Communities, and Vincent Rapolla, AMS, PCAM’s article on the upcoming High-Rise Site Tour. As a common-interest-community (CIC) attorney, I come across situations that while applicable to all communities, are usually implicated more often in high rise communities. Take for example the Service Worker Retention Law (“SWRL”). The SWRL applies to a “multi-family residential building with more than 50

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

units”, which is likely only applicable to high-rise communities as non-high-rise communities with more than 50 units are typically spread out among multiple buildings. The purpose of SWRL is to grant pro tections to certain service employees when there is (1) a change in the con tract service provider; or (2) a change in

“As a common-interest community (CIC) attorney, I come across situations that... are usually implicated more often in high-rise communities.”

CAI-NJ on Social Media

ownership at an enumerated covered location. The service employees covered under SWRL include any individual who (1) is employed for at least 60 days; (2) works at least 16 hours a week at the covered location, whether it is on a part-time or full-time basis; (3) is not a managerial or professional employee; and (4) performs work such as care or maintenance of a building or property, among other things. This kind of work can include landscaping, security services or snow removal services among other work that can be performed at the community. Because of SWRL, high-rise communities have an extra layer of compliance when deciding to terminate a vendor or service contractor that falls under SWRL

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

@cainewjersey

CONTINUES ON PAGE 50

CAI-NJ

5

5

FEBRUARY 2025

LOOKING AHEAD ANGELA KAVANAUGH | CAI-NJ CHAPTER EXECUTIVE DIRECTOR

O f the over 7,000 community associations in New Jersey, approximately 45% of them are located in the Northern areas of our state and those living and working in these communities are affected by the legislation that our New Jersey Legislative Action Committee (NJ-LAC) is following and contributing to for a positive outcome. For this reason, the New Jersey chapter of CAI recogniz es the need to serve those communities through education and resources. To assist us with reaching out to these com munities, our chapter has contracted with a marketing firm

high-rise tour will be followed by a happy hour where the attendees will network with fellow member business partners. Please see page 18 for additional details on this event from the Chair of the Committee, Vincent Rapolla, AMS, PCAM. New Marketing Firm – has been contracted to assist the chapter team with our social media strategy and brand awareness. Through a comprehensive marketing plan our chapter will market to specific areas of New Jersey to meet our membership goals and educate those • Lunch with LAC on February 4th. Get an update on legislation affecting those living and working in common interest communities (CICs) while networking with our vendor tabletop sponsors • Awards Celebration, February 19th. Join our underwa ter oasis as we recognize past year’s members that have stood out as leaders in our industry. • Lecture Series (virtual), February 25th. Navigating NJ’s New Condo Inspection Law: Legal, Structural, and Financial Insights. • Coffee and Cram, February 27th. Join us for this free study session if you are planning to take the CMCA exam. For further information and to register for all our upcoming programs, please visit the following — for networking events, go to https://cainj.org/network-events/ and for education al programs, go to https://cainj.org/education-events/. For CAI National resources, visit www.caionline.org. Groundhog Day is on Feb 2nd, and hopefully when Punxsutawney Phil emerges from his burrow, he will NOT see his shadow, and we will have an early Spring! But either way, Spring will be here before we know it. Keep warm and I hope to see you soon at one of our upcoming events. n that will benefit from what CAI-NJ has to offer. What is coming up for our members?

“The North Jersey Regional Committee’s first event, co-hosted with the Business Partner Committee, will be the High-Rise Site Tour, scheduled for this March.“

and also created the North Jersey Regional Committee. It is our goal that by pursuing both of these avenues, we’ll continue to see growth and development in those areas. North Jersey Regional Committee — a task force that will promote events and collaborate with the Events and Business Partner Committees on networking events, happy-hours, and educational programs in the northern region of the state where we are hoping to grow and gain more member involvement. The North Jersey Regional Committee’s first event, co-host ed with the Business Partner Committee, will be the High Rise Site Tour, scheduled for this March. The attendees, community association managers and board members, will have a hands-on opportunity to tour a high-rise and learn about the building’s structure, maintenance, insurance, and amenities, from the professionals serving the property. The

6

FEBRUARY 2025

2025 Events & Education Calendar FEBRUARY Tuesday, February 4th Lunch with LAC - Legislative Update Concordia Homeowners Association, Monroe Twp. APRIL Tuesday, April 8th Conquer + Connect Wilshire Grand Hotel, West Orange

JUNE Wednesday, June 4th PAC the Haus Beach Haus Brewery, Belmar Tuesday, June 17th Dennis R. Casale Memorial Golf Outing Forsgate Country Club, Monroe Twp.

Wednesday, February 19th Annual Awards Celebration Hyatt, New Brunswick Tuesday, February 25th Lecture Series - Navigating NJ’s New Condo Inspection Law: Legal, Structural, and Financial Insights Webinar - Virtual Thursday, February 27th Coffee & Cram - CMCA Study Group CAI-NJ Headquarters, Freehold

SEPTEMBER Thursday, September 11th Beach Party Martell’s Tiki Bar, Pt. Pleasant

MARCH Thursday, March 6th High-Rise Site Tour Crystal Point Condominiums, Jersey City Wednesday, March 19th - Thursday, March 20th Board Leadership Development Workshop CAI-NJ Headquarters, Freehold Thursday, March 27th CA-PAC Top Golf Top Golf, Edison

OCTOBER Wednesday, October 15th Conference Kick-Off Sheraton Edison Thursday, October 16th Conference & Expo New Jersey Convention & Exposition Center, Edison

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

Make This YOUR Year To Stand Out! Community Trends ® is the Official Magazine of CAI-NJ

To Advertise, email: info@brainerdcommunications.com

7

FEBRUARY 2025

LEGISLATIVE UPDATE

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

I n mid-December, we met with Assemblywoman Annette Quijano, who is the Sponsor of the Board Member Training (A2449) and Manager Licensing (A2550) Bills. At the meeting, it was agreed that we would work with her to get Board Member Training passed first, and then, at some point in the future, work would be done on Manager Licensing. Both of the Quijano bills as drafted are objectionable to the New Jersey Legislative Action Committee (NJ-LAC) as they simply instruct the Department of Community Affairs to come up with Board Member Training and Manager Licensing Programs. However, the Chair of the Assembly Housing Committee, Assemblywoman Yvonne Lopez, decided to move the Manager Licensing bill out of committee on her own initia tive. Fortunately, LAC Vice-Chair Ed San George, PCAM was able to attend and give testimony on short notice. Ed’s testimony was clear in noting the need for a more compre hensive bill that sets forth appropriate licensing structures and protects the interests and rights of existing managers to continue in their chosen field. Since that testimony, we have been working hard in craft ing a bill, which, in large part, is modeled on the 2012 manager licensing legislation that passed both chambers but was vetoed by Governor Christie. We have taken into account comments from CAI National’s Public Policy Team and our manager LAC members, and are optimistic that we will have a comprehensive and fair Manager Licensing Bill substituted in for the current A2550.

One of the key features of our proposed substitute bill is language that would permit current managers with PCAM, AMS, CMCA, ARM, or CPM designations to obtain a license without the need for additional training or test taking. We are also hoping to have the Legislature accept some of our proposed language that would make CAI manager training programs foundational to manager licensing in New Jersey.

“...as we embark on 2025, the LAC is excited to craft model legislation regarding board member training and manager licensing...”

With regard to board member training, our substitute bill in that regard sets forth a regime where a newly elected director would be required to undergo 3 hours of board member training offered by an organization like CAI in various subject matter areas, including budgeting, reserves, governance, and legal requirements. The training could be offered in various formats, such as in-person, online, etc. Therefore, as we embark on 2025, the LAC is excited to craft model legislation regarding board member training and manager licensing, while continuing to preserve our industry leading structural integrity and reserve funding law from last session. n

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

8

FEBRUARY 2025

2025 CAI-NJ COMMITTEES

AWARDS Lindsay Cupples, EBP — Chair Christine Maldonado — Vice Chair Kim Dempsey Michael Bedziner Liz Bonafide Jeanine Clark, Esq. Drew Cowley Kristi Evans

EDITORIAL Casey Noon — Chair Damon Kress, Esq. — Vice Chair Pushpa Agrawal Justine DelVecchio David Dockery, Esq. Steven Mackoul 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 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 Liaisons: Charles Lavine Kristina Munson, CMCA, AMS, PCAM Nicole Ancona Arun Ayyagari Tim Bruchez Dean Catanzarite Diane Cody, CMCA, PCAM Marty Conway Frank Fasolo, IV Clarissa Garito

GOLF OUTING Jasmin Shelton — Chair Sal Iozzia — Vice Chair Chris Belkot Martin Cabalar, Esq. Bill Cohen Lorenzo Cullari, AICP Chris Fernandes, EBP Donna Fiore, CMCA Kristin Guinan Jenny Hollingsworth Lisa Komitor Cathy Mango, EBP Kristin Marzarella-Amato Paul Migliore Tony Nardone, MBA, PCAM Matt Pfister Michael Polulak, Esq. David Shahrabani, EBP Michael Sturchio Ryan Weiner Paul Wojciechowski Andrew Woller Board Liaisons: Cheryl Rhine, CIC, CIRMS, EBP Robert Travis Staff Liaisons: Jocelyn Garlock Jaclyn Olszewski HOMEOWNER LEADER Thomas Krieger — Chair Barbara Finn — Vice Chair Gerald Bajc Roz Brodsky Todd Edelman Marty Ehrlich

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

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

Kari Prout, CMCA Ross Rutman, EBP

Jodi Smallwood, EBP, RS Eileen Szelewicki, CMCA Board Liaisons: Ryan Fleming, CIRMS, EBP Steve Mlenak, Esq. Staff Liaisons: Jocelyn Garlock Jaclyn Olszewski BUSINESS PARTNER John Prisco, Esq., EBP — Chair Donna Meyer, EBP — Vice Chair Joe Bonafede Jason Ciavarro, EBP Glenn Fedale, Sr., EBP Carrie Fusella, EBP Frank Gencarelli Cory Haynes Dave Kiessling, RS, EBP Sally McCray Francis McGovern, Esq. Chris Merkler Christopher Lugara, Esq., EBP Jonathan Moscou Michael Vargetto David Velasco, EBP Gregory Vinogradsky, Esq., EBP Board Liaisons: Joe Chorba, CPA Ryan Fleming, CIRMS, EBP Staff Liaisons: Jaclyn Olszewski Robin Surgent CONFERENCE & EXPO John Echelmeier — Chair George Caso Martinez — Vice Chair Shelia Adams, CMCA, AMS Tom Anzalone Tavarious Butts, EBP Ellen Comiski, CMCA Saher Gouda, EBP Helene Kelly Heather McLean, Esq. Jerome Quagliozzi Holly Teufel, CMCA, AMS Board Liaisons: Bruce Blum Kristina Munson, CMCA, AMS, PCAM Brian Aubrey, PCAM Martin Bahner, EBP Marie Bridgeforth Jay Burak Jordan Burkhalter, CPA

Tara Baldwin, CPA Andrew Batshaw Elysa Bergenfeld, Esq. Megan Brazil, EBP

Jeffrey Cuevas Tony DeBlasio Nikki Gist Nat Ismaeil

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 Liaisons: Joe Chorba, CPA Charles Lavine Staff Liaisons: Robin Surgent

Lois Gerber Carl Kentzel

Marcia Klioze Richard Lans Cheryl Palent 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.

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

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

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

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

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

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

Richard Milder Cheryl Palent

Staff Liaisons: Jocelyn Garlock Jaclyn Olszewski

J. David Ramsey, Esq. Lisa Rayca, CMCA, AMS John Reichart, AMS Board Liaisons: Steven Mlenak, Esq. Robert Travis, CIRMS Staff Liaisons: Angela Kavanaugh Robin Surgent

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

9

FEBRUARY 2025

CAI-NJ 2025 PARTNERS

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

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

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

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

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

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

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

Accurate Reconstruction APC Hospitality, LLC AR Management Association Advisors Association Reserves, Inc.

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. Preferred Community Management Services, Inc., AAMC

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

Core Maintenance & Construction Down To Earth Landscaping Inc. Felsen Insurance Services, Inc. First Citizens Bank

South Shore Construction LLC Towne & Country Management

YOUR NJ-LAC & CA-PAC WORKING HARD PROTECTING THE INTERESTS OF COMMUNITY ASSOCIATIONS

Walk the halls of our capitol in Trenton and you see a lot of doors… doors to legislator’s offices… doors to committee rooms… doors to the Assembly and Senate chambers. It takes a lot to get through those doors. You’re not just invited in. You need a key. With a key you’re taken seriously. With a key, you get things done. THAT’S WHY CAI-NJ CARRIES THREE KEYS: • Your Legislative Action Committee (NJ-LAC): Your key eyes, ears, legs and voice in the legislative process. • Your Political Action Committee (CA-PAC): Your key contributions to support elected officials who aim to strengthen your community. • Your Professional Lobbyists: Your key, full-time pros retained by the LAC who know government’s ins and outs, advise us on who to see and when, and how to connect . WHAT CAN YOU DO?: • Take Action – Your voice is key! After meeting with elected officials and clarifying our position on pending legislation, we will alert you to the most crucial actions you can take. By calling or writing your officials, you ensure that your voice, and our agenda, is heard. • Give – Your donations are key! Supporting the PAC with your donations shows legislators that you’re serious, and that our cause counts. • Promote – Your personal influence is key! Talk about CAI-NJ’s legislative engagement in your community and business. Let fellow residents know that we’re fighting for them and their communities!

The keys only work with your support.

Make your gift to the CA-PAC today!

Yes, I’d like to support CA-PAC with a pledge!

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

I AM A...

____ Community Association Manager. You represent a company or association who manages CAI-NJ communities.

____ Community Supporter. You represent a business that supports CAI-NJ communities with services or products.

____ Community Resident. You live in a CAI-NJ community and want to see it grow strong.

My Association/Management company is making a PAC gift of:

___ $250 ___ $500 ___ $1000 or $________

___ $100 ___ $250 ___ $500 or $________

My supporting business is making a PAC gift of:

I am personally making a PAC gift of:

___ $50 ___ $100 ___ $250 or $________

Community/Company: ________________________________________________________________________________________________ Individual Name:_____________________________________________________________________________________________________ Mailing Address:______________________________________________________________________________________________________ City, State, ZIP:______________________________________________________________________________________________________ Phone:_________________________________________________________Fax: ________________________________________________ Email:________________________________ Occupation:______________________ Employer:_____________________________________ Employer Address:___________________________________________________________________________________________________ City, State, ZIP:______________________________________________________________________________________________________

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

Management Company Name: _________________________________________ (Community Association’s Only)

DO NOT INCLUDE MY NAME OR COMPANY ON THE LIST OF CA-PAC CONTRIBUTORS

The New Jersey Election Law Enforcement Commission requires us to collect and report the name, mailing address, occupation and name of the employer of contributors whose contribution exceeds $300 in a calendar year. Contributions to CA-PAC are not deductible for federal income tax purposes. Contributions are not limited to suggested amounts. CA-PAC will not favor nor disadvantage anyone based upon the amounts or failure to make PAC Contributions. Voluntary political contributions are subject to limitations of ELEC regulations. CA-PAC contributions are not considered payment of CAI dues. TO DONATE TO CA-PAC, SEND CONTRIBUTIONS TO : CA-PAC, 500 Harding Road, Freehold, NJ 07728

CHAPTER TRENDS Reserve Advisors Acquires Browning Reserve Group In late December, Reserve Advisors, a leading provider of capital planning consulting services, announced the acquisition of Browning Reserve Group (BRG). Founded in 1999, BRG is the trusted partner for more than 2,500 clients primarily in California and Nevada. The acquisition brings together two of the industry’s firms at a time when community leaders face increasingly more external challenges that affect the well-being of their properties. Peter Hellman, CEO of Reserve Advisors, emphasized that “professional consulting services have become crucial in helping communities navigate these issues.” Hellman noted that the merger was driven by a mutual desire to offer exceptional guidance and support in an evolving landscape. Robert Browning, PCAM, RS, RSS, and founder of BRG, has been pro viding reserve study and association consulting services for more than 35 years. Browning shared that “the acquisition provides increased value to our existing clients through an unparalleled combination of resources and industry expertise.” The strategic alignment allows both firms to support the evolving needs of their clients in a rapidly changing environment. n

Chapter Trends Editorial Guidelines

• All submissions must come from and be about: - A member of CAI-NJ (Manager, Management Company, Board Member, Business Partner or Business Partner Employee) in good standing. • Companies/Communities are permitted four (4) announcements per calendar year. • Submissions are limited to 150 words. - Members are responsible to condense the information appropriately, as CAI-NJ will not do so. Any submissions over 150 words will not be published. • Submissions may include (1) image. • Submissions should not be advertorial in nature. Please note, CAI-NJ reserves the right to edit any submissions. The chapter reserves the right to omit information as necessary. CAI-NJ has the exclusive right to refuse to publish any submissions for any reason. For questions regarding the Chapter Trends section of Community Trends ® , please contact brooke@cainj. org or 609-588-0030.

2025 MARCH 19 & 20

ANDREW PODOLSKI, ESQ. Stark & Stark Attorneys at Law

HAROLD BERLOWE Denali Property Management, Inc

JESSICA KIZMANN, CPA WilkinGuttenplan

FREE FOR CAI-NJ MEMBERS | $199 FOR NON MEMBERS | LIMITED TO 20 CLICK HERE ON THE DIGITAL VERSION OR SCAN THE QR CODE FOR DETAILS & TO REGISTER!

13

FEBRUARY 2025

Jules C. Frankel Manager Education Assistance Program Community Associations Institute NJ Chapter 2025 PROGRAM

Jules C. Frankel was a long time member of CAI and was a key figure in the success and growth of our chapter. Jules was President of the New Jersey chapter in 2000. Jules also received the follow ing awards from CAI-NJ: Speaker of the Year in 2003, Author of the Year in 2004 and the Jerry Fien Distinguished Service Award in 2015. Jules was inducted in the CAI-NJ Hall of Fame in 2003. Jules was a staunch advocate for manager education and training and was always willing to help with seminars and industry educational programs. The Jules C. Frankel Manager Education Assistance Program (MAP) was developed to assist New Jersey managers in the common interest community industry in furthering their educational and professional development goals. The MAP provides the opportunity to any CAI-NJ manager member in good standing to apply for a scholarship.

CAI-NJ will provide a fifty percent (50%) reimbursement per course to selected managers for any of the 100, 200, or 300 courses offered by CAI. More than one award may be given per applicant.

To view available virtual courses, utilize the QR Code or visit the link below to schedule:

https://www.caionline.org/LearningCenter/Education-for-Managers/Pages/default.aspx

All awards must be approved by the CAI-NJ Board of Directors. Accordingly, a submission does not guarantee any applicant assistance. Awards are at the sole discretion of the CAI-NJ Board of Directors.

Please review the attached guidelines and application. If you have any questions, please contact the CAI-NJ office at 609-588-0030 or info@cainj.org

Jules C. Frankel Manager Education Assistance Program Community Associations Institute NJ Chapter GUIDELINES AND APPLICATION PROCESS

AWARD: • The MAP awards a deserving candidate $250 per course (100, 200 and 300 level courses) towards the PMDP course of his/her choice. More than one award may be given during a calendar year. • The Scholarship Review Group will award scholarships once per year no later than April 25 th , 2025. • Scholarships must be used for PMDP courses offered by any CAI Chapter or CAI National. All courses may be in person or online. ELIGIBILITY: • At the time of the application and the reimbursement, you must be a member in good standing with the Community Associations Institute and the New Jersey chapter of CAI. • You must have attended at least two (2) CAI-NJ events during the last 12 months. (in-person or virtual) • You may be asked to provide a follow up piece that will be printed in the Community Trends ® magazine that summarizes your experience with the MAP and the ways that it has allowed you to advance your professional goals. CAI-NJ reserves the right to modify any content prior to print. DEADLINES: • All applicants must submit entry no later than March 28 th , 2025 in order to be considered for a scholar ship award. Selections will be made no later than April 25 th , 2025. PROCESS: • Interested candidates must fill out the attached application and answer the questions for review prior to dates. All entries must be typed and complete to avoid disqualification. Entries must be mailed to the chapter office or printed to PDF and emailed to info@cainj.org. • Anonymous essays are evaluated and award recipients will be selected by the Scholarship Review Group. Should there be a conflict on the committee (meaning that a company representative is evaluating an entry for the same company), that committee member will remove themselves from the process and not participate in the review/selection of the candidates. Since this is an anonymous process, the Chapter Executive Director will inform the Scholarship Review Group members of the conflict. • Selected managers must submit verification of course completion to the CAI-NJ office within 30 days of conclusion of the course to receive the scholarship reimbursement. • All course reimbursement requests must be submitted by December 31 st , 2025. To apply, fill out the application on the following pages. Community Associations Institute, New Jersey chapter

500 Harding Road, Freehold, NJ 07728 Tel: 609-588-0030 | Fax: 609-588-0040 Email: info@cainj.org

Jules C. Frankel Manager Education Assistance Program Community Associations Institute NJ Chapter

MANAGER EDUCATION ASSISTANCE PROGRAM APPLICATION - 2025 The information provided on this page will remain confidential until recipients are selected. Please complete the application and contact the chapter office if you have any questions. APPLICANT INFORMATION Name: ____________________________________________________________________________________ Work Street Address: ________________________________________________________________________ City/ State/ Zip: ____________________________________________________________________________ Mobile Phone No: _________________________________________________________________________ Email Address: ____________________________________________________________________________ EMPLOYMENT INFORMATION Current Employer: __________________________________________________________________________ Number of Years in the Industry: _____________________ CAI Member Since: __________________________ Current CAI Certification/ Designations: ____ CMCA ____ AMS ____ PCAM ____ LSM To ensure confidential and anonymous selection, please provide a confidential four-digit code that will be printed on your entry. ____ ____ ____ ____ (Please avoid something like “1234” to avoid duplicating another entrant’s code)

Jules C. Frankel Manager Education Assistance Program Community Associations Institute NJ Chapter

MANAGER EDUCATION ASSISTANCE PROGRAM APPLICATION - 2025

Please provide your four-digit code here (from previous page) ____ ____ ____ ____ I am applying for the following PMDP class (or classes): Course Name and Number Location (or online) Date __________________________________________________________________________________________ __________________________________________________________________________________________ Please provide answers to the following questions in essay form. Each answer should be 500 words or less. Please number your answers, and attach the separate page(s) to this page. 1. What personal and professional attributes make for a solid and effective community association manager? 2. The community association management field is constantly evolving. Please provide an example of a lesson-learned that has enabled you to grow professionally in the field and how that has allowed you to become more effective in your role. 3. Briefly explain why you make a good candidate to receive the manager scholarship and explain how the scholarship will foster the development of your career as a community association manager. 4. (Prior recipients only) How does applying for this scholarship benefit you and what would you tell others who would be interested in advancing their careers? Please list all of the CAI events (in-person or virtual) that you have attended in the twelve months prior to this application. Also list any other CAI involvement during the last 3 years (committees, etc.) 1. _______________________________________________________________________________________

2. _______________________________________________________________________________________

3. _______________________________________________________________________________________

4. _______________________________________________________________________________________

5. _______________________________________________________________________________________

6. _______________________________________________________________________________________

7. _______________________________________________________________________________________

HIGH-RISE SITE TOUR By Vincent Rapolla, AMS, PCAM, Taylor Management Company, AAMC, AMO

Pawel Gaul/iStock/Getty Images Plus

Hello CAI-NJ Greetings from the North,

I am excited to be the chair of the inaugural CAI-NJ North Jersey Regional Committee. We have some exciting events that we are in the process of lining up for the upcoming year. We aim to focus on bringing more exposure to CAI-NJ in the northern region of the state. Our programs will offer educational events as well as networking events that are geographically convenient to those that generally cannot attend CAI-NJ events held in the central and southern parts of the state.

Vincent Rapolla, AMS, PCAM

“We aim to focus on bringing more

We kick off the year with our first event in March which will be for community managers and board members. The event will be a High-Rise Site Tour hosted at the Crystal Point Condominium in Jersey City. This event will provide for managers and board members the opportunity to discuss best practices with the industry professionals that service the association. We will have great breakout sessions with the association attorney, engineers as well as other service pro

exposure to CAI-NJ in the Northern Region of the State.”

viders that are specific to the association. This will be a very informative event for managers and board members of all levels. Crystal Point is a 42-story high rise, which supplies heat, A/C and domestic hot water to all units of the building. This tour will give all attendees a firsthand look of what it takes to operate a full-service high-rise facility. A high-rise the likes of Crystal Point provides for all who attend the opportunity to get a glance at a true high-rise facility that encounters all of the challenges there are to navigating a high-rise building. This is an event that all managers and board members should take advantage of. 2 CEUs to be provided for community managers. After the event, business partners are invited to come to Hudson & Co. for a happy hour (cash bar) directly following the High-Rise Site Tour at 4:30 PM to network with the attendees. Looking forward to collaborating with all who can attend. For details and to register, please visit www.cainj.org/education-events/ ! n

18

FEBRUARY 2025

PRESENTED BY:

*Black Tie Affair* Tides of Celebration- An Underwater Oasis

WEDNESDAY, FEBRUARY 19, 2025 | 6:00PM TO 10:00PM HYATT REGENCY NEW BRUNSWICK | 2 ALBANY ST, NEW BRUNSWICK, NJ 08901 For more information or to submit registration, contact events@cainj.org. MEMBERS: $160; NON-MEMBERS $220 Ultimate Partners receive 4 tickets.

Address Company : :

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

Registrants:

Name (1)

Email

:

:

Name (2)

Email

:

:

Name (3)

Email

:

:

Name (4)

Email

:

:

Payment Methods: Check payable to CAI-NJ, mailed to: CAI-NJ, Attn: 2025 Awards Celebration

TOTAL

:

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 10th 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.

To Register Online Please Visit www.cainj.org/awards/

Embracing Central Plant CO2 Heat Pumps: A Sustainable Solution for

Community Association Buildings By Ben Rosenzweig, PE and Casey Sky Noon, CoolSys Energy Design, LLC

I n recent years, sustainability and energy efficiency have become top priorities for community association buildings, especially as they seek to reduce their environ mental impact and lower operating costs. A transformative technology that is gaining traction is the use of central plant heat pumps, specifically leveraging low global warming potential (GWP) refrigerants like CO2 (R744), to replace traditional chillers and boilers. This innovative solution offers numerous benefits, from energy efficiency and maintenance savings to significant reductions in carbon emissions. Understanding Central Plant CO2 Heat Pumps At the core of this solution is the CO2 (carbon dioxide) heat pump, a versatile, all-electric system that can be used for both heating and cooling purposes. Unlike traditional chillers and boilers, which often rely on natural gas or other fossil fuels, CO2 heat pumps are powered entirely by elec tricity. They work by transferring heat between the building and the outside environment, using CO2 as a refrigerant

and can be both air- or water-cooled. This method is not only energy-efficient but also environmentally friendly, as CO2 is a naturally occurring substance with a GWP of just one (1). In central plant applications, multiple heat pumps are often deployed to form a robust, centralized system that serves an entire building or community, providing heating and cooling simultaneously. The heat pump system can be integrated into the building’s existing infrastructure, replac ing both the chiller system for cooling needs and the boiler system for heating. This dual-purpose functionality makes CO2 heat pumps a versatile and space-saving option for community associations looking to upgrade their HVAC systems. Why CO2 Heat Pumps Are a Game Changer One of the most significant advantages of CO2 heat pumps is their superior energy efficiency compared to tra ditional systems. Traditional chillers and boilers typically rely

LuckyTD/iStock/Getty Images Plus

CONTINUES ON PAGE 22

20

FEBRUARY 2025

NOW ACCEPTING SPEAKING PROPOSALS!

MUTLIPLE OPTIONS FOR SPONSORSHIPS AVIALABLE

ROUNDTABLE DISCUSSION SPONSORSHIPS:

SEMINAR SPONSORSHIPS:

SPONSORSHIP FEE IS $500

IN PERSON SPONSORSHIP FEE IS $750; WEBINAR SPONSORSHIP FEE IS $500

ROUNDTABLES ARE APPROX 2 HOURS LONG AND MULTIPLE COMPANIES PER SESSION INDIVIDUAL TABLES IN WHICH HOMEOWNER OR MANAGER PARTICIPANTS ROTATE IN 15 MINUTE SEGMENTS

APPROX 2 HOURS LONG

THE SEMINAR SERIES CAN CONSIST OF MORE THAN ONE SPEAKER AND THE SPONSORSHIP COST MAY BE SHARED IF THE EVENT IS IN PERSON, SPONSORSHIP WILL INCLUDE BREAKFAST AND NETWORKING

SPEAKERS MUST SUBMIT A FORMAL OUTLINE

SPONSORS WILL DISCUSS THE ASSIGNED TOPIC AND HAVE THE OPPORTUNITY TO ANSWER QUESTIONS

FOR ALL SPEAKING ENGAGEMENTS: PAYMENT WILL BE DUE UPON SELECTION AND SCHEDULING OF TOPIC. ALL SPEAKERS MUST BE MEMBERS IN GOOD STANDING OF CAI-NJ. PLEASE NOTE: ALL PRESENTATIONS MUST BE EDUCATIONAL, NOT ADVERTORIAL. SPEAKER SELECTIONS ARE AT THE DISCRETION OF THE CAI-NJ CHAPTER OFFICE.

MORE INFORMATION :

609- 588-0030 JACLYN@CAINJ.ORG

CAINJ.ORG/EDUCATION-PROPOSALS

CO2 HEAT PUMPS... from page 20.

for community association buildings looking to reduce their greenhouse gas emissions and contribute to a more sustain able future. Furthermore, because CO2 heat pumps do not rely on natural gas, they eliminate the need for fossil fuel consumption, further reducing a building’s carbon footprint. This is particularly important as more communities aim to achieve net-zero emissions and adhere to ever-changing sustainability standards.

on combustion processes, which can result in significant energy losses as well as high carbon emissions. In contrast, heat pumps leverage the refrigeration cycle through the use of electrical power to transfer heat, making them far more efficient at both heating and cooling. CO2 heat pumps can achieve impressive coefficients of performance (COP), meaning that for every unit of electrical energy used, they can deliver multiple units of heating or cooling. In fact, many CO2 heat pump systems can provide over 3 units of heating or cooling for every 1 unit of electricity consumed. This high efficiency translates to lower energy consumption and reduced operational costs. CO2 heat pumps also significantly reduce the envi ronmental impact of heating and cooling systems. Unlike traditional systems that rely on synthetic refrigerants such as HFCs (hydrofluorocarbons), which have high global warming potentials, CO2 has a minimal environmental footprint. This makes CO2 heat pumps an attractive option

“CO2 heat pumps also significantly reduce the environmental impact of heating and cooling systems.”

Another benefit is that central plant CO2 heat pumps are highly adaptable and can be scaled to meet the unique needs of different buildings or communities. Whether serv

CONTINUES ON PAGE 24

Extraordinary Services. Exceptional People. Preferred Community Management Services

PCMS

• 24 Hour Emergency Service • Work Order Tracking • Vendor Management • Leadership Guidance • Training For Board Members

Our Services:

FINANCIAL MANAGEMENT

We Customize A Management Program Tailored To Your Community

PROPERTY MANAGEMENT

Over 30 Years Experience

35 Clyde Road Ste 102 Somerset, NJ 08873 732.873.1258

SITE MANAGEMENT

Glen A. Masullo, CMCA, PCAM

Email: info@pcmsus.com • Web:www.pcmsus.com

22

FEBRUARY 2025

When you partner with Kipcon, you’re choosing a firm that truly understands the life cycle of your community. Our expertise in community association engineering ensures that every project is handled with the care and attention it deserves. Known for our Reserve Studies, we go beyond with a full suite of engineering services, tailored to your specific needs. It’s not just about the work we do—it’s about the experience we provide. Expect timely, reliable, and collaborative service from our team, who are always focused on delivering cost-effective, innovative solutions. When you work with Kipcon, you save both time and money while achieving the best possible results, every time.

Building Design Specifications

Reserve Studies

Parking Garages

Siding, Façade & Roofing

Transition Reports

Expert Testimony

Engineering Inspections

Decks & Balconies

Bidding Services

Pavement, Drainage & Retaining Walls

Structural Inspections

Contract Oversight

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

“A centralized CO2 heat pump system can also be integrated with other building systems...”

CO2 HEAT PUMPS... from page 22.

ing a small residential complex or a larger multi-building community association, CO2 heat pump systems can be customized to provide optimal heating and cooling performance. The system’s modular nature allows for easy expansion or reduction in capacity, ensuring that it can accommodate changes in building size or usage over time. This flexibility is particularly advantageous for community associations, as it allows for better planning and control over energy use, costs, and system capacity. A centralized CO2 heat pump system can also be integrated with other building systems, such as solar panels or battery storage, to further enhance efficiency and sustainability. While CO2 heat pumps are still emerging in the U.S., they have been widely adopted across Europe for many years. As more U.S. cities and states implement stringent energy efficiency standards, it’s expected that this technol ogy will gain greater traction and become an increasingly viable option for community associations.

“With their ability to provide both heating and cool ing, reduce emissions, and significantly improve energy efficiency, central plant heat pumps are transforming the way buildings manage their climate control systems,” Ben Rosenzweig, PE of CoolSys Energy Design said. Overall, as community associations continue to prioritize sustainability and energy efficiency, central plant CO2 heat pumps offer a compelling solution for replacing traditional chillers and boilers. By adopting this technology, commu nity associations can contribute to a greener, more sustain able future while also reducing operational costs. With widespread success in Europe, it’s clear that central plant CO2 heat pumps represent the future of building climate control and will undoubtedly play a pivotal role in shaping the next generation of sustainable community buildings. n

24

FEBRUARY 2025