January 2025 CT

January 2025 Community Trends ®

BOARD BASICS

In This Issue

• Navigating Fair Housing Compliance in Community Associations • Maintenance and Repair Schedule Guide for Property Managers: Ensuring Structural Integrity of Buildings and Parking Structures • What are the Results of Not Following Your Reserve Study? • Top Strategies for Managing Homeowner Association Fees Effectively ... and more!

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 Navigating Fair Housing Compliance in Community Associations By Jennifer L. Alexander, Esq. Griffin Alexander, P.C. 30 Maintenance and Repair Schedule Guide for Property Managers: Ensuring Structural Integrity of Buildings and Parking Structures By Scott Baryiewski South Shore Construction 38 What are the Results of Not Following 18

Your Reserve Study? By Brian Weaver, PCAM Association Reserves 46 Top Strategies for Managing Homeowner Associatin Fees Effectively By Nick Schiera, CMCA

30

Schiera Property Management LLC DBA PMI Turnkey NJ

50 Management Trends: Why Do We Do It? By Dan Penix, CMCA INTEGRA Management Corp., AAMC

38

EXTRAS President’s Corner Looking Ahead

5 6 7 7 8

CAI-NJ Upcoming Events

Conquer + Connect — Save the Date

Legislative Update

Annual Awards Celebration Registration Annual Awards Sponsor Announcement

11 12 13 14 26

46

Chapter Trends

Jules Frankel Manager Assistance Program

2024 Winter Break Party Photos

Board Leadership Development Workshop 35 2024 Annual Meeting & Chapter Retreat Photos & Recap 36 Request for Educational Speaking Proposals 43 F.A.S.T. Adopt-A-Family Recap & Photos 44 2025 Online Directory Advertising Form 49 Conquer + Connect Education Speaking Opportunities 47 PAC the Lanes Registration 49 Coffee & Cram — CMCA Study Group 51 New Members 53 2025 Ultimate Partner Listings 56

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iStock/Getty Images Plus

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JANUARY 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

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JANUARY 2025

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

C ommunity Associations Institute New Jersey Chapter (CAI-NJ) by-laws provide that the elected Vice President of the Board automatical ly ascends in lockstep to the positions of President-Elect, and then President, over a three-year period. For the last three years, therefore, I have been dreadfully counting down the minutes to when I had to begin writing these articles each month. Well, as Bruce Buffer would say, “IT’S TIME!” 1

These articles notwithstanding, I could not be more grateful for the trust that the mem bers of CAI-NJ and its Board of Directors have placed in me. As I mentioned to our over 200 volunteers (more on this later) at CAI’s recent Annual Retreat, CAI-NJ has given me so much more than I could pos sibly ever give to it. It is an organization that reminds us that you can have business

“...I must ask for your indulgence in allowing the theme of this article to simply be gratitude.”

competition without business ruthlessness. Our members are encouraged to share ideas and thoughts without fear of ridicule or ostracization. CAI-NJ has proven the hypothesis that “a rising tide lifts all ships.” While I will try to tailor my future articles to a specific theme addressing the common interest community (CIC) industry, I must ask for your indulgence in allowing the theme of this article to simply be gratitude. I must start with a thank you and congratulations to my friend Chris Nicosia, CMCA, AMS, PCAM for his tireless efforts as CAI-NJ’s 2024 President. During Chris’s leadership, CAI-NJ made significant advances in terms of its legislative ini tiatives; membership, retention and sponsorship growth; increased attendance at its marquee educational and networking events; and the modernization of its annu al awards voting. I want to draw significant attention, however, to the great work that both Chris and incoming President-Elect Ryan Fleming, CIRMS, EBP undertook over the course of many months to procure and partner with a well-known and respected marketing company. This initiative is intended to help make CAI-NJ a household name in our industry and to expand our geographical reach to all parts of New Jersey, beginning with Northern New Jersey. In doing so, the goal is not simply for the marketing company to assist in search engine optimization or advertising campaigns, but to work directly with the board and our amazing staff to develop long-term marketing strategies. I look forward to working with Ryan and the board to begin implementation of these strategies in 2025.

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 55

CAI-NJ

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JANUARY 2025

LOOKING AHEAD ANGELA KAVANAUGH | CAI-NJ CHAPTER EXECUTIVE DIRECTOR

Happy New Year CAI-NJ Family. Together let’s make 2025 the best year ever!

I t’s time to focus on the year ahead and all the amazing things that it has to offer. How exciting this time of year is for the CAI-NJ Team, with a full year to plan and cre ate educational programs and networking events for our members. Please join me in welcoming the 2025 CAI-NJ Board of Directors! Executive Committee Members include: • Steve Mlenak, Esq. — President • Ryan Fleming, CIRMS, EBP — President-Elect • Joseph Chorba, CPA — Vice President • Michael Flippin, CMCA, AMS, PCAM — Treasurer • Cheryl Rhine, CIC, CIRMS, EBP — Secretary Board of Directors include: • Mary Barrett, Esq. • Bruce Blum • Kristina Munson, CMCA, AMS, PCAM • Erin O’Reilly, CMCA, AMS, PCAM • Charles Lavine • Bob Travis, CIRMS Thank you for your dedication to our members and the chapter. New for 2025. The chapter calendar is already filling up with programs and events created for our members. I am excited to share what is new for the chapter this year. • Annual Awards Celebration recognizes those that have contributed to our industry by displaying their excellence as leaders. It is set for February 19, 2025, and will be moving to the Hyatt Regency in New Brunswick. • Conquer + Connect is moving north to the Wilshire Grand Hotel in West Orange. This event offers a full day of specially created programs, spotlighting our female leaders in our industry, focusing on professional develop ment and building connections within the organization.

• New Jersey Online HOA Board Essentials, created to inform homeowner leaders of common interest communi ties (CICs) how to have a successful governing board of directors. The program is designed to provide a founda tion for effective community association board leadership. This new program will be accessible from the chapter on the website as of mid-year.

“...I am thankful for so many of you that make it possible for the chapter to bring quality education and networking events to our members.”

• The Northern Jersey Regional Committee is a new committee, formed this year to bring networking, educa tional and happy-hour events to the Northern region of the state where we are hoping to grow and gain more member involvement in those areas. • Marketing firm has been contracted to assist the chapter in bringing our message and services to those living and working in areas of the state that are not currently aware of our organization. They will assist the chapter team to communicate on our educational, networking, and legis lative initiatives. In anticipation of an amazing year, I am thankful for so many of you that make it possible for the chapter to bring quality education and networking events to our mem bers. Our 2025 Board of Directors, Partners, Committee Members, and program and event sponsors, without your continued support, all that we do would not be possible. Thank you for volunteering your time to create a year filled

CONTINUES ON PAGE 58

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JANUARY 2025

2025 Events & Education Calendar

JANUARY Tuesday, January 14th Mediation Training CAI-NJ Headquarters, Freehold Thursday, January 23rd PAC the Lanes Bowlero, North Brunswick

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.

FEBRUARY Tuesday, February 4th Lunch with LAC - Legislative Update Concordia Homeowners Association, Monroe Twp. Wednesday, February 19th Annual Awards Celebration Hyatt, New Brunswick Thursday, February 27th Coffee & Cram - CMCA Study Group CAI-NJ Headquarters, Freehold MARCH Wednesday, March 19th - Thursday, March 20th Board Leadership Development Workshop CAI-NJ Headquarters, Freehold Thursday, March 27th CA-PAC Top Golf Top Golf, Edison

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

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

04 8 25 MONTH DA Y Y EAR THE WILSHIRE GRAND HOTEL 350 PLEASANT VALLEY WAY WEST ORANGE, NJ 07052

DETAILS COMING SOON! WWW.CAINJ.ORG

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JANUARY 2025

LEGISLATIVE UPDATE

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

I n connection with this month’s theme of “Board Basics,” note that one of our major legislative initiatives is man datory board member training. Several years ago, Assemblywoman Annette Quijano introduced a bill that would require the Department of Community Affairs (“DCA”) to implement a board member training regime that would require directors to receive at least three (3) hours of training regarding, among other things, “good business practices, model record keeping procedures, legal requirements for boards, the making of a budget and maintaining reserve accounts, [and] information on various State entities avail able to assist the board.” The current bill number is A2449 and it is also sponsored by Assemblyman Benjie Wimberly. The bill in its current form is not ideal, as it provides no specifics regarding the amount and format of the training that the DCA would require, and who would provide it. The New Jersey Legislative Action Committee (NJ-LAC) has proposed alternative legislation that would require 3 hours of board member training, and organizations like CAI would be permitted to provide this training. In that con nection, CAI-NJ has been hard at work preparing online training modules that would meet the requirements of our alternative legislation. We believe that this training is critical so that those elected to boards for the first time are exposed to basic information regarding the need to act in open meetings, reserve funding requirements, and the like. We also believe that the bill will provide significant positive exposure to CAI.

In addition, Assemblywoman Quijano also introduced legislation (A2450) that would require the DCA to establish a property manager licensing regime. The NJ-LAC is not in favor of the bill in its current format, as it leaves far too much to chance. In that connection, NJ-LAC Vice-Chair Ed San George testified before the Assembly Housing Committee regarding problems with the bill, which was passed out of committee. “In addition, Assemblywoman Quijano also introduced legislation (A2450) that would require the Notwithstanding the passage of manager licensing out of committee, based on discussions with key legislators we are very optimistic that we will be able to effectuate important changes to ensure that any manager licensing regime is not overly burdensome, and that managers with appropriate experience and credentials will be able to use that background to obtain licenses without the need for any burdensome training or testing. Accordingly, we are hard at work preparing an alterna tive manager licensing bill and coordinating same with CAI National to ensure compliance with their policies. n DCA to establish a property manager licensing regime.”

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

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JANUARY 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 Steve Morris, 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 Chris Fernandes, EBP Donna Fiore, CMCA Kristin Guinan Jenny Hollingsworth Lisa Komitor Cathy Mango, EBP Kristin Marzarella-Amato Paul Migliore Tony Nardone, AMS, 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, Esq. 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

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 Tony DeBlasio Nikki Gist Nat Ismaeil

Anthony Gjergji, Jr. Freedom Hildreth Jaclyn Kavendek Neil Lehane Maria Mikowski Bob Morrison, MBA, EBP Debbie Pasquariello, CIRMS, EBP Evelyn Quiles Jessica Rauch Laura Seeley Melissa Volet, Esq. Jill Zulin Board Liaisons: Charles Lavine 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 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, EBP, CPIA — Vice Chair Robert Arnone, CMCA, AMS, MRSE, CPM Bill Beyer David Cerqueira Cara Landolfi, Esq. Rick Lang Stacey Patterson, Esq. 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 Dena Hendry Jessica Kizmann, CPA Lirelle Klein

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 Nicole Miller, Esq. Jen O’Brien Jose Romero, EBP Dan Schweitzer Dharmi Shah Peter Shine, EBP

Richard Milder Cheryl Palent

Staff Liaisons: Jocelyn Garlock Jaclyn Olszewski

Holly Stimmel Jimmy Stovall

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

Lauren Vadenais, EBP Kristy Winchock, EBP Tayler Young Board Liaisons:

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

Shannon McCormick Rachel Neves, EBP Anita Rothery Board Liaisons: Mary Barrett, Esq. Cheryl Rhine, CIC, CIRMS, EBP Staff Liaisons: Jaclyn Olszewski Robin Surgent

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JANUARY 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

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

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 CertaPro Painters of Central & Lower Bucks Clearview Washing Cowleys Pest Services Environemntal Designers Irrigation, Inc.

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

APC Hospitality, LLC Association Reserves, Inc.

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 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 FirstService Residential Garden State Pavement Solutions

South Shore Construction LLC Towne & Country Management

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/

WEDNESDAY, FEBRUARY 19, 2025 | 6:00PM TO 10:00PM HYATT REGENCY NEW BRUNSWICK | 2 ALBANY ST, NEW BRUNSWICK, NJ 08901 *Black Tie Affair* Tides of Celebration- An Underwater Oasis

PRESENTED BY:

VISIT WWW.CAINJ.ORG FOR DETAILS & TO REGISTER

CHAPTER TRENDS Leonard Barber Announces Retirement as President & CEO of Executive Property Management, AAMC

• 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. Chapter Trends Editorial Guidelines

Leonard Barber, President & CEO of Executive Property Management (EPM), will retire on January1, 2025, after over 40 years of leadership. Barber, who co-founded EPM with his wife, Janice, in 1981, transformed the company into a leading force in property management. He will remain as Chairman and consultant to EPM.

EPM is proud to announce Dean Barber as its new President & CEO. An Accounting graduate, with a strong background in finance and lead ership, he achieved several accelerated promotions at Arthur Andersen and various investment banks. Since joining EPM in 2018, Dean has driven innovation, expanded the client base, and enhanced efficiency as EVP and COO. “Dean’s vision and dedication will propel EPM to new heights,” said Leonard Barber. “I am confident in his ability to uphold our legacy.” n

Architecture & Design Benchmarking Building Envelope Capital Reserve Studies Civil Engineering Concrete Restoration Energy Services EV Charging Guidelines & Feasibility Expert Witness Façade Inspections Forensics, Litigation & Insurance Claims Local Law Inspections Mechanical, Electrical, Plumbing Parking Garage Restoration Structural Engineering Transition Studies

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

95 Mount Bethel Road Warren, NJ 07059

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

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JANUARY 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. _______________________________________________________________________________________

Navigating Fair Housing Compliance in Community Associations By Jennifer L. Alexander, Esq., Griffin Alexander, P.C.

The Fair Housing Act (“FHA”) and the New Jersey Law Against Discrimination (“NJ LAD”) play important roles in ensuring equity in housing — and this importance cannot be overstated for community associations in New Jersey.

T he FHA and NJ LAD are designed to protect people from discrimination based on race, color, disability, religion, national origin, sex, and familial status. The NJ LAD also covers additional categories, including nationality, ancestry, age, marital status, genetic informa tion, affectional or sexual orientation, gender identity or expression, liability for military service, atypical hereditary cellular or blood traits, domestic partnership or civil union status, and legal sources of income. Community associa tions should keep these protections in mind when making decisions. Title VII of the Civil Rights Act of 1968 devoted an entire section “to provide, within constitutional limitations, for fair housing throughout the United States.” The FHA was established to prevent discrimination and ensure fairness in the sale, rental, and financing of housing. Over the years, it has expanded to include protections for individuals with disabilities and families with children. NJ LAD, on the other

hand, often goes beyond the FHA, protecting more classes of people. Both laws prohibit not only obvious forms of unfair treatment but also unintentional practices that may lead to inequities. Because unintentional impacts often happen without realizing it, associations should consider taking a closer look at their policies to make sure they do not unfairly impact protected groups. Under the FHA and NJ LAD, community associations should consider reasonable accommodations in policies or modifications to premises to ensure residents with disabilities can fully enjoy their homes. These considerations may involve installing ramps, allowing window air conditioning units, per mitting generators, or authorizing other accessibility features. They may involve adjusting parking policies to provide spac es closer to building entrances or allowing service or emo tional support animals despite pet restrictions. While there is some overlap, reasonable accommodations typically involve changes to rules or policies; reasonable modifications, on CONTINUES ON PAGE 20

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FAIR HOUSING... from page 18.

ter of the community. For example, an accommodation might not be reason able if it significantly changes how the community operates. Similarly, while the requesting resident is often responsible for covering the cost of a modification, not all requests can or should be approved.

Residents who feel they have been treated unfairly can file Fair Housing complaints. These complaints can be submitted directly to the U.S. Department of Housing and Urban Development (“HUD”), which will pass them along to the appropri ate state agency. In New Jersey, HUD refers cases to the Division on Civil Rights (the “DCR”), part of the Department of Community Affairs (the “DCA”). Of course, if someone has a complaint under NJ LAD (or if they have a complaint under the FHA and would prefer not to go through HUD), their complaints can be filed directly with the DCR. Many complaints involve disputes over reasonable accommodations or the perception that rules are being enforced unfairly. Common challeng es include parking accommodations for residents with mobility impair ments, complaints related to chemical sensitivities or noise disturbances, and requests involving hoarding (which can be considered a disability). For example, a dispute may arise when a resident requests permission to install a fence so a service dog can run freely in the resident’s backyard. Associations that typically prohibit fencing but have made limited exceptions in specific cases may need to carefully evaluate the resident’s alternatives, such as walking the dog or using an invisible, electronic fence. The DCR is likely to review past decisions to ensure consistency in how exceptions have been handled and how well previous decisions have been documented. Ultimately, though, associations must weigh individual requests against community standards.

the other hand, usually involve physical changes to the property. Associations must consider these accommodation requests, but these requests should also be balanced against the charac

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FAIR HOUSING... from page 20.

careful balance between enforcing rules and ensuring com pliance with fair housing laws. Sometimes, residents misunderstand rule enforcement as unfair treatment. Inconsistent application of policies can lead to complaints, even when there is no ill intent. Training board members and staff on how to handle these situations is one of the best ways to prevent them. For example, teaching staff how to communicate decisions clearly and consistently can help avoid misunderstandings. Applying rules fairly and documenting decisions also go a long way in building trust within the community and reducing the risk of complaints. In recent years, there has been a noticeable increase in fair housing complaints filed with HUD and the DCR. Regardless of the reason, associations should pay attention to these trends and review their policies to ensure compli ance with the law. Handling sensitive issues effectively is one of the corner stones of fair housing compliance. Having clear policies in place for addressing complaints and accommodation requests can help ensure fair outcomes. Equally valuable

Timely intervention can often prevent disputes from esca lating into formal complaints with the DCR or HUD. For instance, common cases involve disabled residents who require their living spaces to maintain specific temperatures due to medical conditions. An association acting quickly

“Sometimes, residents misunderstand rule enforcement as unfair treatment.”

and collaborating with the resident in a case like this might lead to solutions. For example, an association might decide to approve the installation of specialized HVAC equipment, ultimately addressing the issue before it progresses to a formal housing complaint. Associations must navigate a

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FAIR HOUSING... from page 22.

association’s commitment to fair and transparent conflict resolution. The recent case of Reese v. Park Place Condo. Homeowners Ass’n I, No. 22-cv-02660 (CRC), 2023 U.S. Dist. LEXIS 158904, 2023 WL 5833678 (D.D.C. Sep. 8, 2023), shows how serious the consequences of perceived unfair treatment can be. In this case, an African American homeowner claimed racial bias after her requests for insurance coverage of structural repairs were denied, while similar requests from White residents were approved. While the association had approved a similar request for another African American homeowner, the court still allowed the Plaintiff’s claim to proceed, underscoring the need for associations to enforce policies fairly and keep thorough documentation of decisions. When rules are clear and applied consistently, associations are less vulnerable to such claims. However, the case of Players Place II Condo. Ass’n v. K.P. & B., No. A-1304-20, 2023 N.J. Super. Unpub. LEXIS 430, 2023 WL 2604109 (App. Div. Mar. 23, 2023), shows that an association’s rules can still be overruled even

is training board members, property managers, and staff on how to approach these situations with care. Training should focus on avoiding language or actions that could be misinterpreted and seeing people as individuals rather than reducing them to their disabilities or complaints. New Jersey Condominium Associations are required under N.J.S.A. § 46:8B-14(k) to provide Alternative Dispute Resolution (“ADR”) for resolving housing-related disputes. ADR provides a faster and less expensive alterna tive to litigation, which can drag on for months or years. In some cases, ADR can preserve relationships within the community by promoting dialogue and mutual understand ing (court proceedings often make infighting worse). Since the costs of litigation ultimately fall on unit owners, ADR can save money for everyone involved. Not to mention, when managed by members of the community, ADR can often lead to fairer and more practical outcomes. ADR not only helps resolve disputes efficiently but also demonstrates the

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Maintenance and Repair Schedule Guide for Property Managers: Ensuring Structural Integrity of Buildings and Parking Structures By Scott Baryiewski, South Shore Construction

P roperty managers play a crucial role in maintaining and managing buildings and parking structures. A well-thought-out maintenance and repair schedule is essential to ensure the longevity of these assets. This plan helps to prevent costly damages and provide a safe and functional environment for tenants and visitors. This guide aims to assist property managers in developing a compre hensive maintenance and repair schedule that addresses the specific needs of both buildings and parking structures. Understanding the Importance of Maintenance and Repair PREVENTIVE VS. REACTIVE MAINTENANCE Maintenance can be broadly categorized into preventive and reactive measures. Preventive maintenance involves pro actively addressing potential issues before they escalate into major problems. This approach is not only cost-effective but also contributes to the long-term sustainability of a property and helps to maintain a more attractive aesthetics appear ance of the property for potential renters or buyers. Reactive

maintenance refers to a strategy where repairs and main tenance are carried out in response to unexpected issues as they arise. This approach can be more stressful, costly, and disruptive to the property. By regularly inspecting and maintaining various components, property owners can avoid costly repairs and ensure smooth functioning of systems. IMPACT ON PROPERTY VALUE Property value is intricately linked to its appearance and functionality. Well-maintained properties not only attract tenants but also command higher rental and resale values. Curb appeal, influenced by the exterior aesthetics and overall condition of a property, significantly impacts a potential buyer’s perception. Investing in maintenance not only enhances the property’s visual appeal but also safe guards its long-term value. Building Maintenance Schedule REGULAR INSPECTIONS Routine inspections, both interior and exterior, are the cornerstone of an effective maintenance strategy. Identifying

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