SERVING ORANGE, SEMINOLE, OSCEOLA, VOLUSIA, AND LAKE COUNTIES
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APARTMENT ASSOCIATION OF GREATER ORLANDO
VOLUME 52, NO.3
THE KEY
2026 Q3 ISSUE
AA DIGITAL DIGITAL MAGAZINE MAGAZINE
TABLE OF CONTENTS AAGO'S 2026 2026 Leadership Leadership 04 AAGO'S 04
05 2026 05 2026 Premier Premier Partners Partners Welcome to to All All Our Our Q3 Q3 New New Members Members 07 Welcome 07 Check out Check out our our new new members! members! Upcoming Education Upcoming Education Sched Sched ule ule
10 Check 10 Check out out what what is is happening happening in in 2026 for 2026 for Education Education Upcoming Events Upcoming Events Sched Sched ule ule
14 Check 14 Check out out what what is is happening happening in in 2026 2026 for Events for Events 2026 Business 2026 Business Exchange Exchange Photos Photos
16 View 16 View photos photos of of this this year’s year’s Business Business Exchange Exchange 2026 Golden 2026 Golden Key Key Award Award Nominees Nominees
Meet the Meet the outstanding outstanding individuals individuals and and 24 organizations 24 organizations nominated nominated for for this this year’s year’s Golden Key Golden Key Awards, Awards, recognized recognized for for their their dedication, achievements, dedication, achievements, and and commitment to commitment to excellence excellence in in the the multifamily industry. multifamily industry.
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2026 Boots, 2026 Boots, Bling, Bling, BBQ BBQ Photos Photos
Check out Check out photos photos from from our our annual awards annual awards show show
Florida Appellate Florida Appellate Court Court Clarifies Clarifies When When Landlord May Landlord May Be Be Liable Liable 54 aafor 54 for aa Tenant’s Tenant’s Property Property After After aa Lease Lease Dispute Dispute The Florida The Florida appellate appellate case case Beachway Beachway Restaurants, LLC Restaurants, LLC v. v. Coquina Coquina Beach Beach Holdings, Inc. Holdings, Inc. discusses discusses when when aa landlord landlord can consider can consider tenant tenant property property as as “abandoned” following “abandoned” following aa lease lease dispute. dispute. AAGO| 03 AAGO| 03
2026 LEADERSHIP ASSOCIATION STAFF
OFFICERS
MONICA RAMSEY Executive Vice President
PRESIDENT Melissa Dugas Melissa Dugas
VICE PRESIDENT Eddy Perez Eddy Perez
TREASURER Meredith Torres Meredith Torres
Royal American Management
Atrium Management
Greystar
CAPS, ARM, CAM
CAM, CAPS
CAPS
HEATHER ALZATE Vice President
SECRETARY
Domonique Messeroff Domonique Messeroff CAPS
ConAm Management
ASSOCIATE VICE PRESIDENT
Brent Dickson Brent Dickson
IMMEDIATE PAST PRESIDENT
Kathy Hensley Kathy Hensley
BELFOR Restoration
CPM
LINSAY MEANEY Director of Meetings and Events
Greystar
DIRECTORS
LATRENDA FRYE Membership Manager
Nicole Johns Nicole Johns Lessen
Ana Lugo Ana Lugo Artium Management
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Jon Champan Jon Champan Bainbridge Companies
Michelle Montoya Michelle Montoya ConAm Management
Erika Johnson Erika Johnson PRG Real Estate
Tracy Lesse Tracy Lesse RangeWater Real Estate
Laura VargasLaura Vargas- Jolie Jolie Whitmore Whitmore Mazzarino Mazzarino Highmark Bell Partners Inc. Residential
TORQUIOSE WARE Creative Director
KEELEY MANGANARO Education Coordinator
MEET OUR 2027 INCOMING LEADERSHIP
AAGO Officers AAGO Officers President: Eddy Perez, Atrium Management President: Vice President: Vice President: Meredith Torres, Greystar Treasurer: Domonique Messeroff, ConAm Treasurer: Secretary: Jon Chapman, Bainbridge Companies Secretary:
Associates’ VP: Associates’ VP: Brent Dickson, BELFOR Restoration Eddy Perez Eddy Perez
Immediate Immediate Past President: Past President: Melissa Dugas, Royal American
2027 AAGO President
AAGO Directors AAGO Directors Johnnie Delgado Johnnie Delgado Jr., Jr., Chadwell Supply
Sheena Griffin, Sheena Griffin, Asset Living
Nicole Johns, Nicole Johns, Lessen
Erika Johnson, Erika Johnson, PRG Real Estate
Tracey Lesse, Tracey Lesse, RangeWater
Ana Lugo, Ana Lugo, Atrium Management
Michelle Montoya, Michelle Montoya, ConAm
Brittany Smith, Brittany Smith, Greystar
Laura Vargas-Mazzarino, Laura Vargas-Mazzarino, Bell Partners
Jolie Whitmore, Jolie Whitmore, Highmark Residential
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2026 PREMIER PARTNERS
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Welcome to All Our Q3 New Members New Community New Community Members Members 400 Beach 400 Beach
Lake Point Lake Point Senior Senior Apartment Apartment
Locale at Locale at Boggy Boggy Creek Creek
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Plymouth Apartments Plymouth Apartments
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82 Units 82 Units
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Pointe Grand Pointe Grand Crossing Crossing at Four at Four Corners Corners
Pointe Grand Pointe Grand Hills Hills at Minneola at Minneola
Railroad Avenue Railroad Avenue Apartments Apartments
185 Town Center Boulevard Clermont, FL 34714
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288 Units 288 Units
300 Units 300 Units
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Southhaven Southhaven
Southwick Southwick Commons Commons
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The Edgewater The Edgewater in in Lake Fairview Lake Fairview
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300 Units 300 Units
196 Units 196 Units
328 Units 328 Units
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New Supplier New Supplier Partner Partner Members Members 1st Impressions 1st Impressions Contractors Contractors
Absolute Best Absolute Best Plumbing Plumbing
ACS Professional ACS Professional Service Service
Aigentless Aigentless
Air Conditioning;Plumbing Parts/Supplies/Services;Roofing Contractors/Consultants;Gener al Contractors
Plumbing Parts/Supplies/Services
Cleaning Services;TurnKey;Painting;Pressure Washing/Ext. Building Cleaning
Automated Leasing
ANCHRiT ANCHRiT
APC Roofing APC Roofing LLC LLC
Appwork Appwork
BMS CAT BMS CAT of of Florida Florida
Security Systems/Service, Installation & Monitoring;Resident Retention;Parking Lot Maintenance
Roofing Contractors/Consultants
Preventative Maintenance;Maintenanc e Repairs;Software Development
Bulk Waste Removal;Carpet Cleaning Services;Construction;E mergency Repairs;General Contractors
BulkMan Inc BulkMan Inc
Clements Pest Clements Pest Control Control
Criterion.b/Swifty Criterion.b/Swifty
DOGIPOT DOGIPOT
Bulk Waste Removal;Evictions;Waste Removal;Waste Removal/Consulting;Waste/Re cycling
Animal & Wildlife Removal;Exterminators;Law n/Shrub Spraying;Lawn Pest Control
DRONE SHINE DRONE SHINE LLC LLC
Dueall Construction Dueall Construction
DOODYCALLS OF DOODYCALLS OF CENTRAL FLORIDA CENTRAL FLORIDA
Frontier Acquisition Frontier Acquisition & & Management, LLC Management, LLC
Construction Cleaning;Gutter cleaning;Power Washing;Roof & Exterior Cleaning;Window cleaning
Waterproofing;Siding/Install ation;Roof & Exterior Cleaning;Preventative Maintenance;General Contractors
Bulk Waste Removal;Waste Removal;Waste Removal/Consulting;Waste/R ecycling;Waste/Recycling/Sp ecialty/Consulting
Real Estate Brokerage/MultiFamily/Appraisal/Devel oper;Preventative Maintenance;New Construction/Remodel/ Interior Design;Management Consultant
Frontier Acquisition Frontier Acquisition & & Management, LLC Management, LLC
Green Door Green Door
H.ello Consulting H.ello Consulting LLC LLC
Handy Trac Handy Trac Systems Systems
Real Estate Brokerage/MultiFamily/Appraisal/Developer;P reventative Maintenance;New Construction/Remodel/Interio r Design;Management Consultant
Power Washing;Pressure Washing/Ext. Building Cleaning;Waste/Recycling/ Specialty/Consulting;Waste /Recycling;Waste Removal
Cabinets | Kitchens | Baths;Counter Repairs & Refinishing;New Construction/Remodel/Interio r Design;Remodeling
Key Control Systems
Loebsack & Loebsack & Brownlee Brownlee
Rolling Suds Rolling Suds Orlando Orlando
Premier Trash Premier Trash Pros Pros LLC LLC
Evictions;Legal
Pressure Washing/Ext. Building Cleaning;Power Washing;Window cleaning;Gutter cleaning;Drone Pressure Washing
Waste Removal;Waste Removal/Consulting
Inside & Inside & Out Out Maintenance LLC Maintenance LLC Carpet Cleaning Services;Cleaning Services;Construction Cleaning;Janitorial Supplies;Painting AAGO| 08 AAGO| 08
Advertising/Marketing;Website Janitorial Supplies;Dog Development;Promotional Park;Playground & Park Products/Events;Internet Equipment;Waste/Recy Services & Design;Software cling/Specialty/Consulti Solutions ng;Landscaping Supplies
New Supplier New Supplier Partner Partner Members Members Continued Continued Qroperty Qroperty
rentana rentana
Software Solutions
AI-powered revenue intelligence
Union Union
Velez Legal Velez Legal Practice, PLLC Practice, PLLC
ViaCleaning LLC ViaCleaning LLC
Software Solutions
Legal
Cleaning Services
Sutter Roofing Sutter Roofing
Top Tier Top Tier Cooling Cooling Services LLC Services LLC
Commercial Roofing & Air Conditioning;Air Repair;Roofing Conditioning Filters & Contractors/Consultants;Wat Materials;HVAC Service Repairs;HVAC erproofing Maintenance;HVAC Installation
Up to $5,000 in monthly prizes Offered by our sponsors.
Paid trip to NAA Apartmentalize 2027 Monthly winners will get to join us in New Orleans.
Are you, or do you know, a maintenance tech that goes above and beyond for their residents? Time to turn those people into Legends.
Educational Grants Access to trainings including CAMT, CPO, EPA and more.
To learn more and submit your legend, visit maintenancelegends.com
A shot at our grand prize Monthly winners will have a chance to win big.
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UPCOMING EDUCATION CALENDAR OCTOBER OCTOBER
12 LEADING WITH CONFIDENCE:
101: FROM EQUIPMENT 20 ELEVATOR TO REPAIRS
17 GET YOUR TEAM TO THE
TOO MUCH ON YOUR MIND: WHAT 22 TO DO ABOUT IT
SUPERVISORY & LEADERSHIP SKILLS NEXT LEVEL FOR 2027
18 COMMUNICATING WITH
DIFFERENT GENERATIONS
DECEMBER DECEMBER
DOMESTIC VIOLENCE IN RENTAL 22 HOUSING: LEGAL RESPONSIBILITIES AND BEST PRACTICES
2
CERTIFIED POOL OPERATOR (CPO)-BILINGUAL COURSE
CERTIFICATE FOR 27 CAMTAPARTMENT MAINTENANCE
4
HOW TO GIVE FEEDBACK WITHOUT MAKING IT AWKWARD
TECHNICIAN
NOVEMBER NOVEMBER 4 EPA UNIVERSAL CERTIFICATION 4 MULTIFAMILY STATE OF THE
MARKET: TAMPA & ORLANDO
6 INTERMEDIATE PLUMBING
9 FIRE WATCH CERTIFICATION 10 WORKPLACE CULTURE AND EQ...DO YOU MEASURE UP? REPUTATION MATTERS:
11 BUILDING YOUR PROFESSIONAL BRAND
FUNDAMENTALS FOR MAINTENANCE TECHS
ELECTRICAL 11 HANDS-ON SKILLS & TROUBLESHOOTING
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Date, times, and instructors are subject to change for the full and most up-to-date education calendar, please visit: aago.org/events/education Webinar
FIND YOUR LEARNING PATH Not sure which courses are right for you? AAGO Education Badges make it easy to identify training opportunities tailored to your role in the multifamily industry. Simply look for the badge that matches your profession and discover courses designed to help you grow your skills, increase your confidence, and advance your career.
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UPCOMING EVENTS CALENDAR MARK YOUR CALENDARS, SO YOU DON'T MISS A THING OCTOBER
JANUARY
21 MAINTENANCE APPRECIATION
16 18TH ANNUAL
GOLDEN KEY AWARDS
NOVEMBER
10 MEMBER ORIENTATION 17 2026 SUPPLIER BREAKFAST Q4 AAGO FOUNDATION
18 2026 THANKS FOR GIVING Dates are subject to change. For more event details, please visit aago.org/events
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MAINTENANCE APPRECIATION OCTOBER 21 OCTOBER 21 || KEG KEG SOCIAL SOCIAL || 66 P.M. P.M. -- 99 P.M. P.M.
EAT. DRINK . APPRECIATE . PLAY .
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BUSINESS
EXCHANGE
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Photos provided by:
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Photos provided by:
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EIGHTEENTH ANNUAL
Golden Key Awards
SATURDAY
JANUARY 16
5:30PM - 10:00PM
ORLANDO WORLD CENTER MARRIOTT 8701 WORLD CENTER DRIVE ORLANDO, FL 32821
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2026 EVENTS CALENDAR
January 17
February 12
February 17
March 13
2025 Golden Key Awards
Good Pour Event (AAGO Foundation)
Q1 Supplier Partner Breakfast
Women's Leadership Summit
April 28
May 8
May 19
July 14
2026 Around the World Trade Show
Kendra Scott Give Back Event
Supplier Summit
Business Exchange
(AAGO Foundation)
August 4
August 18
September 15
September
Rock N Bowl (AAGO Foundation)
Q3 Supplier Partner Breakfast
Supplier Roundtable
Boots, Bling & BBQ
October 21
November
November
17
18
Maintenance Appreciation
Q4 Supplier Partner Breakfast
Thanks For Giving Luncheon
17 (APAC Fundraiser)
(AAGO Foundation)
January January 16, 2027 16, 2027 *subject to change
Golden Key Awards
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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 Contribute to APAC by scanning the QR code. Your investment makes a difference in building critical industry relationships. AAGO| 53 AAGO| 53
FLORIDA APPELLATE COURT CLARIFIES WHEN A LANDLORD MAY BE LIABLE FOR A TENANT’S PROPERTY AFTER A LEASE DISPUTE Written by Written by Kevin Kevin Knight Knight In a recent Florida appellate decision, Beachway Restaurants, LLC v. Coquina Beach Holdings, Inc., the Fifth District Court of Appeal addressed an issue that frequently arises after a lease dispute: when can a landlord treat property left behind by a tenant as “abandoned”? The ruling is important for both residential and commercial landlords because it reinforces a basic but often misunderstood principle: a tenant’s departure from the premises does not automatically mean the tenant has abandoned personal property left inside.
WHAT HAPPENED IN THE CASE? The dispute involved a commercial lease between Beachway Restaurants, LLC, and Coquina Beach Holdings. After a disagreement between the parties, Beachway brought claims against the landlord for unlawful eviction, tortious interference, and conversion. The appellate court affirmed the trial court’s ruling on most of the claims but reversed the decision on the conversion claim. A “conversion” claim essentially means that someone wrongfully exercised control over another person’s property. In landlord-tenant disputes, conversion claims often arise when landlords remove, dispose of, lock away, or use property that belonged to the tenant. The appellate court explained that abandonment can defeat a conversion claim, but only if there is evidence showing that the tenant intended to abandon the property and acted in a way that carried out that intent. The court found that while there was evidence the business itself had been abandoned, there was no competent evidence showing that the tenant intended to abandon the inventory and personal property left inside the premises. Because of that, the conversion claim had to be reinstated and sent back to the trial court for further proceedings.
WHAT HAPPENED IN THE CASE? The dispute involved a commercial lease between Beachway Restaurants, LLC, and Coquina Beach Holdings. After a disagreement between the parties, Beachway brought claims against the landlord for unlawful eviction, tortious interference, and conversion. The appellate court affirmed the trial court’s ruling on most of the claims but reversed the decision on the conversion claim. A “conversion” claim essentially means that someone wrongfully exercised control over another person’s property. In landlord-tenant disputes, conversion claims often arise when landlords remove, dispose of, lock away, or use property that belonged to the tenant. The appellate court explained that abandonment can defeat a conversion claim, but only if there is evidence showing that the tenant intended to abandon the property and acted in a way that carried out that intent.
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The appellate court explained that abandonment can defeat a conversion claim, but only if there is evidence showing that the tenant intended to abandon the property and acted in a way that carried out that intent. The court found that while there was evidence the business itself had been abandoned, there was no competent evidence showing that the tenant intended to abandon the inventory and personal property left inside the premises. Because of that, the conversion claim had to be reinstated and sent back to the trial court for further proceedings.
WHY THIS DECISION MATTERS TO RESIDENTIAL LANDLORDS Although this case involved a commercial lease, the reasoning is highly relevant to residential landlords and property managers. Many landlords assume that if a tenant vacates the unit, stops paying rent, disappears, or leaves furniture and belongings behind, the landlord is free to dispose of everything immediately. This case serves as a warning that doing so too quickly can create significant legal exposure. Florida law generally requires caution before treating tenant property as abandoned. Courts will look at whether the tenant truly intended to give up ownership of the property. Simply moving out is not always enough. For example, suppose a tenant is evicted and leaves behind: Furniture Clothing Electronics Personal documents Appliances Valuable collectibles If the landlord immediately throws away or sells those items without following proper procedures, the tenant may later claim conversion or wrongful disposal of property. Under the reasoning in Beachway, a court may distinguish between: 1.Abandonment of the rental unit itself, and 2.Abandonment of the tenant’s personal property. Those are not necessarily the same thing.
PRACTICAL LESSONS FOR LANDLORDS AND MANAGEMENT STAFF 1. Do Not Assume Property Is Abandoned
For example: Broken food containers may be trash. Family photographs, jewelry, electronics, or furniture usually are not.
A vacant apartment does not automatically mean all property inside has been abandoned.
When in doubt, landlords should proceed conservatively.
Management staff should avoid making snap judgments based solely on: Nonpayment of rent Utilities being disconnected The tenant not answering calls A partially empty unit A move-out rumor from neighbors Courts often require evidence showing the tenant intended to permanently give up the property.
Impact on Tenants The ruling also provides important protections for tenants. Tenants sometimes leave property behind because: They are moving quickly They lack transportation They are hospitalized They are financially distressed An eviction occurred unexpectedly They intend to return later for belongings
2. Follow Florida Statutory Procedures Carefully This decision reinforces that tenants do not automatically lose Residential landlords should carefully follow Florida statutes
ownership rights simply because they vacate the premises.
governing abandoned property and post-eviction handling of belongings.
However, tenants should also understand that leaving property behind creates risk and confusion. Tenants are always best protected
Even when management strongly believes the tenant has left
when they:
permanently, documentation and proper notice procedures remain
Remove all belongings promptly
extremely important.
Communicate clearly with management Request access in writing
Best practices include:
Document remaining property
Photographing the condition of the unit Creating detailed inventories Sending written notices
The Bigger Legal Message
Preserving valuable property for an appropriate period
The broader lesson from Beachway Restaurants is that courts require
Consulting legal counsel before disposing of high-value items
actual evidence of intent before finding abandonment of personal property.
3. Train Staff Not to Remove Property Prematurely One of the biggest risks comes from maintenance personnel or onsite managers acting too quickly. Common mistakes include: Throwing belongings into dumpsters Allowing others to take property Moving items offsite without documentation Changing locks while property remains inside Using or distributing tenant property
For landlords, this means caution, documentation, and compliance with statutory procedures are essential. For tenants, it confirms that ownership rights in personal property do not disappear automatically when a lease dispute arises. In today’s environment of increased litigation and heightened scrutiny of landlord practices, property managers who follow careful procedures and avoid self-help measures will place themselves in a far stronger legal position if disputes later arise.
These actions can later become evidence supporting a conversion claim.
4. Distinguish Trash From Valuable Property Courts are more likely to view obvious garbage as abandoned. However, items that appear organized, valuable, or intentionally stored may indicate continuing ownership.
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