THEKEY
A DIGITAL MAGAZINE
TABLEOFCONTENTS
OFFICERS
2025 LEADERSHIP
ASSOCIATIONSTAFF
DIRECTORS
2025 PREMIER PARTNERS
New Community & Developer Members
Prospect Real Estate and Development Group
1991 Industrial Dr Deland, FL 32724
Delamarre II
660 Dumont Street Celebration, FL 34747
7261 Crossroads Garden Drive Orlando, FL 32821
Tanglewood
2811 Ruleme Street Eustis, FL 32726
Avalon Grove Loop Winter Garden, FL 24787
Tullamore Lane Altamonte Springs, FL 32714
Palmetto
Collegiate Way Orlando, FL 32817
New Supplier Partner Members
Calix
New Supplier Partner Members
Internet Services & Design;Software Solutions
Command 7
Construction;HVAC Service Repairs;Plumbing Parts/Supplies/Services;Rem odeling;Landscaping/Lawn Maintenance/Consulting
GD Pro Services
Carpet Cleaning Services;Cleaning Services;Construction Cleaning;Pressure Washing/Ext Building Cleaning;Roof & Exterior Cleaning
Carpets & Blinds Beautiful, Inc
Blinds & Draperies Sales | Installation;Carpet Sales;Floor Covering
ElementZ Reconstruction Construction; Remodeling
Centex Construction
Asphalt Paving & Repair;Construction;Roofing Contractors/Consultants; Rehab;Painting
FP Property Restoration
Dryer Vent Cleaning;Fire Restoration;Mold/Asbestos Remediation/Restoration & Consulting;RestorationFire,Water & WindInsurance;Water Restoration
Churchills Pools
Pool and Patio Furniture;Spa & Pool Heaters;Swimming Pool Chemical/Supplies/Clea ning;Swimming Pool Repairs & Renovations
Blackstone Five Seasons Painting LLC
Painting;Painting (Applicators)
Gigapower
Construction;Internet Services & Design
Integrity Roofing & Gutters Inc.
Commercial Roofing & Repair;Gutter cleaning;Gutter Protection;New Construction/Remodel; Roofing Contractors
Load & Go Dumpsters Inc and Junk Removal
Bulk Waste Removal;Waste Removal
Iron Fish Construction, LLC
Construction;Electrical Supplies/Services;Internet Services & Design;Structural Engineering;Turn-Key
Green Monkey Service
Bulk Waste Removal;Waste Removal;Waste Removal/Consulting;Waste/R ecycling
Kastle
Access Control Systems;Residential Products/Services;Security Systems/Service, Installation & Monitoring
HQ Professional Painting Inc
Painting;Waterproofin g;Pressure Washing/Ext Building Cleaning;Concrete Coatings, Pool Decks & Entries;Painting (Applicators)
Landscapes USA
Irrigation Repairs/Parts;Landscaping/ Lawn Maintenance; Spraying;Sprinkler Systems (irrigation)
Mid-Florida Contracting Group
Commercial Roofing & Repair;Construction;Gener al Contractors;Roofing Contractors/Consultants;Re storation-Fire,Water & Wind-Insurance
Mohanna Landscape LLC
Landscaping/Lawn Maintenance/Consulting; Internet Services & Design;Tree Services;Mulch; Plants/Planting Supplies
MultiBilling
Electronic Payment Service;Leak Detection;Water/Sewer Sub-metering
New Supplier Partner Members Continued
Occupancy Heroes Incorporated
Personnel/Temporary Services
Pet Alliance of Greater Orlando
Pet Resource
OneApp Guarantee
Resident Screening
STAG Partners
Advertising/Marketing; Carpentry & Refurbishing; Construction;Fire Restoration; Maintenance Repairs
Paramount Consulting and Engineering
Structural Engineering;Waterproofing
Sanford Pavement LLC
Asphalt Paving & Repair;Concrete Grinding, Replacement, & Repair; Curb Repair/Painting;Parking Lot Maintenance; Power Washing
Paul Davis Restoration
Advertising/Marketing; Carpentry & Refurbishing;Carpet Cleaning Construction; Emergency Repairs
Service Master
Plumbing Servic
Plumbing
Parts/Supplies/Services
Speakman
Plumbing Parts/ Supplies/Services
Whitco Roofing Inc.
Commercial Roofing & Repair;Preventative Maintenance;Roof & Exterior Cleaning;Roofing Contractors/Consultants
Veterans Easy Trash Service
Bulk Waste Removal
Wash and Go Pressure and Soft Washing
Pressure Washing/Ext. Building Cleaning
Systems/Service, Installation & Monitoring
Q1 EDUCATION CALENDAR
Training & Certification Course
This Program Will Introduce:
Education and training on the safe handling and servicing of systems using low GWP refrigerants.
Certification preparation to ensure competency and safety.
Emphasis on meeting new industry standards and regulatory requirements. REGISTER TODAY!
Q1 EVENTS CALENDAR
4:00 PM - 8:00 PM
FEBRUARY 8:30 AM - 2:00 PM
aago.org/events/2025mfhs
2025 EVENTS CALENDAR
GoldenKeyAwards
2025 INSTALLATION& APPRECIATION DINNER
BLACK HISTORY MON
KIARA:
COVER THE STORIES OUR MEMBERS
KIARA DIXON ParkM N
Q: HOW DID YOU GET STARTED IN THE INDUSTRY?
Highmark Residential
AMARIS:
I began my journey in the industry while living in Charlotte, NC, persistently applying for leasing professional roles in the hopes of securing an opportunity My first break came when I landed an interview with American Landmark for a 459-unit community. While the property had its challenges, I quickly excelled, securing over 14 leases within my first month It was then that I realized property management was the right path for me Transitioning to the supplier side, my journey continued with Rent Ready, where I honed my skills through cold calling and building strong client relationships. Excelling in that role ultimately led me to my current position,one that I truly love,allowing me to be out in the field, engaging with communities firsthand
I found my way into the industry somewhat by chance After spending over six years in the wedding industry, I was searching for a more fulfilling career that would allow me to use my skills to benefit my community. I applied for a position with the local housing authority, which serves underserved families in the Winter Park area. This experience reignited my passion for helping others and created a hunger to advocate for my community
BARRICK:
JAMES:
I got started in the industry I think it was like 2007. Working with my mother, she always had rental properties in Tallahassee FL that always needed work done From there I went on to bigger and better things for myself and my family I was living in Jacksonville, FL Career Strategies 2014 was the company that gave me my big break. Jennifer gave me the first crazy experience of a lifetime. Working as a temporary employee I began to shine, in a short period of time Getting hired full-time with South Oxford Climbing up the ladder, I became the Assistant Supervisor of Maintenance
The office furniture business was slow, so I went online and applied for a job in the multifamily industry. I have been a maintenance technician for over a year now.
Q:
ARE THERE INDIVIDUALS WITHIN THE MULTIFAMILY INDUSTRY WHO HAVE INSPIRED OR MENTORED YOU?
KIARA: Amanda Graham, my former manager, played a pivotal role in shaping my career. Her guidance and mentorship not only introduced me to the intricacies of property management but also equipped me with the skills and knowledge to navigate daily challenges with confidence
AMARIS:
BARRICK:
Yes, I’ve been fortunate to have inspiring mentors within the Housing industry. Their guidance, expertise, and leadership have shaped my growth and perspective I truly appreciate the knowledge and support they’ve shared, and I strive to pay it forward in my own professional journey
The people who helped me out the most was Jennifer the manager for Career Strategies She was really right there in the mix of things encouraging me to stay focused Also, I can't say enough about this guy. But Mitchell Boyd, we worked together for a couple of years. He always pushed me to to do more, be more He believed in me at the hardest of times
JAMES: My boss Luis always help me and shows me a lot more of the work
Q:
WHAT BRINGS YOU JOY?
KIARA: I find great joy in visiting various communities and building connections with incredible people Providing valuable solutions and being of service to others is truly fulfilling, especially when I can offer a product or service that genuinely meets their needs
AMARIS: Joy for me comes in many forms. Spending time with my nieces and nephews fills my heart, as their laughter and energy are truly contagious I also find happiness in creative outlets, especially painting with my son it’s a special way for us to bond and express ourselves Adventures, like visiting theme parks, keep me feeling young and full of excitement, while time in nature helps me stay grounded and at peace These moments remind me to embrace both the fun and the serenity life has to offer
BARRICK:
Well, my joy and peace come from building furniture and really just building things or fixing things period The beauty of art is being able to use your hands Seeing the reaction you get from a complete stranger or someone you know is very pleasant Just knowing I made someone's day by being courteous and kind brings me joy.
JAMES: To see the smiles on the residents face when I do a good job.
Q:
KIARA:
AMARIS:
ONE THING YOU WOULD TELL YOUR 13-YEAR-OLD SELF, WHAT WOULD IT BE?
I would tell my 13-year-old self that no matter the obstacles you face, you will overcome them Stay true to your vibrant and authentic self, and never let anything diminish your confidence because you are capable, resilient, and amazing
BARRICK:
If I could give my 13-year-old self one piece of advice, it would be to be unapologetically you Embrace your uniqueness, because that’s what makes you special People are drawn to your genuine spirit, so never dim your light to fit in Confidence in who you are will open doors and create meaningful connections.
It's going to be okay. Life has its own way of showing up. As long you can produce a positive impact and let God shine upon you Your Imperfections will become your greatest perfection The world is one big portrait, filled with all different colors, shapes and sizes
JAMES: Keep working hard
Q:
WHAT IS YOUR DEFINITION OF SUCCESS?
KIARA: To me, success isn't just about achievement, it's about alignment. It’s when your actions, values, and aspirations come together in a way that brings fulfillment and growth It’s not a fixed destination but an evolving journey, shaped by both accomplishments and the lessons learned along the way.
AMARIS:
BARRICK:
To me, success is about making a lasting impact in the lives of others helping them grow, believe in themselves, and become the best version of who they are True success isn’t just about personal achievements; it’s about inspiring others to do the same and creating a ripple effect where they, in turn, pay it forward to those they encounter. When I can uplift and empower others in a way that continues beyond me, that’s when I know I’ve truly succeeded
My definition of success is the knowledge that I've received along the way in life. Defining how I make a great investment in myself Empowering others to challenge themselves to strive for excellence Always giving a helping hand Building better business by educating people in their craft, because when they are successful I am successful.
JAMES: Happiness.
EMPOWERING ADVOCACY FOR FLORIDA'S APARTMENT INDUSTRY
Support and help elect state and local candidates who champion the Florida apartment industry’s interests, issues, and initiatives
ADVOCACY SUCCESS
Empowers us to influence key policy decisions that impact the industry.
LOCAL IMPACT
Supports candidates in Orange, Osceola, Lake, Seminole, and Volusia counties.
CONNECTIONS ARE KEY
Fosters relationships to protect, promote, and defend our industry's interests.
HOW YOU CAN HELP
ContributetoAPACbyscanningthe QRcode.Yourinvestmentmakes adifferenceinbuildingcritical industryrelationships.
AAGO MAKING AN
By Johnmichael Fernandez, Director of Local Government Affairs
During the first week of February close to 35 AAGO members gathered in Florida’s capital to attend Impact, the Florida Apartment Association’s legislative conference. This gave members the unique opportunity to meet one-on-one with our region’s legislators and to advocate on behalf of the apartment industry. We appreciate everyone who traveled to Tallahassee for this important event, and their willingness to help make an impact.
This year’s legislative priorities focused on enhancing the Live Local Act by addressing the opt-out that local governments now have for the Missing Middle property tax discount and allowing adaptive reuse projects to access tools in the Live Local Act. Members also advocated to amend the Landlord Tenant Act to allow residents to opt-in to electronic notices, and to prevent local governments from mandating participation in voluntary federal housing programs such as the Section 8 Housing Choice Voucher program. To view FAA's legislative priority brochure, which goes more in depth into each priority issue, please visit faahq.org/priorities.
Thanks to the hard work of all FAA members that attended Impact, we look forward to seeing these legislative priorities move forward and be filed as bills in both the House and Senate. If you have any questions about FAA or AAGO’s government affairs efforts or would like to become more invovled, please contact Johnmichael Fernandez, director of local government affairs, at Johnmichael@faahq.org.
Managing tenant security deposits can often be a challenging aspect of property management Recent Florida case law provides essential insights and clarifies the responsibilities of landlords under Florida's Residential Landlord and Tenant Act Below we summarize the holdings of three significant cases and offer practical guidance to help you avoid pitfalls in handling security deposits
1. CHARLES BOND V. SOAR MERGING MARKETS, LLC AND JESSICA PAULO
(Duval County, December 29, 2022)
In this case, the court addressed critical violations of Florida Statutes §8349 regarding security deposits The landlord’s failure to follow statutory notice procedures resulted in severe financial penalties:
Key Holding: The landlords failure to notify the tenant within 30 days of their intent to impose a claim on the security deposit led to forfeiture of the right to retain any portion of it
Additional Findings: The landlord's use of the deposit to pay for unrelated debts (utilities) constituted conversion and civil theft
The court awarded the tenant treble damages
Practical Pointer: Strictly adhere to the notice requirements under Florida law If you intend to claim deductions send the tenant written notice by certified mail within the statutory time period, clearly detailing the claim Failure to comply can result in liability far exceeding the deposit amount
2. ORIT TAL V. GARY AND ANNA LEMAN
(Miami-Dade County, September 28, 2023)
This case highlights the importance of evidence and procedural compliance when retaining a deposit
Key Holding: The court found for the tenant when the landlords failed to substantiate their claim that the tenant caused damage. Admissions by the landlords that they lacked documentation to support their deductions further undermined their position
Procedural Issues: The landlords’ failure to timely respond to discovery requests and their subsequent attempts to amend or withdraw responses without leave of court were rejected
Practical Pointer: Document the property’s condition thoroughly before and after tenancy, including photographs and inspection reports Ensure all communications and claims regarding security deposits are supported by clear, timely evidence
Written by Kevin Knight
3. JULIETTE CAROLINE GACHASSIN-LAFITE V. MARISELA DELGADO
(Miami-Dade County, April 5, 2024)
The question of attorney’s fees frequently arises in security deposit disputes. In this case:
Key Holding: Tenants recovering even a partial amount of their deposit were deemed the prevailing party and entitled to attorneys fees under Fla Stat §8349
Implication: The landlord’s attempt to offset expenses without adequate justification led to an unfavorable outcome
Practical Pointer: Be prepared for the possibility of attorney’s fees if disputes escalate to court Carefully evaluate the merits of your claim before withholding any part of a tenant’s deposit, as even partial losses can have financial repercussions
GENERAL TIPS FOR HANDLING SECURITY DEPOSITS
Strict Compliance with Statutory Requirements: 1
Notify tenants in writing (via certified mail) of any claim within the statutory time period following lease termination
Return the deposit within 15 days if no claim is being made
Document Everything: 2
Conduct detailed move-in and move-out inspections
Take dated photographs and maintain thorough records of correspondence and payments
Transparency in Deductions: 3
Clearly outline deductions in your claim notice
Avoid arbitrary charges or fines not explicitly authorized by the lease agreement or law
Communication is Key: 4
Respond promptly to tenant inquiries regarding security deposits
Ensure tenants understand their rights and obligations under the lease
Seek Legal Guidance: 5
Consult with an attorney before withholding deposits, especially if the situation involves disputed damages or unique circumstances
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