September 2025

September 2025 Community Trends ®

LEGISLATIVE UPDATE

• Mulch Ado About Something: What New Jersey’s New Mulch Law Means for Your Community • New Affordable Housing Restrictions and the Impact on Association Fees • Homestead Shields & Condo Fees — Will A-3538 Make Your Neighbor’s Delinquency Your Problem? • Developer Obligations to Pay Maintenance Fees and Budgets ... and more! In This Issue TO DOWNLOAD AND PRINT THIS ISSUE, PLEASE CLICK THE ICON BELOW. DenisTangneyJr/iStock/getty Images Plus

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

14 Mulch Ado About Something: What New Jersey’s New Mulch Law Means for Your Community By John A. Reichart, CMCA, AMS Associa Community Management Corp., AAMC 22 New Affordable Housing Restrictions and the Impact on Association Fees By Gregory Vinogradsky, Esq. Callahan & Fusco, LLC 32 Homestead Shields & Condo Fees — Will A-3538 Make Your Neighborhood’s Delinquency Your Problem? By Jennifer Alexander, Esq. Griffin Alexander, P.C. 38 Developer Obligations to Pay Maintenance Fees and Budgets By Ed San George, MPA, PCAM — NJ-LAC Vice Chair INTEGRA Management Corp., AAMC 46 Management Trends: School’s Here: VOLUNTEER! By Erin Spiliotopoulos, CMCA, AMS Matrix Property Management Group, LLC

14

22

EXTRAS President’s Corner Looking Ahead

5 6 7 7 8

32

CAI-NJ Upcoming Events

F.A.S.T. Pickleball Palooza — Register Now!

Legislative Update

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

11 15 17 19 23

Beach Party Registration F.A.S.T. School Supply Drive

2026 CAI-NJ Partnership Program Registration

Conference Kick-Off — Register Now!

38

2025 Conference & Expo: Register Now!

27 28 29 30

Schedule of Events

Managers All Access Pass

Why Should Homeowners Attend?

Drop the Mic Karaoke Night with PAC Registration

39 45 47 48 49 50 51 53 55 56

Joint Manager, Business Partner and Homeowner Roundtable

Shoot the Cover Photo Contest

CMCA Study Group — Coffee & Cram — Save the Date 2026 CAI-NJ Board of Directors Nomination Form

New Members

2026 Committee Sign-ups

46

Request for Education Proposals Winter Break Party — Save the Date

iStock/Getty Images Plus

2025 Ultimate Partner Listings

3

SEPTEMBER 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, P.C. Business Partner Bruce Blum Canal Walk Homeowners Association Homeowner Leader Kristina Munson, PCAM RCP Management Company, AAMC, AMO Management Company

Erin O’Reilly, CMCA, AMS, PCAM FirstService Residential Community Association Manager Robert Travis, CIRMS Long Beach Commons Condominium Association Homeowner Leader

IMMEDIATE PAST PRESIDENT Christopher Nicosia, CMCA, AMS, PCAM RCP Management Company, AAMC, AMO

GENERAL COUNSEL Jason Orlando, Esq. Orlando Murphy LLP

PRESIDENT’S CORNER

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

CAI-NJ TEAM

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

T his may come as a shock to you, dear reader, but I did not grow up dreaming of one day representing community associations. No, my early ambitions were far more glamorous: government, law, and the kind of civic idealism that gets you into campaign offices and student government meet ings instead of frat parties (ok, I found time for both). I spent much of high school and college knocking on doors, dialing up voters, and occasionally running in student elections myself. After law school, I landed

what I thought was the dream job — Chief of Staff to an Assemblyperson in one of New Jersey’s most fiercely contested legislative districts. I had it all: the title, the access, the bare ly-above-minimum-wage salary. There I was, in the thick of it — drafting legislation, hobnobbing with lobbyists, buttering up donors at over

“Despite my short and unremarkable public service stint, my passion for policy hadn’t gone anywhere.”

Contact CAI-NJ

priced fundraisers. I was “making a difference”... and hating every minute of it. Eventually, reality (and a car that needed gas) nudged me back toward the private sector. I joined a law firm, thanks to two wonderful mentors, Jennifer Alexander, Esq. and Bob Griffin, Esq. of Griffin Alexander, P.C., who took a chance on me. And as they say, the rest is history. Fast forward to a quiet day in 2013. I was at my desk, flipping through Community Trends ® when I came across an article about the New Jersey Legislative Action Committee (NJ-LAC). It was written by then-Chair Jim Magid, PCAM and detailed the group’s efforts to pass legislation requiring property manager licensure (something we are still working on — read more about our efforts on page 8.) I recognized the names on the LAC roster. These were the CAI all-stars. Despite my short and unremarkable public service stint, my passion for policy hadn’t gone anywhere. And I still had a decent Rolodex. Fueled by a mix of optimism and youthful ignorance, I reached out to Jim thinking I somehow would be offered a seat at the big kid’s table. Mind you, my entire CAI résumé at that point consisted of attending the Conference and Expo and maybe grabbing one too many mini crab cakes at the Awards Celebration. I was essentially a spectator in the stands asking for a roster spot on the Yankees. Yet somehow — and I still don’t know why — I got the shot. My first NJ-LAC meeting was held right before a Community Association Political Action Committee (CA-PAC) fundraiser at Monmouth Park. I expected

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 31

CAI-NJ

5

5

SEPTEMBER 2025

LOOKING AHEAD ANGELA KAVANAUGH | CAI-NJ CHAPTER EXECUTIVE DIRECTOR

T he New Jersey Legislative Action Committee (NJ-LAC) advocates legislation that protects the best interests of those living and working in Common Interest Communities (CICs) as well as the industry professionals that service CICs. This issue of Community Trends ® is presented by the New Jersey LAC, and includes articles authored by the committee’s members. It exemplifies how extremely fortunate we are to have such a devoted group of volunteers, who are dedicated to improving the CICs in which many of us work or live. I would like to take this opportunity to recognize all that they do and thank them for their dedication. Please support your PAC. The New Jesey LAC needs the financial support of CAI-NJ members. The funds raised by the CA-PAC (Community Association Political Action Committee) ensure that the New Jersey LAC’s mem bers can attend fundraisers, giving them access to sup porting and educating legislators on important legislation affecting CICs. Visit, https://cainj.org/make-a-donation/, to make YOUR voice heard in Trenton and to make YOUR contribution today! Legislation Search Tools • CAI Legislative Tracking Map — CAI’s Government and Public Affairs team monitors legislation and public policy impacting CIC’s as well as the industry, for all states. The public policy map is an excellent resource for continued updates on new bills and bill status updates. Click here, to access this resource. • New Jersey Legislature Bill Search – Access this site for everything that you need to know on the Legislation in your state. Visit, https://www.njleg.state.nj.us/ 2025 CAI-NJ Conference & Expo – Attendee reg istration is now available. On Thursday, October 16th at the New Jersey Convention & Exposition Center in Edison, community association managers and homeowner leaders will have an opportunity to learn what is trending in our

industry while visiting almost 200 vendors to have questions answered on issues affecting their communities, while earn ing education credits for attending educational sessions. Please refer to page 28 for the program schedule. Don’t forget, there will be multiple $1,000 drawings throughout “The funds raised by the CA-PAC... ensure that the New Jersey LAC’s members can attend fundraisers, giving them access to supporting

and educating legislators on important legislation affecting CICs.”

the day plus tons of chances to win fun prizes. And let’s not forget…

School Supply Drive – The CAI-NJ F.A.S.T. is currently collecting teacher supplies for the Annual School Supply Drive. Donations will benefit our teachers with their specific wish lists. You can drop off your donated items at the CAI-NJ Beach Party on Thursday, September 11th or contribute on our website: https://cainj.org/supply drive/ Shoot the Cover Photo Contest is currently underway. We are looking for your photos of the state’s popular destinations, historical landmarks, and scenic locations, to grace the cover of the December 2025 issue of Community Trends ® . The deadline for entries is November 7th. For fur-ther information, visit page 47. CAI-NJ Partnership Program – If you are a CAI-NJ man agement company or business partner member and would like to increase your exposure within the industry, consider joining the CAI-NJ Partnership Program. It is an opportunity

CONTINUES ON PAGE 58

6

SEPTEMBER 2025

2025 Events & Education Calendar SEPTEMBER Thursday, September 11th Beach Party Martell’s Tiki Bar, Pt. Pleasant NOVEMBER Thursday, November 13th Drop the Mic Karaoke Night with PAC Killarney’s Publick House, Hamilton Twp.

DECEMBER Thursday, December 11th Annual Meeting & Chapter Retreat

Wednesday, September 17th Joint Best Practices Roundtable Concordia Homeowners Association, Monroe Twp. Thursday, September 25th F.A.S.T. Pickleball Palooza Robbinsville Pickle House, Robbinsville Twp.. OCTOBER Wednesday, October 15th Conference Kick-Off Sheraton Edison Thursday, October 16th Conference & Expo New Jersey Convention & Exposition Center, Edison Tuesday, October 28th Coffee & Cram - CMCA Study Group CAI-NJ Headquarters, Freehold

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

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

F.A.S.T.’S za PICKLEBALL ooz a

loo

Pal Pa

Robbinsville

Thursday

12 : 30 pm

Pickle House

September 25

Registration

153 W Manor Way ,

Robbinsville Twp ,

NJ 08691

Register Now !

7

SEPTEMBER 2025

LEGISLATIVE UPDATE

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

I hope everyone had a great summer and is ready to go back to the salt mines! Welcome to the New Jersey Legislative Action Committee (NJ-LAC) takeover of Community Trends ® ! In September of each year CAI-NJ lets the esteemed members of the NJ-LAC write a plethora of articles to update you on laws and regulations that will likely impact community associations throughout the state. In this issue you will find the following articles:

1. An article on the current state of play of the structural integrity and reserve funding law by Mitch Frumkin, PE of Kipcon, Inc., with contributing editors J. David Ramsey, Esq. of Becker and Ed San George, PCAM of INTEGRA Management Corp., AAMC. 2. An article on Mulch Regulations by John Reichert of Associa Community Management Corporation., AAMC 3. An article on the proposed Homestead Exemption law by Jennifer Alexander, Esq. of Griffin Alexander, P.C.

“If you are a homeowner leader and interested in legislation and engaging in a collaborative and rewarding committee with some of the top professionals in the industry, let CAI-NJ know...”

4. An article regarding implemented and proposed regulations by HMFA by CAI-NJ Chapter President, Steven Mlenak, Esq. of Greenbaum, Rowe, Smith & Davis LLP and Gregory Vinogradsky, Esq. of Callahan & Fusco. 5. An article from Ed San George, PCAM on developer maintenance contributions. I wish to thank our authors for their excellent contributions and dedication to the cause, together with all of the other members of the NJ-LAC, for their hard work. As an advertisement to our CAI-NJ homeowner leaders — as you can see from the within articles, the LAC does critical work in ensuring that the legal interests of community associations are properly protected and advanced in the legislature. If you are a homeowner leader and interested in legislation and engaging in a collaborative and rewarding committee with some of the top professionals in the industry, let CAI-NJ know, as the LAC currently has homeowner leader positions available. It requires some time and hard work, but it is worth it. Also, I wanted to take a moment to thank Elizabeth Comando, CMCA, PCAM of Taylor Management Company, AAMC, AMO (who is not only on the LAC but also chairs the Community Associations Political Action Committee (CA-PAC)) for her great work (with the help of the incredible CAI-NJ team). We had a fun and successful “North Jersey” event in Morristown to raise money for the PAC. These funds are critical to the LAC’s mission since part of it involves the contribution of funds to attend events for legislators, governors, and other public officials in order to let them know about our priorities. n

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

8

SEPTEMBER 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. Nicole Martone, CMCA, AMS, PCAM Michael Mezzo, CPA, MBA Steve Morris, PE, RS Andrew Podolski, Esq. Patricia Polak Kerri Stimpson, CMCA Board Liaisons: Mary Barrett, Esq. Erin O’Reilly, CMCA, AMS, PCAM Staff Liaison: Brooke Stoppiello-Nevins EVENTS Randy Vogel — Chair

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

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

Todd Edelman Marty Ehrlich

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

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

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

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

Tara Baldwin, CPA Andrew Batshaw Elysa Bergenfeld, Esq. Megan Brazil, EBP Jeffrey Cuevas Nikki Gist 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. Matt Wright Jill Zulin Board Liaison: Kristina Munson, CMCA, AMS, PCAM

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

Charles Fredericks Kenneth Freeman

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

Lois Gerber Carl Kentzel

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

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 Brandon Bare Bill Beyer David Cerqueira, Esq. Steve Fega Jason Hirkaler 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 Sean Kovatch Steven Kuhnert Mary Ellen Liberatore, Esq. Will Meola, RS Jessica Long Matt Manners Marian Miawad

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

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

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

Staff Liaisons: Jocelyn Garlock Jaclyn Olszewski

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

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

9

SEPTEMBER 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 Banking Quality 1st Companies Rainbow- G&J Painting, LLC SERVPRO of Howell, Wall, Spring Lake, Asbury Park Stark & Stark PC Valley Bank Wilkin Management Group, Inc., AAMC Regal Restoration Republic Services

The Jesan Companies KPI 2 Enterprises, Inc.

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

Lemus Construction, Inc. Mackoul Risk Solutions Morris Engineering, LLC National Contractors, Inc. National Cooperative Bank

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

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

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

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

South Shore Construction LLC Towne & Country Management

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

What New Jersey’s New Mulch Law Means for Your Community By John A. Reichart, CMCA, AMS, Associa Community Management Corp, AAMC MULCH ADO ABOUT SOMETHING:

M ulch. It seems harmless enough, right? It smells earthy, keeps weeds at bay, and makes our landscaping look sharp. But as of April 15, 2025, mulch has found itself squarely in the crosshairs of New Jersey’s Uniform Fire Code. For community associa tions across the state, this seemingly benign material has become the source of confusion, debate, and a whole lot of re-landscaping. What’s Behind this Mulch Madness? The Law in a Nutshell (Nutshells are flammable too, in case you were wondering.) The new fire safety regulation prohibits placing combus tible landscaping materials (traditional wood mulch) within 18 inches of any combustible building component. That includes siding, decks, balconies, porches, and even des ignated smoking areas.

Why? Because mulch fires are a real threat, and they do happen. They can smolder undetected, ignite adjacent structures, and pose serious risks to both property and life. The goal here is prevention, by keeping potential fuel sources a safe distance from anything that might catch fire. But (and there’s always a but), as with many well-inten tioned laws, the real challenge lies in the implementation of the new law. Who Has to Rip Out Their Mulch? The law applies to multifamily, attached dwellings, con dos, co-ops, apartment-style units, and similar multi-family, community association structures. Single-family homes and duplexes used strictly as private residences are exempt. If your community has siding, wood trim, balconies, or any other flammable components within reach of a mulch bed, it’s time to take a closer look. On the other hand, if CONTINUES ON PAGE 16

Ozgur Coskun/iStock/Getty Images Plus

14

SEPTEMBER 2025

Sponsored By

MUST BE TO ATTEND MUST BE 21+ TO ATTEND

21 +

8/15 - Onsite

Payment Methods: 1.Check payable to CAI-NJ, mailed to: CAI-NJ, Attn: Beach Party

Members

$125 $185

Non-Members

500 Harding Road Freehold, NJ 07728

Ultimate Partners: 4 Tickets Elite Partners: 2 Tickets Premier Partners: 1 Ticket

2. Pay by credit card. Please call the CAI-NJ Office at 609-588-0030 to process your credit card. By registering for a CAI-NJ event, the registrant acknowledges that they are responsible to pay the full registration fee at the time of registration. Registrations will not be processed until all previous outstanding balances are paid in full. Cancellations must be made by September 4, 2025, for a full refund to be provided, swaps can be made at any time.

1. Name/ Designation:_ ______________________________ Company:____________________________________________ Email:_________________________________________________ 2. Name/ Designation: _______________________________ Company:_____________________________________________ Email:__________________________________________________ 3. Name/ Designation: _______________________________ Company:_____________________________________________ Email:__________________________________________________ 4. Name/ Designation: _______________________________ Company:_____________________________________________ Email:__________________________________________________ 5. Name/ Designation: _______________________________ Company:_____________________________________________ Email:__________________________________________________

By registering for any CAI-NJ in-person events, you agree to our Safety Waiver. Available at https://cainj.org/safety-waiver_2026/

*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.

Send this completed registration form to events@cainj.org.

“First, don’t panic. Second, don’t ignore it.”

MULCH... from page 14.

mulch and replaced it with decorative stone, because the stone was deemed a tripping hazard. Add to that the limited guidance on what qualifies as “non-combustible” or “fire-resistant” mulch, and boards and management companies are left scratching their heads and stretching their budgets. Wait… Are We Mulching or Not? While the mulch regulations are technically part of New Jersey’s Uniform Fire Code (with an emphasis on “uniform”), the rollout has been anything but consistent. One major source of confusion is which buildings are even covered. Attached single-family homes and clas sic townhouse construction… appear to be exempt if they’re owner-occu-

your buildings are made entirely of non-combustible materials like brick or concrete, or your siding sits more than three feet off the ground, you may be in the clear… maybe! The Great Interpretation Game Here’s where things get messy: dif ferent municipalities are interpreting the law differently. Some are laser-focused on the 18-inch horizontal requirement. Others are applying both horizon tal and vertical measurements. Some municipalities are unclear whether raised flower beds count, and some are unaware the law even exists. We’ve even heard of inspectors cit ing communities that already removed

pied. But the regulation’s definition of “owner-occupied” is as clear as, well, shredded bark: “a building serving as the residence of at least one holder of record of title to the property.” So, if one person owns and lives in one of six townhouses in a building, is the whole building exempt? Just that one unit? Or are we supposed to mulch half the flower bed and call it a compromise? Even the Department of Community Affairs (DCA) admits this part is unclear. They’ve acknowledged the confusion and say a revision is on the way to clarify things. In the meantime, enforce ment is being left up to local officials, which undermines the whole idea of a uniform statewide fire code. What Should Boards and Managers Do? First, don’t panic. Second, don’t ignore it. Your best move is to take a proactive and informed approach, including: 1. Survey your buildings but under stand that even this step can be tricky. Determining whether your structures fall under the new rule depends on how your local fire official interprets the regulation, especially if you manage attached single-family homes that may or may not be owner-occupied. 2. Check with your local fire official about how the regulation is being enforced in your municipality. Each town seems to have its own version of the rulebook.

CONTINUES ON PAGE 18

16

SEPTEMBER 2025

SCHOOL SUPPLY DRIVE F.A.S.T.

Please help CAI-NJ F.A.S.T. by supplying the basic tools for hard-working teachers this school year! Donations will benefit several local teachers. Please visit the link provided to visit and shop the teacher’s Amazon Wish Lists. Items will also be collected at the CAI-NJ Beach Party on Thursday, September 11th or you can drop them off at the CAI-NJ office by the date of the event!

https://cainj.org/supply-drive/

MULCH... from page 16.

Rest assured, we’re working to bring you the most accurate information so you can plan… and plant… accordingly. A Final Word (or Two) The intent of the law --fire prevention -- is something no one is arguing against. Keeping communities safe should always be the priority. But, when well-meaning regulations are rolled out with vague definitions and uneven enforcement, they create confusion, frustration, and unnecessary expense. Mulch has suddenly gone from a landscaping staple to a code violation, not because it changed, but because the rules around it did. And like so many regulations in New Jersey, what starts with a reasonable goal can quickly become a case study in inconsistent application. Still, it’s our job to adapt, guide our communities through the process, and make sure we’re not caught off guard. With good planning, clear communication, and a bit of patience, this too will settle into routine compliance. Because in New Jersey, the only thing more predictable than regulation… is having to figure out what it really means. n

3. Plan for potential mulch removal or replacement with non-combustible alternatives like stone, gravel, or fire-rat ed rubber mulch. With 2026 budgets taking shape, this should be on your radar now. 4. Update your landscaping contracts to reflect these changes and avoid surprises later. 5. Communicate with homeowners. Let them know why the change is happening. (Pro tip: If you’re looking for someone to blame, the State genuinely earns it here.) The New Jersey Legislative Action Committee (NJ-LAC) is on it The NJ-LAC has been monitoring this law since before its rollout, fielding a steady stream of questions from man agers and associations across the state. We’ve been in regular contact with the New Jersey Division of Fire Safety to get clarification and push for consistent statewide guidance.

18

SEPTEMBER 2025

2026 PARTNERSHIP PROGRAM

The 2026 Community Associations Institute New Jersey chapter Partnership Program offers Business Partner and Management Company members exclusive perks and branding opportunities. You must be a current CAI-NJ Business Partner or Management Company member in good standing to qualify for the 2026 Partnership Program. This Program offers 3 different exclusive levels of participation: Ultimate, Elite, and Premier. Each level was designed to offer specific benefits. Choose which level serves the needs of your company best. Ultimate and Elite levels are currently full/reserved for continuing partners from 2025. If you are new to the program or would like to upgrade, you may register and be added to our wait list. WHY PARTICIPATE? The Partnership Program provides cost effective, guaranteed exposure including enhanced advertising placements, increased brand recognition and special acknowledgment on signage at events and CAI-NJ publications. Your company will receive cost effective, prominent exposure in New Jersey’s community association industry, exclusive to 2026 Partnership Program participants. CAI-NJ offers opportunities for you to promote your business and make connections. Partnership demonstrates a high level of support for the chapter and helps execute programs for its members.

2026 EXCLUSIVE PARTNER PERKS!

• Social Shout Out Upon Joining • Custom Lanyard Identifying Your Level at Events • Superbowl Partnership Pool • Logo Included on Online Service Directory Listing ULTIMATE PARTNER EXCLUSIVE PERK! • Ultimate Partner Event with Homeowners & Community Managers • Award Recognition at the Annual Meeting & Chapter Retreat

Scan for Details

MARKETING & BRANDING OPPORTUNITIES

ULTIMATE

ELITE

PREMIER PARTNER ($3,850)

PARTNER PARTNER ($7,150) ($11,000)

CAI-NJ WEBSITE

Company Name on CAI-NJ’s Website Company Logo on CAI-NJ’s Website with Link Homepage Tab with Dropdown Recognition Recognition in Community Trends ® Magazine Company Listing With Contact Info in Every Issue Logo Placement on Front Inside Cover Monthly COMMUNITY TRENDS ® MAGAZINE CAI-NJ ONLINE SERVICE DIRECTORY Listing with Logo on CAI-NJ’s Online Service Directory CAI-NJ PRINT MEMBERSHIP DIRECTORY B&W Ad in the Print Membership Directory Full Color Ad in the Print Membership Directory Additional Copies of the Membership Directory Awards Celebration Conquer + Connect Dennis R. Casale Memorial Golf Outing Beach Party EVENT TICKETS

X

X X

X X

X

X

X

X X X

X

X

X

X

X

X

2

3

4

1 T ickeT

2 T ickeTs 1 T ickeT 1 F ouRsome

4 T ickeTs 1 T ickeT 1 F ouRsome

1 R ecepTion T ickeT

1 T ickeT 1 T ickeT 1 T ickeT

2 T ickeTs 2 T ickeTs 2 T ickeTs

4 T ickeTs 4 T ickeTs 4 T ickeTs

Conference Kick-Off Winter Break Party

Conference & Expo Standard Booth Unlimited Booth Representatives ANNUAL CONFERENCE & EXPO

X

X X

List With Name & Company/Community Prior to Events List With Name, Company/Community & Email Address After Events NETWORKING EVENT ATTENDEE LISTS (EXCLUDING CONFERENCE & EXPO) Super Bowl Partner Pool Golf Tee Sponsorship Golf Green Sponsorship Ultimate Award Recognition at Annual Meeting & Chapter Retreat Exclusive Ultimate Networking Event Exclusive Door Prize at Winter Break Party & 20 Extra Door Prize Tickets to Distribute at Event One (1) Email Blast Advertisement with Website Link Sent out to Entire Membership One (1) Exclusive Meet the Ultimate Partner Social Spotlight Option to Purchase One (1) Exclusive Email Blast Advertisement with Website Link Sent Out to Entire Membership Logo and Link on the CAI-NJ’s E-Newsletter Once a Month One (1) Additional Committee Seat in a Given Year ADDITIONAL MARKETING/BRANDING SPONSORSHIP

X

X X

X X

X X

X

X

X

X X X

X X

X

X X

2026 PARTNERSHIP PROGRAM REGISTRATION FORM

GENERAL INFORMATION: (PLEASE PRINT) Company: _____________________________________________________________________________________________________ Primary Contact: __________________________________________ Email: ________________________________________________ Alternate Contact: _______________________________________ Email: ________________________________________________ Address: _____________________________________________________________________________________________________ City: _____________________________________________________ State: _______________ ZIP: __________________________ Phone: ____________________________ Alternate Phone: ____________________________ Fax: ___________________________ 2026 PARTNERSHIP PROGRAM RATE: PREMIER $3,850 ELITE $7,150 [2025 Elite Partners only.*] ULTIMATE $11,000 (2025 Ultimate Partners only.**) *I am interested in being added to the wait list for ELITE PARTNERSHIP if space becomes available.

**I am interested in upgrading to ULTIMATE PARTNERSHIP if space becomes available. (Must have been a 2025 Premier or Elite Partner to qualify. Elite Partners receive first priority.)

BILLING PREFERENCE: (CHECK ONE) Annually

Semi-annually (CREDIT CARD ONLY) - I agree that my final balance must be paid by 6/5/26.

PAYMENT: (CHECK ONE) 1. PAY BY CHECK: Check Enclosed for FULL PAYMENT (MADE PAYABLE TO CAI-NJ)

Mail completed form with check to: CAI-NJ, Attn: Partnership Program 500 Harding Road, Freehold, NJ 07728

2. PAY BY CREDIT CARD: View your invoice directly by logging in to your member portal and pay online by visiting www.cainj.org

Please note: Cardholder acknowledges receipt of goods and/or services in the amount of the total shown hereon and agrees to perform the obligations set forth in the cardholder’s agreement with issuer. All payments for the above selected are to be charged on or before deadline of Friday, December 5, 2025 and remaining balance to be charged on June 5, 2026. Cardholder further acknowledges that the Partnership Program is for a one-year term and the split payment installment is only an accommodation for participants in the program and that the program commitment is for an entire calendar year. If the final balance is not received by June 5, 2026, all benefits will be suspended until payment is made. TERMS & CONDITIONS: I affirm that I am authorized to make the above Partnership commitment on my company’s behalf. I have read and understand the Partnership Program is sold as a benefit package, not individually and agree to pay in accordance with my selected billing preference and payment option listed above. Partnership refunds or cancellations cannot be made after the contract is signed as potential partners may be turned away as a result of your acceptance. I understand that this form becomes a contract when signed. Please note that by signing up for the 2026 Partnership Program, CAI-NJ holds the right to make changes to benefits, events and programming throughout the course of this agreement. I understand and accept that changes to offerings during the contract period by CAI-NJ that are deemed necessary by the chapter to accommodate acts of god, pandemics, governmental orders, etc. may be made at any time, at the sole discretion of CAI-NJ, including but not limited to virtual substitutions in lieu of in-person events. I understand that if I or anyone from my company is no longer a member in good standing or violates either the suitcasing and or the code of conduct, at the discretion of the CAI-NJ Board of Directors, this contract may be rescinded without refund. Name: _________________________________________________________________ Date: _______________________ Signature (Authorizing Officer): ________________________________________________________________ ___________

REGISTER NOW! APPLICATIONS & PAYMENT DUE BY DECEMBER 5, 2025.

Questions? Contact Helen at (609)588-0030 or email: Helen@cainj.org

New Affordable Housing Restrictions and the Impact on Association Fees By Gregory Vinogradsky, Esq., Callahan & Fusco, LLC

“Prohibiting increases in association fees on affordable units will only cause market rate units to subsidize affordable units...”

sommart/iStock/Getty Images Plus

A s you are likely aware, there has been signifi cant controversy and legal challenges related to affordable housing in New Jersey. The New Jersey Supreme Court determined in Southern Burlington NAACP v. Mount Laurel Township that municipalities must provide their “fair share” of low and moderate-income housing. Flowing from that decision came numerous legal challenges and legislation. As New Jersey, like much of the country, continues to grapple with various housing issues, the New Jersey Housing and Mortgage Finance Agency (HMFA) recently promulgated a new rule that went into effect on December 20, 2024 that may only exacerbate the issue. The rule provides a litany of requirements on developers and municipalities with the mission of increasing affordable housing. However, N.J.A.C. 5:80-26.7(d) deals directly with community associations and their right to assess afford able units by providing the following: (d) The master deeds and Declarations of Covenants and Restrictions for affordable developments may not

distinguish between restricted units and market-rate units in the calculation of any condominium or homeowner association fees and special assessments to be paid by low- and moderate-income purchasers and those to be paid by market-rate purchasers. Condominium or homeowner association fees and special assessments charged to affordable units shall be based on the common interest percentage and the full build-out bud get. Affordable units in a condominium or homeowner association subject to a municipal ordinance adopted before December 20, 2004, which ordinance pro vides for condominium or homeowner association fees and/or assessments different from those provided for in this subsection are governed by the ordinance. If the affordability controls on such units are extended by the municipality or by agreement between the municipality and the affordable homeowner, the existing fee structure will be maintained. Any increase to the homeowner association fee, condominium association fee, or amenity fee that would cause an owner of an afford CONTINUES ON PAGE 24

22

SEPTEMBER 2025

Payment Methods: 1.) Check payable to CAI-NJ, mailed to: CAI-NJ Attn: Conference Kick-Off

Name/Designation 1:__________________________________ Company Name: ______________________________________ Phone: ________________________________________________ Email:_________________________________________________

500 Harding Road Freehold, NJ 07728

____ # Partner Tickets (see below) ____ # Booth Tickets (1 per booth) ____ # Regular Tickets (full price) Ultimate Partners receive 4 tickets Elite Partners receive 2 tickets Premier Partners receive 1 ticket • • •

TOTAL COST $________

2.) Pay by credit card. Email registration to events@cainj.org and you will be able to pay online in your CAI-NJ Member Portal.

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 October 13th, 2025 for a full refund to be provided, swaps can be made at any time.

• Each Conference Booth receives 1 discounted ticket for the reception and party ($75) Registration: By 10/1 10/2 - onsite CAI-NJ Members: $125 $150 Non-Members: $200 $225 ADDITIONAL ATTENDEE INFORMATION Name/Designations

Company (if different from above) Email (for confirmations) 2._______________________________________________________________________________________________________________ 3._______________________________________________________________________________________________________________ 4._______________________________________________________________________________________________________________ 5._______________________________________________________________________________________________________________ For more information or to register, contact events@cainj.org. Must be an exhibitor, manager or homeowner to attend. This event requires a cancellation notice of at least 72 hours in advance or a refund will not be provided.

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.

AFFORDABLE HOUSING... from page 22.

able unit to exceed the housing costs specified in these regula tions is prohibited. If renovations or charges related to a special assessment do not impact or ben efit affordable units, affordable unit owners may not be subject to the special assessment charge. (emphasis added) The rule on its face contradicts itself by first providing that all units must be assessed based on their common interest percentage but then prohibits assessment increases to affordable units if the increase exceeds the affordable owner’s “housing costs.” Putting that issue aside, the rule provides that affordable homes are not subject to increased maintenance assessments if increases exceed the “housing costs specified in these reg ulations” or if a special assessment does not “impact or benefit” the affordable unit. The term “impact or benefit” is undefined. This rule has the unintended conse quence of reducing the affordability of housing in New Jersey. Prohibiting increases in association fees on afford able units will only cause market-rate units to subsidize affordable units and bear higher increases, thus making those units more difficult to afford. Also, expecting community associa tions to calculate “housing costs” for affordable unit owners in order to understand how much they can assess that affordable unit is impractical and further increases the already challeng

of industry-defining community management

Accounting Accurate accrual-based financial reporting Management Time tested maintenance solutions Communication Keeping boards, owners and residents informed Technology Leading-edge software platforms and financial tools

To learn more, visit IntegraMgtCorp.com or call Edward San George, MPA, PCAM at ( 973) 770-1500 .

200 Valley Road, Suite 203 Mt. Arlington, NJ 07856

Write for Community Trends ®

CAI-NJ and the Editorial Committee are always looking for new articles to publish in Community Trends. ® Visit https://cainj.org/community-trends/ for author guidelines and upcoming themes. If you are interested in submitting an article for possible inclusion in Community Trends ® , please contact Brooke Stoppiello-Nevins at 609-588 0030 or brooke@cainj.org.

CONTINUES ON PAGE 26

24

SEPTEMBER 2025