March 2026 CT

March 2026 Community Trends ®

SPRING INTO COMMUNITY

In This Issue

PapaBear/iStock/Getty Images Plus

• Selling Your Home: Capital Assessments and Basis • Legal Obligations Concerning a Community’s Maintenance Responsibilities • Getting Ready for Spring Cleanups: A Strategic Reset for Landscape Professionals • Spring Cleaning the Exterior: Keeping Pests Out Before They Get In ... and more!

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The Community Associations Institute New Jersey chapter would like to thank its 2026 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 Selling Your Home: Capital Assessments and Basis By Michael Mezzo, CPA, WilkinGuttenplan 26 Legal Obligations Concerning a Community’s Maintenance Responsibilities By Andrew J. Podolski, Esq., Stark & Stark, P.C. 32 Getting Ready for Spring Cleanups: A Strategic Reset for Landscape Professionals By Patrick Cramer, By Design Landscapes, Inc.

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36 Spring Cleaning the Exterior:

Keeping Pests Out Before They Get In By James Haidacher, Anchor Pest Control

40 Management Trends — Spring into Action: Enforcing Community Regulations By Erin Spiliotopoulos, CMCA, AMS, Matrix Property Management Group, LLC

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EXTRAS President’s Corner Looking Ahead

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CAI-NJ Upcoming Events 7 Dennis R. Casale Memorial Golf Outing — Save the Date 7 Legislative Update 8 PAC the Haus — Save the Date 10 Lunch with LAC Recap & Photos 13 Jules C. Frankel Manager Assistance Program 14 New Member Open House — Save the Date 20 Conquer + Connect Registration 23 PAC the Lanes Recap & Photos 24 Request for Educational Speaker Proposals 31 Homeowner Huddle — Register Now! 33 Business Partner Skill Building Virtual Workshop 35 2026 Online Service Directory Registration 37 CA-PAC Top Golf Registration 39 Write for Community Trends ® 43 New Members 44 Beach Party — Save the Date 49 2026 Ultimate Partner Listings 52

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MARCH 2026

CAI-NJ BOARD OF DIRECTORS

EXECUTIVE COMMITTEE

PRESIDENT-ELECT JOSEPH CHORBA, CPA WILKINGUTTENPLAN

PRESIDENT RYAN FLEMING, CIRMS, EBP THE BALDWIN GROUP

VICE PRESIDENT MICHAEL FLIPPIN, CMCA, AMS, PCAM INTEGRA MANAGEMENT CORP., AAMC

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

SECRETARY ERIN O’REILLY, CMCA, AMS, PCAM FIRSTSERVICE RESIDENTIAL

BOARD MEMBERS

Mary Barrett, Esq. Stark & Stark, PC Business Partner Bruce Blum Canal Walk Homeowners Association Homeowner Leader Steven Mlenak, Esq. Greenbaum, Rowe, Smith & Davis, LLP Business Partner

Kristina Munson, CMCA, AMS, PCAM RCP Management Company, AAMC, AMO Management Company John Reichart, CMCA, AMS Associa Community Association Manager

IMMEDIATE PAST PRESIDENT Steven Mlenak, Esq. Greenbaum, Rowe, Smith & Davis, LLP

GENERAL COUNSEL Jason Orlando, Esq. Orlando Murphy LLP

PRESIDENT’S CORNER Ryan Fleming, CIRMS, EBP

2026 CAI-NJ PRESIDENT THE BALDWIN GROUP

CAI-NJ TEAM

ANGELA KAVANAUGH CHAPTER EXECUTIVE DIRECTOR ANGELA@CAINJ.ORG JACLYN OLSZEWSKI, CAE SENIOR DIRECTOR OF 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 MANAGER JOCELYN@CAINJ.ORG

A s the president of CAI New Jersey, springtime carries a special signifi cance for me and it’s not just because temperatures rise, flowers bloom, and outdoor spaces awaken from their dormant winter state. It’s more than the turn of seasons or the promise of longer days. Spring represents a season of preparation, revitalization, and opportunity for the communities we serve, and there’s never been a better time to embrace the new challenges and possibilities ahead.

“The snow is gone, but now what?”

The impending spring season is often accompanied by the collective sigh of relief across communities: “The snow is gone, but now what?” While melting snow and ice can seem like a reprieve, spring signals the

arrival of maintenance plans, community upkeep, budget reviews, landscaping improvements, inspections, and all the wonderful (but often dizzying) activities that get our communities humming. Whether we’re refreshing the appearance of HOA properties, planning resident events, or tackling that long-overdue common area improvement project, spring reminds us that proper preparation leads to success and that means gearing up now before the season kicks into full swing. Season of Renewal and Reflection Spring is often referred to as the season of renewal, and rightly so. Our communities and residents emerge from the slower, more introspective pace of winter ready to engage, tackle projects, and reinvigorate the spaces we share. I like to think of this season as an opportunity to take stock; both figuratively and literally. Are we aligned with goals set earlier in the year? Have we assessed how last year’s projects performed? Are property improvement budgets realistic to achieve what’s needed without cutting corners? A purposeful pause now will help us address the tasks ahead with clarity and direction. Part of this reflection might involve remembering that community association management is inherently a cycle of repeating tasks and challenges but with new variables thrown in every year. Whether you’re implementing a new landscaping plan or facing a familiar resident concern under fresh circumstances, these “doubled challenges” keep us agile and inspire us to think creatively. It’s the beauty of this industry. No two spring seasons or communities, for that matter, ever look the same. The Importance of Communication in Spring Planning Spring readiness isn’t just about raking gardens and sealing driveways; it’s about collaboration and communication. As property managers, board mem

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 47

CAI-NJ

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MARCH 2026

LOOKING AHEAD ANGELA KAVANAUGH | CAI-NJ CHAPTER EXECUTIVE DIRECTOR

Spring reminds us that success doesn’t accidentally happen, it starts with a plan.

F irst day of Spring, March 20, 2026. We should be thankful for the winter season, and what a winter it has been. The severe weather this year made the coming season so much more welcome. As the days get longer with increased sunlight, fresh air, and warmer weather, the season encourages us to enjoy the outdoors with more activities and “There is no better time to plan out the year than springtime, whether it’s vacation, summer projects or education to escalate your career.” hopefully renewed energy. Springtime literally refers to this “springing” forth of life and vitality after winter’s dormancy. There is no better time to plan out the year than spring time, whether it’s vacation, summer projects or education to escalate your career. Planning brings clarity and direction to our efforts, helping us use time and resources more effectively. By setting goals and thinking ahead, we can anticipate challenges, reduce uncertainty, and make better decisions instead of reacting at the last minute. Planning also builds confidence, as having a clear roadmap makes tasks feel more manageable and less overwhelming. Ultimately, it increases the chances of success by aligning actions with priorities and turning intentions into organized, purposeful steps. The Jules C. Frankel Manager Education Assistance Program (MAP) was developed to assist New Jersey community association managers to further their educational and professional development goals. All CAI-NJ manager members in good standing may apply for a schol-

arship. CAI-NJ will provide a fifty percent (50%) reimburse ment per course to selected managers for any of the 100, 200, or 300 courses offered by CAI. All applicants must sub mit their entry no later than March 27th, 2026. Please visit https://www.cainj.org/map/ for details and the form to apply. Community association homeowner leaders, we will be hosting three educational programs this month to assist you in your plans for your communities. • March 18 & 19 at the CAINJ headquarters, the CAI Board Leadership Development Workshop. This two day program, led by an industry attorney, community manager and financial professional will help com munity association board members to become more successful at leading their community, offered free to member homeowner leaders. If you can’t join us for the workshop, please consider our new 3-hour, self-paced Online Board Leadership Development Training. The information presented is New Jersey specific. Please visit, https://cainj.org/bld/, for further information. • March 26, the Homeowner Huddle. Our chapter Home- owner Leader Committee will be leading a virtual pro gram with discussions on e-bike safety regulations, emo tional support animals and the responsibility of board members. This is a free session for homeowner leaders. The chapter is also hosting a virtual webinar exclusively for our business partners. • March 25, Skill Building Webinar, The Good, the Bad, The Unethical: AI For Service Providers will be hosted virtually. Participants will learn about how to avoid com mon pitfalls and liability as it pertains to the use of AI. Registration is free for all Business Partner members.

CONTINUES ON PAGE 54

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MARCH 2026

JUNE MARCH 2026 Events & Education Calendar

Thursday, March 12th Ultimate Wine & Dine 618, Freehold Wednesday, March 18th & Thursday, March 19th Board Leadership Development Workshop CAI-NJ Headquarters, Freehold Wednesday, March 25th Business Partner Skill Building Workshop The Good, the Bad, the Unethical: AI for Service Providers How to Avoid Common Pitfalls & Liability Issues Live Webinar

Tuesday, June 16th Dennis R. Casale Memorial Golf Outing Forsgate Country Club, Monroe Twp. Tuesday, June 23rd New Member Open House CAI-NJ Headquarters, Freehold SEPTEMBER Thursday, September 10th Beach Party Martell’s Tiki Bar, Pt. Pleasant OCTOBER Wednesday, October 14th Conference Kick-Off Sheraton, Edison Thursday, October 15th Conference & Expo New Jersey Convention & Expo Center, Edison

Thursday, March 26th Homeowner Huddle Live Webinar Thursday, March 26th CA-PAC Top Golf Top Golf, Edison

APRIL

Tuesday, April 14th Conquer + Connect Sheraton, Eatontown

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

MAY Thursday, May 14th PAC the Haus - Networking Event Beach Haus Brewery, Belmar

GOLF OUTING GOLF OUTING DENNIS R. CASALE MEMORIAL DENNIS R. CASALE MEMORIAL 16 JUNE 2026 | FORSGATE COUNTRY CLUB 16 JUNE 2026 | FORSGATE COUNTRY CLUB

SAVE THE DATE WWW.CAINJ.ORG WWW.CAINJ.ORG

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MARCH 2026

LEGISLATIVE UPDATE

ED SAN GEORGE, PCAM INTEGRA MANAGEMENT CORP., AAMC LEGISLATIVE ACTION COMMITTEE CHAIR

D uring February, the New Jersey Legislative Action Committee (NJ-LAC) was busy conducting two edu cational sessions. First was the Lunch with LAC at Concordia Homeowners Association featuring Greg Vinogradsky, Esq., Terry Kessler, Esq., Steve Mlenak, Esq. and myself. Our 80 attendees were informed on 22 items of legislative information and status. There were spirited discussions and ques tions and answers. I wish to thank the 10 vendor spon sors for supporting the New Jersey Legislative Action Committee (NJ-LAC): Acrisure, All County Exteriors, Bank United, Capital Distribution, Consolidated Environmental, Design East, EOSSO Brothers Paving, Kings III Emergency Communications, Rezkom Enterprises, Inc., and Stone Building Solutions. The Lunch with LAC slide set is available on the CAI-NJ website for your review at the following llink: https://cainj.org/lunch-with-lac-program_2-3-26/ . Dave Ramsey, Esq., Mitch Frumkin, RS, PE, Bob Travis, CIRMS and I presented to over 340 members of the New Jersey REALTORS. The purpose of the presentation was to educate realtors in the newly amended structural integrity and reserve funding law (click here). As this new law requires both boards and sellers to make certain disclosures about funding requirements, we thought it best to provide the seminar and were quickly recognized and the program was put into place. We thank the board of NJ REALTORS for allowing us this opportunity. I am pleased to announce that LAC has renewed its contract with our lobbying firm MBI for a new three-year term beginning on April 1, 2026. The MBI organization is valuable to us and their performance earns this renewal. LAC has formed a Harassment Task Force led by Liz Comando, PCAM and includes task force members Jennifer Alexander, Esq., Greg Vinogradsky, Esq., Cheryl Rhine, CIC, CIRMS, EBP, John Reichart, CMCA, AMS, Matt Earle, Esq., Terry Kessler, Esq. and myself. The task

force has presented the case for potential legislation to pro tect and deter harassing behavior by community members, managers, board members or staff to fellow board mem bers, managers, or staff under the protection of the current Victim’s Assistance and Survivor Protection Act (VASPA).

Signed Into Law - By Governor Murphy

Bill: A3451 ScaAa (2R) Sponsors: Quijano (D20); Reynolds-Jackson (D15); Coughlin (D19); Moriarty (D4); Zwicker (D16) +3 Summary: Revises law concerning family leave to

extend protection by reducing employee threshold from 30 employees to 15 employ ees in definition of employer. Will affect small businesses providing services to community associations in terms of employee benefits and their costs.

Why it’s important: Various CAI-NJ members may own and operate smaller businesses and need to know about this important new law that affects them and their employees. S4834 ScaSsAa (SS/1R) Sponsors: Scutari (D22); Moriarty (D4) Summary: Regulates certain electric bicycles to speeds Bill:

of 21-28 MPH (low speed bike), prohibits persons younger than 15 years old from operating a low-speed bike, requires driver’s license for ages over 17 years, requires police to file motor vehicle accident reports when a bike is involved with an acci dent-causing injury.

Why it’s important: Boards and managers will now have some legislative support for policies they may need to or wish to develop to aid in regulating e-bikes in their communities.

CONTINUES ON PAGE 10

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MARCH 2026

2026 CAI-NJ COMMITTEES

BUSINESS PARTNER Dave Kiessling, RS, EBP — Chair Chris Merkler — Vice Chair Chuck Anania Zainab Awelenje Tavarious Butts, EBP Carlos Ezeta Colm Fidgeon Saher Gouda, EBP Sean Grayson Mina Hanna Randy Irwin, PG

Kristin Guinan Jenny Hollingsworth Sal Iozzia Lisa Komitor Thomas McGowan Paul Migliore Michael Polulak, Esq. David Shahrabani Nick Schiera Jasmin Shelton Nick Smull Jillian Steeber Michael Sturchio Randy Vogel Melissa Volet, Esq. Ryan Weiner, CIC, AAI Board Liasions: Erin O’Reilly, CMCA, AMS, PCAM John Reichart, CMCA, AMS Staff Liaisons: Jocelyn Garlock Jaclyn Olszewski WINTER EVENTS Jodi Smallwood, EBP, RS — Chair Kristi Evans — Vice Chair Lindsay Cupples, EBP Brandi Durbin Rob Galano Annie Gonzales Nikolaos Haralambopoulos, CPA Staff Liaisons: Jocelyn Garlock Jaclyn Olszewski WOMEN’S LEADERSHIP Nikki Schillaci, EBP — Chair Anita Rothery — Vice Chair Briana Arvay Mary Barone, CMCA, AMS Mikel Bradley Jennifer Carr Jamie Cullen-DeVries, CMCA, AMS Alexis Dairman, Esq. Nicole Guyader Ilene Jablonski Jenny Johnson Jaclyn Kavendek Helene Kelly Jessica Kizmann, CPA Becky Mateus, CIC, CPIA, CFM, ANFI Shannon McCormick Tricia McMahon Cynthia Santos Cheryl Siegel Board Liasions: Mary Barrett, Esq. Cheryl Rhine, CIC, CIRMS, EBP Staff Liaisons: Jaclyn Olszewski Robin Surgent Aram Karabulut, Esq. Christine Maldonado Holly Mull, EBP Vanessa Pena Kari Prout, CMCA Jessica Rauch Eileen Szelewicki, CMCA Aleks Tasic, Esq. Christina Veintimilla Randy Vogel Jill Zulin Board Liasions: Joe Chorba, CPA Ryan Fleming, CIRMS, EBP

Scott Selby Mariaellen Varelis, CMCA Elaine Warga-Murray, AMS, PCAM, CMCA, MA Board Liasions: Michael Flippin, CMCA, AMS, PCAM Erin O’Reilly, CMCA, AMS, PCAM Staff Liaisons: Jaclyn Olszewski Robin Surgent MEMBERSHIP Melissa Lloyd, CMCA, AMS — Chair Francisco Marcucci — Vice Chair John Azeri Tara Baldwin, CPA Elysa Bergenfeld Esq. Megan Brazil, EBP Nicholas Lazzara Maria Mikowski Colette Montanaro Andrew Newman, CMCA, AMS, PCAM Ashleigh Perrine Kathleen Radler Brent Rivenburgh, AAI Michael Ryan Lawrence Sauer, CMCA, PCAM, CPM Denise Schiera Board Liasions: Joe Chorba, CPA Kristina Munson, CMCA, AMS, PCAM Staff Liaison: Robin Surgent NORTH JERSEY REGIONAL Michael Luzzi, EBP, CPIA, CIRMS — Chair Stacey Patterson, Esq. — Vice Chair Robert Arnone, CMCA, AMS JP Ascolese Brandon Bare Chris Begbie Bill Beyer Marty Conway Linda Courain, CMCA, AMS Jeffrey Logan Jay Martorelli Francis McGovern, Esq. Nika Postnikov Vincent Rapolla, AMS, PCAM Mike Stallings Gregory Vinogradsky, Esq., EBP Board Liasions: Michael Flippin, CMCA, AMS, PCAM John Reichart, CMCA, AMS Staff Liaisons: Jaclyn Olszewski Robin Surgent SUMMER EVENTS Lorenzo Cullari, AICP — Chair Paul Wojciechowski — Vice Chair Michael Calabrese Diane Cody, CMCA, PCAM Glen Corson Patrick Echevarria Eric Eggert, CIRMS, CIC, EBP Steve Fega Ryan Fraser Jodi Gerhart Cory Haynes John Johnson, CMCA Lila Khiry Cirillo Kiran Koranteng Steven Kratchman, CRIS Fred Brody Jeff Cuevas Nikki Gist Shaheed Hamilton

Matthew Manners Marian Miawad Nicole Miller, Esq. Patrick Mulhern Jose Romero Peter Shine, Jr. Jalaysia Stevenson Holly Stimmel Jimmy Stovall Cade Stratton Mark Supinski Kristy Winchock, EBP Matt Wright Board Liasions:

Vanessa Lopenzina Kim Manicone, EBP Jonathan Moscou David Ross Mark Riggio

Michael Flippin, CMCA, AMS, PCAM Kristina Munson CMCA, AMS, PCAM Staff Liaison: Jocelyn Garlock HOMEOWNER LEADER Barbara Finn — Chair Gerald Bajc Roz Brodsky Bill Cohen Kenneth Freeman Lois Gerber Gerry Guidice Cynthia Hoffman Carl Kentzel Marcia Klioze Hazel Thomas-Ryan Robert Travis, CIRMS, CPIA, EBP Board Liasion: Bruce Blum Staff Liaisons: Jaclyn Olszewski Robin Surgent LEGISLATIVE ACTION COMMITTEE (LAC)/PAC Edward San George, PCAM — Chair Gregory Vinogradsky, Esq., EBP — Vice Chair Terry Kessler, Esq. — Secretary Mohammed Salyani, CPA, FCCA — Treasurer Liz Comando, CMCA, PCAM — PAC President Andrew Podolski, Esq. — PAC Vice President Matthew Earle, Esq. — PAC Committee James Rademacher, EBP — PAC Committee Jennifer Alexander, Esq. Gerry Bajc Rozlyn Brodsky Martin Cabaler, Esq. Mitchell Frumkin, RS Chuck Graziano Karyn Kennedy-Branco, Esq. Richard Milder Steve Mlenak, Esq. Christopher Nicosia,MM CMCA AMS PCAM Jennifer O’Brien, CMCA Lisa Rayca, CMCA, AMS Cheryl Rhine, CIC, CIRMS, EBP Jackie Thermidor, CMCA, AMS, PCAM Bob Travis, CIRMS Board Liasions: Steven Mlenak, Esq. Cheryl Rhine, CIC, CIRMS, EBP Staff Liaisons: Angela Kavanaugh Robin Surgent MANAGER Erin Spiliotopoulos, CMCA, AMS — Chair Danyel Penix, CMCA — Vice Chair Raymond Barnes, CMCA, AMS, PCAM Brian Burd Donna Fiore, CMCA Kevin Fletcher, CMCA, AMS Jacqueline Grant, CMCA Chuck Graziano, PCAM Tejas Kadia, CMCA, AMS Laurie Nieliwocki Nicole Martone, CMCA, AMS, PCAM

Tim Sullivan, EBP Matthew Tomczyk Ryan Trembley David Velasco, CMCA, EBP Board Liaisons: Steve Mlenak, Esq. Ryan Fleming, CIRMS, EBP Staff Liaisons: Jaclyn Olszewski Robin Surgent

CONFERENCE & EXPO George Caso Martinez — Chair Holly Teufel, CMCA, AMS — Vice Chair Shelia Adams, CMCA, AMS

Nicole Ancona Tom Anzalone

Brian Aubrey, PCAM Martin Bahner, EBP Chris Belkot Joe Bonafede Jay Burak Jordan Burkhalter, CPA Ellen Comiski, CMCA

Tara dos Santos John Echelmeier Tiffany Fisher Jacqueline Grant, CMCA Marc Kamhi Jamie Kazazian Jerome Quagliozzi Board Liasions: Bruce Blum Kristina Munson, CMCA, AMS, PCAM Staff Liaisons: Jocelyn Garlock Jaclyn Olszewski EDITORIAL Damon Kress, Esq. — Chair Justine DelVecchio — Vice Chair Pushpa Agrawal Matthew Earle, Esq. Michael Mezzo, CPA, MBA Steve Morris, RS, PE Casey Sky Noon Andrew Podolski, Esq. Patricia Polak Kerri Stimpson, CMCA Board Liasions: Mary Barrett, Esq. Erin O’Reilly, CMCA, AMS, PCAM Staff Liaison: Brooke Stoppiello-Nevins F.A.S.T Chelsea Brodmerkel, EBP — Chair Will Meola, RS — Vice Chair

Kelly Arnold Frank Cicala Rebecca Gavin Freedom Hildreth Mary Ellen Liberatore, Esq. Jessica Long Kevin Mackoul

Marty Ehrlich Frank Fasolo Chris Fernandes, EBP

Clarissa Garito Anthony Gjergji

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MARCH 2026

LEGISLATIVE UPDATE... from page 8.

We are proud to announce that the 2025 New Jersey Legislative Action Committee (NJ-LAC) was voted Committee of the Year by the CAI-NJ membership. We thank you for your recognition and confidence in us. Other LAC members were also issued awards: Matt Earle, Esq., the LAC outgoing Chair, was awarded the Jerome M. Fein Distinguished Service Award. Liz Comando, PCAM was recognized as the Chairperson of the Year for CA-PAC. And, Bob Travis, CIRMS received the Outgoing Directors’ Recognition. Related to us, our own Michele Jaker of MBI our lobbying firm, was placed on the list of Most Powerful Women in NJ. n

Bill: A5526 Aa (1R) Sponsors: DeAngelo (D14) Summary: Provides for permit of pool and spa service

business as general contractor for pool and spa building and installation and pool and spa service contracting.

Why it’s important: Boards and managers now know the law requires a permit issued by the Pool and Spa Services Contractors and Pool and Spa Builders and Installers Advisory Committee will include at least one employee holding a valid pool and spa builder and installer license or pool and spa contractor license. Subcontractors working for a permitted business are not required to have their own licenses but must be supervised by licensed contractor.

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

SAVE THE DATE

BEACH HAUS BREWERY, BELMAR

Registration & Sponsorships Open Soon! May 14 | 4:00 PM - 7:00 PM www.cainj.org/network-events/

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MARCH 2026

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THANK YOU Table Top Sponsors! Acrisure All County Exteriors Capital Distribution, LLC Consolidated Environmental BankUnited EOSSO Brothers Paving Design East, Inc. Kings III Emergency Communications

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Jules C. Frankel Manager Education Assistance Program Community Associations Institute NJ Chapter 2026 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 jocelyn@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 24 th , 2026. • 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 27 th , 2026 in order to be considered for a scholar ship award. Selections will be made no later than April 24 th , 2026. 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 jocelyn@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 , 2026. 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: jocelyn@cainj.org

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

MANAGER EDUCATION ASSISTANCE PROGRAM APPLICATION - 2026 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 - 2026

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. _______________________________________________________________________________________

SELLING YOUR HOME: Capital Assessments and Basis By Michael Mezzo, CPA, WilkinGuttenplan

Fahmi Ruddin Hidayat/iStock/Getty Images Plus

C apital projects play an important role in preserving the value of a home, particularly in community associations where large-scale improvements are common. While these projects often require increased contributions from unit owners, they may also provide meaningful tax benefits when a home is sold. In the prior month’s issue, the article “Maintaining the Value of Your Home” explored the importance of maintain ing both the structural components of a home and shared community amenities. Building on that discussion, this arti cle focuses on how capital projects and assessments can affect a homeowner’s tax position at the time of sale. Understanding Tax Basis To understand the tax benefits associated with capital assessments and capital projects, it is important to begin with the concept of tax basis. Tax basis represents the total investment made in a home and typically includes: • The original purchase price of the home • Certain closing costs paid at the time of purchase • Costs of capital improvements made during ownership

Basis is important because it directly affects tax liability upon the sale of a home. When a primary residence is sold, capital gain is calculated as follows: Sale price – Adjusted Basis = Capital Gain As a result, the higher the basis, the lower the capital gain. In today’s real estate market, sale prices have increased significantly. Without tracking increases to basis, many homeowners may face a higher taxable gain than expect ed. Capturing allowable additions to basis can go a long way toward reducing taxes due upon sale. Interior and Exterior Improvements Increases to basis generally fall into two categories: inte rior and exterior improvements. For condominium owners, interior improvements are typ ically easier to track because the unit owner oversees and pays for the work directly. Examples include:

• Kitchen or bathroom remodels • Adding bedrooms or bathrooms • Replacing flooring, wiring, or insulation • Installing wheelchair or stair lifts

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MARCH 2026

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SELLING YOUR HOME... from page 18.

Many large projects are also funded through special assessments. When an assessment is used to fund a capital improvement, the amount assessed to each unit may be treated as an increase to basis, assuming the funds were used for a qualifying capital project. Maintaining adequate records and documentation is essential to support these additions. The Home Sale Exclusion Another important factor in determining tax liability upon the sale of a home is the home sale exclusion. While this exclusion does not directly affect basis, it can significantly reduce or eliminate tax owed upon sale. The IRS allows an exclusion of up to $250,000 for sin gle filers and $500,000 for married couples filing jointly on capital gains from the sale of a primary residence. To qualify, homeowners must meet the ownership and use test, meaning they must have owned and lived in the home as their primary residence for at least two of the five years preceding the sale. Given the rise in home values in recent years, even after factoring in increases to basis, some homeowners may still CONTINUES ON PAGE 22

Exterior improvements can be more challenging to track because they are generally considered common elements and are replaced by the association rather than the indi vidual unit owner. Examples include roofing, siding, drive ways, decking, patios, balconies, retaining walls, and similar projects. Unit owners should review their association’s financial statements each year to identify capital expenditures that

“...the amount assessed to each unit may be treated as an increase to basis...”

may have benefited their individual unit. For example, if a roof services four units, each unit owner may generally allocate one-fourth of the project cost as an increase to basis.

NEW MEMBER OPEN HOUSE Join CAI-NJ for an open house where you can meet and make connections with the CAI-NJ Board of Directors, Membership Committee and Staff. Learn about making the most of membership, member benefits and much more!

LOCATION CAI-NJ Headquarters 500 Harding Road Freehold, NJ 07728

DATE TIME Tuesday, June 23 10:00 AM - 12:00 PM

VISIT WWW.CAINJ.ORG FOR DETAILS

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Experience Excellence: With over three decades in the field, our expertise speaks volumes. Team Collaboration: Our approach involves working hand-in-hand with your board, alleviating all pressures and stresses. Human-Centric Service: Tired of automated responses? A live person will always answer your calls with personalized service, every time. 24/7 Emergency Assistance: Emergencies don't wait for office hours. That's why we provide round the-clock live emergency service, ensuring peace of mind for all residents. Listening, Learning, Leading: We understand the power of listening. We value hard work and embrace each day as an opportunity to learn something new—empowering us to serve you better.

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SELLING YOUR HOME... from page 20.

recognize a capital gain. If that gain falls within the applicable exclusion limits, no tax will be due upon sale. Planning Ahead As with most situations, knowledge is key. Being informed and keeping good records can help homeowners make the most of their reinvestments into both their home and their com munity. While the examples above outline simplified tax concepts related to selling a home, the calculations can become complex quickly. Consulting with a tax professional can help determine how these rules apply to a specific situation. n

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MARCH 2026

TUESDAY, APRIL 14, 2026 | 8:00AM TO 4:00PM TUESDAY, APRIL 14, 2026 | 8:00AM TO 4:00PM SHERATON EATONTOWN | 6 INDUSTRIAL WAY WEST EATONTOWN, NJ 07724 ALL REGISTRATIONS INCLUDE: A FULL DAY PASS TO ALL EDUCATION PROGRAMS, SWAG BAG AND GIVEAWAYS, ENTRY TICKET FOR DOOR PRIZES, DIRECTORY LISTING OF ALL REGSITERED ATTENDEES AT PROGRAM, BREAKFAST & LUNCH, ACCESS TO VENDOR TABLES, AND FIVE (5) HOURS OF CONTINUING EDUCATION CREDITS. SHERATON EATONTOWN | 6 INDUSTRIAL WAY WEST EATONTOWN, NJ 07724

Address Address Company Company : :

MEMBERS: $125 ; NON-MEMBERS $215 Ultimate Partners and Elite Partners receive 1 ticket.

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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 April 1st for a full refund to be provided. Swaps can be made at any time.

Payment Methods:

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.

Check payable to CAI-NJ, mailed to: CAI-NJ, Attn: 2026 Conquer + Connect

500 Harding Road Freehold, NJ 07728

*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 Visit To Register Online Visit www.cainj.org/network-events cainj . org / network -

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events

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

THANK YOU LANE SPONSORS! Accent Group Ansell.Law

McGovern Legal Services, LLC. National Contractors, Inc. O&S Engineers & Architects Polulak Law, LLC PS&S, LLC Professional Restoration Services LLC DBA PuroClean of Hoboken Stark & Stark PC Stone Building Solutions Taylor Management Company, AAMC, AMO WilkinGuttenplan

Associa Community Management Corporation of New Jersey Becker BELFOR Property Restoration CertaPro Painters of Eastern Monmouth County dC Engineering Inspections, LLC EOSSO Brothers Paving Fullerton Grounds Maintenance FWH Associates, P.A. Mazza Recycling Services

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Thank you to all our sponsors for making the PAC the Lanes a tremendous success! Your support helped us raise additional funds to back elected representatives and senators who safeguard the interests of CAI and our common interest communities (CICs). If you couldn’t attend this fantastic event but would like to contribute to our advocacy efforts for our homes, communities, and livelihoods, please consider making a donation using the form below. The Community Associations Institute Political Action Committee (CA-PAC) welcomes contributions from individuals, professionals, contractors, and fundraising events. Stay tuned for details on our next event, the CA-PAC Top Golf event on March 26 th in Edison! CA-PAC MAKING A DIFFERENCE IN YOUR COMMUNITY!

-Liz Comando, CMCA, PCAM, CA-PAC President

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

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

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

My supporting business is making a PAC gift of:

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The New Jersey Election Law Enforcement Commission requires us to collect and report the name, mailing address, occupation and name of the employer of contributors whose contribution exceeds $300 in a calendar year. Contributions to CA-PAC are not deductible for federal income tax purposes. Contributions are not limited to suggested amounts. CA-PAC will not favor nor disadvantage anyone based upon the amounts or failure to make PAC Contributions. Voluntary political contributions are subject to limitations of ELEC regulations. CA-PAC contributions are not considered payment of CAI dues. Community/Company: _____________________________________________________________________________________________________________ Individual Name: _________________________________________________________________________________________________________________ Mailing Address: __________________________________________________________________________________________________________________ City, State, ZIP: ___________________________________________________________________________________________________________________ Phone: _________________________________________________Email:_____________________________________________________________________ Employer Address (if applicable): ____________________________________________________________________________________________________ City, State, ZIP: ___________________________________________________________________________________________________________________ Management Company Name: _____________________________________________ (Community Associations Only) DO NOT INCLUDE MY NAME OR COMPANY ON THE LIST OF CA-PAC CONTRIBUTORS Sorry, CA-PAC cannot accept credit cards. Please make your CORPORATE or PERSONAL CHECK payable and mail to: CA-PAC, 500 Harding Road, Freehold, NJ 07728

Legal Obligations Concerning a Community’s Maintenance Responsibilities By Andrew J. Podolski, Esq., Stark & Stark, P.C.

A lthough Punxsutawney Phil recently predicted 6 more weeks of winter, spring is still just right around the corner and community managers and boards across the state are entering the spring main tenance season. With vendor and material costs rising more than ever due to inflation, supply chain issues, etc., the temptation to achieve savings through maintenance – whether it be eliminating it altogether or simply cutting corners by hiring less expensive, but less qualified, vendors – is greater than ever. However, maintenance of common elements is not just good practice, it’s required by most governing docu ments in addition to New Jersey statutory and decisional law. This article explores the legal obligations boards and managers face to ensure proper maintenance of commu nity property.

Governing Documents Common interest communities in New Jersey are bound by contractual obligations set forth in the communities’ gov erning documents. For condominium associations, the gov erning documents typically consist of a Master Deed and By-Laws. For homeowner associations, the Declarations of Covenants and Restrictions and By-Laws typically control. Virtually all modern sets of governing documents pro vide that one of the board’s obligations is to “maintain, repair and replace” the common elements. The common language used to articulate this obligation typically reads: “shall maintain...” rather than “should.” This means that maintenance is not a suggestion; it is a requirement. Governing documents often go beyond this basic language and include a check list of amenities to be CONTINUES ON PAGE 28

Userba011d64_201/iStock / Getty Images Plus

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LEGAL OBLIGATIONS... from page 26.

mendation, that maintenance be performed (in addition to needed repairs and replacements). The statute does not qualify this obligation or allow boards to ignore mainte nance when faced with other economic constraints such as rising inflation, exorbitant insurance costs, inability to find affordable vendors, etc. One way or another, boards must make sure common elements are maintained, repaired and replaced as necessary as a reasonable board in a similarly In addition to statutory law, New Jersey courts have confirmed a board’s maintenance obligation in decisional law, which is binding and must be followed as precedent. For instance, in Thanasoulis v. Winston Towners 200 Ass’n, the New Jersey Supreme Court held that maintenance of common elements is among an association’s most import ant statutory responsibility under the NJ Condo Act. This case makes clear that maintaining common elements is not option or secondary obligation – it is a primary responsi bility and function of a board. The New Jersey Appellate Division has similarly con- situated community would see fit. Decisional Law Confirming Maintenance Obligations

maintained, a maintenance, repair and/or replacement schedule, etc. Often, a community’s engineer will provide maintenance schedules and timelines in conjunction with its transition engineering study (often referred to as a “Transition Report”). If boards ignore these maintenance obligations, they are almost certainly in violation of their communities’ governing documents and may expose the association, board and management to legal liability. New Jersey Condominium Act (“Condo Act”) The Condo Act, at Section 46:8B-14(a) states in no uncertain terms: “The association, acting through its officers or govern ing board, shall be responsible for the performance of the following duties, the costs of which shall be com mon expenses:..the maintenance, repair, replacement, cleaning and sanitation of common elements.” As with the language used in governing documents, the Condo Act includes an affirmative requirement, not recom

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